Cordoba at Lely Resort, Naples: a gated enclave of 48 residential lots on three streets, with a mandatory Players Club membership, a flat $997 district assessment and no bond debt. Verified facts and county records from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Jesse McGreevy · Marc Comisar · (239) 898-6072
Cordoba at Lely Resort is a small gated enclave of 48 residential lots on three streets inside Lely Resort, the master planned resort community in unincorporated Collier County, Naples, Florida. Almost every published description of it stops at a single number and a photograph. This page does something different: it counts the lots one by one against the Collier County tax roll, names the three registers that disagree about the size of the place, answers the flood question per address from FEMA’s own map service, and prints every recorded sale of the last twelve months with its official records book and page so you can look each one up yourself.
Sellers first, because a Cordoba listing is not an ordinary Naples listing. There are 48 doors here, roughly six of them change hands in a year, and buyers are underwriting a mandatory club membership whose current fee schedule the club does not publish at a stable address. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and over $900 million in personal sales between them. Call Jesse direct at (239) 898-6072, text or call.
Buyers second, and no less served. Everything a Cordoba buyer actually has to underwrite is written out below with its source and its date: the covenant that makes Players Club and Spa membership mandatory at every Cordoba address, the Lely Community Development District assessment of $997 per unit for fiscal year 2027 and the absence of any bond debt behind it, the FEMA flood designation and what it does to a mortgage, and the reason the condominium milestone inspection and structural reserve regime does not reach this neighborhood. Where a figure is not published by a primary source, this page says so in plain words and tells you who to call. It does not guess and it does not estimate.
If you are searching for the best realtor for Cordoba at Lely Resort in Naples, whether you are ready to sell your Cordoba 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Cordoba activity, last 12 months. In the twelve months to the 2026 tax roll cut, we tracked six qualified improved sales recorded in the Collier County deed record at Cordoba at Lely Resort, against 48 residential parcels, a 12.5% turnover rate. The recorded amounts ran from $630,000 to $1,080,000. Every one of those six is listed further down this page with its official records book and page number.
A disclosure we owe you, stated plainly rather than buried. Those six are recorded deeds, not multiple listing service closings. They carry no days on market, no original list price, no list to sale ratio and no concession data, because a deed record does not hold those fields. The Southwest Florida multiple listing service statistics for Cordoba, and our own representation share of them, require an attended pull that had not run when this page was written. We publish what we can source and we label what we cannot, and we would rather tell you that than print a number we cannot stand behind.
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Selling your Cordoba at Lely Resort home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying in Cordoba at Lely Resort? Call Marc Comisar at (239) 287-5873 and see how we represent buyers in Southwest Florida.
Eight facts about Cordoba at Lely Resort that most published descriptions get wrong or do not attempt. Each one is sourced in full further down this page.
Size and setting: How Many Homes Are in Cordoba · Living in Cordoba as a Homebuyer · How Cordoba Came to Be · The Homes
Money and rules: Market Snapshot · The Amenities · HOA Fees · Layered Costs · Covenants, Bylaws and ARC Rules · Rental and Lease Rules · Pet Rules
Risk and daily life: The Storm Posture · Schools · Daily Logistics
Deciding: Comparable Lely Resort Neighborhoods · Honest Pros and Cons
Working with us: Thinking of Selling Your Cordoba Home · Your Local Real Estate Experts · Buyer FAQ · Seller FAQ · What We Could Not Verify · Sources · Downloadable Documents
Cordoba at Lely Resort was platted for 50 numbered lots and the Collier County tax roll carries 48 residential parcels on the ground today, because lot 14 and lot 27 exist in the numbering and not as parcels. Of those 48, 47 are coded single family residential and one, lot 22, is coded vacant residential. The Lely Resort Master Property Owners Association roster independently counts 48 doors.
That is the whole answer, and it is worth understanding why three numbers circulate rather than one. They are not in conflict. They are three different registers counting three different things.
Figure | What it counts | Source |
|---|---|---|
50 | The platted entitlement. Lot numbers run 1 through 50, and the 2017 Lely Resort planned unit development monitoring form filed by the developer records Tract 57 as 50 proposed, 42 built and 8 remaining | |
48 | The residential parcels that exist. Enumerated one by one, not sampled. Lots 14 and 27 carry no parcel anywhere in the roll, checked across the whole county parcel file by street name and not only under the Cordoba plat records | Collier County tax roll, tax year 2026 preliminary, files dated August 29 and August 31, 2026 |
48 | The doors on the Lely Resort Master Property Owners Association roster. It matches the county residential parcel count exactly | |
47 | Of the 48 residential parcels, the number coded single family residential and carrying a building record. One parcel, lot 22 at 7976 Cordoba Place, is coded vacant residential and carries no building record | Collier County tax roll, tax year 2026 preliminary |
Say it this way when it matters: Cordoba was platted for 50 lots, the county roll carries 48 residential parcels, 47 of them have a home standing on them as of the 2026 roll, and the master association roster counts 48 doors. Anyone who tells you a single bare number is describing one register and not the others.
Selling one of those 48? Start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying into them? Read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Cordoba is recorded under three instruments in the Collier County subdivision index, not one: the original plat, a first replat covering lots 6 through 9 and lots 31 through 50, and a second replat covering lots 5 through 13 and lots 18 through 26. The index carries a parcel count against each of the three, and those three counts are 55, 24 and 18.
Do not add them. 55 plus 24 plus 18 is 97, and there are nowhere near 97 parcels in Cordoba. A replat replaces lots in the parent plat rather than adding to it, and the replat names say so on their face. The recorded plat instruments themselves are indexed at the Collier County Clerk. The overlap is by construction. The enumerated answer is 48 residential parcels and 53 parcels in total once the common area tracts are included.
Split by instrument, the 47 standing homes sit 10 under the original plat, 20 under the first replat and 17 under the second, with the vacant lot 22 making the second replat’s residential total 18.
Lots 5 through 13, 18 through 26 and 31 through 50 were re-platted after the original recording. Lots 1 through 4, 15 through 17 and 28 through 30 were never touched. A replat on this pattern in a builder developed subdivision most commonly re-dimensions lot lines to fit a revised product mix, and the recorded plat sheets would settle it. We have not read them, so we are telling you the pattern rather than the reason.
7976 Cordoba Place, lot 22, is coded vacant residential on the 2026 roll with a just value of $313,763, and it carries no building record. The deed record shows it sold on February 23, 2026 for $1,070,000 as a qualified improved sale at official records book 6557, page 2803, and then transferred again on May 7, 2026 as a vacant, unqualified transfer at book 6587, page 1184. Those are the recorded facts. We are not going to characterise what is happening on that lot, because nothing we have read explains it, and a buyer or a neighbour who wants the answer should pull the two instruments at the Collier County Clerk and check the county building permit file for the address.
Cordoba at Lely Resort is a gated pocket of 48 lots on three streets inside a master planned resort community whose umbrella association counts 5,278 doors across 48 separate homeowner and condominium associations. Cordoba Place carries 37 of the lots, Alicante Court carries 7 and Allende Lane carries 4. Lots run from 0.10 to 0.18 acres on 47 of the 48, with a median of about 0.11 acres, so this is compact, tightly platted single family product rather than an estate neighborhood, and the amenity that anchors daily life is not inside the gate at all.
Forty eight doors is genuinely small. It is small enough that a Cordoba owner will recognise most of the cars on the street, and small enough that the neighborhood has no amenity of its own: no clubhouse of its own, no pool deck of its own, no amenity building of any kind inside the gate. What Cordoba buys instead is a mandatory membership at the Players Club and Spa roughly a third of a mile away, which functions as the neighborhood’s clubhouse, plus the services the Lely Community Development District delivers across the whole resort. That is a deliberate trade and it is the single thing a buyer should decide about first.
The 2026 county just values are not flat across the three streets, and the gradient is measurable rather than a matter of opinion.
Street | Improved parcels | 2026 median just value | Range |
|---|---|---|---|
Alicante Court | 7 | $887,069 | $788,806 to $941,410 |
Allende Lane | 4 | $682,128 | $595,712 to $757,649 |
Cordoba Place | 36 | $732,314 | $536,546 to $857,466 |
Collier County tax roll, tax year 2026 preliminary. Data updated: September 2026.
Alicante Court is the top of the range by a clear margin and every one of its seven homes sits above $788,000 of just value. The roll does not record why, and no view or water attribute was retrieved for these parcels, so we will say only that the premium is real and measured and that its cause is not established.
Of the 48 residential parcels, 15 carry a homestead exemption on the 2026 roll. That means roughly two thirds of Cordoba is not a primary Florida residence. Owner mailing addresses on the roll run to Florida and twelve other states, plus one in Ontario and one in the United Kingdom, with Iowa and Michigan the largest out of state clusters at four parcels each. This is a majority seasonal ownership base, and it is the kind of fact that changes how a listing here should be timed, how showings get scheduled and how quickly an offer can actually be signed.
Cordoba at Lely Resort trades in single digits every year. The Collier County deed record holds 82 qualified improved sales at Cordoba since the first closings in 2010, and six of them were recorded in the twelve months to the 2026 roll cut, against 48 residential parcels, a 12.5% turnover rate. The recorded amounts over those twelve months ran from $630,000 to $1,080,000.
Data updated: September 2026. Source: Collier County tax roll sales file, tax year 2026 preliminary, roll dated August 29, 2026. Qualified improved transfers above $50,000.
Everything in this section comes from recorded deeds, not from the multiple listing service. A deed record tells you the date, the amount, the book and page and whether the county coded the transfer as qualified and improved. It does not tell you the list price, the days on market, the list to sale ratio, the concessions or whether the property was ever openly marketed. A median computed from recorded deeds is not the same statistic as a multiple listing service median and it must never be presented as one. Where this page cannot give you a market statistic, it says so.
Recorded | Amount | Official records book and page | Address | Lot |
|---|---|---|---|---|
October 1, 2025 | $1,080,000 | 6514 / 73 | 7980 Cordoba Place | 21 |
February 19, 2026 | $929,900 | 6557 / 541 | 7924 Cordoba Place | 11 |
February 23, 2026 | $1,070,000 | 6557 / 2803 | 7976 Cordoba Place | 22 |
March 27, 2026 | $910,000 | 6569 / 1278 | 7996 Cordoba Place | 17 |
March 30, 2026 | $1,070,000 | 6571 / 2926 | 7930 Cordoba Place | 12 |
April 25, 2026 | $630,000 | 6586 / 3744 | 7890 Allende Lane | 49 |
Data updated: September 2026. Every row is verifiable by any reader at the Collier County Clerk of the Circuit Court official records using the book and page.
Five of the six sit in a tight $910,000 to $1,080,000 band. The sixth, the $630,000 recorded on Allende Lane in April 2026, sits far below the rest and against a 2026 just value of $595,712 on the same parcel. Nothing we retrieved explains it, and we are not going to invent a reason. If that sale matters to your valuation, the deed at book 6586, page 3744 is the document to read.
Calendar year | Recorded qualified improved sales | Median | Low | High |
|---|---|---|---|---|
2022 | 5 | $1,001,000 | $740,000 | $1,200,000 |
2023 | 4 | $755,000 | $727,500 | $1,200,000 |
2024 | 3 | $945,000 | $785,000 | $1,000,000 |
2025 | 6 | $1,077,500 | $725,000 | $1,250,000 |
2026 to the August 29 roll | 5 | $929,900 | $630,000 | $1,070,000 |
Data updated: September 2026. Collier County tax roll sales file, tax year 2026 preliminary.
Every one of those annual samples is six sales or fewer. A median computed on three sales is not a market read, and a year over year percentage change computed from two such medians is arithmetic dressed up as analysis. We publish the counts and the ranges because they are true and useful. We do not publish a trend line off this sample and you should be suspicious of any page that does.
The 47 improved parcels carry 2026 just values from $536,546 to $941,410, with a median of $739,788. Total 2026 ad valorem taxes computed on the roll across all 48 residential parcels ran from $2,092 to $9,793 with a median of $7,441, and the spread at the bottom of that range is the homestead exemption at work rather than a cheaper house.
Data updated: September 2026. Collier County tax roll, tax year 2026 preliminary.
Most of what is published about Cordoba at Lely Resort is a paragraph of adjectives and a single unsourced house count. This page enumerated all 48 residential parcels against the Collier County roll, tested the flood designation at four addresses across three streets and both replats, and printed six recorded sales with their book and page. That is the standard we bring to a listing appointment and to a buyer consultation in Lely Resort.
Selling in Cordoba at Lely Resort? Start with a free, no obligation valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072.
Buying in Cordoba at Lely Resort? Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cordoba at Lely Resort is a seventeen year build that has not finished. The homeowners association was chartered with the Florida Division of Corporations on April 25, 2008, the first four homes were completed in 2009, and construction ran every single year through 2017. Then it stopped completely for three years. It restarted in 2021 and has delivered eight homes since, the most recent pair in 2025.
Year completed | Homes | Year completed | Homes |
|---|---|---|---|
2009 | 4 | 2016 | 2 |
2010 | 4 | 2017 | 1 |
2011 | 7 | 2018 to 2020 | 0 |
2012 | 3 | 2021 | 2 |
2013 | 6 | 2022 | 2 |
2014 | 10 | 2024 | 2 |
2015 | 2 | 2025 | 2 |
Collier County tax roll building file, tax year 2026 preliminary, primary structure per parcel, 47 parcels. Data updated: September 2026.
Thirty nine homes went up between 2009 and 2017. Nothing was completed in 2018, 2019 or 2020. Eight homes have been completed since 2021, which is 17% of the standing inventory built in the last five years.
Most descriptions of Cordoba treat it as a finished 2009 era subdivision, and that framing is wrong in a way that costs a seller money. A Cordoba owner is not selling into a static resale only pocket. New product has been delivered inside this 48 lot enclave as recently as 2025, which means a resale here can be shown against a genuinely new alternative on the same three streets. That is a live competitive question for pricing and for presentation, not a historical footnote.
The 2018 to 2020 stop and the 2021 restart line up with two documented events: the 2017 planned unit development monitoring form recording eight lots still remaining, and the association taking title to a tract on October 15, 2019 at official records book 5687, page 2321, which is the shape of a developer to association turnover. The dates and the counts are from the record. The causal story is our reading of them, and we are labelling it as such.
Cordoba at Lely Resort Homeowners Association, Inc. is a Florida not for profit corporation, document number N08000004128, filed April 25, 2008 and active, with annual reports filed in every year from 2009 through 2026 and one amended annual report in 2017. There is no name history, no merger, no administrative dissolution and no reinstatement in eighteen years of filings. For a 48 door association that is a clean governance record and it is worth saying plainly. The corporate record is public at the Florida Division of Corporations.
The registered agent and principal address both changed on February 25, 2025 to Cambridge Management at 2335 Tamiami Trail North, Suite 402, Naples, Florida 34103. The 2019 tract conveyance shows the association at a different management address, so a change of management company in early 2025 is the most natural reading, though the filings record the addresses and not the reason.
The 47 standing homes in Cordoba at Lely Resort sit on lots of 0.10 to 0.18 acres, roughly 4,400 to 7,800 square feet, and the county building file records base areas from 883 to 2,969 square feet with a median of 1,562. The 2026 just values run from $536,546 to $941,410. Two official registers disagree about whether these are detached single family homes or attached villas, and this page publishes that disagreement rather than resolving it by assertion.
Forty seven of the 48 residential lots are recorded at between 0.10 and 0.18 acres, with a median of about 0.11. One parcel, lot 1, is recorded at a full 1.00 acre, which is an outlier sitting between two 0.10 acre lots on the same street frontage and is most likely an artefact of how a corner or tract adjacent parcel was drawn rather than a genuine one acre homesite. We have not opened the parcel polygon file to settle it, so treat lot 1’s acreage as unresolved.
Small, tightly platted lots are an expectation setter. A buyer arriving from a larger lot Naples community should understand that the outdoor space here is a lanai and a pool deck, not a yard.
The county building file records a base area of 883 to 2,969 square feet with a median of 1,562 across the 47 primary structures. Base area is not heated living area and it is not total area under roof, and it should not be presented to a buyer as the square footage of the house. The same 47 parcels carry 183 separate building records between them, an average of nearly four structures per parcel with base areas as small as 25 square feet, so pool cages, lanais and detached structures are in the file. The 883 square foot floor is almost certainly a base area artefact and not an 883 square foot house.
Heated living area per home is not established here and we will not estimate it. It is on the county building record for each address and on the original plan set.
Register | What it says | Date |
|---|---|---|
Collier County tax roll | Use code 1, single family residential, on all 47 improved parcels, each on its own titled lot | 2026 preliminary roll |
2017 Lely Resort planned unit development monitoring form | Tract 57 typed SFA, single family attached | 2017 |
Lely Resort Master POA roster | Unit type recorded as House | undated roster |
The 2026 county roll is the most recent of the three and the most authoritative on present condition, and it says single family residential on every improved parcel. But the 2017 entitlement document typed the tract as attached, and a buyer who reads “attached” somewhere and “single family” here deserves the reconciliation rather than a confident half answer. The recorded plat and the declaration settle it. We have not read either, and both are named in the open items at the bottom of this page.
Builder identity for each construction era is not established. The tract was entitled by the Lely Resort developer and the 2017 monitoring form was filed by Stock Development, but who actually built the 2009 to 2017 run and who is building the 2021 to 2025 homes is a question the Collier County building permit file answers and the tax roll does not. We are not going to name a builder we have not sourced.
Cordoba at Lely Resort has no amenity of its own. What it has instead is a recorded covenant requiring membership at The Players Club and Spa, which sits at 8004 Lely Resort Boulevard about a third of a mile away and functions as this neighborhood’s clubhouse. Membership is mandatory at every Cordoba address and there is no exempt subset. That obligation is the single most consequential thing a Cordoba buyer underwrites and it belongs at the top of any honest description of the community.
The club publishes two columns on its own membership page: an Amenities Covenant required column and an optional column. Cordoba appears in the required column, unasterisked. In the club’s own terms, all new residences and home sites sold after February 10, 2003, collectively the amenities covenant properties, are subject to a restrictive covenant requiring membership at The Players Club and Spa, and each membership is required to pay a refundable membership deposit determined by the club from time to time, which is not transferable and is refundable only under the club’s Membership Plan, Rules and Regulations and Membership Agreement.
Six neighborhoods inside Lely Resort carry an asterisk in both columns, because they were selling on both sides of the February 10, 2003 date and therefore have some addresses inside the covenant and some outside. Cordoba is not one of them. The association was chartered in 2008 and the earliest recorded construction is 2009, entirely after the covenant date, and the club’s own list carries no asterisk against the name. Every Cordoba address is inside the covenant. That is a clean, confident, per address answer, and it is one that a page working from marketing copy cannot give you.
No golf privilege attaches to a Cordoba address on anything we have read. The club’s own two columns put several golf frontage neighborhoods inside Lely Resort in the optional column, which establishes the general point directly: golf frontage inside Lely Resort does not imply a Players Club obligation, and a Players Club membership is not a golf membership.
A buyer who reads “bundled golf” about this neighborhood and budgets golf dues against a benefit the covenant may not convey has been misled, and a seller who advertises it has mis-sold their own home. Where this page says something is required, it names what is required and cites the document that says so. On golf at Cordoba, the honest position is that nothing in the published record establishes a golf privilege, and the question is one for the club’s membership office and for the recorded Declaration, which we have not read.
The current Players Club and Spa fee schedule is not published at a stable public address and this page will not quote one. The membership page links a current 2026 fees and amenities document, the previously recorded address for that document now returns a not found error, and the live file was not parsed for this build. Figures carried in older research, including a membership deposit, an annual dues figure, a percentage add on and a rental transfer fee, are from a July 2026 retrieval of a document whose address has since changed, and a page about a mandatory membership that quotes a stale mandatory fee is the worst defect available to it. So we have omitted every figure.
What to do instead, and it takes one email. Membership questions and estoppel requests both route to the club’s own membership office at [email protected]. Ask for the current fee schedule in writing before you write an offer, and ask your closing agent to route the estoppel there rather than to the homeowners association, because the club holds the membership obligation and the association does not.
The club’s own section pages cover lifestyle programming, dining, fitness and spa and court sports. Programming the club names in its own words includes concerts, day trips, seminars, theme parties, social group clubs and social gaming, and it operates a dog park with separate small and large fenced areas off Wildflower Way plus off season reciprocal club privileges. We are deliberately not publishing a count of pools, dining venues, tennis courts or pickleball courts, because the roster we hold is a year old and the club renovates. Read the four pages above, or ask the membership office, and take the current answer from the club rather than from a real estate page.
A Cordoba at Lely Resort owner pays a quarterly assessment to the Cordoba homeowners association, and the Lely Resort master association fee is already inside that quarterly figure rather than being a separate bill. A capital contribution is due when a property transfers. The dollar amounts for both are not published by any primary source we can reach, and this page prints neither. What we can tell you is exactly what the structure is and exactly who to call for the number.
The Cordoba quarterly assessment amount, what it covers, and the capital contribution amount are all unpublished so far as any primary source we can reach is concerned. They are not estimated anywhere on this page and they are not guessed at.
The route to the real numbers is short. Ask the seller’s agent for a current estoppel certificate and the association’s current budget, both of which the association must produce on a sale, or contact Cambridge Management directly at the Naples address above. Under Florida Statute 720.401 a purchaser of a home in a mandatory homeowners association is entitled to a disclosure summary before closing, and under Florida Statute 720.303 the association’s budget and official records are available to members. If you are buying, the budget is the document that tells you what the quarterly fee actually buys.
We do hold a note that a Cordoba association budget circulates inside a document published on a competing brokerage’s site. We will not use it and we do not link it. A fee figure a buyer will rely on should come from the association, not from a third party’s marketing PDF.
A Cordoba at Lely Resort owner is billed by three separate layers plus the county tax roll, and they are commonly confused with each other. The neighborhood association bills a quarterly fee that already contains the Lely Resort master association fee. The Lely Community Development District bills a non ad valorem assessment of $997 per unit for fiscal year 2027. And the county bills ad valorem property tax at a total of 10.4020 mills in millage area 53.
Quarterly, billed by Cambridge Management, amount not published. The Lely Resort master fee is inside it. The figure that binds a specific transaction comes from a current estoppel certificate and from the Declaration, and both are covered in full in the section above.
The Lely Resort Master Property Owners Association is the umbrella over every homeowner and condominium association inside Lely Resort, and it states 5,278 doors and coordination with 48 associations. It maintains the preserves it owns and the drainage interconnects between the lakes, and it runs the Master Architectural Review Committee, which reviews new construction and association level alteration inside the resort. Its board meets on the fourth Monday of each month at 1:00 PM at the Ole Movie Theater, 9075 Celeste Drive, Naples, Florida 34113, with possible exceptions in May and December.
That last detail is worth pausing on. A master association of more than five thousand doors that meets monthly in a movie theatre inside its own community is unusually accessible, and a buyer who wants to know how the place is actually run can simply turn up.
Under a Comprehensive Service Agreement the Lely Community Development District provides services to all owners in Lely Resort, including irrigation, county road maintenance and community patrol. The district’s adopted fiscal year 2027 budget sets the assessment at $997 per unit, and the headline that matters is that this is flat against fiscal year 2026, not an increase.
Line | FY2026 adopted | FY2027 adopted |
|---|---|---|
Non ad valorem assessments | $3,130,181 | $3,130,181 |
Comprehensive Service Agreement revenue | $1,341,530 | $1,520,000 |
Total revenues | $5,700,889 | $5,097,264 |
Total expenditures | $5,700,889 | $6,031,914 |
In district equivalent residential units | 3,140 | 3,140 |
Service agreement units | 1,345 | 1,345 |
Assessment per unit | $997 | $997 |
Source: Lely Community Development District adopted fiscal year 2027 budget, published by the district. Data updated: September 2026.
There is no debt service line anywhere in the adopted fiscal year 2027 budget. We read the full expenditure schedule: professional and administrative, field management, landscaping, water management, lighting, access control, roadway, irrigation, capital outlay and other fees and charges. The $997 is operations and maintenance only, and there is no district bond to assume or pay off at closing. For a buyer comparing Southwest Florida communities where a district bond can add four figures a year for decades, that is a material difference and it is one of the better facts about buying in Lely Resort.
Two honest caveats. Whether Cordoba’s parcels are billed as in district equivalent residential units or under the service agreement is not established, though the per unit figure is the same $997 either way, so the amount is safe and the mechanism is not. And the resort’s own published unit counts differ from the district’s by two units on the service agreement line, a discrepancy we are recording rather than smoothing over. The district’s budget archive is at the Lely Community Development District community information page.
Every one of the 53 Cordoba parcels sits in millage area 53, Section 27, Township 50 South, Range 26 East, with no exceptions. The 2026 millage table for that area:
Taxing authority | Line | Millage |
|---|---|---|
Collier County | General Fund | 3.0107 |
Collier County | Unincorporated General Municipal Services Taxing District | 0.6844 |
Collier County | Water Pollution Control Program | 0.0246 |
Collier County | Conservation Collier | 0.2096 |
Collier County School Board | State Law | 1.8990 |
Collier County School Board | Local Board | 2.2480 |
Greater Naples Fire Rescue District | Fire and rescue | 2.0000 |
South Florida Water Management District | Water Management Fund South Florida | 0.0948 |
South Florida Water Management District | Big Cypress Basin | 0.0978 |
Collier Mosquito Control | Mosquito control | 0.1331 |
Total | 10.4020 |
Collier County tax roll, tax year 2026 preliminary. County 3.9293, school 4.1470, municipal 0.0000, other 2.3257. Data updated: September 2026.
Municipal millage is 0.0000, because Cordoba is in unincorporated Collier County and not in the City of Naples. The mailing address says Naples and the jurisdiction does not, and that distinction decides which government sets your code enforcement, your permits and your municipal services. It is exactly the disambiguation a buyer searching on the word “Naples” needs and almost never gets.
Fire service is the Greater Naples Fire Rescue District at 2.0000 mills. For scale, North Collier Fire Control serves the Pelican Bay millage area at 1.0000, so two Collier County communities differ by a full mill in fire district alone. On $750,000 of taxable value that is roughly $750 a year, and it is the kind of carrying cost line that never appears in a listing.
The non ad valorem column on every Cordoba parcel in the 2026 preliminary roll reads $0.00. So does the same column on every parcel in Collier County, because that column is not populated in the preliminary roll. It is a null, not a measurement, and reading it as “there is no district assessment here” would be wrong by $997 a unit. The actual non ad valorem total for a given folio comes from the certified roll or from the Collier County Tax Collector. The Lely district assessment is levied under the uniform method in Florida Statute 197.3632, which is why it never appears in a millage table at all.
Cordoba at Lely Resort is governed by a recorded declaration of covenants, conditions and restrictions, by the association’s articles and bylaws, and at the resort level by the Lely Resort Master Architectural Review Committee. We have not read the Cordoba declaration, the articles or the bylaws, and this page therefore makes no claim about what any of them says. That is an unusual thing for a real estate page to admit and it is the honest position.
The Master Architectural Review Committee run by the Lely Resort Master Property Owners Association reviews new construction and association level alteration across the resort. That is the master association’s own description of its own function, and it means an exterior project at a Cordoba address can face review at two levels rather than one: the neighborhood association’s own architectural control under its declaration, and the master committee where the resort’s rules reach.
Cordoba is a homeowners association governed by Florida Statute Chapter 720. That chapter, not the condominium chapter, sets the rules on budgets, reserves, official records, meetings and assessment collection here. Statute 720.303 governs the association’s powers, budget and records. Statute 720.3085 governs assessments and liens. Statute 720.306 governs member meetings and amendments to the governing documents.
The recorded plat book and page for all three Cordoba plats, and the declaration itself, are the highest value documents still owed on this community. Neither is held here. Both are public record once recorded, and both are searchable at the Collier County Clerk of the Circuit Court by legal description and by party name. Search the party name as the association’s recorded name and search the legal description for the subdivision; a recorded document is indexed under the document type the filer chose rather than the type its title implies, so do not filter a first pass by document type.
For a buyer, the practical route is simpler: the seller must deliver the governing documents, and Florida Statute 720.401 entitles you to a disclosure summary before closing. Read the declaration before your inspection period ends. It is the document that answers the leasing question, the pet question and the architectural question, and it is the document this page most wants and does not have.
We do not know what Cordoba at Lely Resort’s leasing rules are, and we are not going to guess. Lease restrictions in a Florida homeowners association live in the recorded declaration and in any properly adopted amendments to it, and the Cordoba declaration was not retrieved for this build. Minimum lease terms, the number of leases permitted per year, approval requirements, tenant screening and any transfer fee are all set there, and none of them is established here.
This matters more than almost any other open item on this page. In Collier County, leasing rules are consistently one of the first five questions a seller is asked and one of the first five a second home buyer asks, because they decide whether a property can carry part of its own cost. A wrong answer is expensive in both directions.
First, the recorded declaration and any recorded amendments, from the Collier County Clerk’s official records. A declaration recorded in 2008 in a community that has had a board since then is a strong candidate to have been amended or restated, so search for later instruments against the same party before relying on the original. Second, the association, through Cambridge Management, for the current rules as adopted and for any application or approval process. Florida Statute 720.306 governs how those documents are amended, which is why the amendment search is not optional.
Separately, if a Cordoba home is rented, ask the Players Club and Spa membership office how the mandatory membership is treated during a tenancy. Older research recorded a rental transfer charge at the club level; the current figure is on a fee schedule the club does not publish at a stable address, so the question goes to [email protected] along with the fee schedule request.
Cordoba at Lely Resort’s pet rules are not established and this page does not state any. Like leasing, pet restrictions in a Florida homeowners association are set by the recorded declaration and the association’s adopted rules, and neither document was retrieved for this build. Anything you read on a real estate page claiming a specific pet weight limit, breed restriction or number of animals for this neighborhood has almost certainly been copied from a generic template.
What can be said is at the resort level rather than the neighborhood level: the Players Club and Spa operates a dog park with separate small and large fenced areas off Wildflower Way, so the resort is set up for dogs even though the neighborhood rule is unknown. Get the declaration and the association’s current rules from Cambridge Management before you commit, and if the animal is a service or assistance animal, the analysis is a fair housing analysis rather than a covenant one.
Cordoba at Lely Resort is in FEMA Zone AE, a Special Flood Hazard Area, on flood insurance rate map panel 12021C0604J effective February 8, 2024. That was tested per address, not assumed: four addresses across all three streets and both replats returned the identical zone, subtype and panel. A federally backed or federally regulated mortgage on a home in a Special Flood Hazard Area carries a mandatory flood insurance requirement for the life of the loan, and that is the single most consequential carrying cost fact about this community.
Each address was geocoded through the United States Census Bureau geocoder and each resulting coordinate was queried against the FEMA National Flood Hazard Layer public map service, reading the flood hazard zone polygon and the governing map panel. Ground elevations came from the United States Geological Survey 3D Elevation Program elevation point query service. The retrieval date was September 16, 2026.
Address | Lot | Zone | Special Flood Hazard Area | Map panel | Panel effective |
|---|---|---|---|---|---|
7884 Cordoba Place | 1 | AE | Yes | 12021C0604J | February 8, 2024 |
7956 Cordoba Place | 26 | AE | Yes | 12021C0604J | February 8, 2024 |
7902 Allende Lane | 46 | AE | Yes | 12021C0604J | February 8, 2024 |
7911 Alicante Court | 39 | AE | Yes | 12021C0604J | February 8, 2024 |
Zone subtype on all four: combined riverine and coastal floodplain. A February 2024 panel is a current map, not a legacy one. Data updated: September 2026.
The remaining 44 addresses were not individually tested. Four addresses across three streets and both replats returning identical results makes uniformity very likely, and very likely is not measured. Check your own address at the FEMA Flood Map Service Center before you rely on it.
The Zone AE polygon over Cordoba carries no static base flood elevation. In this mapping the elevation is read from base flood elevation lines rather than from a flat zone value, and the nearest lines retrieved inside the Cordoba envelope read 7.5 feet. Ground elevation at two Cordoba addresses measured 8.66 feet and 8.13 feet, and an independent earlier reading at a third Cordoba point recorded 9.2 feet, so the natural grade here sits in an 8 to 9 foot band above the nearby 7.5 foot line.
Do not turn that into a conclusion about your house. A base flood elevation line applies along its own length and not to a specific lot, and ground elevation is not finished floor elevation. A home’s flood rating depends on its lowest finished floor against the base flood elevation, and that number lives on an elevation certificate for the specific property, not on a terrain model and not on this page. If a seller has an elevation certificate, it is one of the most valuable documents in the file. If they do not, a surveyor can produce one.
What is safe to say: the designation is real, the mandatory purchase requirement attaches to federally backed lending under the National Flood Insurance Program, and a cash buyer is not compelled to carry flood insurance though almost every advisor would tell them to.
What this page will not print: a premium. Under FEMA’s Risk Rating 2.0 a flood premium is priced per structure from that structure’s own characteristics, so a community wide figure is meaningless and no premium for any Cordoba address was retrieved. The same goes for windstorm and homeowners premiums, for any statement about carrier availability in this market, and for any claim about wind mitigation credits. Get a real quote on the actual address from a licensed agent, and get it before your inspection period ends rather than after.
Frame the designation honestly rather than fearfully. Zone AE is the ordinary designation across enormous stretches of coastal Collier County. Cordoba’s natural grade sits above the nearby mapped line. The homes are 2009 or newer. What a buyer deserves is the designation, the panel, the effective date, the mortgage consequence and the name of the document that answers it for their address, and that is what is on this page.
Collier County has a 2026 future physical map revision in progress for its digital flood insurance rate maps. A physical map revision can change flood zone designations, and a change to the zone on a specific parcel changes the mandatory purchase analysis and the insurance rating for that parcel. This is carried here from a July 2026 reading of the county’s floodplain management material and it is exactly the kind of fact that moves, so treat it as a prompt to check rather than as a settled finding. FEMA explains the mechanism at the Flood Map Service Center and the county floodplain office holds the local schedule.
Florida’s milestone inspection requirement at Statute 553.899 and the structural integrity reserve study requirement at Statute 718.112 attach to condominium and cooperative buildings. The parallel homeowners association chapter, Chapter 720, carries neither requirement.
Cordoba is neither a condominium nor a cooperative, and that is confirmed on three independent registers: the corporate filing is a homeowners association, the county subdivision index types all three Cordoba instruments as subdivision rather than condominium, and the tax roll carries all 47 improved parcels as single family residential on individually titled lots of 0.10 to 0.18 acres.
Because the statutory trigger is the form of ownership rather than the height of the structure, this conclusion holds without knowing how many storeys any Cordoba home has, and no storey count has been inferred anywhere on this page from a lot number, a house number or a floor area.
What this does not mean. It does not mean Cordoba has no reserve obligations. Chapter 720 reserve and budget rules still apply and the association’s own budget governs, and Statute 720.3075 limits what a developer may put in a declaration about reserves. The association’s reserve position is not established here. The accurate sentence is narrow and it is the one to use: the milestone inspection and structural integrity reserve study regime that applies to Florida condominium buildings does not reach a single family homeowners association like Cordoba.
Positioned honestly, that is a genuine advantage against condominium product elsewhere in Lely Resort and across coastal Collier County. A Cordoba buyer is not exposed to a milestone driven special assessment, because there is no condominium building to inspect.
Every home in Cordoba was built in 2009 or later, with eight completed in 2021, 2022, 2024 and 2025. There is no pre 2002 stock here and no 1980s or 1990s stock at all, which means the whole neighborhood was permitted and built under modern Florida Building Code wind provisions. That inference runs from the recorded build year to the code era in force; no permit, no wind mitigation report and no individual construction detail was retrieved, so treat the code era as the general point it is and get a wind mitigation inspection on the specific house.
If the flood question is the one holding up your decision either way, we will work it with you on the specific address. Sellers, start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, see how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Hurricane Ian and Cordoba specifically were not researched and nothing is claimed here in either direction. No damage assessment, no surge extent record, no claims data and no post storm county report was retrieved for these addresses. Any page telling you how Cordoba came through a specific storm should be asked for its source. The Collier County hurricane evacuation zone for these addresses is also not established, and it must never be inferred from a flood zone, because evacuation zones and flood zones are different systems with different boundaries.
Three Collier County Public Schools facilities sit near Cordoba at Lely Resort, and this page names them with verified addresses and straight line distances. It does not publish an attendance zone assignment for a Cordoba address, because no attendance zone for a Cordoba address was established. That refusal is deliberate. A wrong school assignment is one of the most damaging errors a community page can make, and the district’s own tool is the only authority that settles it.
School | Address | Straight line from Cordoba |
|---|---|---|
8125 Lely Cultural Parkway, Naples, FL 34113, grades PK through 5 | about 1.1 miles | |
Manatee Middle School | 1920 Manatee Road, Naples, FL 34114 | about 3.1 miles |
Lely High School | A Collier County Public Schools high school, listed on the district’s attendance boundaries page | distance not computed |
Distances computed from geocoded addresses, great circle. These are straight line distances, not drive distances and not drive times. On a gated, curvilinear resort street network the drive figure is meaningfully longer. Data updated: September 2026.
Lely High School and Parkside Elementary sit west of the Tamiami Trail and therefore outside the Lely Resort planned unit development, in the older Lely and Naples Manor area. Lely Elementary, on Lely Cultural Parkway, is inside the resort footprint. The word “Lely” attaches to several different places in south Collier County and it does not imply a relationship between them. Never read “Lely High School” as a Lely Resort community amenity, and be suspicious of any page that writes “Lely schools” as though the name settled the question.
The Collier County Public Schools attendance zone tool at zones.collierschools.com is a JavaScript application that cannot be read programmatically, and the printable boundary links on the district’s attendance boundaries page resolve to on page anchors rather than to files. So the honest answer is that the zone assignment for a specific Cordoba address has to come from the district. Run your exact address through the district tool or call Collier County Public Schools, and do it before you write an offer if schools are part of the decision. The district’s full school directory is at collierschools.com. Attendance boundaries change, so even a correct answer today is a dated answer.
Day to day, a Cordoba at Lely Resort address is served by three organisations rather than one, and the division is not obvious from inside the gate. The Cordoba association handles the neighborhood. The Lely Resort master association owns the preserves, the lake interconnects and the architectural review. And the Lely Community Development District delivers irrigation, county road maintenance and community patrol across the whole resort under its service agreement.
Community patrol at Lely Resort is delivered by the community development district, not by the Cordoba homeowners association, and it is a genuine selling point that most descriptions of the resort miss entirely. The district’s adopted fiscal year 2027 budget funds an Access Control department at $352,664, carrying $252,000 of personnel wages plus its own payroll tax, health, life and workers compensation lines, cell phones, uniforms and contractual services. That is a staffed patrol with a payroll, not a sign at a gate.
The same adopted fiscal year 2027 budget carries, at resort level:
Source: Lely Community Development District adopted fiscal year 2027 budget. Data updated: September 2026.
Three hundred and fifty thousand dollars a year of budgeted lake bank restoration and half a million dollars of reclaimed water irrigation is concrete, dated maintenance evidence. It is the sort of thing a seller can point at when a buyer asks whether the common areas are actually being looked after, and it beats an adjective every time.
County road maintenance inside Lely Resort is a district service under the service agreement, and the district budget carries $50,000 of roadway contractual services and $50,000 of streetlights capital for fiscal 2027. Which specific streets inside a gated pocket like Cordoba are district maintained rather than association maintained is not established, and it is a question the service agreement and the plat’s dedication language answer. Sidewalk responsibility is a live topic at master association level, and how it applies to a gated community like Cordoba was not established either.
The Cordoba association is managed by Cambridge Management, 2335 Tamiami Trail North, Suite 402, Naples, Florida 34103, registered agent and principal address since February 25, 2025. The master association runs an owner document portal on a third party platform behind a sign in, and publishes its approved budget openly. The master board meets on the fourth Monday of each month at 1:00 PM at the Ole Movie Theater, 9075 Celeste Drive, Naples.
Cordoba’s parcels are all in Section 27, Township 50 South, Range 26 East, ZIP 34113, site city Naples, unincorporated Collier County. The Players Club and Spa at 8004 Lely Resort Boulevard is about 0.3 miles straight line, the closest amenity of any significance. Lely Resort fronts Collier Boulevard and the Tamiami Trail and is entitled as the Lely Resort planned unit development and development of regional impact, and Cordoba sits north of the Tamiami Trail centreline, comfortably inside that footprint.
Drive times and drive distances to the beaches, to Fifth Avenue South, to Marco Island and to the airport were not computed from verified coordinates and are deliberately omitted. An approximate coordinate for a beach access produces a confident looking number with nothing behind it, and this page would rather leave a gap than fill it with one.
There is a second, unrelated Cordoba Circle in Collier County with 35 residential parcels inside a completely different subdivision, at street numbers 7501 to 7597. It is not Lely Resort and it is not this community. There is also a Cordoba at Mizner Country Club outside Collier County and a Cordova at Spanish Wells in Bonita Springs, Lee County, spelled with a v. Every Cordoba fact on this page is tied to Cordoba Place, Alicante Court and Allende Lane under the three recorded Cordoba at Lely Resort plats, which is a route that does not read the name alone.
A buyer weighing Cordoba at Lely Resort is usually choosing between it and another single family neighborhood inside the same resort, under the same master association, the same district assessment and the same mandatory Players Club covenant. Those neighborhoods are directly comparable on one yardstick that is public and dated for every one of them: the 2026 Collier County just value on their single family parcels.
Lely Resort neighborhood | Single family parcels | 2026 median just value | Range |
|---|---|---|---|
Classics Plantation Estates | 248 | $1,509,052 | $1,000,875 to $2,670,451 |
Canwick Cove | 7 | $1,171,401 | $1,077,380 to $1,283,659 |
Cottesmore | 6 | $965,280 | $863,183 to $1,039,625 |
Sussex Place | 20 | $826,790 | $764,397 to $990,960 |
Cordoba at Lely Resort | 47 | $739,788 | $536,546 to $941,410 |
Ashton Place | 78 | $663,420 | $558,819 to $816,537 |
Every neighborhood in this table appears in The Players Club and Spa’s own Amenities Covenant required column and sits in Collier County millage area 53. Parcels are those coded single family residential. Source: Collier County tax roll, tax year 2026 preliminary. Data updated: September 2026.
Cordoba sits in the lower middle of the single family range inside Lely Resort: above Ashton Place, below Sussex Place and Cottesmore, and a long way below the Classics. It is also, at 47 standing homes, one of the smallest of them, alongside Canwick Cove at seven and Cottesmore at six.
This is an assessed value benchmark, not a market benchmark. County just value is a mass appraisal figure produced for taxation, with a January 1 assessment date, and it tracks market value without equalling it. It is the right yardstick for a structural comparison across neighborhoods because it is computed the same way for every parcel on the same date, and it is the wrong yardstick for pricing a specific house. A true price per square foot, days on market and sale to list comparison across these neighborhoods requires an attended multiple listing service pull, which had not run when this page was written. When it does, this table gets a second column and this page gets a substantive update rather than a date bump.
What the table cannot tell you is the thing that often decides it: lot size, product type, age of stock and whether a neighborhood is still delivering new homes. Cordoba’s answers to those are on this page. The comparison neighborhoods’ are not, and any agent who tells you Cordoba is better or worse than Sussex Place without walking both has not done the work.
Cordoba at Lely Resort suits a specific buyer and not a general one. It is a 48 door enclave with no amenity of its own, a mandatory club membership whose current cost the club does not publish, tightly platted lots, a Special Flood Hazard Area designation, an entirely post 2009 building stock, a flat district assessment with no bond debt behind it, and a majority seasonal ownership base. Here is the case both ways, with nothing softened.
If you are searching for a Cordoba at Lely Resort listing agent, or thinking “I need someone to sell my Cordoba home”, the thing to understand first is that this is a 48 door market where roughly six properties change hands a year. Your buyer pool is small, specific and mostly not local, and the difference between a correctly positioned launch and a hopeful one is measured in months here rather than weeks. McGreevy and Comisar list and sell in Lely Resort, and this page is the evidence of how we prepare.
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In the last twelve months we tracked six qualified improved sales recorded in the Collier County deed record at Cordoba, against 48 residential parcels, a 12.5% turnover rate, at recorded amounts from $630,000 to $1,080,000. Across the full record there have been 82 qualified improved sales since 2010.
That is a deed record, not a multiple listing service record, so it carries no days on market, no list price and no list to sale ratio, and our own representation share of Cordoba’s listings needs an attended multiple listing service pull that had not run when this page was written. We would rather tell you that than print a share we cannot evidence. Ask us for it on a listing appointment and we will pull it live in front of you.
Four things, and each one is a place a generalist loses you money.
One, the mandatory membership is part of your product and part of your risk. Every Cordoba buyer inherits a Players Club and Spa obligation, and the club does not publish its current fee schedule at a stable public address. A buyer who discovers a recurring cost late renegotiates or walks. The fix is to have the current schedule in writing from [email protected], in the file, before you go to market, so the number is a disclosed fact rather than a late surprise.
Two, the estoppel routes through the club as well as the association. The club’s membership office handles closing office requests. A listing agent who only orders the association estoppel will find out about the second one at the worst possible moment. Order both early.
Three, there is a capital contribution due on transfer, recorded on the master association’s roster, amount not published. It is a closing cost line that needs to be nailed down and allocated in the contract rather than argued about at the table.
Four, and this is the one nobody expects: you may be competing with new construction inside your own gate. Eight of the 47 standing homes in Cordoba were completed in 2021, 2022, 2024 and 2025. A resale here can be shown against genuinely new product on the same three streets, which changes how a 2011 or 2013 home has to be presented and priced. A seller who does not know that is being compared is being compared anyway.
And one more that comes straight off the roll. Only 15 of the 48 parcels are homesteaded. Most of Cordoba’s owners, and most of its likely buyers, are not here year round. Timing a launch against the season, and against how quickly an out of state buyer can actually see the house, is a real lever in a market this thin.
No obligation, no pressure, and a real conversation about positioning rather than a number generated by a portal. Start at mcgreevyandcomisar.com/home-valuation.
Talk to Jesse direct at (239) 898-6072, text or call. If you are weighing whether to sell at all, that conversation is free and it is the one worth having first. Buyers, call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A dedicated Cordoba at Lely Resort seller page is planned. Until it is live, the global home valuation tool and Jesse’s direct line are the fastest routes in.
Between three and six in most years. The Collier County deed record holds 82 qualified improved sales at Cordoba since 2010, and the annual counts since 2022 run 5, 4, 3, 6 and 5. Six were recorded in the twelve months to the August 2026 roll, against 48 residential parcels, a 12.5% turnover rate.
The six sales recorded in the twelve months to the August 2026 roll ran from $630,000 to $1,080,000, with five of the six between $910,000 and $1,080,000. Those are recorded deed amounts, not multiple listing service closings, and each one is listed on this page with its book and page.
Yes. Membership is mandatory at every Cordoba address and it transfers with the obligation, so the club is part of your closing. Estoppel requests route to the club’s membership office at [email protected] as well as to the homeowners association. Order both early.
A capital contribution on transfer is recorded on the Lely Resort master association’s community roster for Cordoba. The amount is not published by any primary source and this page will not estimate it. Get the figure in writing from Cambridge Management and allocate it in the contract.
Almost certainly, and we do not know what they are. Sign and solicitation rules live in the recorded declaration and the association’s adopted rules, neither of which we hold. Get both from Cambridge Management before you plan marketing, because a sign violation on the first weekend is an avoidable own goal.
It is a disclosure, not a disqualifier. Cordoba is in Zone AE on a current 2024 map panel and a financed buyer will carry flood insurance. The way to keep it from becoming a negotiation is to have the answer ready: the panel number, the effective date, and an elevation certificate if one exists for your home.
An elevation certificate, if your home has one, followed by the current Players Club fee schedule in writing. Between them they close the two questions most likely to slow a Cordoba deal down, and they cost nothing but a phone call and, at worst, a surveyor’s fee.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they have been working the Naples and Bonita Springs market for two decades. Cordoba at Lely Resort is exactly the kind of address where a generalist and a specialist produce different outcomes, because almost every number that matters here has to be pulled from a primary record rather than read off a portal. The case for us is the page you have just read.
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Contact us directly:
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, known as FREC.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling a Cordoba at Lely Resort home? Start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Cordoba at Lely Resort? See how we represent buyers in Southwest Florida, or get in touch with our team.
More context on the wider community lives on our Lely Resort area page and our Naples area page.
The Collier County tax roll carries 48 residential parcels at Cordoba at Lely Resort, of which 47 are coded single family residential and one is coded vacant. The plat numbers lots 1 through 50, with lots 14 and 27 carrying no parcel. The Lely Resort Master Property Owners Association roster counts 48 doors, matching the county’s residential parcel count.
Because they are counting different things. Fifty is the platted entitlement. Forty eight is the number of residential parcels that exist and the number of doors on the master association roster. Forty seven is the number with a home standing on them as of the 2026 roll. None of the three is wrong; each answers a different question.
Inside the Lely Resort master planned community in unincorporated Collier County, with a Naples mailing address and ZIP 34113, in Section 27, Township 50 South, Range 26 East. It occupies three streets: Cordoba Place, Alicante Court and Allende Lane. The Players Club and Spa at 8004 Lely Resort Boulevard is about a third of a mile away.
No. Cordoba is in unincorporated Collier County. The postal city is Naples, which is why almost everything written about it says Naples, but the municipal millage line on every Cordoba parcel reads 0.0000, which is the county roll confirming that no city levies against these properties.
Yes. The Lely Resort Master Property Owners Association’s community roster records a vehicle and pedestrian gate at Cordoba. That is a single source rather than three, so we are naming the register it came from. Community patrol across the wider resort is provided by the Lely Community Development District under its service agreement, funded at $352,664 for fiscal year 2027.
Yes. Cordoba is in FEMA Zone AE, a Special Flood Hazard Area, on flood insurance rate map panel 12021C0604J effective February 8, 2024. That was confirmed per address at four addresses across all three streets and both replats. A federally backed mortgage on a home here carries a mandatory flood insurance requirement for the life of the loan.
The zone polygon carries no static base flood elevation, so the number is read from base flood elevation lines instead, and the nearest lines inside the Cordoba envelope read 7.5 feet. Ground elevation at two Cordoba addresses measured 8.66 and 8.13 feet. Your own property’s number comes from its elevation certificate and from nowhere else.
We do not know and we will not guess. Under FEMA’s Risk Rating 2.0 a flood premium is priced per structure from that structure’s own characteristics, so a community wide figure is meaningless. Get a quote on the specific address from a licensed agent, and get it during your inspection period.
Yes, at every Cordoba address, with no exempt subset. Cordoba appears in the club’s own Amenities Covenant required column without an asterisk, and the association was chartered in 2008 with first construction in 2009, entirely after the February 10, 2003 covenant date that governs the obligation.
The club does not publish its current fee schedule at a stable public address, and this page will not quote a figure from an older document whose address has changed. Email the club’s membership office at [email protected] and ask for the current schedule in writing before you write an offer.
Nothing in the published record establishes a golf privilege for a Cordoba address. Several golf frontage neighborhoods inside Lely Resort sit in the club’s optional column, which shows that golf frontage in this resort does not imply a club obligation, and a Players Club membership is not a golf membership. Ask the club before you assume either way.
Not published by any primary source we can reach, and not estimated anywhere on this page. Cordoba’s association bills a quarterly assessment through Cambridge Management, and the Lely Resort master association fee is already inside that quarterly figure. Ask for a current estoppel certificate and the association budget.
Yes, according to the Lely Resort master association’s community roster, which records a capital contribution due on transfer at Cordoba. The amount is not established by any source we hold. Get it in writing from Cambridge Management and make sure your contract says who pays it.
Yes to the assessment and no to the debt. The Lely Community Development District assessment is $997 per unit for fiscal year 2027, flat against fiscal 2026, and the district’s adopted budget carries no debt service line anywhere in it. The $997 funds operations and maintenance only, so there is no district bond to assume.
Because the non ad valorem column is not populated in the preliminary roll, county wide. It reads $0.00 on every Cordoba parcel and on every other Collier County parcel in that file. It is a null, not a measurement, and the district assessment is real. The certified roll and the Tax Collector carry the actual figure.
Total ad valorem millage in millage area 53, which covers all 53 Cordoba parcels, is 10.4020 mills for 2026: county 3.9293, school 4.1470, municipal 0.0000 and other 2.3257. Ten named taxing authorities make it up, and the largest single line after the county general fund and the school board is Greater Naples Fire Rescue District at 2.0000.
Greater Naples Fire Rescue District, levying 2.0000 mills in millage area 53. That is worth noticing in a carrying cost comparison: North Collier Fire Control serves the Pelican Bay millage area at 1.0000, so two Collier County communities can differ by a full mill in fire district alone before anything else is counted.
Lots are 0.10 to 0.18 acres on 47 of the 48, with a median of about 0.11 acres, so roughly 4,400 to 7,800 square feet. The county building file records base areas from 883 to 2,969 square feet with a median of 1,562. Base area is not heated living area, and heated living area per home is not established here.
The public record does not agree with itself. The 2026 Collier County tax roll codes all 47 improved parcels single family residential on individually titled lots. A 2017 Lely Resort planned unit development monitoring form typed the tract as single family attached. The master association roster records the unit type as House. The recorded plat and the declaration settle it, and neither is held here.
Construction ran every year from 2009 through 2017, delivering 39 homes, then stopped completely for 2018, 2019 and 2020, then restarted with two homes each in 2021, 2022, 2024 and 2025. Eight of the 47 standing homes were completed in the last five years, so Cordoba is not a finished subdivision.
Builder identity for each construction era is not established. The tract was entitled by the Lely Resort developer and the 2017 monitoring form was filed by Stock Development, but the builder of record for the 2009 to 2017 run and for the 2021 to 2025 homes is a question the Collier County building permit file answers and the tax roll does not.
No. Florida’s milestone inspection requirement and the structural integrity reserve study requirement attach to condominium and cooperative buildings. Cordoba is a homeowners association of individually titled single family lots, confirmed on three registers, so neither requirement reaches it. Chapter 720 reserve and budget rules still apply.
Lely Elementary School at 8125 Lely Cultural Parkway is about 1.1 miles away and Manatee Middle School at 1920 Manatee Road is about 3.1 miles, both Collier County Public Schools facilities. No attendance zone assignment for a Cordoba address was established, so run your exact address through the district’s own zoning tool before you rely on any of it.
Do not assume it. Lely High School and Parkside Elementary sit west of the Tamiami Trail and therefore outside the Lely Resort planned unit development. Lely Elementary, on Lely Cultural Parkway, is inside. The name “Lely” attaches to several different places in south Collier County and does not imply a relationship between them.
We do not know, and we are not going to guess. Lease restrictions live in the recorded declaration and any recorded amendments, and the Cordoba declaration was not retrieved for this build. Minimum lease terms, leases per year and approval requirements are all set there. Read it before your inspection period ends.
Not established. Pet restrictions in a Florida homeowners association are set by the recorded declaration and the association’s adopted rules, and neither was retrieved. At resort level, the Players Club and Spa operates a dog park with separate small and large fenced areas off Wildflower Way.
Cambridge Management, at 2335 Tamiami Trail North, Suite 402, Naples, Florida 34103, which has been the registered agent and principal address on the association’s corporate filing since February 25, 2025. The association itself is Cordoba at Lely Resort Homeowners Association, Inc., Florida document number N08000004128, filed April 25, 2008 and active.
We did not compute those from verified coordinates and we are not going to publish approximations. A confident looking distance with nothing behind it is worse than an admitted gap. What is measured is the Players Club and Spa at about 0.3 miles straight line, Lely Elementary at about 1.1 miles and Manatee Middle at about 3.1 miles.
Nothing on any record examined for this build makes Cordoba age restricted. It is not recorded as a housing for older persons community in its corporate filing and no age restriction appears in the county records reviewed. The recorded declaration is the document that would impose one, and it was not retrieved, so confirm it there if it matters to you.
Yes, and it catches people out. A separate Cordoba Circle with 35 residential parcels exists in Collier County inside a completely different subdivision. There is also a Cordoba at Mizner Country Club outside Collier County, and a Cordova at Spanish Wells in Bonita Springs, Lee County, spelled with a v.
Four documents. The current Players Club and Spa fee schedule in writing from the membership office. The association’s current budget and a current estoppel certificate from Cambridge Management. The recorded declaration and any amendments, for leasing, pets and architectural rules. And an elevation certificate for the specific home, if one exists.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, leading Domain Realty Group. Call Jesse McGreevy direct at (239) 898-6072. The argument for us on this specific neighborhood is the page you are reading: every number on it was pulled from a primary record.
Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then have a real conversation about it. In a 48 door market with six recorded sales a year, an automated estimate has almost nothing to work from. The 47 improved Cordoba parcels carry 2026 county just values from $536,546 to $941,410, and just value is not market value.
Six qualified improved sales were recorded in the Collier County deed record in the twelve months to the August 2026 roll, against 48 residential parcels, a 12.5% turnover rate. Those are recorded deeds and not multiple listing service closings, so they carry no days on market and no list to sale ratio.
The six sales recorded in the last twelve months ran from $630,000 to $1,080,000, with five of the six between $910,000 and $1,080,000. Calendar year medians from the deed record since 2022 are $1,001,000, $755,000, $945,000, $1,077,500 and, for 2026 to date, $929,900, on samples of six or fewer each year.
We cannot answer that honestly from the deed record alone, and we are not going to pretend otherwise. Days on market, active inventory, pending counts and list to sale ratio are multiple listing service statistics and require an attended pull that had not run when this page was written. Ask us to pull it live at your listing appointment.
Unknown from the public record. A recorded deed carries no days on market, because that field does not exist in the deed index. Anyone quoting you a Cordoba days on market figure is quoting the multiple listing service, and they should tell you the pull date and the scope they used.
Because six sales across 48 doors in a year is a high rate for a small enclave, and it cuts both ways for a seller. High turnover means real, recent, local evidence of demand. It also means your home will very likely be on the market at the same time as at least one neighbour’s.
Yes, materially. Every buyer inherits a mandatory obligation, and the club does not publish its current fee schedule at a stable public address. A buyer who learns about a recurring cost late renegotiates. Get the schedule in writing from [email protected] and put it in the file before you go live.
Do not assume either answer. The club’s published covenant language says membership deposits are not transferable and are refundable only under the Membership Plan, Rules and Regulations and the Membership Agreement. What that means for your specific membership is a question for the club’s membership office, and the answer belongs in your listing file with the estoppel rather than in a negotiation.
Two places, and missing the second one costs you time. The homeowners association estoppel goes through Cambridge Management. The club side routes to the Players Club and Spa’s own membership office at [email protected], which is where the club directs closing offices. Order both as soon as you are under contract.
A capital contribution due on transfer is recorded on the Lely Resort master association’s community roster for Cordoba. The amount is not published by any source we hold. It is a closing cost line, and who pays it is a contract term, so nail the number down with Cambridge Management before you negotiate rather than after.
Very likely, and we do not know the detail because the recorded declaration and the association’s rules were not retrieved. Sign, solicitation and open house rules in a gated Collier County community are commonly restrictive. Ask Cambridge Management for the current rules before your first marketing weekend.
There are potentially two layers. Cordoba’s own declaration sets architectural control at neighborhood level, and the Lely Resort Master Architectural Review Committee reviews new construction and association level alteration at resort level. If a buyer plans an exterior change, or if you are making one to prepare the home, find out which layer applies before work starts.
You should at least know about it. Eight of the 47 standing homes were completed in 2021, 2022, 2024 and 2025, so new product has been delivered inside this 48 lot enclave very recently. A 2011 or 2013 resale can find itself shown against something brand new on the same three streets, which changes presentation and pricing strategy.
It is a disclosure and a financing fact, not a deal killer. Cordoba is in Zone AE on a current 2024 panel and any federally backed mortgage will require flood insurance. Sellers who lose deals over it are usually the ones who had no answer ready. Have the panel number, the effective date and an elevation certificate if one exists.
If one already exists for the home, put it in the file immediately. If not, it is worth pricing. In a Special Flood Hazard Area the elevation certificate is the document that converts a vague worry into a specific, often favourable number, and it is the only way to answer the finished floor question for a specific property.
At minimum the Florida seller disclosure obligations, the homeowners association disclosure summary required under Florida Statute 720.401, the governing documents, and the property tax disclosure required under Florida Statute 689.261. Given the mandatory club membership here, add the current club fee schedule and the club’s transfer terms, because a buyer will ask and an unanswered question becomes a price concession.
Discuss it with your closing agent, and in any event tell your buyer. The Lely Community Development District assessment is $997 per unit for fiscal year 2027 and it is non ad valorem, which means it never shows in the millage table and a buyer reading only the property tax figure will miss it. It is better disclosed than discovered.
No. There is no debt service line anywhere in the district’s adopted fiscal year 2027 budget, so the $997 is operations and maintenance only. That is a genuine selling point against communities where a district bond adds four figures a year for decades, and it is worth saying out loud in your marketing because most buyers assume the opposite.
Nothing on any record examined for this build makes Cordoba age restricted, so there is no housing for older persons buyer pool restriction to work around on the evidence we hold. The recorded declaration is the instrument that would impose one, and it was not retrieved, so confirm it there before you rely on it.
Letting a buyer discover the mandatory club membership and its cost during the inspection period instead of disclosing it up front with the current schedule attached. It converts a known feature of the community into a late surprise, and late surprises are renegotiated. The fix costs one email.
Around the season and around the fact that most of your buyer pool is not local. Only 15 of the 48 residential parcels carry a homestead exemption, and owner mailing addresses on the roll run to thirteen states plus Ontario and the United Kingdom. Your buyer may need to fly in, and that is a scheduling reality rather than an inconvenience.
The assessed values say it does. Alicante Court’s seven homes carry a 2026 median just value of $887,069 against $732,314 on Cordoba Place and $682,128 on Allende Lane. The county does not record why Alicante runs highest and we are not going to invent a reason, but the gradient is measured and it is real.
It may. The 47 standing homes split 10 under the original plat, 20 under the first replat and 17 under the second, and the replats re-drew lots 5 through 13, 18 through 26 and 31 through 50. The plat sheets would show what changed. If a survey or a boundary question arises, the instrument your lot sits under is the first thing to identify.
The association’s current budget and estoppel, the recorded declaration and any amendments, the current Players Club fee schedule in writing, your elevation certificate if you have one, your survey, any wind mitigation report, and your permit history for any exterior work. Every one of those closes a question a buyer would otherwise use to slow the deal down.
Almost certainly, on a home built in 2009 or later. The whole neighborhood was permitted and built under modern Florida Building Code wind provisions, and the credits available to a buyer’s insurer depend on documented features rather than on the build year alone. No wind mitigation report for any Cordoba home was retrieved for this build, so this is a general point rather than a measured one.
Not the condominium regime. Milestone inspection and structural integrity reserve study requirements attach to condominium and cooperative buildings, and Cordoba is a homeowners association of individually titled single family lots. That is a genuine advantage to state in marketing against condominium product elsewhere in Lely Resort, as long as it is stated precisely rather than as “no reserve requirement”, which would be wrong.
On assessed value, the nearest single family neighborhoods inside the resort are Ashton Place below at a $663,420 median and Sussex Place above at $826,790, with Cottesmore at $965,280 and Canwick Cove at $1,171,401 further up and the Classics in a different bracket entirely at $1,509,052. Those are 2026 county just values, not asking prices.
Three things, and you should have answers ready for all of them: the mandatory club membership with an unpublished current cost, the Special Flood Hazard Area designation with a county map revision in progress, and the small lots. None is fatal. All three are worse if you look surprised by the question.
That is the conversation, not the answer, and anyone who gives you a number over the internet is guessing. The deed record shows Cordoba trading in single digits every year with recorded amounts in the last twelve months from $630,000 to $1,080,000. What it cannot show is inventory, demand or pace. Call Jesse direct at (239) 898-6072 and we will pull the live market data with you.
We will do for your house what this page did for your neighborhood: pull the primary records, name the things nobody else has bothered to check, and refuse to publish a number we cannot source. As Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales, that discipline is the product. Call Jesse at (239) 898-6072.
Every page like this has gaps. Most pages hide them. These are the open items on Cordoba at Lely Resort as this page was written, each with the document or the phone call that closes it, so that you can close the ones that matter to you rather than taking silence for an answer.
Documents not retrieved. The recorded plat book and page for all three Cordoba plats and the plat sheets themselves. The recorded declaration of covenants, conditions and restrictions, the articles of incorporation document image and the bylaws. All are public record at the Collier County Clerk once recorded, and together they settle leasing, pets, architectural standards, transfer fees and the single family versus attached question.
Figures not published, and therefore not printed here. The Cordoba quarterly HOA assessment and what it covers. The capital contribution amount due on transfer. The current Players Club and Spa membership deposit, annual dues, percentage add on and rental transfer fee. Any flood, windstorm or homeowners insurance premium or premium range. The association’s reserve position under Chapter 720. Heated living area per home. Builder identity by construction era.
Market data not held. Every multiple listing service statistic: days on market, list to sale ratio, active inventory, pending count, closed count and multiple listing service median. Matrix access is attended only and the pull had not run when this page was written. No placeholder figure appears anywhere on this page in its place.
Questions the record raises and does not answer. Why lots 14 and 27 carry no parcel. Why lots 5 through 13, 18 through 26 and 31 through 50 were re-platted. What is happening at lot 22, 7976 Cordoba Place, which is coded vacant with no building record yet recorded an improved qualified sale at $1,070,000 in February 2026 and a vacant unqualified transfer in May 2026. Why lot 1 is recorded at a full acre between two 0.10 acre neighbours. Why the $630,000 Allende Lane sale sits so far below the band. Why Alicante Court’s assessed values run highest.
Not researched at all, and therefore not claimed in either direction. Hurricane Ian’s effect at these addresses. The Collier County hurricane evacuation zone for Cordoba. Drive times and drive distances to the beaches, Fifth Avenue South, Marco Island and the airport. County permit activity inside Cordoba in the last twelve months. Zoning applications adjacent to the community.
Two things to re-check because they move. The Collier County 2026 future physical map revision for the digital flood insurance rate maps, which is carried here from a July 2026 reading and could change flood designations. And the Collier County Public Schools attendance zone for a Cordoba address, which the district’s own tool settles and which changes from time to time.
Every source below is a government body, a court clerk, a special district, the community’s own association, the club’s own site, a federal data service, a state statute, a school district or one of our own assets. There are no real estate aggregators and no competing brokerages in this list, by policy. Each URL was checked as live on September 16, 2026.
Each document below is linked to its own authority, which is the site that publishes it. Where a document exists and we do not hold it, it is listed as owed rather than quietly omitted.
Document | What it establishes | Authority |
|---|---|---|
Lely Community Development District adopted fiscal year 2027 budget | The $997 per unit assessment, the full expenditure schedule and the absence of any debt service line | |
Lely Resort Master Association approved budget | The master association’s own published budget | |
2017 Lely Resort planned unit development and development of regional impact monitoring form | Tract 57 as 50 proposed, 42 built and 8 remaining, typed single family attached | |
The Players Club and Spa 2026 fees and overview of amenities | The current membership fee schedule. Linked here and deliberately not quoted anywhere on this page | |
FEMA flood insurance rate map panel 12021C0604J, effective February 8, 2024 | The governing flood map for every Cordoba address | |
Cordoba at Lely Resort recorded plats, original and both replats | Lot dimensions, dedications, the fate of lots 14 and 27, and the single family versus attached question. Not held. Public record once recorded | |
Cordoba at Lely Resort declaration of covenants, conditions and restrictions, plus articles and bylaws | Leasing rules, pet rules, architectural standards, transfer fees and reserves. Not held. Public record once recorded | |
Cordoba at Lely Resort Homeowners Association corporate filing, document number N08000004128 | Entity type, filing date, active status, officers and the 2008 to 2026 filing history |
Property, parcel and transaction data on this page comes from the Collier County tax roll and deed record, tax year 2026 preliminary, pulled September 2026. No Southwest Florida MLS data appears on this page, and every statistic that would require it is named as an open item above rather than estimated.
McGreevy and Comisar, Best Realtor for Cordoba at Lely Resort. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
