Compass Landing

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.

Compass Landing is Mattamy Homes' gated community of 273 single-family homes on about 114 acres east of Collier Boulevard, between Immokalee Road and Vanderbilt Beach Road in Naples, Florida 34120, built from 2016 to 2025 and recorded with Collier County as Warm Springs. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County recorded 13 Compass Landing sales in the 12 months since November 2025.

McGreevy and Comisar are the team Compass Landing sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page covers what Compass Landing is, how it began, who runs it, what the public record says about its rules, and what the county record shows about prices, taxes, flood zones, schools and drive times.

This page is about Compass Landing (recorded with Collier County as Warm Springs) in ZIP 34120. It is not Compass Point South at Windstar, a condominium on Haldeman Creek Drive in East Naples. It is not either of the two other Florida corporations named "Compass Landing Homeowners Association, Inc." (one in Altamonte Springs, one in Panama City Beach). And it is not a hot spring: "Warm Springs" is the name on the recorded plats, and searches for it surface springs in other parts of Florida. The sections below show how to tell these places apart.

Why McGreevy and Comisar Are the Best Realtor for Compass Landing

Compass Landing sellers and buyers choose McGreevy and Comisar as their best realtor because the community is two recorded plats, one association and 273 homes whose size and price differ by street. The median Helmsman Drive home in the first plat has 3,127 heated square feet, and the median Barque Court home has 1,998.

Data updated: November 2026 (Collier County recorded sales, 12 months since November 2025, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Compass Landing in Naples, whether you're ready to sell your Compass Landing 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, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Compass Landing market (Collier County recorded sales, 12 months since November 2025): 13 recorded sales across all brokerages · median $830,000 · $630,000 to $1,025,000

These are county recorded sales, which include sales the MLS never sees, and every figure is a market total across all brokerages. We tracked every recorded sale in both Warm Springs plats since the first closings in 2017, and the market section lists how the sales break down by year, size band and quarter.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Compass Landing home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a home in Compass Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples covers offers, inspections, insurance and closing costs.

Key Takeaways

Compass Landing is a built-out, gated community of 273 single-family homes where the street, the home size and the flood zone matter more than the community name. These ten facts are the spine of the page, and each is expanded, dated and sourced in the sections below and in the rest of this page.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Mattamy Homes release of June 27, 2016; sources named in each bullet and in the sections below).

• 273 homes on 290 parcels. The county roll carries 273 single-family homes and 17 common tracts (lakes, preserves, roads and the amenity parcel) in two recorded plats, Warm Springs with 147 homes and Warm Springs Phase 2 with 126 (Collier County roll, October 27, 2026).
• About 114 acres, zoned for up to 400 homes, built out at 273. Warm Springs RPUD, Ordinance 2015-05, adopted January 27, 2015, allows up to 400 homes. The 273 built are about 68 percent of that cap, or 2.40 homes per acre against 3.52 allowed.
• Built 2016 to 2025. Mattamy announced its Naples entry with Compass Landing on June 27, 2016, and the county roll shows 59 homes completed in 2021, the busiest year, and 3 in 2025, the last.
• One association, no Community Development District. Warm Springs Community Association, Inc. is the only governing body in the state record, and no home on the 2026 certified roll carries a non-ad valorem charge above $270.
• Gated. A July 2016 builders association item called Compass Landing "a gated community"; whether the gate is staffed is not published.
• A recorded 31.21-acre conservation easement. It was recorded November 5, 2015 in Official Records Book 5211, Page 2614, tied to the stormwater permit for the 113.67-acre site.
• Dues and rules are not published. We did not find the association's dues, leasing, pet or vehicle rules online, so the page lists exactly what to request before you write an offer.
• 12-month median of $830,000. Collier County recorded 13 qualified sales from $630,000 to $1,025,000 in the 12 months since November 2025, at a median of $292 per heated square foot. The yearly median peaked at $895,000 in 2023.
• Taxes: millage area 103, 10.3696 mills. The median 2026 just value is $668,107 and the median total 2026 tax bill is $6,124, and 209 of 273 homes (77 percent) carry a homestead exemption.
• 265 of 273 homes are in FEMA Zone AH. Base flood elevation is 14.5 feet, 8 homes are in Zone X, and the community is in Hurricane Evacuation Zone E and outside the Coastal High Hazard Area.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Compass Landing
• Key Takeaways
• What Is Compass Landing, and Where Is It in Naples?
• How Did Compass Landing Begin, and What Is Its History?
• Who Runs Compass Landing, and How Is It Governed?
• What Are the Compass Landing Rules?
• What Are the Homes in Compass Landing Like?
• What Is the Compass Landing Real Estate Market Doing?
• What Are Compass Landing HOA Fees?
• What Are Property Taxes in Compass Landing?
• What Amenities Does Compass Landing Have?
• How Do Water, Irrigation and Services Work at Compass Landing?
• Is Compass Landing in a Flood Zone?
• How Did Hurricanes Irma, Ian and Milton Affect the Area Around Compass Landing?
• How Does Insurance Work for a Compass Landing Home?
• Which Schools Are Near Compass Landing?
• How Long Are the Drives From Compass Landing?
• What Is Planned Around Compass Landing?
• Compass Landing vs Vanderbilt Country Club: Which Fits You?
• How Does Compass Landing Compare With Valencia Golf and Country Club?
• Why Buy in Compass Landing: Honest Pros and Cons
• Thinking of Selling Your Compass Landing Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is Compass Landing, and Where Is It in Naples?

Compass Landing is a gated community of 273 single-family homes in Naples, Florida 34120, in unincorporated Collier County, east of Collier Boulevard (County Road 951) and south of Immokalee Road (County Road 846). Mattamy Homes built it from 2016 to 2025, and the county records it as the Warm Springs and Warm Springs Phase 2 plats.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Mattamy Homes release of June 27, 2016; Collier County zoning records; South Florida Water Management District permit records).

Where exactly is Compass Landing?

Compass Landing sits east of Collier Boulevard (County Road 951) in North Naples, between Immokalee Road and Vanderbilt Beach Road. Mattamy's own 2016 release places it "east of I-75 off Collier Boulevard, between Immokalee Road and Vanderbilt Beach Road" (Mattamy Homes release, June 27, 2016).

The county's zoning record describes the land as about one mile south of Immokalee Road, in Section 26, Township 48 South, Range 26 East. A July 2016 Florida Home Builders Association item puts the 3725 Helmsman Drive sales center 1.5 miles south of the intersection of Immokalee Road and Collier Boulevard (Florida Home Builders Association). The two distances use different reference points, and neither is a driving route.

How do you get in? The Tree Farm Road connection

The community reaches the road network through Tree Farm Road, which meets Collier Boulevard. Our routing estimates for every trip from the amenity center at 3690 Pilot Circle leave by Pilot Circle and Tree Farm Road to Collier Boulevard, and the drive-time section in Part 3 of this page uses that same path.

Tree Farm Road runs east to a roundabout where Massey Street, Woodcrest Drive and Calusa Pines Drive meet. Massey Street connects Vanderbilt Beach Road to that roundabout, and its improvements are covered in the section on what is planned around the community.

What is the ZIP code?

The Collier County roll lists every Compass Landing address in ZIP 34120, the Naples ZIP code for the area east of Collier Boulevard around Immokalee Road. Pilot Circle, Helmsman Drive and Barque Court carry that ZIP on all 273 homes, and the three streets are the only streets with homes in the community.

ZIP code does not decide which public school a home is assigned to, and it does not decide which taxing authorities apply. The schools section in Part 3 explains how to confirm the assigned school for a specific address.

Is Compass Landing inside the City of Naples?

No. Compass Landing is in unincorporated Collier County. The mailing city on every address is Naples, but the 2026 tax roll shows a municipal millage of 0.0000 for all 273 homes, and the fire district on the millage table is Greater Naples Fire Rescue District. All 273 homes sit in one millage area, 103.

The practical meaning is that county government, not a city, handles zoning, permits and code questions. For the wider market, our Naples hub ties the neighborhoods together.

How big is Compass Landing?

Compass Landing covers about 114 acres. We measured it two ways: the 290 county parcels in the two plats sum to 113.75 acres, and the South Florida Water Management District stormwater permit for the community covers 113.67 acres. The county's zoning item for the planned unit development also describes "114+/- acres".

The 17 common tracts hold the lakes, the preserve and open-space tracts, rights-of-way, utility tracts and the amenity center parcel. The county's parcel layer shows 12 of the 17 tracts titled to the association, and who holds the other five: Information not available at time of publishing (checked 2026-11-01).

Which streets belong to each plat?

Three streets carry all 273 homes, and Pilot Circle runs through both plats. Helmsman Drive is the large-home street: its median home has 3,127 heated square feet in the first plat and 2,884 in the second, against 2,382 and 2,406 on Pilot Circle and 1,998 on Barque Court.

By street, that is 208 homes on Pilot Circle, 52 on Helmsman Drive and 13 on Barque Court, which adds to 273. We mapped all 273 homes by plat, street, size and flood zone, and the house numbers show where the plats meet:

• Pilot Circle: first-plat numbers run 3239 to 3684 and second-plat numbers run 3359 to 3548, so the plat cannot be read from a Pilot Circle house number alone.
• Helmsman Drive: the first plat runs 3721 to 3813 and the second plat 3817 to 3882.
• Barque Court: all 13 homes are in the second plat, numbered 3828 to 3876.

Because Pilot Circle crosses both plats, confirm the recorded plat of any specific home on the county record before you rely on it.

Is Compass Landing gated?

Yes. A July 2016 Florida Home Builders Association item called Compass Landing "a gated community at 3725 Helmsman Drive in North Naples" (Florida Home Builders Association). That is the one gate statement we found from a builder-side source.

Whether the gate is staffed or remote, how guests and deliveries are admitted, and the gate hours: Information not available at time of publishing (checked 2026-11-01). We describe Compass Landing as gated and do not call it guard-gated or manned-gate. Ask the association how the gate works before you rely on it.

Is Compass Landing the same as Warm Springs?

Yes, it is the same place under two names. "Compass Landing" is the builder's marketing name, and "Warm Springs" is the recorded plat name and the association name. Collier County records the homes as Warm Springs and Warm Springs Phase 2, and the association is Warm Springs Community Association, Inc.

That is why a county search for Compass Landing finds nothing, and a county search for Warm Springs finds 273 homes. On this page we write Compass Landing (recorded with Collier County as Warm Springs) once and then use Compass Landing for the community.

How do you find a Compass Landing home on the county record?

Search the county record by the two plat names, not by the words Compass Landing. We read every parcel in both plats, and all of them resolve to Naples 34120.

A home reads as a lot in one of those two records, on Pilot Circle, Helmsman Drive or Barque Court. If a search returns a Warm Springs in another county or city, it is a different place.

Is Compass Landing the same as Compass Point South at Windstar?

No. Compass Point South at Windstar is a condominium on Haldeman Creek Drive in East Naples. Compass Landing is a single-family community off Tree Farm Road in North Naples, with its own association and its own plats. Nothing about one place, whether a price, a fee, an amenity or a flood zone, applies to the other.

Is Compass Landing the same as the other Compass Landing homeowners associations in Florida?

No. Two other Florida corporations carry the name "Compass Landing Homeowners Association, Inc.", one in Altamonte Springs and one in Panama City Beach. Neither is in Collier County, and neither governs this community. The legal entity here is Warm Springs Community Association, Inc., so we never write "Compass Landing HOA" as if it were a legal name.

When you pull an estoppel certificate, a budget or a set of rules, check that the name on the first page reads Warm Springs Community Association, Inc. A document from any other association does not apply to a Compass Landing home.

Is Compass Landing connected to the Compass real estate brokerage?

No connection appears in the county record or in the state corporation record. The name Compass Landing came from the builder, Mattamy Homes, which announced its Naples entry with a community called Compass Landing on June 27, 2016. Mattamy is a homebuilder, and we found nothing that ties the community name to any brokerage.

Is Compass Landing the same as another Mattamy community in Naples?

No. Mattamy Homes has built other Naples communities, including Arboretum, which Mattamy announced with new models in October 2019. Compass Landing was Mattamy's first Naples community, and its streets, plats and association are separate. The June 2016 release also mentions a separate East Naples site, which is not Compass Landing.

Why do "Warm Springs" searches show hot springs?

"Warm Springs" is a common place name, and search suggestions for "warm springs naples" are dominated by hot springs, Warm Mineral Springs in North Port and Venice, and Warm Springs addresses in Sarasota and Venice, plus a Warm Springs Circle in Parrish, Manatee County. None of those is Compass Landing.

The Warm Springs in this community is a recorded plat name. What the name refers to, and why the developer chose it: Information not available at time of publishing (checked 2026-11-01). If a result describes a spring, a spa or a Warm Springs outside Collier County, it is a different place. Look for Pilot Circle, Helmsman Drive, Barque Court and ZIP 34120.

How Did Compass Landing Begin, and What Is Its History?

Compass Landing began as a county-approved planned unit development in 2000, was rezoned to its current Warm Springs RPUD on January 27, 2015, opened to buyers under Mattamy Homes on June 27, 2016, and finished building out in 2025. The dates below come from county zoning records, district permits and Mattamy's own release.

Data updated: November 2026 (Collier County zoning records; South Florida Water Management District permit records; Mattamy Homes release of June 27, 2016; Collier County Property Appraiser public data files, download dated October 27, 2026).

What was the land before Mattamy, and what is the ordinance history?

The land carried a planned unit development long before the first Compass Landing home. Collier County's zoning record for the parcel lists four ordinances in sequence: 2000-52 (petition PUD-00-03, August 1, 2000), 2003-64 (petition PUDZ-03-AR-3607), 2005-21 (petition PUDZ-04-AR-6142, April 26, 2005) and 2015-05 (petition PUDZ-PL20140000156, January 27, 2015). We read the ordinance history for the land, and it shows the site was entitled for residential use for about 16 years before the builder's launch.

The county's note for Ordinance 2003-64 carries a November 18, 2004 date, which does not line up cleanly with a 2003 number. We print both and do not guess which is the typo. Ordinance 2005-21 was the original Warm Springs RPUD, and the 2015 ordinance replaced it.

What did the water management district permit record show before 2015?

The district's permit database also shows the land's earlier attempts. A 2009 residential permit application for 114.6 acres under the Warm Springs name ended in the record as resolved-denied, with final action on March 14, 2013 (South Florida Water Management District permitting). The permit that governs today's community, 11-03661-P for 113.67 acres, began with an application received March 27, 2014.

We read the district permits for the site, and they tell the same story as the zoning record: a long entitlement path, a reset in 2014 and 2015, and construction beginning after the 2015 approvals. Who applied for the 2015 rezoning, Mattamy or the prior owner: Information not available at time of publishing (checked 2026-11-01).

Ordinance 2015-05 and the 400-home cap: zoned for up to 400, built out at 273

Ordinance 2015-05, adopted January 27, 2015 under petition PUDZ-PL20140000156, rezoned the property to a new Warm Springs RPUD. Per the county's agenda summary, it allows up to 400 residential homes on the roughly 114 acres east of Collier Boulevard, about one mile south of Immokalee Road, and it repealed Ordinance 2005-21.

Mattamy built fewer homes than the cap allowed. The 273 homes on the roll are about 68 percent of 400, leaving 127 homes of entitlement unused. That is 2.40 homes per acre built against 3.52 allowed (400 over 113.75 acres), by our arithmetic.

The county roll shows every lot built, and no vacant residential lot remains in either plat. Adding homes beyond 273 would mean replatting common land that the association holds, which would need the association and the county. We state this as how the record reads, not as a promise about the future.

The 2015 conservation easement

A recorded conservation easement of 31.21 acres covers part of the site: Official Records Book 5211, Page 2614, recorded November 5, 2015, in the water management district's easement record. The record names the grantor as Argo Warm Springs LLLP and ties the easement to the stormwater permit application for the site.

By our arithmetic, 31.21 acres is about 27 percent of the 113.67-acre permitted site. The county roll separately shows 3 lake tracts and 5 preserve tracts on the first plat, and whether the easement boundary matches those five preserve tracts exactly: Information not available at time of publishing (checked 2026-11-01). Part 3 of this page covers the lakes, the preserve and what the easement means for views.

Mattamy's 2016 launch

Mattamy Homes announced its entry into the Naples market with Compass Landing on June 27, 2016 (Mattamy Homes release; syndicated copy on Newswire). The release described 10 single-family plans with 30 elevations, single and two-story, with prices "starting in the $300s".

It also described a 2,600 square foot amenity center with a resort-style pool, a fitness facility, a tot lot and a clubhouse, and a sales center with three furnished models opening in August 2016 at 3725 Helmsman Drive. The launch release listed 10 plans; later marketing listed five. Mattamy's Naples operations at launch ran through its Tampa-Sarasota division.

Phase 1 and Phase 2: build years by plat

The first plat, Warm Springs, took homes from 2016 to 2025, and half of them (75 of 147) came in 2017 and 2018. The second plat, Warm Springs Phase 2, took homes from 2018 to 2024, and three quarters of them (94 of 126) came in 2020, 2021 and 2022.

The year built is the year the county recorded the structure, which can run behind a closing. By street segment, the first-plat homes on Pilot Circle were built from 2017 to 2025, the first-plat homes on Helmsman Drive from 2016 to 2025, the second-plat Pilot Circle homes from 2018 to 2024, the second-plat Helmsman Drive homes from 2019 to 2024, and Barque Court only in 2021 and 2022.

What did buyers pay at first?

The county's recorded qualified sales begin in 2017, and the early years are the builder years. Median prices rose from $454,000 in 2017 to $489,300 in 2020, and the lowest recorded sale in 2017 was $378,900, consistent with the release's "starting in the $300s".

These are nominal prices, before improvements and costs. In 2017 the county recorded 50 sales against 32 homes completed that year, which fits a community still selling new homes. The 2021 to 2026 rows, where the median climbs to $895,000 in 2023, are in the market section in Part 2.

How did the build-out run, and when did it finish?

The county roll shows 273 homes completed from 2016 to 2025, with more than half (140 of 273) finished by the end of 2020 and the peak year in 2021. By the end of 2022, 240 homes stood, and by the end of 2024, 270.

The county roll shows every lot built. No remaining builder lots appear on the roll, and no parcel in either plat is owned by a Mattamy entity on the county's parcel layer. That is how the record reads in November 2026, and we do not describe it as a statement from the builder.

What did the sales center become?

The 3725 Helmsman Drive address that the 2016 release gave for the sales center now carries a home on the county roll, built in 2023 with 3,435 heated square feet. That fits a model or sales-center lot being sold as a home after sell-out. Whether it is the same structure as the 2016 model: Information not available at time of publishing (checked 2026-11-01).

What does the record not show?

Several items sit in recorded documents that we did not find published. We do not guess at them.

• The seller of the land to Mattamy, the price and the deed date: Information not available at time of publishing (checked 2026-11-01).
• The plat book and page and the recording dates of the Warm Springs and Warm Springs Phase 2 plats: Information not available at time of publishing (checked 2026-11-01).
• The full text of Ordinance 2015-05, including the applicant, setbacks and developer commitments: Information not available at time of publishing (checked 2026-11-01).
• The date the developer turned the association over to owners: Information not available at time of publishing (checked 2026-11-01).
• The full list of Mattamy's plan names, bedrooms, baths and garages: Information not available at time of publishing (checked 2026-11-01).
• The recording date of the declaration of covenants: Information not available at time of publishing (checked 2026-11-01).

A buyer or seller who needs one of these for a title or legal question should pull the recorded documents from the Collier County Clerk.

Who Runs Compass Landing, and How Is It Governed?

Compass Landing is governed by one mandatory association, Warm Springs Community Association, Inc., a Florida not-for-profit corporation filed January 25, 2016. There is no master association, no sub-association, no club and no Community Development District, so owners answer to one board under one recorded declaration and Chapter 720 of the Florida Statutes.

Data updated: November 2026 (Florida Division of Corporations record for document N16000000753; Collier County 2026 certified tax roll, county file dated October 27, 2026; Florida Statutes Chapter 720).

What is the Warm Springs Community Association?

Warm Springs Community Association, Inc. is the only association for the two plats. The Florida Division of Corporations record shows document number N16000000753, a Florida not-for-profit corporation, filed January 25, 2016, status active, with the 2026 annual report filed. Look it up yourself at the Florida Division of Corporations by document number.

We read the state corporation record for the association. Its January 2016 filing came five months before Mattamy's June 2016 launch, which is common for a developer-formed association. The association took the plat name, not the marketing name, which is why the legal entity is Warm Springs and not Compass Landing.

Is there a master association or a club?

No. The state record shows one association for the community, and the amenity center at 3690 Pilot Circle sits on a county parcel in the plat, not on a separate club parcel. There is no golf course, marina or club membership, so there is no initiation fee, no equity, no club dues and no food minimum.

Golf, if you want it, is a separate decision nearby. Heritage Bay is 3.0 miles away with 27 holes that are bundled with that community's own membership, and the other nearby courses are covered in Part 3 of this page. Nothing in Compass Landing is tied to any of them.

Is there a condominium or sub-association layer?

No. All 273 homes are single-family, coded as such on the county roll, so no condominium association applies. The state record shows no separate villa, street or phase association. The two plats share one association, one amenity center and Pilot Circle, so a home on Barque Court and a home on Pilot Circle sit under the same documents.

How does Florida HOA law, Chapter 720, govern Compass Landing?

Chapter 720 is Florida's homeowners' association law, and it applies to the association and to every owner (Florida Statutes Chapter 720). The recorded declaration sets most rules, and the statute sets the floor and some limits. Several sections matter to a Compass Landing buyer:

• 720.303 covers official records and what members may inspect (Fla. Stat. 720.303).
• 720.305 covers fines and the hearing that must come before a fine (Fla. Stat. 720.305).
• 720.306 covers amendments to governing documents, including rental restrictions (Fla. Stat. 720.306).
• 720.307 covers the turnover of control from the developer to owners (Fla. Stat. 720.307).
• 720.3035 requires architectural standards to be applied reasonably and equitably (Fla. Stat. 720.3035).
• 720.3045 limits what an association can bar owners from keeping out of view (Fla. Stat. 720.3045).
• 720.30851 covers the estoppel certificate used at a sale (Fla. Stat. 720.30851).

Who manages the community day to day?

The state record shows no management company on file. Whether the association uses a professional manager, who that manager is, and where the association's office is: Information not available at time of publishing (checked 2026-11-01). We do not print a phone number or email for any manager.

The manager's name usually appears on the association's budget, on an estoppel certificate packet and on the annual report. Ask the seller or the association for it during the contract period.

Has the developer turned the association over to owners?

Florida law ties turnover to the share of homes conveyed to owners (Fla. Stat. 720.307). With every home built and the last completed in 2025, turnover would be due by now under that statute, but the date is not published. The developer turnover date: Information not available at time of publishing (checked 2026-11-01).

A buyer should ask whether owners control the board and whether the developer-era budget has been reviewed. Those answers sit in the association's records, not in the county's.

What records can owners and buyers see?

Chapter 720 gives members a right to inspect the association's official records, including the governing documents, the adopted budget and board minutes. The statute lists the records and the procedure, so read Fla. Stat. 720.303 for the exact list.

A buyer is not yet a member, so the practical path is to ask the seller for the documents and to order the estoppel certificate under Fla. Stat. 720.30851. The budget, the estoppel certificate and the schedule of any transfer or capital contribution fee are the three documents that turn the unpublished dues into a real number. Part 2 of this page lists the full buyer checklist.

Is there a Community Development District at Compass Landing?

Compass Landing has no Community Development District. Three records agree, in this order.

1. The 2026 certified roll. Every one of the 273 homes shows non-ad valorem charges of at most $270, which is where a Community Development District assessment would appear if there were one.
2. The millage area. All 273 homes sit in millage area 103, which lists the county, the water management district, the school board, mosquito control and Greater Naples Fire Rescue, and no district for the community.
3. The state record. The association is the only governing body in the state record for the two plats.

The state's special-district list is the formal record under Fla. Stat. 189.064, and nothing on the county roll or in the state's corporation records points to a district. Confirm on the tax bill, where any district charge would show as a line. The association can still levy special assessments under its documents. Part 2 covers the taxes and the fee questions in full.

What does RPUD zoning mean at Compass Landing?

RPUD stands for residential planned unit development. It is a zoning district under the county's Land Development Code, section 2.03.06 (Collier County Land Development Code, Planned Unit Development Districts). A planned unit development is governed by its own ordinance, here Ordinance 2015-05, rather than by a standard district.

For Compass Landing the ordinance caps the community at 400 homes on the roughly 114 acres, and the built result is 273. The detailed standards in the ordinance (setbacks, preserve acreage, developer commitments): Information not available at time of publishing (checked 2026-11-01). Because the ordinance governs changes to the site, a homeowner planning an addition or a pool should check the ordinance and the association's architectural review before pricing the work.

What Are the Compass Landing Rules?

Compass Landing rules on leasing, pets, vehicles, exterior changes and enforcement come from the recorded declaration and the association's rules, and we did not find them published online. Florida's Chapter 720 sets limits whatever the documents say, so this section gives the statute for each topic and the gap sentence for each rule.

Data updated: November 2026 (Florida Statutes Chapter 720, 2025 edition; Florida Division of Corporations record for document N16000000753).

No rule on this page is claimed as fact for Compass Landing unless a statute applies to every Florida association. The declaration and its amendments control, and a buyer should ask for the current rules during the contract period. We read the Florida statutes that govern the association, and we did not find the association's own rules posted online.

Are rentals allowed, and is there a minimum lease?

Whether leasing is allowed, the minimum lease term, the number of leases per year, the approval steps and any short-term rental limit: Information not available at time of publishing (checked 2026-11-01). We do not state a lease minimum from listing text, because listing fields are entered by agents and are not governing documents.

Florida law limits how an association can change leasing rules. Under Fla. Stat. 720.306(1)(h), a rental restriction adopted by amendment applies only to owners who vote for it and to owners who take title after it. Which route any Compass Landing leasing rule took depends on the recorded declaration and its amendments, so ask for both.

What are the pet rules?

The number, size and breed limits for pets, leash rules, and any rule for renters' pets: Information not available at time of publishing (checked 2026-11-01). We do not write "no pets" or "pets allowed", and we do not print a weight limit.

Federal fair housing law treats assistance animals as a reasonable accommodation, and an association's pet rule does not override that. Ask the association for its pet rule in writing, and put the answer in the file if a pet matters to your purchase.

What vehicles, boats and RVs can be parked at a Compass Landing home?

Driveway and street parking, overnight limits, commercial vehicles, trailers, boats and recreational vehicles: Information not available at time of publishing (checked 2026-11-01). The recorded declaration is where those rules would sit.

One statute applies whatever the documents say. Fla. Stat. 720.3045, created by chapter 2023-64 and amended by chapter 2024-221, bars an association from restricting owners or tenants from installing, displaying or storing certain items that are not visible from the frontage, an adjacent parcel or adjacent common area. The statute names boats and recreational vehicles among them. A boat kept fully out of view, such as inside a garage, cannot be barred, while visible driveway storage is the association's to regulate.

What needs architectural approval, and how are exterior changes handled?

The association's architectural review process, the committee's name, the application form, the turnaround and the list of items that need approval: Information not available at time of publishing (checked 2026-11-01). The recorded declaration would create the committee.

Fla. Stat. 720.3035 requires the association or its architectural committee to apply and enforce architectural standards reasonably and equitably on all owners, and its authority extends only to what the declaration or other published guidelines allow. Get written approval before you build a pool, add a fence, change the roof or repaint, because the approval step comes ahead of the county permit.

Can owners install solar panels or an EV charger?

Rules on rooftop solar and on electric vehicle chargers at a Compass Landing home: Information not available at time of publishing (checked 2026-11-01). We do not cite a statute for either, because we did not find one in our records that we can state for homeowners' associations.

The practical path is to treat both as exterior or electrical changes. Ask the association in writing, before you buy, whether it will approve the installation you plan, and keep the answer with the contract. Fla. Stat. 720.3035 requires that any approval standard be applied equitably.

What are the rules for hurricane shutters and storm protection?

Which shutter types are allowed, the color and style standards, and when shutters may be up before and after a storm: Information not available at time of publishing (checked 2026-11-01). Ask the association before you buy shutters or impact windows, because exterior changes fall under architectural review.

The wind-mitigation side of this question, including insurance discounts and grant programs, is covered in the insurance section in Part 3.

How do guests, deliveries and the gate work?

Guest registration, delivery access, gate hours and any resident credential system: Information not available at time of publishing (checked 2026-11-01). The gate is confirmed as a feature of the community, and its operation is not published.

Ask whether guests use a call box or a list, and whether a gate credential is tied to the unit or to the owner. If you plan to rent the home, ask how a tenant gets credentials.

What are the rules for selling a home?

Association approval of buyers, rights of first refusal, signs, open houses and lockbox rules: Information not available at time of publishing (checked 2026-11-01). Tell your agent to read the declaration before listing, because sign and showing rules shape the marketing plan.

At closing, the buyer's lender and title company will ask for the estoppel certificate under Fla. Stat. 720.30851, and Part 4 of this page covers the seller side of the timeline in detail.

How are the rules enforced, and what are the fines?

The association's schedule of fines, late fees and violation procedures: Information not available at time of publishing (checked 2026-11-01). Florida's default rules in Fla. Stat. 720.305 require notice and an opportunity for a hearing before a committee of members before a fine is imposed.

An owner who disagrees with a decision can ask for the hearing and can ask the board to put its answer in writing. For anything else, the board and the manager are the contacts, and the declaration and its amendments, not this page, control.

Who decides, and where can you read the actual documents?

The recorded declaration of covenants, its amendments and the association's rules are the governing documents. The declaration is recorded with the Collier County Clerk, and its recording data: Information not available at time of publishing (checked 2026-11-01). The association's rules and budget are usually delivered by the seller or the association during the contract period.

We recommend that every buyer ask for the declaration, every amendment, the rules, the current budget and the estoppel certificate before the inspection period ends, and that every seller order those documents early. Part 2 of this page turns that list into a checklist and explains what the dues question means for the cost of owning.

What Are the Homes in Compass Landing Like?

Compass Landing has 273 detached single-family homes on two county plats, built from 2016 to 2025, with heated sizes from 1,834 to 3,808 square feet on the county roll. Most homes fall between 1,800 and 2,599 square feet, the largest homes cluster on Helmsman Drive, and the bulk of construction came in 2017 to 2018 and 2020 to 2022.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; Mattamy Homes launch release of June 27, 2016).

We mapped all 273 homes by plat, street, size and year built, then matched each one to the county's flood and sales records. That work is why the tables below can say which street, which plat and which size band a number belongs to. Every square foot figure on this page is the county's heated figure unless a line says otherwise, and every year built is the county roll's year. The county roll lists beds and baths as blank for all 273 homes, so bedroom counts come from a showing or the MLS record, not from public data.

How many homes are in Compass Landing, and how are they split?

The county roll shows 273 single-family homes: 147 on the WARM SPRINGS plat and 126 on the WARM SPRINGS PHASE 2 plat. Add 17 common tracts and the two plats hold 290 parcels. Pilot Circle carries 208 of the homes, Helmsman Drive 52 and Barque Court 13.

Pilot Circle runs through both plats, so a house number on Pilot Circle does not tell you the plat by itself. The first plat's Pilot Circle homes run from 3239 to 3684, and the second plat's run from 3359 to 3548, a numbered block inside the first range. Helmsman Drive splits cleanly by number: 3721 to 3813 are on the first plat, 3817 to 3882 on the second. Barque Court, 3828 to 3876, is entirely on the second plat. Ask for the plat of any address you are weighing, because the two plats were built in different years.

How big are the homes?

Compass Landing homes range from 1,834 to 3,808 heated square feet. Of the 273 homes, 82 (30 percent) are 1,800 to 2,199 square feet, 90 (33 percent) are 2,200 to 2,599, 59 (22 percent) are 2,600 to 2,999 and 42 (15 percent) are 3,000 and up. No home on the roll is under 1,800 square feet.

The median home is 2,402 square feet on the first plat and 2,408 on the second, and the averages are 2,502 and 2,482. In other words the two plats are close to the same size mix, and the price differences between them, covered in the market section below, come more from build year and street than from size. The shares are the county's own counts; the percentages are computed from them.

Which plat has the larger homes?

The first plat has a slightly larger top end. Its largest home is 3,808 heated square feet against 3,544 on the second plat, and 23 of its homes are 3,000 square feet or more against 19 on the second plat. The second plat has more homes under 2,200 square feet in proportion only by a small margin: 39 of 126 against 43 of 147.

Put plainly, neither plat is "the big house plat" or "the small house plat." The size difference between streets is much larger than the difference between plats, which is why the next sections look at streets.

Which street has the largest homes?

Helmsman Drive. It holds 52 homes, 19 percent of the community, but 28 of the 42 homes of 3,000 square feet or more (67 percent). The average Helmsman Drive home is 3,017 heated square feet, against 2,387 on Pilot Circle and 2,097 on Barque Court.

Helmsman Drive is the street to watch when you compare prices, because a $1,000,000 sale there and a $1,000,000 sale on Pilot Circle usually describe very different square footage. Whether Helmsman Drive lots also have more lake or preserve frontage is not established by any public record we read, and we do not claim it.

Which street has the smallest homes?

Barque Court. All 13 homes were built in 2021 and 2022, and nine of them are 1,800 to 2,199 square feet. The median is 1,998 heated square feet, the lowest of the five street segments in the table above. Four of the eight Zone X flood-map homes are on Barque Court, a point the flood section of this page covers.

Barque Court is also the last block that filled as a unit. The other streets were built across several years; Barque Court went up inside two.

Are the homes one story or two story?

Mattamy's launch release describes single-story and two-story plans. The county roll does not carry a stories field we can use for all 273 homes, so we cannot give you a count of one-story and two-story homes. Information not available at time of publishing (checked 2026-11-01).

What the roll does show is size, and size is a clue: a heated area above roughly 3,000 square feet on a lot of this scale usually points to a second floor, but that is a reading, not a record. Use the street, the county's heated square feet and a walk through the home to confirm. One more caution is in the "square feet" section below: some second floors may be undercounted on the county roll.

What did Mattamy build at launch?

Mattamy Homes announced its Naples entry with Compass Landing on June 27, 2016. The release listed 10 single-family plans with 30 elevations, a sales center and models at 3725 Helmsman Drive opening in August 2016, and prices "starting in the $300s." It also described a 2,600 square foot amenity center with pool, fitness facility, tot lot and clubhouse.

The release is the builder's own words in 2016, and a launch price is not a closing price. The county's first recorded sale years are in the market section, and the 2017 median was $454,000, which fits a community that started in the $300s and moved up as phases sold.

How many plans were there, and what were they called?

The launch release listed 10 plans; later marketing listed five. We do not print plan names for Compass Landing because the builder's current site no longer carries a Compass Landing page and the plan names we found came only from third-party listing pages, not from the builder, the county or another primary source.

If you need to know a home's plan, the quickest path is the builder's original plan or the permit set, both of which the seller or the title and permit records can produce. A plan name matters for one practical reason: it tells you the original floor plan and lets you compare like with like on price. The county's heated square feet are the next best handle, which is why the next section looks at the sizes that repeat.

Which home sizes repeat most?

The county roll shows 133 distinct heated sizes across the 273 homes, which means optional rooms and extensions changed the heated area on many homes. A handful of sizes repeat often: 2,382 square feet appears on 30 homes, 3,461 on 14, 2,008 on 11, 1,867 on 10 and 2,410 on 9.

The 2,382 figure is the most useful single number on this page for a seller or buyer, because 30 homes share it. When one of those homes sells, it becomes a close comparable for the others, apart from lot, condition and year built. The clean repeating sizes are most likely the base versions of the builder's plans, and the scatter between them is most likely optioned versions. That is our reading of the pattern, not a builder statement.

Do the homes sit on lakes or preserve?

Compass Landing has 3 lake tracts and 5 preserve tracts, all on the first plat's records, along with a recorded 31.21-acre conservation easement. How many individual homesites back up to a lake or a preserve is not published in any source we read. Information not available at time of publishing (checked 2026-11-01).

The recorded plat sheets would settle it, because they show which lot lines touch a lake or preserve tract. A buyer who cares about the view should check the plat, the survey and the MLS "view" field for the specific address, and a seller who has a lake or preserve backyard should say so and show it in the first photo.

What are the garage counts and bedroom counts?

The county roll does not carry beds, baths or garage counts for Compass Landing. Information not available at time of publishing (checked 2026-11-01). The bedroom mix, the three-car versus two-car garage mix and the number of homes with a den, bonus room or pool all need the MLS record or a visit.

This is one of the reasons we pull the county record and the MLS record side by side for a client before an offer or a listing. The county gives size, year and sales; the MLS and the home give rooms and features.

How old are the homes, by phase?

Compass Landing homes were built from 2016 to 2025, with the first plat spanning 2016 to 2025 and the second plat 2018 to 2024. Half of the first plat (75 of 147 homes) was finished in 2017 and 2018, and three quarters of the second plat (94 of 126 homes) in 2020 to 2022. The median year built across all 273 homes is 2020.

The county roll shows every lot built, with no vacant residential lot left. The 2021 year alone accounts for 59 homes, the most of any year. Homes that went up in 2023 to 2025 (33 in all) are the newest resale inventory and are closest to new-construction age.

When did each street fill?

Streets filled in different windows. On the first plat, Pilot Circle homes are 2017 to 2025 and Helmsman Drive homes are 2016 to 2025. On the second plat, Pilot Circle is 2018 to 2024, Helmsman Drive is 2019 to 2024 and Barque Court is 2021 to 2022.

The earliest homes, three built in 2016, sit on Helmsman Drive, consistent with the 3725 Helmsman Drive sales center and models that the builder opened in August 2016. We have not seen a record that says which home was a model, so treat that as a likely link and not a fact.

What building code were the homes built to?

By year built, the homes were permitted under the Florida Building Code editions then in force. The permit date, not the year built, sets the edition, so the table below is a guide.

The edition dates come from the Florida Building Commission effective-dates table. Every home here was built long after the statewide code began in 2002, so modern roof-deck attachment, roof-to-wall connections and opening protection rules apply to all of them. What the code does not tell you is how a particular home protects its openings, whether with impact glass, shutters or a mix. The home's wind mitigation report answers that, and Florida law requires insurers to offer discounts for those features, per section 627.0629 of the Florida Statutes. The insurance section of this page covers how that plays out.

What do square feet on the county roll mean?

Square feet on the county roll are the county's heated figure, and the sales tables on this page use that figure for price per square foot. It is not the builder's marketing size, and it is not always the same as an MLS listing.

One listing elsewhere shows a two-story plan larger than the roll figure for the same address, so the roll may undercount some second floors. Use the county figure as a floor, not a ceiling. When we compare two homes, we compare the roll figure to the roll figure, and we check the MLS record and the home itself before we tell a client what a particular house is worth. If you want the plan, the footprint and the lot for an address pulled before you write an offer or set a list price, contact our team.

What Is the Compass Landing Real Estate Market Doing?

Compass Landing recorded 13 qualified sales in the 12 months since November 2025, at a median of $830,000, a range of $630,000 to $1,025,000 and $292 per heated square foot. The median rose from $454,000 in 2017 to an $895,000 peak in 2023, then settled between $780,000 and $855,000.

Data updated: November 2026 (Collier County recorded sales, Property Appraiser public data files, download dated October 27, 2026, newest recorded Compass Landing sale August 21, 2026, our analysis).

We tracked every recorded sale in both Warm Springs plats since the first closings in 2017, and the numbers below are Collier County recorded qualified sales of improved single-family homes at $20,000 or more. A qualified sale is one the Florida Department of Revenue treats as an arm's-length transaction, so family transfers and similar deals are not in the count. These are county figures, not MLS figures, and the difference matters; the section below explains it.

How many Compass Landing homes sold in the last 12 months?

Thirteen. In the 12 months since November 2025, 13 homes sold at a median of $830,000, with a low of $630,000, a high of $1,025,000 and a median of $292 per heated square foot. That is about one sale a month in a 273-home community, or roughly 5 percent of the homes (computed).

Thirteen sales is a small sample. One or two sales at the top or bottom move the median, so read the range and the longer windows with it, not the median alone.

What do 24, 36 and 60 months show?

The longer windows show a steadier picture than the 12-month number. Over 24 months, 24 homes sold at a $822,500 median; over 36 months, 36 sold at $803,000; and over 60 months, 116 sold at $769,400. The 60-month low of $467,600 is a sale from the early part of that window, before the 2022 jump in the yearly medians.

The price per square foot has drifted down as the window shortens: $331 over 36 months, $319 over 24 and $292 over 12. The medians for price have not moved much by comparison, which suggests the mix of homes selling has shifted toward the lower end of the size range. The 2026 sales include several homes of about 2,400 square feet at prices from $630,000 to $730,000, which pulls the per-square-foot median down.

How have prices moved by year since 2017?

Prices rose sharply from the builder era to 2023 and have eased since. The median sale was $454,000 in 2017, a peak of $895,000 in 2023 and $780,000 so far in 2026. Price per square foot followed the same path, from $188 in 2017 to a $356 peak in 2023 and $291 in 2026 to date.

Three things stand out. First, 2017 to 2021 were builder-era and early-resale years, with 234 sales across five years (computed), and the median stayed between $454,000 and $546,150. Second, the median jumped from $546,150 in 2021 to $745,200 in 2022, a rise of about 36 percent (computed), and reached $895,000 in 2023, about 97 percent above 2017 (computed). Third, volume fell from 46 and 28 sales in 2022 and 2023 to 11 and 12 in 2024 and 2025. The market became a thin one, and a thin market is one where a single sale can set the tone.

What did buyers pay at first, from 2017 to 2020?

In the first four sale years, the median was between $454,000 and $489,300, and the highest sale in any of those years was $788,400. These are the builder's closings and the earliest resales. The 2017 median of $454,000 sat above the "$300s" the builder quoted at launch, which is consistent with larger plans, lot premiums and options adding to the base price. We do not have the builder's price sheets, so we do not claim a reason.

Those early prices matter today because they are the starting point for the repeat-sale math further down. A homeowner who bought from the builder in 2017 or 2018 bought at a median of roughly $454,000 to $474,350, while a buyer who purchased in 2023 paid a median of $895,000.

How do prices differ by size band?

Larger homes sell for more in total dollars, and the price per square foot does not climb with size. In the 36 months since November 2023, homes of 1,800 to 2,199 square feet sold at a $715,000 median, 2,200 to 2,599 at $754,400, 2,600 to 2,999 at $915,000 and 3,000 and up at $1,005,000.

Smaller homes cost more per square foot, which is normal because fixed costs of a lot and a kitchen are spread across fewer square feet. The 3,000-and-up band has only 4 sales in 36 months, so that median is the least reliable on the page. The size band with the most activity is 2,200 to 2,599 square feet, with 14 of the 36 sales, matching the fact that it holds the most homes on the roll.

What does each quarter show?

Sales are lumpy. Over the 24 months since November 2024, the quarters ran from 1 sale to 6, and the median moved between $696,000 and $1,125,000.

The 2026 second quarter is the busiest of the 24 months and the lowest in price: six sales at a $696,000 median. Several of those sales were homes of about 2,400 square feet in the $630,000 to $730,000 range, as the list of sales further down shows. The 2026 third quarter has three sales to date, through August 21, and the quarter is not over. A quarter with two or three sales is not a trend, and we caution readers against reading one.

How do the two plats compare on price?

Over the last 24 months the first plat (WARM SPRINGS) had 15 sales at a $815,000 median and the second plat (WARM SPRINGS PHASE 2) had 9 at $830,000. Over the last 12 months the picture flipped: the first plat had 6 sales at $936,750 and the second plat had 7 at $730,000.

The swing is a small-sample effect. The 12-month second-plat median fell because several smaller Pilot Circle homes sold, and the first-plat median rose because Helmsman Drive and a few larger Pilot Circle homes sold. In both windows the price per square foot is within a few dollars between plats.

Which streets sold for what?

From the 24 sales on the list further down, 20 were on Pilot Circle and 4 on Helmsman Drive. Pilot Circle sales had a median of $792,500 and a range of $630,000 to $1,125,000; Helmsman Drive sales had a median of $960,000 and a range of $830,000 to $1,025,000 (all computed from the county list). No Barque Court home sold in the 24 months.

The 24-month window contains only four Helmsman Drive sales, so that median is an indication and not a benchmark. The price difference between the streets follows the size difference between them, which is why price per square foot, not price, is the fair way to compare.

Every recorded sale in the last 24 months

The county recorded 24 qualified Compass Landing sales from December 2024 through August 21, 2026. Here is every one, with the county's own address, date, price, heated square feet and year built. Addresses are public county records, and we list no owner names.

Two patterns are worth a close look. First, the same heated size sells for very different prices: four sales at 2,382 square feet ranged from $640,000 (May 2026) to $815,000 (August 2025), so condition, lot, upgrades, pool and timing matter as much as the floor plan. Second, a 1,887 square foot home sold for $945,000 in November 2025 and a 2,076 square foot home for $715,000 in October 2025. The county list does not say why, and we do not guess; the MLS record, the listing photos and the home itself would.

What sold at the top and bottom?

The highest recorded sale in the 24 months was $1,125,000 for 3684 Pilot Circle on December 13, 2024, a 3,446 square foot home built in 2021. The lowest was $630,000 for 3480 Pilot Circle on July 1, 2026, a 2,406 square foot home built in 2020. Over the longer 60-month window, the range was $467,600 to $1,225,000.

Seven of the eight lowest and highest sales in this list are Pilot Circle homes, which reflects that street's share of the community. The highest sale in the 60-month window was $1,225,000, recorded in 2023.

How do homes resell compared with their first sale?

Thirty-three homes resold since November 2023 after an earlier recorded sale. Their median first sale price was $468,000, in a median first-sale year of 2020, and their median resale price was $800,000. The median gain was 67 percent, nominal, before improvements, closing costs and carrying costs.

Read the 67 percent gain with care. It compares a builder-era or early-resale price with a recent price, and it ignores what an owner spent on a pool, a lanai, landscaping or flooring. It also ignores interest, taxes, insurance and the association's assessments over the holding period. It tells you that owners who bought in the first years sold at a higher figure; it does not tell you what any one owner earned.

What does price per square foot show?

Median price per heated square foot rose from $188 in 2017 to $356 in 2023 and has come back to $291 in 2026 to date, about 18 percent below the peak (computed). By window, the figure is $292 over 12 months, $319 over 24, $331 over 36 and $323 over 60.

Price per square foot is the fairest cross-check on a list price. A 2,400 square foot home at $290 per square foot implies about $696,000 and at $340 about $816,000 (computed), which brackets most of the 2026 sales of that size. Use the same-size sales on your street, not the community median, because Helmsman Drive and Barque Court sit at opposite ends of the size range.

Why do the MLS and county counts differ?

The county counts every recorded qualified sale of an improved single-family home, including sales that never touch the MLS. A multiple listing service counts only sales that were listed on it. The two counts also use different windows, and the county excludes non-qualified transfers. A gap between the two does not mean either number is wrong.

Southwest Florida MLS figures for Compass Landing (days on market, list-to-sale ratio, active listings): Information not available at time of publishing (checked 2026-11-01). The sales above are Collier County recorded sales, which include sales the MLS never sees.

If you need current days on market or active listings for the community, we pull them from the MLS for you when you ask, and we will tell you which numbers are county records and which are MLS.

How should a buyer or seller read these numbers?

Treat them as a map and not a price tag. A buyer should ask for the sales of the same size on the same street, the sale dates, and the difference between the list price and the closing price on each. A seller should do the same, then add the features the county cannot see: lake or preserve view, pool, impact windows, updated flooring, and a roof or air conditioner that is new.

Four rules of thumb follow from the data:

• Thin market. Thirteen sales in 12 months means each sale carries weight. One high or low sale changes the median.
• Size first. Compare homes within a 200 to 300 square foot range and on the same street segment.
• Date matters. The 2022 and 2023 medians belong to a different market; the 2026 sales are the best guide to today.
• County versus MLS. The county tells you what closed, and the MLS tells you what is listed. Use both.

If you would like a county-record comparison for your address or a target address, ask for a valuation through our home valuation page. If you are buying, our buyer page explains how we search and how we write offers.

What Are Compass Landing HOA Fees?

Compass Landing owners belong to one mandatory association, Warm Springs Community Association, Inc., and the current assessment is not published in any public source we can cite. Information not available at time of publishing (checked 2026-11-01). Ask for the budget, the estoppel certificate and any transfer or capital contribution schedule before you write an offer.

Data updated: November 2026 (Florida Division of Corporations record for the association; Florida Statutes chapter 720; Collier County 2026 certified roll, county file dated October 27, 2026).

We read the state corporation record for the association and the Florida statutes that govern it. We did not read the declaration, the budget or the rules, because those documents are not public. For that reason this section gives you a checklist, the statutes that protect you and the cost items to ask about, but it prints no dues amount. A dues figure copied from a listing is a snapshot of one seller's disclosure and can be out of date by the next budget.

What are the dues, and how do I find them?

The published dues for Compass Landing are Information not available at time of publishing (checked 2026-11-01). The association is a Florida not-for-profit corporation, document number N16000000753, filed January 25, 2016, active, with a 2026 annual report on file, per the Florida Division of Corporations record at search.sunbiz.org. There is no master association, no sub-association and no club layer.

A buyer finds the current figure in three places, in this order:

1. The estoppel certificate, which states the current assessment, any past-due amount and any special assessment.
2. The association's annual budget, which owners and prospective buyers can request through the association's official records process under section 720.303 of the Florida Statutes.
3. The seller's disclosure and the listing, which should be checked against the first two.

Listings sometimes show a dues figure, and some show a payment frequency that differs from the way the association bills. We do not print any listing figure here, because a listing is not a record of the association's budget. Ask the association or the title company for the current number and its due dates.

What do the dues cover?

What the assessment covers is set by the association's own documents and budget. Information not available at time of publishing (checked 2026-11-01). We do not list inclusions, because we have not read the budget and a list copied from a listing check box can be wrong.

There is a useful way to test any list of inclusions. Ask which of these items the association pays and which the owner pays directly: common-area landscaping, irrigation water, lake and preserve upkeep, road and street-light upkeep, the entry gate, the amenity center, trash collection, cable or internet, management, insurance, legal and accounting, and reserves. The answer tells you what your own monthly budget must add on top of the assessment.

Is there a club fee, a golf fee or a membership?

No. Compass Landing has no golf course, no club and no marina, and the county records list no golf or marina parcel among its 290 parcels. The one association owns and runs the common areas, and the Mattamy launch release lists the amenity center and no club. A buyer who wants golf pays a membership at a course outside the community. Heritage Bay, about 3.0 miles away, bundles golf with its community membership, and our Heritage Bay page explains how that works.

Because Compass Landing has no club layer, there is no initiation fee, equity deposit or food minimum to budget for. That is a statement about the structure of the community, not a statement about the amount of the assessment.

What one-time fees apply at a sale?

Two kinds of one-time fee can arise. The first is the estoppel certificate fee, which the association or its manager charges for the certificate described in section 720.30851 of the Florida Statutes. The statute sets a delivery deadline and limits on what can be charged, so read the current text for the amounts. The second is a transfer fee, capital contribution or working-capital charge, which some Florida associations collect from a buyer at closing.

We list these because buyers and sellers are surprised by them. The seller usually requests the estoppel and pays or shares the fee depending on the contract, and a transfer or capital contribution is a buyer cost unless the contract says otherwise. The title company and the association manager can confirm the exact figures before closing.

What about reserves and special assessments?

Whether the association has a reserve fund, how much it holds and whether any special assessment has been levied or discussed are all Information not available at time of publishing (checked 2026-11-01). Florida's homeowners' association law, chapter 720, governs association records, budgets and the way assessments are adopted, and section 720.303 is where an owner can start reading about the budget and the records.

A reserve fund matters because the community is young. The homes were built from 2016 to 2025, but the common areas date from the first plat: the roads, the entry, the lakes and the amenity center are about nine years old for the earliest pieces. Roads, pools, roofs, air conditioning in a clubhouse and gate equipment all have lives, and a buyer should ask what the association has set aside and what it expects to spend. A special assessment can be levied under the governing documents, so "none that we know of" describes the past, not the future.

Who manages the association?

The state record shows no management company on file. Whether a firm manages the day-to-day business is Information not available at time of publishing (checked 2026-11-01).

The date control passed from the builder to the owners, known as turnover under section 720.307, is also Information not available at time of publishing (checked 2026-11-01). The date itself is not a public record we can cite. A buyer can ask the association when owners took over the board.

What documents should a buyer collect?

Collect seven items during the contract period, in writing, and keep the replies in your file:

• The estoppel certificate showing the current assessment and what is owed.
• The current approved budget, including the 2026 assessment and what it covers.
• The reserve schedule or study, and the reserve balance.
• Any special assessment that has been levied, approved or discussed, and how it is billed.
• The recorded declaration of covenants and every amendment and supplement, including the supplement for the second plat.
• The rules and the architectural standards, including leasing, pet, parking and exterior-change rules.
• Board minutes for the last year, and any litigation the association faces.

The list is the same for any Florida association, and it is the single best protection a buyer has, because the budget and the declaration are where the real cost and the real rules live. If you want help reading the packet, reach our team and we will walk through it with you.

What should a seller prepare?

A seller should request an estoppel early, gather the budget and the declaration, and know the transfer or capital contribution charge before listing. A buyer asks for these documents in the first days of the contract period, and a seller who has them ready shortens the timeline and removes a common reason for a buyer to hesitate. Our seller page explains how we prepare a listing.

What Are Property Taxes in Compass Landing?

Compass Landing sits in millage area 103 of unincorporated Collier County, with a 2026 total rate of 10.3696 mills and no municipal levy. The median 2026 just value is $668,107, the median total tax bill is $6,124, and the most any home pays in non-ad valorem charges is $270.

Data updated: November 2026 (Collier County 2026 certified tax roll and millage file, county file dated October 27, 2026, our analysis).

We matched all 273 homes to the county's 2026 certified roll, so the figures below describe the whole community. Your own bill depends on assessed value, exemptions and the rate, so these are medians and not a quote for any address.

Which taxing authorities apply?

Every Compass Landing home is in millage area 103 and pays ten levies across five kinds of authority: Collier County, the South Florida Water Management District and its Big Cypress Basin, the school board, Collier Mosquito Control and Greater Naples Fire Rescue. The total is 10.3696 mills, and the municipal rate is 0.0000 because the community is not inside a city.

Grouped, the county's four levies total 3.8969 mills (about 37.6 percent of the rate), the school board's two total 4.1470 (about 40.0 percent) and the rest, 2.3257 (about 22.4 percent), covers the water management district, Big Cypress Basin, mosquito control and fire rescue. Fire rescue alone is 2.0000 mills, about 19.3 percent of the total (all computed from the table). One mill is $1 of tax per $1,000 of taxable value, so 10.3696 mills is $10.37 per $1,000, or about $1,037 for every $100,000 of taxable value.

What do owners pay now?

The median 2026 total tax bill on the roll is $6,124, made up of a median ad valorem bill of $5,854 and non-ad valorem charges of up to $270. The median just value is $668,107, with a range from $499,982 to $1,114,228. Of the 273 homes, 209 (77 percent) carry a homestead exemption.

The median total bill is about 0.92 percent of the median just value (computed). That ratio is only a rule of thumb, because homestead exemptions, the assessment cap and the individual assessed value all pull a bill away from the median. The homestead share is a fact about the roll and not a statement about any owner, and we use it only to explain why bills differ.

For a feel of the arithmetic, an illustration: a home with $600,000 of taxable value at 10.3696 mills pays $6,221.76 in ad valorem tax, before any non-ad valorem charge (computed). A home with $500,000 of taxable value pays $5,184.80. Taxable value is what is left after exemptions and caps, so it is usually lower than just value.

How does a purchase reset the bill?

A buyer's tax bill resets toward the purchase-driven value, so do not use the seller's bill as a forecast. Florida's Save Our Homes cap limits how fast a homestead assessment can rise from year to year, and a change of ownership removes that cap, so the first full-year bill after a purchase can be higher than the seller's bill.

The practical sequence for a buyer is to expect a first-year bill closer to what a home of the same value pays without a long-held cap, and to apply for the homestead exemption if the home will be a permanent residence, using the rules in section 196.031 and the assessment limits in section 193.155. Ask the county property appraiser or a tax professional about your own case.

For a seller the point runs in reverse. A buyer who sees your bill will ask what theirs will be, and a seller who hands over the millage table and the reset explanation shortens that conversation. The prices in the market section above are the best guide to what a buyer's assessed value will be.

Are there non-ad valorem charges, and is there a CDD?

There is no Community Development District in Compass Landing, and three facts support that. First, the 2026 certified roll shows non-ad valorem charges of at most $270 on every one of the 273 homes, where a district's assessment would appear. Second, the millage area 103 list above names no district. Third, the association is the only governing body in the state record for the community.

All 273 parcels carry some non-ad valorem amount, and the largest is $270. A district with bonds usually adds a charge in the hundreds to thousands of dollars per home, so a $270 ceiling is not that. Confirm the charges on the tax bill for the address you are considering, since a bill is the final word. A separate point: the association can still levy a special assessment under its documents, which is a different thing from a district charge.

What is the all-in yearly cost of owning?

The known fixed piece is the tax bill. At the median, the 2026 total tax bill is $6,124. Everything else is something you collect: the association assessment (not published), homeowners and wind insurance, flood insurance where a lender requires it, electric, water and sewer, internet and the cost of any pool.

The two structural facts in the table, no CDD and no club dues, are what separate Compass Landing from many Collier County communities of the same price range. They are not the whole cost picture, and the right way to finish the budget is to get the association's current assessment and an insurance quote for the exact address before you commit. For a county-record walkthrough of the yearly cost on a specific address, ask us through our contact page, or start a price check with our valuation tool.

What Amenities Does Compass Landing Have?

Compass Landing has one amenity center at 3690 Pilot Circle with a resort-style pool, fitness facility, tot lot and clubhouse, inside one association. Mattamy's 2016 release describes it as 2,600 square feet, while the county roll lists 9,425 square feet of building area. There is no golf course, club membership or marina.

Data updated: November 2026 (Mattamy Homes release of June 27, 2016; Florida Home Builders Association item of July 2, 2016; Collier County Property Appraiser parcel roll, county file dated October 27, 2026; club websites and venue sites listed below).

We mapped all 273 homes by plat, street, size and flood zone and went through every parcel on the two plats by county use code. The county roll shows one recreational building, three lake tracts and five preserve tracts, and no court, second clubhouse, golf or marina parcel. Where a detail depends on the association's rules or budget, we write "Information not available at time of publishing (checked 2026-11-01)." and tell you what to request.

What is in the Compass Landing amenity center?

The amenity center sits on county parcel 3690 Pilot Circle, a 1.56-acre common tract, and it is the only non-residential building among the 290 parcels on the two plats. Mattamy's June 27, 2016 release, issued when the builder announced its Naples entry, describes "a stunning 2,600 sq. ft. amenity center with a resort-style pool, fitness facility, tot lot, and clubhouse" (Mattamy release; syndicated copy).

The county roll shows the same parcel with a 2017 year built and 9,425 square feet in its building-area field. The two numbers do not match, and we print both with their labels. The county figure may count covered areas and outbuildings; ask the association. Until a building permit record or the association says otherwise, treat 2,600 square feet as the builder's description of the building and 9,425 square feet as the county's measurement of everything on the parcel.

What do we know about the pool and fitness facility?

The pool and fitness facility come from one source, the builder's 2016 release, which calls the pool "resort-style" and lists a "fitness facility." We found no association page, newsletter or rules sheet that gives pool hours, the number of pools, lap lanes, guest limits, equipment or access cards. Pool hours, guest rules and fitness equipment: Information not available at time of publishing (checked 2026-11-01).

When you tour a home, ask the seller for the association's amenity rules and the fob or card process.

What is the tot lot, and is there a playground?

Mattamy's release lists a "tot lot." That is the builder's term for a small children's play area, and it is the only playground language in any document we found. Equipment, shade, fencing and posted age rules: Information not available at time of publishing (checked 2026-11-01). Ask for the rules sheet.

Is Compass Landing gated?

A July 2, 2016 Florida Home Builders Association item calls Compass Landing "a gated community at 3725 Helmsman Drive in North Naples." Whether the gate is staffed or remote, the guest entry process and the gate hours: Information not available at time of publishing (checked 2026-11-01). The clubhouse, event or rental rules: Information not available at time of publishing (checked 2026-11-01).

Does Compass Landing have a spa, cabana or resident social calendar?

We make no claim about a spa or cabana. The builder's release does not list either one, and no association document we could find lists them. A resident social calendar, clubs, a newsletter or an association website: Information not available at time of publishing (checked 2026-11-01). If those matter to your decision, ask the association directly and read the answer in writing.

What lakes and preserve are inside the community?

The two plats include 3 lake tracts and 5 preserve or open-space tracts on the county roll. These lakes are part of the permitted stormwater system and the source of the community's irrigation water, which the water section below explains.

A recorded South Florida Water Management District conservation easement covers 31.21 acres, recorded November 5, 2015 in Collier County Official Records Book 5211, Page 2614, as part of the stormwater permit. That is roughly 27 percent of the 113.67-acre permitted site. Confirm what an easement allows from the recorded document, not a listing photo.

Walking trails in the preserve, fishing or boating on the lakes, and the lake names and acreage: Information not available at time of publishing (checked 2026-11-01). The county roll also does not tell us how many homesites back onto a lake or preserve tract, so a lake or preserve view is something to confirm on the recorded plat and in person.

What is not in Compass Landing: golf, club or marina?

Compass Landing has no golf course, no club and no marina. Three records agree. The county roll's 290 parcels carry no golf course, resort or submerged-land use code. The state corporation record shows one association and no club corporation, master association or sub-association. The builder's 2016 release lists only the amenity center.

With no club, there is no initiation fee, equity deposit, food minimum or golf dues layer to pay. The lakes are interior stormwater lakes, and the Gulf is about 9 straight-line miles away at Vanderbilt Beach.

Where is the nearest golf to Compass Landing?

Golf is available outside the gates, and the access type matters more than the distance. Distances below are road miles from 3690 Pilot Circle, as routing estimates.

For an owner who wants golf without joining a club, Valencia is the closest daily-fee course with published rates. When we read the club's homepage on November 1, 2026, it listed $30 for morning, afternoon and twilight rounds, $60 for couples twilight, juniors 15 and under free with a paid adult, and $50 for club rental. Rates change by season, so confirm the current rate with the club before you plan around it. Heritage Bay is the closest by road, and our Heritage Bay page covers that community. Membership terms for every private course must come from the club itself.

Which tennis and pickleball venues are nearby?

No tennis or pickleball court appears in the builder's amenity list, and the county roll shows no separate court parcel in Compass Landing. Whether the amenity center has courts: Information not available at time of publishing (checked 2026-11-01). For public play, the options we found are county parks and one private club.

Where are the nearest beaches, and how does parking work?

The nearest Gulf beach park is Vanderbilt Beach Park, 100 Vanderbilt Beach Road, 10.1 road miles and about 19 minutes from the amenity center. Delnor-Wiggins Pass State Park is also about 10 road miles away, with limited parking and overflow parking at Conner Park served by a free shuttle (Gulfshore Life on Vanderbilt Beach Park; Gulfshore Life on Delnor-Wiggins).

Collier County residents can get a free annual beach parking permit valid at City of Naples and Collier County beaches, while non-county residents have not been able to buy the annual sticker since November 2017 and pay per visit, according to a November 2017 local news report. Visitors without a permit use metered street parking or a nearby garage at Vanderbilt Beach Park. Check the county's current permit rules for your own situation. The current per-visit rate: Information not available at time of publishing (checked 2026-11-01).

Where are the nearest boat ramps?

There is no boat access inside Compass Landing, and the nearest ramps are on the coast. Delnor-Wiggins Pass State Park, 11135 Gulf Shore Drive, is 10.1 road miles away and lists boat ramps at a $5 fee plus tax. Cocohatchee River Park, 13531 Vanderbilt Drive, is the county's primary north boat ramp, with multiple paved ramps and paved parking, 11.2 road miles and about 20 minutes away. County launch fees: Information not available at time of publishing (checked 2026-11-01).

Where do you shop and eat near Compass Landing?

Daily shopping is close. Pebblebrooke Center, The Shoppes of Pebblebrooke, The Pointe and Cameron Commons sit at Collier Boulevard and Immokalee Road, 1.5 to 2.0 road miles away, and the Founders Square dining cluster on Founders Square Drive is about 1.6 to 1.9 road miles away.

Mapped dining within about 1.4 straight-line miles includes Burger Monger and Panda Express on Founders Square Drive, Chick-fil-A on Addison Place Drive and Altavilla Pizza and Trattoria on Mission Hills Drive. Restaurants open and close quickly, so check any name first.

How many places of worship are nearby?

Public mapping data shows 11 places of worship within about 5.3 road miles of the amenity center, and the nearest is 1.7 road miles away, about 5 minutes. Mapping coverage is partial, so search the name you need directly.

Where are the nearest EV chargers and self-storage?

The nearest public DC fast charging we found is a Tesla Supercharger at 2415 Tarpon Bay Boulevard and an FPL EVolution site at 2420 Tarpon Bay Boulevard, both off Immokalee Road just east of I-75, 4.8 to 4.9 road miles and about 9 to 10 minutes away. Association rules on installing a charger in your own garage: Information not available at time of publishing (checked 2026-11-01).

Self-storage is close. StorQuest Self Storage is at 8890 Founders Square Drive, 1.9 road miles away, Public Storage is 1.8 road miles away, and CubeSmart near Collier Boulevard and Vanderbilt Beach Road is 2.2 road miles away. Whether any of them offers outdoor boat or RV spaces: Information not available at time of publishing (checked 2026-11-01).

How Do Water, Irrigation and Services Work at Compass Landing?

Compass Landing irrigates from its own lakes under South Florida Water Management District water use permit 11-03665-W, with no reclaimed-water or well source on the permit. Stormwater is managed under permit 11-03661-P covering 113.67 acres. The district's records, not a listing, are the proof, and they were renewed in October 2025.

Data updated: November 2026 (South Florida Water Management District permit records for 11-03665-W, 11-03661-P and 11-03662-W; WM Collier County residential page; Florida Senate 2003 enrolled bill 849).

We read the water management district's permit records for the community, and they tell a cleaner story than most neighborhood pages do. The record is public at the district's regulatory permitting portal. Everything below comes from those permit records unless it says otherwise, and anything that would come from the association's budget or declaration is marked as unavailable.

Where does the irrigation water come from?

The irrigation source is the community's own on-site lakes. Water use permit 11-03665-W has land use "Landscape," a major irrigation purpose, and a single withdrawal facility, SWP-1, whose source is "On-site Lake(s)." No reclaimed water source and no well appears on the permit.

The permit's history shows the timeline. The first application, 140415-8, was received April 15, 2014 under the project name Warm Springs by an applicant entity named Argo US LLC of Estero. A new water use permit, application 200424-8, reached final action on May 26, 2020 with a five-year term. The renewal, application 250425-52482, was received May 12, 2025 and reached final action on October 3, 2025, with a recorded daily consumption of 0.1239 million gallons per day.

Whether the association bills irrigation inside its assessment: Information not available at time of publishing (checked 2026-11-01). Ask for the budget line.

What is the stormwater permit?

The surface water system is covered by South Florida Water Management District Environmental Resource Permit 11-03661-P, issued for 113.67 acres of residential use. The original application, 140327-4, was received March 27, 2014. A conceptual approval modification and construction application, 150831-16, was received August 31, 2015. A letter modification, 170814-5, reached final action on August 15, 2017.

The community's lakes are part of this permitted system. Their job is to hold and release stormwater at controlled rates, and they double as the irrigation supply. Construction dewatering during the build was covered by a separate permit, 11-03662-W, with final action on March 13, 2015. Lake acreage, lake maintenance duties and the maintenance budget: Information not available at time of publishing (checked 2026-11-01).

Why does the district file the community under a third name?

The water management district's applications from 2017 onward carry the project name "Compass Point Landing," a third name for the same land. The permits resolve to the same section, township and range as the community (Section 26, Township 48 South, Range 26 East) and to the same 113.67-acre footprint as the original Warm Springs filings, so they are this community. The name is close to Compass Point South at Windstar, a condominium on Haldeman Creek Drive in East Naples, which is a different place. If you search the district portal, search the permit numbers above.

Who provides water and sewer?

Compass Landing is in unincorporated Collier County. The 2003 act creating the Collier County Water-Sewer District covers the unincorporated county except the separate Immokalee Water and Sewer District (Florida Senate, 2003 enrolled bill 849). Whether the county's service maps show your address on potable water and sewer, and the utility billing details: Information not available at time of publishing (checked 2026-11-01).

Ask the title company or the county utility to confirm service for the address you are buying.

Who collects trash?

Collier County contracts residential curbside collection. WM states that Collier County has partnered with WM to provide residential waste service, with 96, 64 or 48 gallon carts and two trash collections a week, with rates that vary by cart size (WM Collier County residential page). Older county material named a different hauler outside the City of Naples, so confirm the current hauler and your collection days by address. Pickup days for Compass Landing: Information not available at time of publishing (checked 2026-11-01).

What about cable and internet?

Whether the association has a bulk cable or internet agreement, which provider it uses and what it costs: Information not available at time of publishing (checked 2026-11-01). Ask for the budget and look for a telecommunications line before you assume a service is included in the dues.

Is Compass Landing in a Flood Zone?

Compass Landing is mostly in FEMA Zone AH: 265 of its 273 homes, or 97.1 percent, with a base flood elevation of 14.5 feet. The other 8 homes are in Zone X. We mapped every home individually against Collier County's republished flood layers, and lenders require flood insurance on federally backed mortgages in Zone AH.

Data updated: November 2026 (Collier County's republished FEMA flood layers, address-level, checked November 1, 2026; FIRM panels 12021C0218H and 12021C0214H effective May 16, 2012; Collier County 2026 flood protection newsletter; Collier County preliminary flood map notice of August 2026).

We mapped the flood zone of all 273 homes, address by address, and checked the result against the county's elevation certificate for one home. The picture is uniform. Nearly every home sits in one broad shaded Zone AH area that is much larger than the community, so the question for most buyers is not whether a home is in a flood zone but what its own elevation is and what the flood policy will cost. This is a statement about the map, not a promise about any one lot.

Which FEMA zone is each home in?

No home is in Zone AE, Zone VE, Zone A or the shaded 0.2 percent Zone X. Confirm any address at the FEMA Map Service Center.

What does Zone AH mean?

Zone AH is a Special Flood Hazard Area of shallow flooding, usually ponding, 1 to 3 feet deep, with a published base flood elevation and a 1 percent annual chance of flooding. It is not a coastal or storm-surge zone; the mapped hazard is rainwater that collects across a broad inland area.

Which 8 homes are in Zone X?

The eight homes in Zone X are 3584, 3588, 3593 and 3597 Pilot Circle and 3848, 3852, 3856 and 3860 Barque Court. The county map shows them as small Zone X areas inside the larger Zone AH area. Whether they sit on higher ground, fill or something else, and whether any of them front a lake: Information not available at time of publishing (checked 2026-11-01).

Zone X is outside the Special Flood Hazard Area, so a federal flood insurance requirement does not apply on its own, but the risk is not zero and flood insurance is available. The first step for any of the eight is a flood quote.

What is the base flood elevation, and what does an elevation certificate show?

The county's flood layer carries three base flood elevation lines in the community area, all at 14.5 feet, and the county's scanned FEMA elevation certificate for 3733 Helmsman Drive, prepared in September 2016 by Q. Grady Minor and Associates, states Zone AH, a base flood elevation of 14.5 feet, the North American Vertical Datum of 1988, FIRM panel 12021C0218H and a panel effective date of May 16, 2012.

That certificate shows a house, not the whole community. Each home has its own lowest-floor elevation, and a certificate based on construction drawings is not the same as one based on the finished building. Finished floor elevations for other homes: Information not available at time of publishing (checked 2026-11-01). Ask the seller for the home's own elevation certificate, because it is the document an insurance agent uses to price a flood policy.

Which FIRM panels apply?

Most homes are on FIRM panel 12021C0218H. Twelve homes at the far west end, on Helmsman Drive (3869 to 3882) and Barque Court (3864 to 3876), are on panel 12021C0214H. Both panels are effective May 16, 2012, and the zone and base flood elevation are the same on both.

What does the Zone AH mortgage requirement mean?

Federally backed mortgages require flood insurance in a Special Flood Hazard Area such as Zone AH. A buyer who borrows should expect a flood policy in the closing budget for 265 of the 273 homes, and a buyer who pays cash is not bound by that rule but is exposed to the same risk. The federal program's own site, FloodSmart, explains the program and how to get a quote.

Flood insurance premiums reflect the specific home, including its elevation, so an elevation certificate can help. Ask your insurance agent to quote the flood policy before your inspection period ends, not after.

What changes with the preliminary maps?

Collier County released a preliminary flood insurance rate map on March 20, 2025. The 90-day appeal period began August 19, 2026, and the county's target for the new map to take effect is summer 2027, subject to change (Collier County notice). Whether Compass Landing's zones or base flood elevation change on the preliminary map: Information not available at time of publishing (checked 2026-11-01).

A buyer closing today is buying under the 2012 panels. Ask an insurance agent how a policy written now would be treated when the new map is adopted, and check the preliminary map for the specific address at the Map Service Center.

What is the evacuation zone?

The county's layer places Compass Landing in Hurricane Evacuation Zone E. In Florida's Know Your Zone scheme, Zone A is evacuated first and Zone F last, and the state's Know Your Zone page explains what a county evacuation order means for each. We send readers there instead of paraphrasing it.

Is Compass Landing in the Coastal High Hazard Area?

No. The county's Coastal High Hazard Area boundary runs roughly 6 to 7 miles west of the community at this latitude, so Compass Landing is not inside it.

What does the county CRS Class 5 rating mean for premiums?

Collier County has participated in the National Flood Insurance Program's Community Rating System since October 1992 and holds a Class 5 rating. Eligible policies in the special flood hazard area receive a 25 percent premium discount (Collier County 2026 flood protection newsletter). Your exact discount depends on the policy, so ask the agent to show it on the quote.

What is the 50 percent rule after a storm?

The county's newsletter lists Zone AH alongside Zones VE, AE and A as areas where the 50 percent substantial-improvement rule applies. If a repair or improvement costs 50 percent or more of the structure's value, the building must be brought up to current elevation rules. After a storm, ask the county floodplain office how the rule applies before you start repairs on a damaged home.

How Did Hurricanes Irma, Ian and Milton Affect the Area Around Compass Landing?

Compass Landing is an inland community in Evacuation Zone E, outside the Coastal High Hazard Area, and official reports describe wind and rain for inland Collier, with surge on the coast. No source ties surge or damage from Irma, Ian or Milton to Compass Landing, and we do not claim it stayed dry.

Data updated: November 2026 (National Weather Service Miami summaries for Irma, Ian and Milton; National Hurricane Center reports on Irma and Ian; WGCU, September 17, 2017; Collier County Property Appraiser parcel roll).

We tracked the storms against the county roll, which tells you how much of the community stood at the time of each one. The sections below give regional facts only, and each one ends with what the record does not show.

What happened in Hurricane Irma (September 2017)?

Irma struck Southwest Florida on September 10, 2017. The National Weather Service in Miami says all of greater Naples received hurricane-force sustained winds, Category 2 sustained winds likely reached Golden Gate Estates and Orangetree, the inland belt just east and north of this site, inland Collier received 9 to 15 inches of rain, and rainfall flooding lingered for at least a week. The service also reports at least 88 structures destroyed and 1,500 with major damage in Collier County (NWS Miami on Irma; NHC report on Irma; WGCU, one week after Irma).

Construction at Compass Landing was in its first year: the county roll shows 3 homes with a 2016 year built and 33 with a 2017 year built. A record of ponding or damage on the community's streets during Irma: Information not available at time of publishing (checked 2026-11-01).

What happened in Hurricane Ian (September 2022)?

Ian passed through Southwest Florida on September 28, 2022. The National Weather Service describes Collier surge flooding as south and west of US 41 and along the Gordon, Cocohatchee and Palm River areas, with near-surface gusts of 80 to 90 mph over western Collier, 106 mph at Kalea Bay in Vanderbilt Beach and 105 mph at Naples Airport (NWS Miami Ian summary; NHC report on Ian). Wind damage in inland Collier was mainly confined to trees, fences and screens, according to the reports.

Compass Landing is about 9 straight-line miles from the Gulf at Vanderbilt Beach and east of Collier Boulevard, outside the surge area the service describes. By the time Ian arrived, the county roll shows at least 200 homes with a year built of 2021 or earlier. Damage or flooding inside the community during Ian: Information not available at time of publishing (checked 2026-11-01).

What happened in Hurricane Milton (October 2024)?

Milton was a lighter event for Collier County. The National Weather Service reports a Collier coast storm tide about 5 feet above mean higher high water, a peak gust of 51 mph and rainfall of 2.16 inches at the Collier County Emergency Operations Center station, the highest rain total in its Miami forecast area (NWS Miami Milton summary). Damage or flooding inside Compass Landing during Milton: Information not available at time of publishing (checked 2026-11-01).

Why do we not say Compass Landing stayed dry?

Because no document says so. The association's minutes, county damage assessments and owner reports would show ponding or damage, and none is public in the sources we found. The one county elevation certificate we read lists garage, equipment-pad and grade elevations of about 15.5 to 16.1 feet against the 14.5-foot base flood elevation, though the finished-floor figure is not legible in the scan. That is evidence about one house in 2016, not a statement about any storm. The record also does not show the design wind speed or wind-borne debris status at this site. Ask the seller about storm history.

How Does Insurance Work for a Compass Landing Home?

Compass Landing homes are single-family houses, so an owner buys a homeowners policy with wind coverage, plus a separate flood policy for most. Collier County's average homeowners premium is $5,534 with wind and $3,169 without, according to the state's July 2026 report. There is no condominium master policy.

Data updated: November 2026 (Florida Office of Insurance Regulation July 2026 stability report; Florida Statutes 627.0629, 718.112 and 553.899; Florida Building Commission effective-dates table; Collier County Property Appraiser parcel roll; FloodSmart; My Safe Florida Home; Citizens Property Insurance Corporation).

What coverage does a detached home need?

A typical owner carries a homeowners policy and a flood policy. The homeowners policy covers the structure and contents against wind, fire and other named perils, and standard homeowners policies do not cover flood, so the flood policy is separate. Each home is its own parcel, so there is no master policy to read. What the association insures for common property: Information not available at time of publishing (checked 2026-11-01).

What do the Collier County averages show?

The Florida Office of Insurance Regulation's July 2026 report lists Collier County average premiums of $5,534 for homeowners policies that include wind and $3,169 for those that exclude wind (OIR July 2026 stability report). Those are county averages across all homes. Your premium depends on the roof, the construction year, the opening protection and the carrier, and we print no premium for a specific home because none is public.

How does the code era work, by year built?

Florida Building Code editions are set by permit date, not year built, so the table below is a guide by year built, not a finding for any one house. The Florida Building Commission lists the effective date of the 5th Edition (2014) as June 30, 2015, the 6th Edition (2017) as December 31, 2017, and the 8th Edition as December 31, 2023 (Florida Building Commission effective dates).

Every home here was built long after the first statewide Florida Building Code of 2002, which introduced modern roof-deck nailing, roof-to-wall connections and opening protection. The exact design wind speed and the wind-borne debris region status at this site: Information not available at time of publishing (checked 2026-11-01). The home's permit plan set and the Collier County wind maps hold the answer.

How do wind mitigation credits work?

Florida law requires insurers to offer discounts for wind-loss-reducing features, including roof covering, roof deck attachment, roof-to-wall connections, opening protection and secondary water resistance (Fla. Stat. 627.0629). The record is a wind mitigation inspection on form OIR-B1-1802, and a newer home usually scores better than an older one. Ask the seller for the current wind mitigation report and a roof certification if one exists. The credit on your own policy: Information not available at time of publishing (checked 2026-11-01).

Is flood insurance required in Zone AH?

Yes for a federally backed mortgage, as the flood section above explains. A buyer in one of the 8 Zone X homes has no federal requirement, but flood insurance is still available. Because 265 of the 273 homes are in the Special Flood Hazard Area, a flood quote belongs in nearly every purchase. Premiums reflect each home's own features, so the elevation certificate helps your agent price the policy. Quotes, policy limits and the program's rules are at FloodSmart.

Does My Safe Florida Home help?

My Safe Florida Home, the state program, offers wind inspections and grants to eligible owners (My Safe Florida Home). Eligibility rules and current funding change by year, so check the program site for the address. Whether a Compass Landing home qualifies for a grant: Information not available at time of publishing (checked 2026-11-01).

What is the Citizens picture?

Citizens Property Insurance Corporation is the state insurer of last resort (Citizens Property Insurance). Newer, code-built homes with a wind mitigation report and a documented elevation are the more insurable group in Collier County, and a buyer should ask a Florida agent which carriers will write the specific house before relying on a premium estimate.

Do milestone inspections and SIRS apply?

No. The structural integrity reserve study (Fla. Stat. 718.112) is a condominium association duty, and the milestone inspection (Fla. Stat. 553.899) applies to condominium and cooperative buildings three habitable stories or more (Fla. Stat. 718.112; Fla. Stat. 553.899). Compass Landing is all detached single-family homes, so neither applies.

What should you get during the inspection period?

Order a flood quote, a wind mitigation inspection and the seller's elevation certificate, and ask the association for its common-property insurance summary.

Which Schools Are Near Compass Landing?

Compass Landing is within about 4 road miles of five Collier County public schools, each rated A by the state for 2025-26. We list distance only. School assignment depends on the exact address and can change from year to year, so confirm the assigned school with Collier County Public Schools before you buy.

Data updated: November 2026 (Collier County Public Schools 2026 Accountability Brief of July 1, 2026; Florida Department of Education school directory; Collier County Public Schools attendance boundaries page; road distances from 3690 Pilot Circle).

School assignment depends on the exact address and can change from year to year. Look up any Compass Landing address on the district's attendance boundaries page before you buy. Bear Creek Elementary opened in August 2025 to relieve overcrowding at neighboring schools (WGCU), and the School Board approved middle and high school boundary changes on January 10, 2023, so older web pages may be out of date.

Confirm the assigned school with Collier County Public Schools for every line above. Grades are the state's, as published in the district's 2026 school and district grades file. The district earned an A for the ninth consecutive year, and 51 of 52 traditional schools earned an A or B.

Which other schools are within a short drive?

Other nearby public schools include Vineyards Elementary at 4.6 road miles, North Naples Middle at 7.9, Corkscrew Middle at 8.6, Palmetto Ridge High at 8.8 and Barron Collier High at 9.1. Palmetto Ridge High slipped from an A to a B in 2025-26, while Gulf Coast High and Barron Collier High stayed at A. Confirm the assigned school with Collier County Public Schools for any of them.

Which charter schools are nearby?

Charter schools admit by application, not by attendance zone. Innovation Preparatory Academy of Naples, 12101 Immokalee Road, is 5.1 road miles away and earned an A for 2025-26, and the Mason Classical Academy high school campus is 5.0 road miles away and has earned an A every year from 2021-22 to 2025-26. Confirm enrollment rules with each school.

Which private schools are nearby?

Private schools by road distance include First Baptist Academy at 6.8 miles, Royal Palm Academy at 7.3, Community School of Naples at 7.8, St. John Neumann Catholic High School at 8.1 and Seacrest Country Day School at 10.8. Confirm grades and admission with each school.

How Long Are the Drives From Compass Landing?

Compass Landing is 4.8 road miles and about 8 minutes from I-75 at Immokalee Road, and 27.6 road miles and 38 minutes from Southwest Florida International Airport, in routing estimates without traffic. Every trip leaves by Pilot Circle and Tree Farm Road to Collier Boulevard, and in season you should add 20 to 50 percent.

Data updated: November 2026 (road-network routing estimates from 3690 Pilot Circle without traffic; hospital and school directories; business addresses as mapped).

These are routing estimates, and the Delnor-Wiggins figure is measured to the park center, while the boat ramp figure earlier on this page is measured to the ramp. Add 20 to 50 percent in season, especially on Collier Boulevard, Immokalee Road and Pine Ridge Road.

How far is the nearest emergency room?

The nearest emergency room is the NCH Northeast Freestanding Emergency Department at 15420 Collier Boulevard, 1.9 road miles and about 5 minutes away. It is a freestanding emergency department, not a hospital, so a patient who needs admission is transferred. In an emergency, call 911.

Hours at the NCH Northeast emergency department: Information not available at time of publishing (checked 2026-11-01). Trauma designations: Information not available at time of publishing (checked 2026-11-01).

Where are urgent care, pharmacy and grocery?

Daily errands are within about 2 road miles, as the table shows. Urgent care hours are not confirmed.

Urgent care hours: Information not available at time of publishing (checked 2026-11-01). Store lists come from public mapping data, which can lag openings and closures, so confirm a store before you plan around it.

What happens to these times in season?

The times above are free-flow estimates. Add 20 to 50 percent in winter; the usual choke points are Collier Boulevard at Immokalee Road and Pine Ridge Road at I-75, and the I-75 construction in the next section can add more. The airport run goes by Collier Boulevard, Immokalee Road, I-75 north, Daniels Parkway and Chamberlin Parkway, and Fifth Avenue South by Collier Boulevard, Pine Ridge Road, I-75 south and Goodlette-Frank Road.

What Is Planned Around Compass Landing?

Compass Landing sits between two road projects that are finishing and starting. The Vanderbilt Beach Road Extension Phase I opened June 12, 2026, and an I-75 reconstruction with a new diverging diamond interchange at Immokalee Road began construction in mid-2026. No source shows a widening of Collier Boulevard in front of the community.

Data updated: November 2026 (Naples Press, Naples News Now, Gulfshore Business, Business Observer, WGCU and Florida Department of Transportation project pages, as dated in each item).

We mapped the projects around the community from public news reports and state project pages. Every item below carries its stated date and status, and none is a promise. Confirm project dates on the Florida Department of Transportation's project page for I-75 from Golden Gate Parkway to Alico Road and on the county's project pages, because schedules move.

What is the Vanderbilt Beach Road Extension?

Phase I opened to traffic on June 12, 2026. It runs about 7 miles from east of Collier Boulevard to 16th Street NE, six lanes divided with bike and pedestrian paths to west of Wilson Boulevard and two lanes from Wilson to 16th Street NE, with new signals at Wilson Boulevard, 8th Street NE and 16th Street NE and improvements at the Collier Boulevard intersection (Naples Press, June 2026; Gulfshore Business). The project cost more than $200 million, which Naples Press describes as the most expensive road project the county has undertaken, and the contractor was Sacyr Construction USA.

What is Vanderbilt Beach Road Extension Phase II?

Phase II would run about 2 miles from 16th Street NE to Everglades Boulevard, with a bridge over the Golden Gate Main Canal, two lanes on a six-lane footprint and a new signal at Everglades Boulevard. The budget is $49.5 million, and Naples Press reported in June 2026 that construction may begin toward the beginning of 2027 (Naples Press). It is not open.

What is Massey Street, and is it open?

Massey Street links Vanderbilt Beach Road to the roundabout where Massey meets Woodcrest Drive, Tree Farm Road and Calusa Pines Drive, and it was rebuilt with curbs, gutters and a shared-use path on its west side. It had been closed to through traffic since February 2024. Naples News Now reported on December 17, 2025 that its connection to Vanderbilt Beach Road would stay closed until a target of March 2026 because of water main tie-ins. Whether it opened in March 2026 or with Phase I: Information not available at time of publishing (checked 2026-11-01).

What is happening at I-75 and Immokalee Road?

I-75 at Immokalee Road gets a new diverging diamond interchange inside Florida Department of Transportation project 452544-1, which covers I-75 from north of Golden Gate Parkway to south of Alico Road, about 21 miles. The state lists the phase as construction, starting mid-2026, with two express lanes in each direction from Golden Gate Parkway to Corkscrew Road and direct express-lane access at Vanderbilt Beach Road. Public hearings were held October 27 and 28, 2026 (FDOT project page).

WGCU reported on September 20, 2026 that the work is roughly a three-year build, with congestion relief lanes between Bonita Beach Road and Immokalee Road targeted for early 2027 (WGCU).

What about the I-75 and Collier Boulevard interchange?

The state has a separate project for I-75 at Collier Boulevard (State Road 951), number 425843-2 (FDOT project page). Its current schedule and status: Information not available at time of publishing (checked 2026-11-01). Check the project page before you plan trips south on Collier Boulevard.

Is Collier Boulevard being widened in front of Compass Landing?

No source shows it. A 2024 Naples News Now article on the corridor describes widening from City Gate Drive North to Green Boulevard, four to six lanes, well south of I-75, and reports that nearly 5,000 new housing units were approved, planned or under construction along the 19-mile corridor, mostly in south Collier (Naples News Now). A 2024 county update described re-timing 17 Immokalee Road signals and five Collier Boulevard signals from Immokalee Road to Vanderbilt Beach Road (Naples News Now).

What is The Pearl at Founders Square?

The Pearl at Founders Square is 400 apartments in five four-story buildings at 8820 Walter Way, at the southeast corner of Collier Boulevard and Immokalee Road. It sold for $125.1 million in a deal reported March 13, 2023 (Naples News Now). By street geography it is within about a mile north of Compass Landing.

What are Tree Farm Plaza, Las Palmas and the Tree Farm apartments?

Tree Farm Plaza is a retail center on 3.38 acres at Immokalee Road and Collier Boulevard, with tenants including Chipotle, Cava, Riko's Pizza, The Drip Bar and Encore Nail and Spa, and completion was expected in November 2024 (Naples News Now, April 2024).

Habitat for Humanity's Las Palmas is 60 condominiums in six two-story buildings on 9.7 acres in the Tree Farm development north of Immokalee Road. A planned 180-unit apartment complex, Tree Farm Tract A Apartments, would be three four-story buildings of 68, 68 and 44 units on about 8.7 acres at the northwest corner of Collier Boulevard and Broken Back Road, by developer White/Peterman Properties. The only other undeveloped Tree Farm parcel is Tract E, vacant commercial land at Collier Boulevard and Addison Place Drive (Naples Press, July 2025). Our Bent Creek Preserve page covers the gated community just north.

What other projects have been approved nearby?

The Board of County Commissioners approved the JLM Living East overlay on September 24, 2024 by a 4 to 1 vote: up to 305 multifamily units, 92 of them income-restricted, on 37.2 acres on the south side of Immokalee Road just east of Woodcrest Drive, with a traffic study of 295 two-way peak-hour trips (Naples Press).

Saltgrass Reserve is 208 rental units on 20 acres at Vanderbilt Beach Road and Islandwalk Boulevard, just east of I-75, with site work under way by April 1, 2026, a 21-month build and leasing planned for September 2027 (Business Observer). A petition for plan and plat review also covered about 50 single-family homes at 950 Massey Street and four other parcels near Vanderbilt Beach Road and Massey Street; whether the plat was approved: Information not available at time of publishing (checked 2026-11-01) (Naples Press). The Collier Boulevard Commerce Center, in the northwest quadrant of Collier Boulevard and I-75, won Planning Commission approval in May 2023 for 16 multifamily units per acre on a 25-acre parcel, with a Board hearing to follow (Naples Press). The project's current status: Information not available at time of publishing (checked 2026-11-01).

Are there new schools or water plants planned?

Bear Creek Elementary opened in August 2025 at Immokalee Road and Moulder Drive. The county is also planning a Northeast water and wastewater program of $438 million. The Board approved on June 24, 2025 an $11.68 million increase, to $32.33 million, in the design contract for a 4 to 6 million gallon a day water reclamation facility and a 10 million gallon a day water treatment facility, with a construction contract expected in 2028 and demands to be met by 2031. The site is east of the county fairgrounds and north of Palmetto Ridge High School, and the plants serve the Rural Lands towns, paid by developer impact fees (Naples Press). No source ties the program to service at Compass Landing.

Is there anything about Compass Landing on a county agenda?

We found no Board of County Commissioners or Planning Commission item naming Compass Landing or Warm Springs in non-county search results. Agenda items naming the plat: Information not available at time of publishing (checked 2026-11-01).

Compass Landing vs Vanderbilt Country Club: Which Fits You?

Compass Landing is the newer and larger of the two on the county record: 273 homes with a median year built of 2020, against 222 homes at Vanderbilt Country Club with a median year built of 2001. Over 12 months, Compass Landing's median recorded sale was $830,000 on 13 sales, against $769,500 on 6 sales.

Data updated: November 2026 (Collier County recorded sales, 12 months since November 2025 and 24 months since November 2024; county file dated October 27, 2026).

We tracked every recorded sale in both communities on the same yardstick: the county's single-family, qualified sales, with prices per square foot taken from the county's own heated figures. Vanderbilt Country Club is the golf club community just south on Collier Boulevard, about 0.7 miles from the Compass Landing amenity center, and the county records it as two plats, Vanderbilt Country Club and Vanderbilt Country Club 2. Our Vanderbilt Country Club page covers its fees, club and amenities in full. We do not compare those here.

How do Compass Landing and Vanderbilt Country Club compare on the county record?

What does the price per square foot show?

Vanderbilt Country Club has the higher price per heated square foot over 12 months, $347 against $292, and a higher 24-month median, $932,500 against $822,500. Its 12-month median is lower than Compass Landing's, $769,500 against $830,000. Both numbers rest on few sales, 6 and 14 at Vanderbilt Country Club, so a single large or small home moves the median. Compare homes of the same size and age rather than the headline.

Which one fits: a decision table by home and cost need

Who should choose which, by home and cost needs?

Choose Compass Landing if the home you need is the newer build, if you want no club layer in the cost structure, or if you want a gated single-family home with a median year built of 2020. Choose Vanderbilt Country Club if the club is part of what you are buying, or if the older build and the price per square foot fit your numbers better. Fees, club memberships, amenities and flood zones for Vanderbilt Country Club are not compared here; read its page and add the monthly cost of each before you decide. If you want help running the numbers on two specific homes, call us through our contact page.

How Does Compass Landing Compare With Valencia Golf and Country Club?

Compass Landing has 273 homes with a median year built of 2020, against 450 homes at Valencia Golf and Country Club with a median year built of 2008. Over 12 months Compass Landing's median recorded sale was $830,000 against $539,000 at Valencia, a gap of $291,000, at a similar price per square foot.

Data updated: November 2026 (Collier County recorded sales, 12 months since November 2025 and 24 months since November 2024; county file dated October 27, 2026).

Valencia Golf and Country Club here means the county's Valencia Golf and Country Club plats in ZIP 34120, on the same single-family, qualified-sales yardstick as Compass Landing. Our Valencia Golf and Country Club page covers its fees, club and amenities, which we do not compare here.

How do the two compare on the county record?

What does the price per square foot show?

The price per heated square foot is nearly the same, $292 at Compass Landing and $295 at Valencia, while the median price differs by $291,000. Compass Landing's county roll shows heated areas from 1,834 to about 3,544 square feet. Valencia's home sizes are not in our files, so the cleanest comparison is the price of a home of the size you need, not the headline median.

Which one fits: a short decision table

Who should choose which, by home and cost needs?

Choose Compass Landing if the newer build and the larger homes fit your budget and you want one association with no club. Choose Valencia if the lower purchase price band is the priority. Valencia's fees, membership terms and flood zones are not compared here; read its page. Because Compass Landing and Valencia both sit in 34120, a buyer weighing the two should compare the monthly cost of each, including dues and flood insurance, not only the price.

Why Buy in Compass Landing: Honest Pros and Cons

Compass Landing offers 273 gated single-family homes built 2016 to 2025, one association, no CDD and no club dues, with the nearest emergency room 1.9 road miles away. The drawbacks are that 97 percent of homes are in Zone AH, dues and rules are not published, few homes sell each year, and prices are off their 2023 peak.

Data updated: November 2026 (Collier County recorded sales to August 21, 2026; Collier County flood layers; 2026 county tax roll; Florida Secretary of State corporation record; state and district school grades).

Here is what we would tell a client over coffee. We tracked every recorded sale in both Warm Springs plats since the first closings in 2017, we mapped all 273 homes by plat, street, size and flood zone, and we read the zoning ordinance history, the water management district permits and the state corporation record for the association. If you want to browse available homes after reading this page, see homes for sale across Naples on our team site.

What are the pros of Compass Landing?

• Newest construction among the rivals. The median year built is 2020, against 2008 at Valencia Golf and Country Club and 2001 at Vanderbilt Country Club.
• No Community Development District. The 2026 roll shows non-ad valorem charges of no more than $270 on any of the 273 homes, the millage area's taxing list names no district, and the association is the only governing body in the state record.
• No club dues. There is no golf, club or marina layer, so no initiation fee, equity deposit or food minimum.
• One association. Warm Springs Community Association, Inc. is the only association, with no master or sub-association.
• Gated. A 2016 Florida Home Builders Association item describes the community as gated. Whether the gate is staffed: Information not available at time of publishing (checked 2026-11-01).
• A close emergency room. The NCH Northeast Freestanding Emergency Department is 1.9 road miles away, about 5 minutes.
• A-graded schools nearby. Five public schools within about 4 road miles each earned an A for 2025-26. Confirm the assigned school with Collier County Public Schools.
• Daily needs close by. Winn-Dixie 1.6 road miles, Publix 1.8, Aldi 1.9.
• The Vanderbilt Beach Road Extension. Phase I opened June 12, 2026.
• A recorded preserve. A 31.21-acre conservation easement covers about 27 percent of the permitted site.

What are the cons of Compass Landing?

• Flood zone. 265 of 273 homes, or 97.1 percent, are in Zone AH, so flood insurance is required on federally backed mortgages. The base flood elevation is 14.5 feet, and the elevation certificate matters.
• Dues and rules are not published. The dues, leasing, pet, parking and architectural rules: Information not available at time of publishing (checked 2026-11-01). Request the budget, rules and estoppel certificate before you commit.
• Few sales a year. Only 13 recorded sales in 12 months and 24 in 24 months, so a median can move on one sale and a seller may wait for a match.
• Prices off the 2023 peak. The median was $895,000 in 2023 and is $780,000 so far in 2026, with price per square foot down from $356 to $291.
• Collier Boulevard and I-75 construction. The Immokalee Road interchange work is roughly a three-year build, and more apartments and retail are built or planned to the north.
• A long drive to the beach and downtown. Vanderbilt Beach Park is 10.1 road miles and about 19 minutes away, and Fifth Avenue South is 15.3 road miles and about 27 minutes, before season traffic.
• One routing path. In routing estimates every trip leaves by Pilot Circle and Tree Farm Road to Collier Boulevard.
• No on-site courts known. Tennis and pickleball courts are not in the builder's list, and the nearest public venues are 7.2 road miles or more away.
• Resale only. The county roll shows every lot built.

How should a buyer weigh these?

Weigh the flood policy and the dues first, because they are the two largest recurring costs beyond the mortgage and property tax. Ask for the seller's elevation certificate, the wind mitigation report, the current budget, the reserve study if one exists and the estoppel certificate. We can show you how the address you like compares with its street and plat. Our guide to buying a home in Naples covers offers, inspections, insurance and closing costs, and you can reach us through our contact page. If you are comparing more communities, our pages for Bent Creek Preserve, Black Bear Ridge, Indigo Lakes and Saturnia Lakes cover other Naples options.

Thinking of Selling Your Compass Landing Home? List With the #1 Team in Southwest Florida Since 2012

Compass Landing sellers get the strongest result when a home is priced by its recorded plat, street and heated size, because 273 single-family homes of 1,834 to 3,808 square feet trade across a wide range. McGreevy and Comisar price every Compass Landing listing against Collier County's recorded sales and the association's current estoppel figures.

Data updated: November 2026 (Collier County recorded sales, 12 months since November 2025, county file dated October 27, 2026; Collier County parcel roll; our analysis).

If you're searching for a Compass Landing listing agent, or thinking, "I need someone to sell my Compass Landing home...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Compass Landing homes against every recorded sale in the right plat and size band, keep the Helmsman Drive large homes apart from the Pilot Circle and Barque Court homes, and put the flood zone, the association paperwork and the closing costs in front of a buyer before the buyer has to ask.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The numbers behind the pitch

Data updated: November 2026 (Collier County recorded sales, 12 months since November 2025, county file dated October 27, 2026; newest recorded sale August 21, 2026; our analysis).

Collier County recorded 13 qualified Compass Landing sales in the 12 months since November 2025, a median of $830,000 and a range of $630,000 to $1,025,000, which is about one sale a month across 273 homes (our arithmetic). The median ran $292 per heated square foot. We tracked every recorded sale in both Warm Springs plats since the first closings in 2017, and we mapped all 273 homes by plat, street, size and flood zone. The community is built out on the county roll, so every seller competes with other resales. A single "Compass Landing price" would mislead you: over 24 months the original plat (recorded as Warm Springs) had 15 sales at an $815,000 median, while Warm Springs Phase 2 had 9 at $830,000, and in the last 12 months the two plats split at $936,750 on 6 sales and $730,000 on 7.

How we price a Compass Landing home

A Compass Landing price starts with the recorded plat and street, then heated size, then condition. The county roll shows four size bands: 82 homes of 1,800 to 2,199 square feet (10 sales in 36 months at a $715,000 median), 90 homes of 2,200 to 2,599 (14 sales at $754,400), 59 homes of 2,600 to 2,999 (8 sales at $915,000) and 42 homes of 3,000 and up (4 sales at $1,005,000). Helmsman Drive is the large-home street, with median heated sizes of 3,127 square feet in the original plat and 2,884 in Phase 2, against 2,382 and 2,406 on Pilot Circle and 1,998 on Barque Court. We then adjust for a lake or preserve view, a pool, the flood zone and elevation certificate (8 homes are in Zone X and 265 in Zone AH), the year built and plan, and condition. Square feet are the county's heated figures, and the roll may undercount some second floors, so we confirm the plan before we choose a single comparable.

What makes selling here different

Compass Landing buyers ask the same questions before they write: what is the quarterly assessment and what does it cover, is there a CDD, what is the one-time fee at closing, which FEMA zone is the home in, and what do the rules allow. The county roll shows non-ad valorem charges of $270 or less on every home, which is how we show a buyer there is no CDD assessment. Only a few comparable sales close each year, 13 in the last 12 months, so one outlier moves the median. That makes a clean pricing story and complete association paperwork more valuable here than in a larger community. The association's current dues, rules and fee schedule are Information not available at time of publishing (checked 2026-11-01), so we request the budget and the estoppel certificate (Florida Statutes 720.30851) at listing, not after a buyer asks.

Your selling costs

In Collier County the seller customarily pays the documentary stamp tax on the deed and the owner's title policy, and the contract controls. The association's estoppel certificate has a base fee capped by statute, with extra charges possible for expedited delivery or a delinquent account, and the association's one-time transfer or capital contribution fee, if any, is Information not available at time of publishing (checked 2026-11-01). We build a net sheet from your actual numbers before you list, because a median sale price tells you little about your own closing statement.

What Is Your Compass Landing Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, and we will follow up with a number built on the county's recorded sales, adjusted for plat, street, size, flood zone and condition. Our Naples home valuation page explains how we price across the city.

Talk to Jesse direct: (239) 898-6072, text or call. For the full process, read our guide to selling a home in Naples.

Seller questions, answered short

The six questions Compass Landing sellers ask us first, answered from the record.

Which Compass Landing sale is the right comparison for my home?

The closed sale in your own plat and street with a similar heated size, from the last 12 to 24 months.

Does a Helmsman Drive home price like a Pilot Circle home?

No, the large homes sit in the 3,000 and up band, which sold at a $1,005,000 median on 4 sales in 36 months, against $715,000 to $754,400 in the two smaller bands.

Is my home in a flood zone?

265 of the 273 homes are in Zone AH, and 8 are in Zone X, so check your own address and ask whether an elevation certificate exists.

What will a buyer want from the association?

The current assessment, the budget, the rules and the estoppel certificate.

Does the roll value set my price?

No, the appraiser's value is a January 1 estimate, and a closed sale is what a buyer paid.

How fast can I list?

Call Jesse at (239) 898-6072 and we will start with the pricing read.

Your Local Real Estate Experts

Compass Landing owners call McGreevy and Comisar when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a Compass Landing home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Compass Landing? Call Marc at (239) 287-5873, or read about buying a home in Naples. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Compass Landing realtors, and the reviews on the team's Google Business Profile describe what a Compass Landing seller or buyer needs most: honest advice, steady communication and a team that sells.

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review

• Jesse McGreevy: (239) 898-6072
• 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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Compass Landing buyers ask what the community is, what the association charges, how the flood zones read, what has sold and what is being built nearby. Each answer draws on a county record, a statute, a permit, a builder release or our analysis, and where a fact is not published we say so.

Data updated: November 2026 (Collier County recorded sales and tax roll, county files dated October 27, 2026; South Florida Water Management District permits; Florida Division of Corporations record; Florida Statutes; FEMA flood data as republished by Collier County).

What is Compass Landing in Naples?

Compass Landing is a gated community of 273 single-family homes built by Mattamy Homes from 2016 to 2025 in North Naples, ZIP 34120, in unincorporated Collier County. Collier County records it under two plats, Warm Springs and Warm Springs Phase 2, on about 114 acres. One association governs it. There is no golf course, no marina, no club membership and no CDD, and the amenity center sits at 3690 Pilot Circle.

Where is Compass Landing, and what is its ZIP code?

Compass Landing sits east of Collier Boulevard (County Road 951) between Immokalee Road and Vanderbilt Beach Road, reached by Tree Farm Road, in Naples ZIP 34120. Mattamy's 2016 release described it as east of I-75 off Collier Boulevard. The homes are on Pilot Circle, Helmsman Drive and Barque Court. It is outside the City of Naples, in unincorporated Collier County, so county services and county millage apply.

Is Compass Landing the same as Warm Springs?

Yes, it is the same place under two names. Compass Landing is the builder's marketing name, and Warm Springs is the recorded plat name and the association's name: Warm Springs Community Association, Inc. (Florida document N16000000753, filed January 25, 2016, active, with a 2026 annual report on file). The water management district files the same land under yet a third name, Compass Point Landing, since 2017. A legal entity called a "Compass Landing HOA" is not this community.

Why do Warm Springs searches show hot springs?

"Warm Springs" is a common name, so searches return hot springs and Warm Mineral Springs near North Port and Venice, plus a Warm Springs Circle in Parrish in Manatee County. None of those is in Naples 34120. There are no thermal springs at Compass Landing: the water on the property is stormwater lakes permitted by the South Florida Water Management District. Check the ZIP code, Naples 34120, and the street names, Pilot Circle, Helmsman Drive and Barque Court.

Is Compass Landing the same as Compass Point South at Windstar?

No. Compass Point South at Windstar is a condominium on Haldeman Creek Drive in East Naples. Compass Landing is a gated single-family community of detached homes in North Naples. Two other Florida corporations named Compass Landing Homeowners Association, Inc. exist, in Altamonte Springs and Panama City Beach, and neither is this community. When you compare fees or prices, check the ZIP code and the street names before you trust a number.

Is Compass Landing related to the Compass real estate brokerage?

We found no record that links the two. "Compass Landing" is the name Mattamy Homes gave the community when it announced its entry into the Naples market on June 27, 2016. The recorded name is Warm Springs, and the association is Warm Springs Community Association, Inc. Searches for the community can surface brokerage pages with a similar word, so rely on the plat names, the streets and the ZIP code.

Is Compass Landing a Mattamy Homes community?

Yes. Mattamy Homes announced Compass Landing as its first Naples community on June 27, 2016, with models and a sales center at 3725 Helmsman Drive opening in August 2016. The launch release listed 10 plans and 30 elevations, single and two-story, with prices starting in the $300s; later marketing listed five plans. Mattamy's own Compass Landing page is no longer on its site as of November 1, 2026.

Is Mattamy still building in Compass Landing?

The county roll shows every lot built. The last year built on the roll is 2025, with 3 homes, and no parcel is owned by a Mattamy entity on the county layer we read, so we treat construction as complete. Mattamy is still active in Collier County: it announced a land purchase for a Southwest Florida community on July 15, 2024. Resale is the way into Compass Landing today.

When was Compass Landing built?

Homes on the county roll were built from 2016 to 2025. The original plat has 3 homes from 2016, 32 from 2017 and 43 from 2018, which is 78 of its 147 homes in the first three years. Phase 2 started in 2018 with 4 homes and peaked at 41 homes in 2021 and 29 in 2022. By year built, that puts the homes under several Florida Building Code editions, so the code era depends on the home.

How many homes and acres are in Compass Landing?

There are 273 single-family homes: 147 in the Warm Springs plat and 126 in Warm Springs Phase 2, plus 17 common tracts, for 290 parcels. The land is about 114 acres: the parcels sum to 113.75 acres, and the stormwater permit covers 113.67 acres. The zoning allows up to 400 homes, and the community was built out at 273, about 68 percent of that cap, or 2.40 homes per acre.

Is Compass Landing gated?

Yes, a 2016 builders association item called it a gated community at 3725 Helmsman Drive. Whether the gate is staffed or remote: Information not available at time of publishing (checked 2026-11-01). Ask the association what the gate system is, how guests are admitted and what the budget pays for security before you rely on any listing description of it.

What sizes and floor plans do Compass Landing homes have?

The county's heated sizes run from 1,834 to 3,808 square feet. By band, 82 homes are 1,800 to 2,199, 90 are 2,200 to 2,599, 59 are 2,600 to 2,999 and 42 are 3,000 and up. Mattamy's launch release listed 10 plans with 30 elevations, single and two-story. Bedroom and bath counts are not on the county roll, so we confirm them home by home. Treat the county figure as a floor.

Does Compass Landing have lake or preserve lots?

It has both kinds of land. The Phase 1 plat carries 3 lake tracts and 5 preserve tracts, and a recorded 31.21-acre conservation easement (Official Records Book 5211, Page 2614, recorded November 5, 2015) protects the preserve. Which individual lots back onto a lake or preserve: Information not available at time of publishing (checked 2026-11-01). We check each address against the recorded plat before we call a view.

How much are Compass Landing HOA fees?

The published dues are Information not available at time of publishing (checked 2026-11-01). We do not print a dues figure from a listing, because a listing is not the association's budget. Ask the seller for the current budget and the estoppel certificate under Florida Statutes 720.30851, and ask for the schedule of any transfer or capital contribution fee. The association is the only governing body on the state record.

What do Compass Landing HOA fees cover?

What the dues pay for is Information not available at time of publishing (checked 2026-11-01). The association owns the common tracts: 3 lake tracts, 5 preserve tracts, roads and the amenity parcel at 3690 Pilot Circle. Irrigation comes from on-site lakes under a water management district permit. Read the adopted budget line by line, and ask what the reserve plan is, before you assume any service is included.

Does Compass Landing have a CDD?

No. Three facts point the same way. The 2026 certified tax roll shows non-ad valorem charges of at most $270 on every one of the 273 homes, where a Community Development District assessment would appear. The millage area 103 taxing authority list names no district. And the association is the only governing body in the state corporation record. Confirm on your own tax bill, because the tax bill is the final proof.

Is there a capital contribution or transfer fee when buying in Compass Landing?

Any one-time fee at sale is Information not available at time of publishing (checked 2026-11-01). Florida Statutes 720.30851 governs the estoppel certificate the association must deliver, with a statutory cap on the base fee. Ask in writing for the schedule of transfer, capital contribution and application fees, and for the amount due at closing, before your inspection period ends.

What are property taxes in Compass Landing?

The 2026 certified roll puts all 273 homes in millage area 103, total 10.3696 mills. The median 2026 just value is $668,107 (range $499,982 to $1,114,228), the median ad valorem tax is $5,854 and the median total tax is $6,124. 209 of 273 homes (77 percent) carry a homestead exemption. A purchase resets the assessed value, so a bill is not a forecast for the next owner.

What amenities does Compass Landing have?

Mattamy's 2016 release describes a 2,600 square foot amenity center with a resort-style pool, fitness room, tot lot and clubhouse. The county roll lists 9,425 square feet of building area on the same parcel at 3690 Pilot Circle, built 2017; the county figure may count covered areas and outbuildings, so ask the association. A spa or cabana is not confirmed. There are no courts or club facilities on the plats.

Does Compass Landing have a golf course?

No. No golf course, club or marina sits in Compass Landing: the 290 parcels hold no golf or marina land, one association governs it and the launch release lists only the amenity center. There is no club membership and no initiation fee. Golf is nearby by road, and a resident chooses a course separately from the home.

What golf courses are near Compass Landing?

By road from 3690 Pilot Circle: Heritage Bay, 3.0 miles, 27 holes, golf bundled with that community's membership; The Vineyards, 5.6 miles, and Quail Creek, 5.9 miles, both private; Valencia Golf Course, 8.1 miles, an 18-hole par 72 public course; and Naples National, 9.6 miles, member-owned. Valencia published flat $30 morning, afternoon and twilight rates on November 1, 2026; rates change by season, so check first.

Can I rent out a home in Compass Landing?

Whether and how a home can be leased: Information not available at time of publishing (checked 2026-11-01). Florida Statutes 720.306(1)(h) limits new rental restrictions added by amendment to owners who vote for them or who take title after the amendment. Ask for the recorded declaration and any amendments, and get the leasing rules in writing before you buy a home you plan to rent.

What are the pet rules in Compass Landing?

The association's pet rules are Information not available at time of publishing (checked 2026-11-01). Do not rely on a listing field for a pet policy; it is agent-entered data, not a rule. Assistance animals are a reasonable accommodation under federal fair housing law, and the HUD guidance applies to a community with an association. Ask for the rules and regulations in writing.

Which schools are near Compass Landing?

By road from 3690 Pilot Circle: Oakridge Middle, 1.6 miles; Laurel Oak Elementary, 3.1; Gulf Coast High, 3.2; Big Cypress Elementary, 3.8; and Bear Creek Elementary, 3.8. All five earned an A from the state for 2025-26, and Bear Creek, which opened in August 2025, earned its first A. Distance is not an attendance zone, so confirm the assigned school for a specific address with Collier County Public Schools.

Is Compass Landing in a flood zone?

Yes, mostly. We mapped all 273 homes: 265 (97.1 percent) are in Zone AH with a base flood elevation of 14.5 feet, and 8 are in Zone X (3584, 3588, 3593 and 3597 Pilot Circle and 3848 to 3860 Barque Court). The panel is 12021C0218H, effective May 16, 2012, with twelve west-end homes on panel 0214H. Check your own address at the FEMA Map Service Center.

Do I need flood insurance in Compass Landing?

If your loan is federally backed and the home is in Zone AH, yes: flood insurance is required in a special flood hazard area. The 8 Zone X homes are outside that mandate, but risk is not zero. Under FEMA's current rating method the premium depends on the home's own elevation and flooding sources, so an elevation certificate can matter. The only certificate we read confirms Zone AH and 14.5 feet for 3733 Helmsman Drive.

Did Compass Landing flood in Hurricane Ian?

No source we read ties surge or damage from Irma (2017), Ian (2022) or Milton (2024) to Compass Landing, and we do not claim it stayed dry. Regionally, the National Weather Service reported Ian's surge flooding in Collier County south and west of US 41, and the community is in Evacuation Zone E and outside the Coastal High Hazard Area. Ask the seller about any storm repairs and insurance claims.

How much does homeowners insurance cost in Collier County?

The Florida Office of Insurance Regulation's July 2026 report lists Collier County average premiums of $5,534 for homeowners insurance with wind and $3,169 without wind. Your quote depends on year built, roof, openings and wind mitigation features. Florida Statutes 627.0629 requires insurers to offer wind mitigation discounts, and My Safe Florida Home offers inspections and grants. Get quotes during the inspection period, not after.

What have Compass Landing homes sold for recently?

Collier County recorded 13 qualified sales in the 12 months since November 2025, at a $830,000 median, $630,000 to $1,025,000 and $292 per heated square foot. Over 24 months there were 24 sales at $822,500 and $319; over 36 months, 36 at $803,000 and $331; over 60 months, 116 at $769,400. Southwest Florida MLS figures for Compass Landing (days on market, list-to-sale ratio, active listings): Information not available at time of publishing (checked 2026-11-01).

How have Compass Landing prices moved since 2017?

The median rose from $454,000 in 2017, the builder era with 50 recorded sales, to a $895,000 peak in 2023 on 28 sales. It was $800,000 in 2024, $855,000 in 2025 and $780,000 so far in 2026 on 11 sales. Price per square foot peaked at $356 in 2023 and is $291 in 2026 to date. These are nominal prices before improvements and costs.

Is Mattamy Homes a good builder?

We hold no source that rates Mattamy's work at Compass Landing, so we do not grade the builder. Every home here is 1 to 10 years old, so buyers order a home inspection and a wind mitigation inspection as they would on any newer home. Mattamy's warranty terms and whether they transfer to a later owner: Information not available at time of publishing (checked 2026-11-01).

What is the Vanderbilt Beach Road extension, and how does it affect Compass Landing?

Phase I of the Vanderbilt Beach Road Extension opened to traffic on June 12, 2026: about 7 miles from east of Collier Boulevard to 16th Street NE. Phase II, about 2 miles to Everglades Boulevard, may start toward the beginning of 2027. Massey Street links Vanderbilt Beach Road and Immokalee Road; its opening date is unconfirmed in our files. Confirm dates on county project pages.

What road construction is planned near Compass Landing?

The Florida Department of Transportation lists project 452544-1 for I-75 from north of Golden Gate Parkway to south of Alico Road, including a diverging diamond interchange at Immokalee Road, with construction starting mid-2026. The I-75 and Collier Boulevard interchange is project 425843-2. No source we read shows a widening of Collier Boulevard in front of Compass Landing. Confirm dates on the FDOT and county project pages.

How far is Compass Landing from the beach, airport and hospitals?

From 3690 Pilot Circle, routing estimates without traffic: Vanderbilt Beach Park 10.1 miles, 19 minutes; Fifth Avenue South 15.3 miles, 27 minutes; Southwest Florida International Airport 27.6 miles, 38 minutes. NCH Northeast freestanding emergency department is 1.9 miles away, about 5 minutes; Physicians Regional Pine Ridge is 6.7 miles, 12 minutes; NCH North Naples is 7.8 miles, 15 minutes. Add 20 to 50 percent in season.

Where do I shop for groceries near Compass Landing?

By road from 3690 Pilot Circle: Winn-Dixie on Mission Hills Drive, 1.6 miles; Publix at 15265 Collier Boulevard, 1.8 miles; and Aldi on Addison Place Drive, 1.9 miles. Founders Square dining and the retail centers at Collier Boulevard and Immokalee Road are within about 2 road miles. Mercato is 8.6 miles and Waterside Shops 11.3 miles. Stores open and close, so verify a name before a trip.

How does Compass Landing compare with Vanderbilt Country Club?

On the same county yardstick, Vanderbilt Country Club has 222 single-family homes, a median year built of 2001, 6 sales in 12 months at $769,500 ($347 per square foot) and 14 in 24 months at $932,500. Compass Landing has 273 homes built around 2020, 13 sales at $830,000 ($292) and 24 at $822,500. One has a golf club; the other does not. See the Vanderbilt Country Club page.

How does Compass Landing compare with Valencia Golf and Country Club?

Valencia Golf and Country Club in 34120 has 450 homes, a median year built of 2008, 11 sales in 12 months at $539,000 ($295 per square foot) and 28 in 24 months at $579,500. Compass Landing has 273 homes built around 2020 and sold at $830,000 over 12 months. Valencia has a golf course; Compass Landing does not. Fees and amenities differ, so read the Valencia page.

How does Compass Landing compare with other nearby communities?

Compass Landing is one gated community with one association and no club. Heritage Bay, 3.0 miles away, bundles golf with its membership; see our Heritage Bay page. Other nearby communities we cover are Bent Creek Preserve, Black Bear Ridge, Indigo Lakes and Saturnia Lakes. Rival fees and flood zones are not in our files for this page.

What is the difference between a HOA fee and a CDD fee?

A homeowners association levies dues under its declaration and Florida Statutes Chapter 720, and a Community Development District is a special district that levies assessments through the tax bill. Compass Landing has an association and no CDD: the roll shows non-ad valorem charges of $270 or less on every home. Ask what the $270 line is on your bill, and what the association's dues fund.

What does a homestead exemption do in Compass Landing?

209 of 273 homes (77 percent) carry a homestead exemption on the 2026 roll, which we report only as a tax fact. A homestead exemption lowers the taxable value for a permanent residence, and Save Our Homes caps yearly increases in assessed value. A purchase resets the assessment toward market value, so a seller's bill is a poor guide to your bill. Ask the Collier County Property Appraiser about your own situation.

Frequently Asked Questions: Seller Edition

Compass Landing sellers ask what a home is worth, how plat, street and size change the price, what the buyer pays at closing and how the association's paperwork shapes a sale. Each answer draws on a county record, a statute or our analysis, and where a fact is not published we say so.

Data updated: November 2026 (Collier County recorded sales, 12 months and 24 months since November 2025 and November 2024, county file dated October 27, 2026; Collier County parcel roll; Florida Statutes; our analysis).

How do I sell a home in Compass Landing?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read on your own plat, street and size, gather the association's budget, rules and estoppel certificate, complete the flood disclosure, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples covers the steps.

What is my Compass Landing home worth?

It depends on plat, street, heated size, view, flood zone and condition. Over 24 months the original plat had 15 sales at an $815,000 median and Phase 2 had 9 at $830,000; by size band over 36 months, $715,000 for 1,800 to 2,199 square feet, $754,400 for 2,200 to 2,599, $915,000 for 2,600 to 2,999 and $1,005,000 for 3,000 and up. Our free home valuation applies those comparisons to your address.

What have homes sold for in Compass Landing?

Over the 12 months since November 2025, 13 recorded sales ranged from $630,000 to $1,025,000 with an $830,000 median. Over 24 months, 24 sales ranged from $630,000 to $1,125,000. The quarterly medians over that window ran from $696,000 in the second quarter of 2026, on 6 sales, to $1,125,000 in the fourth quarter of 2024, on 1 sale, which shows how small samples swing.

How do I price a Compass Landing home?

Start with closed sales in your own plat and size band, then adjust. The last 12 months ran $292 per heated square foot overall, but a 3,000 square foot Helmsman Drive home and a 2,000 square foot Pilot Circle home sit at opposite ends of the range. We list within the range the comparables support, because the county sale price is what a buyer's appraiser will see.

How long do homes take to sell in Compass Landing?

Southwest Florida MLS figures for Compass Landing (days on market, list-to-sale ratio, active listings): Information not available at time of publishing (checked 2026-11-01). The sales above are Collier County recorded sales, which include sales the MLS never sees. What the record does show is pace: 13 recorded sales in 12 months, so a buyer can wait for the right home and your listing has few direct comparables.

How many homes are for sale in Compass Landing right now?

Active listing counts: Information not available at time of publishing (checked 2026-11-01). A count from a portal changes daily and often mixes Compass Landing with other communities that share a ZIP code. Ask us for a same-day read of active and pending homes on Pilot Circle, Helmsman Drive and Barque Court before you set a price, because with about one sale a month a single new listing changes the picture.

Does a Helmsman Drive home sell for more?

Helmsman Drive is the large-home street, with median heated sizes of 3,127 square feet in the original plat and 2,884 in Phase 2, and the 3,000 and up band sold at a $1,005,000 median on 4 sales over 36 months. That is a size effect we can measure, not a street premium we can prove. We compare your home with sales of similar size and condition first.

Does a pool or a lake view add value in Compass Landing?

The county roll does not count pools, and which lots back onto a lake or preserve is Information not available at time of publishing (checked 2026-11-01), so we do not quote a premium. We adjust from closed sales of similar homes and check your lot against the recorded plat. A view next to the recorded 31.21-acre conservation easement is permanent, which a buyer may value, but we price it from what buyers paid.

Does the flood zone affect my price?

265 of 273 homes are in Zone AH and 8 are in Zone X, so a buyer with a federally backed loan should expect a flood insurance requirement on most homes. We have no source that puts a dollar figure on the difference in price, so we show buyers the zone, the 14.5 foot base flood elevation, any elevation certificate and a flood quote early. A clear answer helps a negotiation more than silence.

What flood disclosure do I owe a buyer?

Florida law requires a flood disclosure from a seller at or before the contract, and we complete it with you from what you know about past flooding, claims and repairs. Pull your insurance claim history and any elevation certificate before you list. The preliminary FEMA maps were released on March 20, 2025, and the appeal period opened August 19, 2026, so a buyer may ask what the new maps could change.

What will the association require when I sell?

The association must deliver an estoppel certificate under Florida Statutes 720.30851, and a buyer will ask for the current budget, the rules and any assessments. The association's own resale packet, approval requirements and fee schedule are Information not available at time of publishing (checked 2026-11-01). We request the estoppel at listing so the paperwork is ready when the offer arrives.

How long does the HOA estoppel take, and what does it cost?

Florida Statutes 720.30851 sets a delivery deadline of 10 days after a request and caps the base fee at $299, with extra charges possible for a delinquent account or expedited delivery. What this association charges is Information not available at time of publishing (checked 2026-11-01). Order it early, because the amount due at closing can change a buyer's net cost.

Is there a transfer fee or capital contribution when I sell?

A one-time fee at sale, if one exists, is Information not available at time of publishing (checked 2026-11-01). The customary split in Collier County is that the contract decides who pays, so we read the recorded declaration for the fee and the estoppel for the amount, then write it into the contract. No dollar figure belongs in a listing until the association confirms it.

Should I sell or rent my Compass Landing home?

Leasing rules are Information not available at time of publishing (checked 2026-11-01), and Florida Statutes 720.306(1)(h) limits rental restrictions added by amendment to owners who consent or buy after the change. A rental also leaves you owning a home with taxes, dues, flood and wind insurance. Median total taxes on the 2026 roll are $6,124. We can run the numbers either way.

Do Mattamy homes hold their value?

We can show what Compass Landing homes have done, not a builder's record. The median price rose from $454,000 in 2017 to a $895,000 peak in 2023, then $800,000 in 2024, $855,000 in 2025 and $780,000 so far in 2026. Median gain on 33 homes resold since November 2023 after an earlier recorded sale was 67 percent, from a $468,000 median first price to $800,000, nominal and before improvements and costs.

Does the Mattamy warranty transfer to a new owner?

Warranty terms and whether they pass to a later owner: Information not available at time of publishing (checked 2026-11-01). Homes here were built from 2016 to 2025, so many are past any first-year coverage. Look in your closing file for the warranty documents, and give a buyer a copy of anything that applies. We do not promise coverage a document does not state.

Do buyers worry about build quality on a resale?

Buyers of any newer home order a home inspection and a wind mitigation inspection, and we plan for that. We hold no source that rates the build quality at Compass Landing, so we do not argue it either way. Repair receipts, permits, roof and air conditioning ages and a clean inspection report are what answer the question for a particular home.

Should I get a pre-listing inspection?

A pre-listing inspection is worth considering because it tells you what a buyer's inspector will find before a contract starts the clock. With homes built 2016 to 2025 the findings are often small, and fixing or documenting them keeps a negotiation short. A wind mitigation inspection can also document features that insurers must discount under Florida Statutes 627.0629.

How do I compete with new Mattamy homes at Summerlit and Arboretum?

Price against what is actually for sale and sold, not against a builder's sales center. Mattamy opened Arboretum models in Naples in October 2019 and announced a Southwest Florida land purchase on July 15, 2024, so it is still selling nearby. Builder incentives vary and are not in our files. A resale offers a gated community that is built out, no CDD and a known lot, which we present with the numbers.

How do I compete against a newer or renovated home down the street?

With only 13 recorded sales in 12 months, a buyer often compares your home with one or two others. We match by size band and street, show recent updates, roof and air conditioning ages, and price against the nearest sale in your band. The 2,600 to 2,999 band sold at a $915,000 median and the 3,000 and up band at $1,005,000, so the band matters more than the street.

What is the best time of year to sell in Compass Landing?

The recorded sales are too few to prove a season. Over 24 months, the second quarter of 2025 had 5 sales, the second quarter of 2026 had 6 and the other quarters 1 to 3 each. Naples season runs roughly January to April, but we would rather give you the sales than a rule of thumb. We pick a list date from the current listings and your move date.

What does it cost to sell a house in Florida?

Costs are set by the contract and the listing agreement, so we price them for your house, not from an average. They include the documentary stamp tax on the deed, which in Collier County the seller customarily pays, the owner's title policy, the estoppel certificate, any association transfer fee, repairs from the inspection and the agent's commission, which is negotiable. We write a net sheet before you list.

Who pays title insurance in Collier County?

In Collier County the seller customarily pays for the owner's title policy, and the buyer pays for the lender's policy, but the contract controls and can change it. The title company confirms the amount and the association's payoff before closing. Ask us for a net sheet that shows the owner's policy line, because it is one of the larger items on a seller's closing statement.

Will I owe capital gains tax when I sell?

It depends on your gain, how long you owned and lived in the home, and your filing status, so ask a tax professional. The IRS explains the home sale exclusion in Topic 701. Our records show a median gain of 67 percent on 33 homes resold since November 2023, nominal and before costs, but that median says nothing about your basis. Keep your closing statement and improvement receipts.

What happens to my homestead exemption when I sell?

Your exemption ends when you sell, and the buyer applies for their own. Save Our Homes caps yearly increases in your assessed value, and the cap resets toward market value for a buyer. If you buy another Florida homestead, you may be able to carry part of the benefit with you. Confirm the rules with the Collier County Property Appraiser or a tax professional.

Do the Collier Boulevard and I-75 projects affect showings?

They can. The Florida Department of Transportation lists project 452544-1 for I-75 including a new interchange at Immokalee Road, with construction starting mid-2026, and project 425843-2 for the I-75 and Collier Boulevard interchange. We send buyers directions that avoid the busiest segment at showing times. On the other side, Vanderbilt Beach Road Extension Phase I opened June 12, 2026, which adds a route.

Does the Vanderbilt Beach Road extension help my sale?

It adds a route, but we can't prove a price effect, so we present it as a fact. The extension runs about 7 miles from east of Collier Boulevard to 16th Street NE, and Massey Street links Vanderbilt Beach Road and Immokalee Road. A buyer who knows the area may value the second way out; others won't. Confirm Massey's opening date on county project pages.

Did Hurricane Ian affect Compass Landing home values?

No source ties damage from Ian to Compass Landing, and we make no causal claim. The recorded record shows the median at $745,200 on 46 sales in 2022, $895,000 on 28 sales in 2023, then $800,000 in 2024. The National Weather Service reported Ian's surge flooding in Collier County south and west of US 41. Buyers will ask about storm history, so have your answer and your claim records ready.

Is North Naples flooding a concern for resale buyers?

Buyers ask, so we answer with documents. 265 of 273 homes are in Zone AH at a 14.5 foot base flood elevation, the community is in Evacuation Zone E and outside the Coastal High Hazard Area, and Collier County holds a Community Rating System Class 5 with a 25 percent flood premium discount in the special flood hazard area. We hand a buyer the elevation certificate if one exists.

Are Naples home prices dropping?

For Compass Landing, the 2026 median is $780,000 on 11 sales, below $855,000 in 2025 and the $895,000 peak in 2023, and the 2026 price per square foot of $291 is below $356 in 2023. We do not forecast. The sample is small, and a few large or small homes can swing a median, so we compare your home with similar ones.

Should I use a Naples realtor or sell by owner?

A listing agent prices from comparable sales, markets the home, screens offers, runs the association paperwork and the contract deadlines, and negotiates the inspection. In a community with about one sale a month, a pricing error costs weeks. We tracked every recorded sale since the first closings in 2017 and read the water management district permits, the zoning history and the state association record, and we bring that to your listing.

What does a listing agent do for a Compass Landing seller?

We prepare the pricing read, request the estoppel and association documents, complete the flood disclosure, stage and photograph the home, list it, and manage showings and offers. We also walk the buyer through the 14.5 foot base flood elevation, the no-CDD proof and the tax figures, so questions are answered before the buyer asks. Call Jesse at (239) 898-6072 to start.

Sources and Authoritative References

Compass Landing figures on this page come from county, state and federal records, water management district permits, the builder's releases and public news reports. Each entry names the source, the publisher and the date the record was published, effective or accessed, so you can check any number yourself.

County records and data

1. Collier County Property Appraiser public data files (parcels, sales, tax roll, millage), download dated October 27, 2026, newest recorded Compass Landing sale August 21, 2026, analysis by McGreevy and Comisar, November 1, 2026 (no link; downloaded data file).
2. Collier County PUD master list, February 26, 2026 edition (Warm Springs RPUD, Ordinance 2015-05): https://www.collier.gov/files/assets/county/v/3/planning-and-zoning/documents/pud-master-list-2-26-26.pdf
3. Collier County government home page, accessed November 1, 2026: https://www.collier.gov
4. Collier County 2026 flood protection newsletter (Community Rating System Class 5), 2026: https://www.collier.gov/files/assets/county/v/3/community-planning-amp-resiliency/documents/floodplain-management/2026-flood-protection-newsletter.pdf
5. Collier County news, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk, August 2026: https://www.collier.gov/News-articles/2026-News-Articles/August-2026/Proposed-Flood-Insurance-Rate-Map-Reflects-Changes-to-Local-Flood-Risk

State corporation records

6. Florida Division of Corporations, search for Warm Springs Community Association, Inc. (document N16000000753, filed January 25, 2016, 2026 annual report filed), accessed November 1, 2026: https://search.sunbiz.org/Inquiry/CorporationSearch/ByName

Florida law

7. Florida Statutes 720.306, 2025 edition (rental restrictions added by amendment): https://www.flsenate.gov/Laws/Statutes/2025/720.306
8. Florida Statutes 720.3035, 2024 edition (architectural standards): https://flsenate.gov/Laws/Statutes/2024/720.3035
9. Florida Statutes 720.3045, 2025 edition (items not visible from the frontage, including boats and recreational vehicles): https://www.flsenate.gov/Laws/Statutes/2025/720.3045
10. Florida Statutes 627.0629, 2025 edition (wind mitigation discounts): https://www.flsenate.gov/Laws/Statutes/2025/627.0629
11. Florida Statutes 718.112, 2025 edition (condominium reserve duties, which do not apply to detached homes): https://www.flsenate.gov/Laws/Statutes/2025/718.112
12. Florida Statutes 553.899, 2025 edition (milestone inspections, condominium and cooperative buildings): https://www.flsenate.gov/Laws/Statutes/2025/553.899
13. Florida Statutes 189.064, 2026 edition (official list of special districts): https://flsenate.gov/Laws/Statutes/2026/0189.064
14. Collier County Water-Sewer District act, 2003 enrolled bill 849, Florida Senate: https://flsenate.gov/Session/Bill/2003/849/BillText/er/PDF
15. Internal Revenue Service, Topic No. 701, Sale of your home, accessed November 1, 2026: https://www.irs.gov/taxtopics/tc701
16. Florida Building Commission, effective dates of Florida Building Code editions, 2023 publication: https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf
17. Florida Building Commission, Collier County wind map, 2007: https://floridabuilding.org/FBC/WindMaps/collier2007.pdf
18. University of Florida GeoPlan, risk categories and reading wind speed maps, 2020 maps, accessed November 1, 2026: https://adhoc.geoplan.ufl.edu/downloads/kate/windspeed_2020/RiskCategories_and_ReadingWindSpeedMaps.txt

Water management district and services

19. South Florida Water Management District regulatory permitting portal, accessed November 1, 2026: https://www.sfwmd.gov/regpermitting
20. South Florida Water Management District, Water Use Permit 11-03665-W (Compass Point Landing; renewal received May 12, 2025, final action October 3, 2025), public permit record, accessed November 1, 2026: https://www.sfwmd.gov/regpermitting
21. South Florida Water Management District, Environmental Resource Permit 11-03661-P (113.67 acres; conservation easement recorded November 5, 2015, Official Records Book 5211, Page 2614), public permit record, accessed November 1, 2026: https://www.sfwmd.gov/
22. WM, residential service in Collier County, accessed November 1, 2026: https://www.wm.com/us/local/fl/collier-county/residential
23. WGCU, Collier household garbage and recycling collection resumes, September 29, 2022: https://news.wgcu.org/2022-09-29/collier-household-garbage-and-recycling-collection-services-resumes-friday

Builder releases and history

24. Mattamy Homes, Mattamy Homes Brings Affordability to Life With Entry Into Naples Market, press release, June 27, 2016: https://mattamyhomes.mediaroom.com/2016-06-27-Mattamy-Homes-Brings-Affordability-to-Life-With-Entry-into-Naples-Market
25. Newswire, same Mattamy Homes release, June 27, 2016: https://www.newswire.ca/news-releases/mattamy-homes-brings-affordability-to-life-with-entry-into-naples-market-584569581.html
26. Florida Home Builders Association, Canada's Largest Private Homebuilder to Build Compass Landing in North Naples, July 2, 2016: https://fhba.com/canadas-largest-private-homebuilder-build-compass-landing-north-naples/
27. Mattamy Homes, Opens New Models at Arboretum in Naples, press release, October 2, 2019: https://mattamyhomes.mediaroom.com/2019-10-02-Mattamy-Homes-Opens-New-Models-at-Arboretum-in-Naples-FL
28. Mattamy Homes, Secures Land Purchase for New Community in Southwest Florida, press release, July 15, 2024: https://mattamyhomes.mediaroom.com/2024-07-15-Mattamy-Homes-Secures-Land-Purchase-for-New-Community-in-Southwest-Florida
29. Business Observer, Canadian builder buys Naples tract for $8.7M (a separate Mattamy site, not Compass Landing), June 10, 2016: https://www.businessobserverfl.com/news/2016/jun/10/canadian-builder-buys-naples-tract-87m/
30. Mattamy Homes corporate site, accessed November 1, 2026: https://www.mattamyhomes.com/

FEMA and flood

31. FEMA Flood Map Service Center, accessed November 1, 2026: https://msc.fema.gov/portal/home
32. FloodSmart, National Flood Insurance Program information, accessed November 1, 2026: https://www.floodsmart.gov/
33. Florida Division of Emergency Management, Know Your Zone, accessed November 1, 2026: https://www.floridadisaster.org/knowyourzone/

National Hurricane Center and National Weather Service

34. National Weather Service Miami, Hurricane Irma, September 10, 2017 landfall, accessed November 1, 2026: https://www.weather.gov/mfl/HurricaneIrma
35. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (AL112017): https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
36. National Weather Service Miami, Hurricane Ian summary, September 28, 2022 landfall: https://www.weather.gov/media/mfl/news/HurricaneIanSummary.pdf
37. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
38. National Weather Service Miami, Hurricane Milton summary, October 9, 2024: https://www.weather.gov/media/mfl/TropicalEventSummary/PSHMFL_2024AL14_Milton_Summary.pdf
39. WGCU, One week after Irma, Floridians pick up the pieces, September 17, 2017: https://www.wgcu.org/2017-09-17/one-week-after-irma-floridians-pick-up-the-pieces
40. Business Observer, Against the wind (Irma regional context), October 27, 2017: https://www.businessobserverfl.com/news/2017/oct/27/against-wind/

Insurance

41. Florida Office of Insurance Regulation, Insurance Stability Unit report, July 2026 (Collier County average premiums): https://floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf
42. My Safe Florida Home program, accessed November 1, 2026: https://mysafeflhome.com/
43. Citizens Property Insurance Corporation, accessed November 1, 2026: https://www.citizensfla.com/

Roads, planning and development

44. Florida Department of Transportation, project 452544-1, I-75 Golden Gate Parkway to Alico Road, accessed November 1, 2026: https://www.swflroads.com/project/452544-1
45. Florida Department of Transportation, project 425843-2, I-75 at SR 951, accessed November 1, 2026: https://www.swflroads.com/project/425843-2
46. Florida Department of Transportation home page, accessed November 1, 2026: https://www.fdot.gov/
47. Naples Press, New six-lane roadway now open (Vanderbilt Beach Road Extension Phase I), June 19, 2026: https://www.naplespress.com/local-news/new-six-lane-roadway-now-open-in-golden-gate-estates-area/article_be749e63-87ac-420f-8887-932b5a59895a.html
48. Naples Press, Vanderbilt Beach Road expansion making progress, May 12, 2023, updated October 30, 2025: https://www.naplespress.com/tim-aten-knows/vanderbilt-beach-road-expansion-making-progress/article_cd19a9ca-e55f-5b68-98cb-07379cd5c8c6.html
49. Naples Press, Tim Aten Knows: when the Vanderbilt extension will open, 2026: https://www.naplespress.com/tim-aten-knows/tim-aten-knows-when-the-vanderbilt-extension-will-open/article_961d8315-0085-4842-8fb2-723b705800e5.html
50. Gulfshore Business, Vanderbilt Beach Road extension opens June 12 in Collier County, June 2026: https://www.gulfshorebusiness.com/collier/vanderbilt-beach-road-extension-opens-june-12-in-collier-county/article_a32823ee-db42-4971-8703-53526cef81a2.html
51. WGCU, Express lanes among other improvements part of I-75 project, September 20, 2026: https://wgcu.org/government-politics/2026-09-20/express-lanes-among-other-improvements-part-of-i-75-improvement-project-to-begin-later-this-fall
52. Naples News Now, Why so many roads are under construction in Naples right now, December 17, 2025: https://naples-news-now.beehiiv.com/p/why-so-many-roads-are-under-construction-in-naples-right-now-and-what-it-means-for-your-commute
53. Naples News Now, More homes, more cars and more traffic along Collier Boulevard, October 1, 2024: https://naples-news-now.beehiiv.com/p/more-homes-more-cars-and-more-traffic-are-all-happening-along-collier-boulevard
54. Naples News Now, Is help on the way for Immokalee Road, 2024: https://naples-news-now.beehiiv.com/p/is-help-on-the-way-for-immokalee-road
55. Naples News Now, New York real estate investor has bought The Pearl at Founders Square, March 13, 2023: https://naples-news-now.beehiiv.com/p/new-york-real-estate-investor-has-bought-the-pearl-at-founders-square
56. Naples News Now, Tree Farm Plaza, a retail oasis blooms in North Naples, April 30, 2024: https://naples-news-now.beehiiv.com/p/tree-farm-plaza-a-retail-oasis-blooms-in-north-naples
57. Naples Press, Habitat breaks ground on condos (Las Palmas and Tree Farm tracts), July 25, 2025, updated October 30, 2025: https://www.naplespress.com/2025/07/25/habitat-breaks-ground-on-condos
58. Naples Press, Commissioners approve 305-unit development on Immokalee Road, October 4, 2024: https://www.naplespress.com/2024/10/04/commissioners-approve-305-unit-development-on-immokalee-road
59. Business Observer, Work starts on Naples apartments (Saltgrass Reserve), April 1, 2026: https://www.businessobserverfl.com/news/2026/apr/01/work-starts-on-naples-apartments-as-developer-secures-45m-in-financing/
60. Naples Press, Collier Northeast wastewater and water treatment plants proceed, July 4, 2025: https://www.naplespress.com/2025/07/04/collier-ne-wastewater-water-treatment-plants-proceed
61. Naples News Now, Collier OKs $11.6M boost to engineering design for Northeast water and wastewater plants, June 2025: https://naples-news-now.beehiiv.com/p/collier-oks-11-6m-boost-to-engineering-design-for-northeast-water-wastewater-plants

Golf, parks and beaches

62. Heritage Bay Golf and Country Club, accessed November 1, 2026: https://www.golfheritagebay.com/
63. Valencia Golf and Country Club, published rates read November 1, 2026: https://www.valenciagolfandcountryclub.com/
64. Golf directory entry, Valencia Golf and Country Club (par 72, rating and slope), accessed November 1, 2026: https://www.golfn.com/courses/united-states-of-america/florida/valencia-golf-and-country-club
65. Quail Creek Country Club, accessed November 1, 2026: https://www.quailcreekcc.com/
66. The Vineyards Country Club, accessed November 1, 2026: https://vineyardscountryclubnaples.com/
67. Naples National Golf Club, accessed November 1, 2026: https://www.naplesnationalgolfclub.com/
68. US Open Pickleball Championships (2027 event April 17 to 24, 2027), accessed November 1, 2026: https://www.usopenpickleball.com/
69. Gulfshore Life, Delnor-Wiggins Pass State Park, accessed November 1, 2026: https://gulfshorelife.com/locations/delnor-wiggins-pass-state-park/
70. Gulfshore Life, Vanderbilt Beach Park, accessed November 1, 2026: https://gulfshorelife.com/locations/vanderbilt-beach-park/

Schools and healthcare

71. Collier County Public Schools, Attendance Boundaries page, accessed November 1, 2026: https://www.collierschools.com/exploreccps/attendance-boundaries
72. Collier County Public Schools, 2026 Accountability Brief, school and district grades for 2025-26, July 1, 2026: https://resources.finalsite.net/images/v1782924022/collierschoolscom/nb5dnkgvvzlxc0278ell/2025-2026SchoolandDistrictGrades.pdf
73. Florida Department of Education, Collier County school directory, accessed November 1, 2026: https://web03.fldoe.org/Schools/schoolreport.asp?id=11
74. Naples Press, Bear Creek Elementary being built on Immokalee Road, May 31, 2024: https://www.naplespress.com/2024/05/31/bear-creek-elementary-being-built-on-immokalee-road/
75. WGCU, New Collier school helps combat overcrowding, August 14, 2025: https://www.wgcu.org/education/2025-08-14/new-collier-school-helps-combat-overcrowding
76. NCH Healthcare System, NCH Northeast Freestanding Emergency Department and Imaging, 15420 Collier Boulevard, accessed November 1, 2026: https://locations.nchmd.org/fl/naples/nch-northeast-freestanding-emergency-department-imaging
77. NCH Healthcare System, NCH North Hospital, accessed November 1, 2026: https://locations.nchmd.org/fl/naples/nch-north-hospital
78. Physicians Regional Medical Center, Pine Ridge, accessed November 1, 2026: https://www.physiciansregional.com/physicians-regional-pine-ridge
79. Physicians Regional Medical Center, emergency department, accessed November 1, 2026: https://www.physiciansregional.com/emergency-department
80. Physicians Regional, urgent care locations, accessed November 1, 2026: https://www.physiciansregional.com/urgent-care-prhs
81. Publix, store locations, accessed November 1, 2026: https://www.publix.com/locations
82. Mercato, accessed November 1, 2026: https://www.mercatoshops.com/
83. Waterside Shops, accessed November 1, 2026: https://www.watersideshops.com/
84. Community School of Naples, About, accessed November 1, 2026: https://www.communityschoolnaples.org/about
85. Seacrest Country Day School, About, accessed November 1, 2026: https://www.seacrest.org/about

Downloadable Documents

Compass Landing documents below are public records, each linked at the office that issues it: the county's PUD list and flood newsletter, the state's insurance report, the school district's grades and the official storm reports for the hurricanes that shaped flood and insurance questions in ZIP 34120.