The Falls of Portofino is 246 townhouse-style condominium homes on Vanderbilt Beach Road in Naples. Ownership, the four fee layers, financing limits, flood zones, schools and taxes from the public record. Call McGreevy and Comisar at (239) 898-6072.
McGreevy and Comisar are the team Falls of Portofino sellers call first, and the team Falls of Portofino buyers call when they want to know which of the six condominiums a building sits in, who owns the other units in it, and why a conventional lender may say no. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them. The Falls of Portofino is a gated community of 246 two-story townhouse-style condominium homes in Naples, Florida. It sits on the north side of Vanderbilt Beach Road about half a mile west of Collier Boulevard, in unincorporated Collier County, ZIP 34119, with Island Walk along its west side and Vanderbilt Reserve to the north. The operator's published floor plans are three- and four-bedroom townhouse layouts with attached garages, and a private clubhouse and pool sit at the center of the community.
This guide is built from the Collier County Property Appraiser's 2026 preliminary roll and recorded sales file, the Florida condominium registry, the Florida Division of Corporations filings for all six condominium associations, the Master HOA and the club company, the recorded Club Plan, the Master Declaration sections the operator publishes, Fannie Mae's Selling Guide, HUD's condominium database, FEMA's flood maps, Naples Daily News archive reporting from 2006 and 2007, and the Southwest Florida MLS Matrix, pulled September 2026. It also corrects three things that circulate about the Falls. The homes are marketed as townhomes, but legally every one is a condominium unit, not a fee-simple townhome on its own lot, per the Florida condominium registry extract. The community is 246 homes, not the 490 town homes the builder described in 2007, per the Naples Daily News report of May 26, 2007. And the "166 homes" the rental operator advertises are not the whole community: they are the units one company, Falls Townhomes II LLC, owns inside it, and the other 80 homes belong to other companies, individuals and trusts, per the Collier County parcel layer on the 2026 preliminary roll.
If you own here, start with the market section: it lists every qualified sale the county has recorded in three years, what the county roll says your floor plan is worth for tax purposes, and exactly what a buyer's lender and the associations will ask for before your closing. If you are buying here, the living section tells you what a day inside the gate looks like, who runs which part of the community, what the recorded rules allow, and what The Falls of Portofino does not have.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the best realtor for The Falls of Portofino because selling here is a documents problem before it is a marketing problem: four layers of governance, an association approval on every sale, a club certificate outside the statutory caps, and a buyer pool shaped by financing rules. We lead the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026
If you are searching for the best realtor for The Falls of Portofino, whether you are ready to sell your Falls of Portofino 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. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. If you want to see how Naples agents stack up on production that anyone can check, we publish the best real estate agents in Naples, compared on the public record.
Recent Falls of Portofino track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Falls of Portofino closings in the Southwest Florida MLS Matrix, pulled September 26, 2026, covering closings dated September 27, 2025 to September 26, 2026, for $675,000 in closed volume. Two sales are too few for a median, so here they are: a 1,890 sq ft home on Romana Way closed at $390,000 on September 21, 2026 after 4 days on market (98.7% of its $395,000 list price), and a 1,828 sq ft home on Ambrosia Lane closed at $285,000 on April 17, 2026 after 46 days (96.6% of its $294,900 list price). Widening the window to the 60 months to September 26, 2026 gives 14 MLS closings (even n) at a median of $351,000 (the mean of the middle pair, $350,000 and $352,000), a median of $190.65 per square foot of living area, a median sold-to-list ratio of 98.48% and a median of 40.5 days on market, with 6 of the 14 closing at or above list. The highest Falls of Portofino sale in the MLS record is $425,000 (June 27, 2024). Today 4 Falls of Portofino homes are listed for sale at $339,900 to $365,000, which is about 24 months of supply at the trailing 12-month pace of 2 closings, a market where pricing, not exposure, decides the outcome.
What the county records show, complete through September 23, 2026. The Collier County recorded qualified sales file shows exactly one arm's-length single-home sale at The Falls of Portofino in the 12 months to September 23, 2026: a 1,828 square foot home in a 2007 building that sold for $285,000 on April 14, 2026, which is $155.91 per square foot of living area on the county roll. No qualified sale was recorded anywhere in the community in calendar 2025. Over the three years to September 23, 2026 the county recorded four qualified sales, and none of the 128 homes built in 2024 and 2025 has ever sold to an individual buyer. Those are the numbers from the Collier County parcel layer on the 2026 preliminary roll and the Property Appraiser's sales file, and they are why pricing a Falls home is a judgment built on records rather than on a list of recent neighbors' sales.
For Falls of Portofino sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Falls of Portofino sale also runs on paperwork that most agents in Naples never see in one closing, and it has to be ordered on day one. Your buyer's title company will need an estoppel certificate from whichever of the six condominium associations holds your unit, a second estoppel from The Falls of Portofino Master HOA, Inc., and a separate certificate from Club Falls of Portofino, LLC, the for-profit company that owns the clubhouse under a recorded Club Plan. Florida caps condominium and HOA estoppel fees at $250, plus $100 for delivery within three business days and $150 if the unit is delinquent, under Florida Statutes section 718.116 and section 720.30851; the club's certificate is ordered through the club's own portal and sits outside those caps. Every sale also needs association approval, with a decision due within 30 days of a complete application and a transfer fee set by the board, under Section 14 of the Master Declaration as reproduced in the rules and regulations packet the operator posts; Florida limits a condominium approval fee to $150 per applicant where the documents allow one, under section 718.112. On every resale after the developer's first sale, the Master Declaration (Section 10.13) adds a Resale Capital Contribution in an amount set by board resolution, which no public document states, so we get the figure in writing before the contract is signed. The club's dues ride on top: $42 a month in 2026 under the recorded Club Falls of Portofino Club Plan, plus a pro-rata share of club expenses, and the club's lien ranks ahead of the associations' liens, so the payoff has to be exact. Then there is the buyer pool. Falls Townhomes II LLC owns a majority of units in five of the six condominiums, which puts those condominiums outside Fannie Mae's 20% single-entity limit in its Selling Guide on ineligible projects, and HUD's FHA condominium look-up shows no FHA project approval for any of them. That means your buyer is paying cash, borrowing from a portfolio lender, or using a non-QM, non-warrantable condominium loan with a larger down payment, and the listing, the pricing and the lender introductions have to be built for those buyers from the first day. Finally, your home is for sale beside the operator's rental supply: on September 23, 2026 the operator listed 27 homes for rent, with up to two months free on select new leases of at least 14 months, per the operator's home page. An investor-buyer will compare your price with that rent, and so will we. That is a documents, financing and positioning problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your Falls of Portofino home? Get a free home valuation for your Falls of Portofino home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. Our full seller plan is in our guide to selling a home in The Falls of Portofino.
Buying a home in The Falls of Portofino? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Our guide to buying a home in The Falls of Portofino covers financing, fees and the association approval step by step.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
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).
The Falls of Portofino comes down to eight load-bearing facts: its legal form, its four layers of governance and fees, who owns it, how buyers can finance it, when it was built, what homes have sold for, the rental supply every owner competes with, and where it sits on the flood and road maps. Each is drawn from a recorded document or government record and sourced again below.
Data updated: September 2026
This guide to The Falls of Portofino runs from the market and daily life through the history, the Wolf Creek zoning, the six condominiums, ownership, governance and the full fee stack, financing, the club, storms, flood zones, insurance, taxes, schools, drive times, what is being built nearby, renting, comparisons, honest pros and cons, and both FAQ sets. Jump to what you need, or read it in order.
Living in The Falls of Portofino means a gated entry off Vanderbilt Beach Road, 35 two-story buildings on four short interior streets, an attached garage at every home, a clubhouse, pool and fitness center owned by a club company, and a community where most neighbors lease from one operator. Vanderbilt Beach Park is about 16 minutes west without traffic.
Data updated: September 2026
The community's parcels total about 35 acres on the Collier County roll, including about 21.6 acres of common-area parcels that hold the roads, lakes and preserve buffers, per the Collier County parcel layer. It is a compact place: the homes run along Ambrosia Lane, Venice Way, Romana Way and Torino Terrace, and there is no through traffic. The legal location is Section 34, Township 48 South, Range 26 East, in unincorporated Collier County, so there is no city government and no city millage on the tax bill. For how the Falls fits into the wider city, our Naples guide covers the neighborhoods, beaches and districts around it.
A day here starts in the garage. Every home has an attached garage, and the recorded rules push vehicles into it: under Section 5.4 of the Master Declaration, as reproduced in the rules and regulations packet the operator posts, cars park in the garage or the driveway, and commercial vehicles, boats, trailers and RVs have to be kept inside a garage. From the driveway it is a short drive out through the gate to Vanderbilt Beach Road. Turning right puts you at Collier Boulevard in about half a mile; turning left and staying on Vanderbilt Beach Road takes you all the way to the Gulf. The Publix at The Shoppes at Pebblebrooke on Collier Boulevard is about 2.6 miles and 5 minutes without traffic, and Vanderbilt Commons, the shopping center at 7211 Vanderbilt Beach Road, is about 0.2 mile from the entrance by road, per the OSRM route service that we used to model every drive time on this page.
Midday belongs to the club. The operator advertises a resort-style pool and sundeck, a clubhouse with a kitchen, a dining and lounge area and a game room with billiards, a fitness center, and a BBQ and picnic area, per the operator's amenities page. The fitness center is for ages 16 and up, and children under 16 may use the pool only with adult supervision, under Section 14.1 of the recorded Club Plan. The leasing office also works out of the clubhouse at 7047 Ambrosia Lane, open Monday to Friday 9 a.m. to 6 p.m. and Saturday 10:30 a.m. to 5 p.m., per the operator's contact page, so the clubhouse is where rental tours start as well.
For the beach, the route is simple. Vanderbilt Beach Park is 8.2 miles and about 16 minutes west without traffic, Clam Pass Park 9.3 miles and about 17 minutes, and Delnor-Wiggins Pass State Park 9.9 miles and about 19 minutes, all straight out Vanderbilt Beach Road. Parking rules and permits at each are in our guide to Naples beach parking. Every drive time on this page is a modeled free-flow time from 7047 Ambrosia Lane with no traffic; from January to April, expect longer.
The gated entrance with its gatehouse and water features was finished by early February 2007, per the Naples Daily News real estate brief of February 4, 2007. Today the operator advertises controlled-access gated entry on its amenities page. Vehicles reach the community from Vanderbilt Beach Road at the Pristine Drive intersection, opposite Mason Classical Academy, and turn west onto Castello Way into the community, based on Collier County's road centerline file and route modeling. Castello Way is the entry and common-area street and has no homes on it.
Inside, the homes sit on four streets. Ambrosia Lane carries 88 homes, Venice Way 68, Romana Way 46 and Torino Terrace 30, and 14 more homes in two newer buildings on Ambrosia Lane do not yet carry a unit-level site address on the roll, per Collier County's site address points. Building addresses run from 7005 to 7082, and the unit number tells you the building: it is the building number times 100 plus the unit's position, so 7005 Romana Way #1701 is Building 17, unit 1. That numbering matters when you read a listing, an estoppel or a rental ad, because it tells you which of the six condominiums you are dealing with.
The entrance is changing. A county traffic signal at Vanderbilt Beach Road and Mason Academy Drive / Pristine Drive is listed as under construction in Collier County's traffic operations signal inventory, and after Mason Classical Academy's campus opened in 2026, WINK News reported school pickup lines backing up on Vanderbilt Beach Road on August 11, 2026. Half a mile east, the Vanderbilt Beach Road Extension opened to traffic on June 12, 2026, running about 7 miles east from Collier Boulevard to 16th Street NE, per Collier County's ribbon-cutting announcement. If you tour, tour at school drop-off and pickup times as well as midday.
The Falls of Portofino has 35 buildings: 20 buildings of eight homes, 13 of six and 2 of four, per the county roll. All are two-story townhouse-style buildings, and every home has three or four bedrooms. The county roll records four sizes of living area: 1,679 square feet (35 homes), 1,822 (124), 1,828 (70) and 1,890 (17, found only in the 2006 and 2007 buildings). The median is 1,822 square feet.
Floor plan | Bedrooms | Baths | Living area | Original garage |
|---|---|---|---|---|
Angelico | 3 | 2.5 | 1,679 sq ft | One-car |
Boticelli | 4 | 3 | 1,828 sq ft | One-car |
Da Vinci | 4 | 2.5 | 1,822 sq ft | Two-car |
Donatello | 4 | 2.5 | 1,822 to 1,890 sq ft | Two-car |
Sources: plan names, bedrooms and baths from the operator's floor plan pages for the Angelico, Boticelli, Da Vinci and Donatello; living area from the 2026 preliminary Collier County roll; garages from the original Prime Home Builders sales brochure. The 1,890 square foot Donatello appears in the original 2006 plan set and on 17 first-wave homes; the operator lists the Donatello at 1,822 square feet today.
The operator describes "attached one- or two-car garages" today, per its FAQ, and advertises a washer and dryer in each home, a patio or balcony and high ceilings on its amenities page. The original builder specified concrete block construction, S-tile roofs, hurricane shutters, underground utilities, municipal water and sewer, and a 10-year structural warranty in the original sales brochure; those are marketing claims for the 2006 and 2007 product, and the public roll does not record construction type. On the storm side, the Master Declaration (Section 5.19) allows hurricane shutters to go up no more than 48 hours before a storm and requires them down within 72 hours after.
A buyer here is really choosing between two vintages. The 118 homes in the 2006 and 2007 buildings are the only ones that have ever been sold to individuals, and they carry the 1,890 square foot variant. The 128 homes in the 2024 and 2025 buildings are all owned by Falls Townhomes II LLC and run as rentals. The two vintages are interleaved inside every condominium except No. 6, which is all 2007 construction, so the building next door to a 2007 resale may be brand-new rental stock.
The clubhouse stands on a 0.74-acre parcel at 7047 Ambrosia Lane, and the state roll records a 4,477 square foot building built in 2007, per the Florida Department of Revenue statewide cadastral. The clubhouse, pool and fitness facilities belong to Club Falls of Portofino, LLC, a for-profit company managed by Prime Hospitality Group V LLC, not to any of the associations. Owners hold a non-exclusive license to use them under the recorded Club Plan, and only one designated member per home may use the club; once a home is leased, the tenant holds that right, not the owner.
The Club Plan gives the club owner wide room. It may run leasing and sales offices on the club property without paying rent, may open the club to non-members for fees it keeps, and may amend the Club Plan on its own, and club dues are not reduced if the club is damaged. The monthly Club Membership Fee is $42 for 2025 and 2026 and steps up to $43 (2027 to 2028), $44 (2029 to 2030), $45 (2031), $48 (2032) and a $50 cap from 2033, plus a pro-rata share of club expenses and sales tax. The Club Plan also gives the Master HOA an option, starting two years after the Community Completion Date, to buy the club at a price equal to total annual Club Membership Fees capitalized at 6%. For a buyer, the practical point is that the club is a recorded, perpetual obligation of every home, owned by a company, and its total monthly cost appears only on the club's own certificate.
The Falls of Portofino sits at a crossroads of established North Naples communities. Island Walk borders the west side, Vanderbilt Reserve lies to the north, Black Bear Ridge and the Vanderbilt Commons shopping center sit east across Pristine Drive, and Mason Classical Academy and Golden Gate Estates acreage lie south across Vanderbilt Beach Road, per the Collier County Growth Management parcel layer. Vanderbilt Country Club is about 0.79 mile away and Summit Place about 0.60 mile, measured straight line to the nearest parcel. Those are neighbors on a map only: nothing in any record gives Falls owners use of another community's amenities.
Destination | Road miles | About, without traffic |
|---|---|---|
Publix, The Shoppes at Pebblebrooke | 2.6 | 5 minutes |
NCH Northeast freestanding emergency department | 2.9 | 6 minutes |
Publix, Brooks Village | 3.0 | 6 minutes |
I-75 Exit 111 (Immokalee Rd) on-ramp | 4.8 | 9 minutes |
Physicians Regional Medical Center, Pine Ridge | 4.8 | 10 minutes |
North Collier Regional Park and Sun-N-Fun Lagoon | 5.4 | 11 minutes |
Mercato | 6.8 | 13 minutes |
NCH North Naples Hospital | 7.9 | 15 minutes |
Vanderbilt Beach Park | 8.2 | 16 minutes |
Waterside Shops | 9.5 | 17 minutes |
Naples Airport | 10.9 | 20 minutes |
Fifth Avenue South | 13.5 | 24 minutes |
Southwest Florida International Airport | 24.5 | 33 minutes |
Source: OSRM route service from 7047 Ambrosia Lane, modeled September 23, 2026, free-flow; peak-season times will be longer.
The NCH Northeast emergency department at 15420 Collier Boulevard is open 24 hours, per NCH's location page. Collier County Public Schools zones every Falls address to Vineyards Elementary, Oakridge Middle and Barron Collier High for both the 2025-26 and 2026-27 school years, per the district's school-zone lookup, and all three earned an A from the Florida Department of Education in every year from 2021-22 through 2025-26, per the CCPS 2026 accountability brief. Mason Classical Academy, a tuition-free public charter school that admits by lottery, has a campus at 7170 Vanderbilt Beach Road, directly across the road, per its website. Our guide to Naples private schools covers the independent options.
For green space, Max A. Hasse Jr. Community Park is about 1.8 miles and Vineyards Community Park about 2.2 miles, straight line, per Collier County's parks layer, and Conservation Collier's Alligator Flag Preserve is about 2.0 miles straight line. The nearest public library is the Estates Library at 1266 Golden Gate Boulevard West, about 4.1 miles straight line, per the Collier County Public Libraries layer. Our guides to Collier County parks, tennis and pickleball in Collier County and Collier County restaurants pick up from there.
Four different bodies touch a Falls home, and knowing which one handles what saves a buyer weeks. Each condominium has its own Florida not-for-profit association, all six filed November 2, 2005 and active. Over them sits The Falls of Portofino Master HOA, Inc., filed the same day, administratively dissolved and reinstated on November 6, 2023, and current with a 2026 annual report filed September 14, 2026, per its Florida Division of Corporations record. The condominium associations collect the Master HOA's assessments and remit them, under Section 10.2 of the Master Declaration. Club Falls of Portofino, LLC owns the clubhouse and runs the resident portal where fees are paid. And Collier County taxes each unit separately.
On the ground, the Master Declaration makes the association responsible for lawns, irrigation, driveways and sidewalks, and for painting all the townhome buildings, per the rules and regulations packet the operator posts. The rental operator is Prime Group (Prime General, LLC, doing business as Prime Group) of Hollywood, Florida, and its property-management arm is PMG Asset Services, per Prime Group's PMG Asset Services page. The operator advertises on-site management and maintenance with 24-hour emergency maintenance. Every association record we read on the state corporate registry lists its principal address at Prime Group's Hollywood office, in care of PMG, which is also the mailing address of Falls Townhomes II LLC and the club company. A buyer should understand that the landlord for 166 homes, the club owner and the associations' address of record are all the same office.
The rules that matter most are in the numbered sections of the Master Declaration that the operator reproduces in its rules and regulations packet, updated September 16, 2021. Owners may keep two pets, leashed, with no tie-outs. Private pools are not allowed. Fines can reach $100 per violation per day with no cap. Leases must be for the whole home, run at least 90 days, and no home may be leased more than twice in any 12 months; room rentals, transient rentals and time-sharing are prohibited. Every sale, lease, lease renewal and gift needs association approval, an owner who is behind on assessments may not lease, and an owner gives up use of the common areas while the home is leased. The 90-day minimum also puts the Falls outside the nightly and weekly market that Collier County's short-term vacation rental registration addresses.
Renters who lease from the operator follow the operator's own terms on top of those rules: up to two pets of 50 pounds each, a $350 one-time fee and $20 a month per pet, with listed restricted breeds, per the operator's amenities page, and a $150 application fee with income, credit, background and rental-history screening, per the operator's FAQ.
The Falls of Portofino is overwhelmingly a rental community by ownership. Only 8 of 246 homes (3.3%) carry a Florida homestead exemption on the 2026 preliminary roll, and all 8 are in 2007 buildings; the 2025 certified roll showed 7. Companies own 216 homes (87.8%), individuals own 27 and personal trusts own 3, per the Collier County parcel layer. Collier County's January 2026 Rental Apartment Inventory Survey lists The Falls of Portofino, 7047 Ambrosia Lane, as a market-rate rental community, per the county's Affordable Housing Advisory Committee packet of January 20, 2026.
That is the context behind something that confuses buyers: search results often describe the Falls as an apartment complex. It is not one legally. It was launched and sold as a for-sale condominium community, the six condominium associations were filed in November 2005 before the first homes were finished, and it still has 30 individually or trust-owned homes that can be bought and sold like any condominium. What changed is who owns the rest.
Because the Falls is gated and has a club, some buyers assume more than is there, so here is the list plainly. There is no golf course inside the gates, and the operator's current amenity list does not advertise tennis courts, basketball courts or a spa; the 2007 Club Plan described a larger planned set, and the Club Plan lets the club owner change the list. There is no private pool allowed at any home. There is no short-term or seasonal renting under 90 days. There is no conventional or FHA financing path for most buyers, for the reasons in the market section below. There is no boating on the community's lakes that any record describes; the lakes and preserve buffers are common-area land. And the community has no second amenity club or neighborhood pool: one clubhouse and one pool serve all 246 homes, and the tenant of a leased home holds the club right for that home.
If you want a gated North Naples community with a golf or tennis club, individually owned neighbors and conventional financing, our guides to Vanderbilt Country Club, Island Walk, Tuscany Cove and Ibis Cove are the places to compare.
Thinking about selling your Falls of Portofino home? Start with a free home valuation for your Falls of Portofino home, or Call Jesse direct at (239) 898-6072 for a confidential conversation about pricing against every qualified sale the county has recorded here.
Buying in The Falls of Portofino? Call Marc at (239) 287-5873 and he will walk you through the condominium, the club, the lease rules and the loan options before you tour, or read how we represent buyers in Southwest Florida.
The Falls of Portofino market in 2026 is thin and record-driven. Collier County recorded qualified sales show four arm's-length sales in the three years to September 23, 2026 (median $359,500, small sample) and one since January 1, 2025, at $285,000 in April 2026. The 2026 preliminary roll median just value is $305,122, and 128 newer homes have never sold.
Data updated: September 2026
This section uses three separate kinds of numbers, and they are labeled every time. County roll values come from the 2026 preliminary Collier County roll, just value, on the Collier County parcel layer, cross-checked against the 2025 roll on the Florida Department of Revenue statewide cadastral. Just value is the Property Appraiser's mass-appraisal estimate for taxation, not a sale price, and the 2026 preliminary figures can change before the roll certifies around November 1, 2026. Collier County recorded qualified sales are the sales the Property Appraiser flags as arm's-length; multi-unit bulk deeds and nominal transfers are not qualified and are discussed separately. MLS figures come from the Southwest Florida MLS Matrix, pulled September 2026. Living area is the county roll's figure unless we say otherwise.
On the 2026 preliminary Collier County roll, just value, the median Falls home is valued at $305,122, with a range of $268,529 to $320,390. That median works out to about $167.5 per square foot of living area on the roll. The Property Appraiser values these homes almost uniformly: within each size, the spread is $5,000.
Living area (county roll) | Homes | Median 2026 just value | Just value per sq ft (median) |
|---|---|---|---|
1,679 sq ft (Angelico) | 35 | $268,529 | $159.93 |
1,828 sq ft (Boticelli) | 70 | $296,028 | $161.94 |
1,822 sq ft (Da Vinci and Donatello) | 124 | $305,122 | $167.47 |
1,890 sq ft (Donatello, first wave only) | 17 | $315,390 | $166.87 |
All homes | 246 | $305,122 | about $167.5 |
Source: 2026 preliminary Collier County roll, just value, Collier County parcel layer. Per-square-foot figures are the median just value divided by that size's living area. Assessed values, not prices.
The total 2026 preliminary just value of all 246 homes is $73,757,233.
The county roll does not price the two construction waves differently. On the 2026 preliminary roll, the 118 homes in 2006 and 2007 buildings have a median just value of $305,122 (range $268,529 to $320,390), and the 128 homes in 2024 and 2025 buildings also have a median of $305,122 (range $268,529 to $310,122). Size for size, the medians are identical.
Living area | First wave (2006 to 2007): homes / median just value | Second wave (2024 to 2025): homes / median just value |
|---|---|---|
1,679 sq ft | 18 / $268,529 | 17 / $268,529 |
1,822 sq ft | 47 / $305,122 | 77 / $305,122 |
1,828 sq ft | 36 / $296,028 | 34 / $296,028 |
1,890 sq ft | 17 / $315,390 | none built |
All sizes | 118 / $305,122 | 128 / $305,122 |
Source: 2026 preliminary Collier County roll, just value, and year built, Collier County parcel layer.
That matters for a seller in an older building. The roll treats a 2007 home and a 2025 home of the same size as worth the same, but a buyer will not: the newer homes have never been tested by an arm's-length sale, the older ones carry nearly two decades of use, and the only market evidence comes from the older buildings. The roll is context for taxes, not a price for either vintage.
Community-wide medians before 2025 are not useful, because until the second wave was finished most of the 246 parcels were vacant condominium land. The median just value of all 246 units was $18,000 in 2021, $24,978 in 2022 and $27,500 in both 2023 and 2024, then $296,028 on the 2025 certified roll and $305,122 on the 2026 preliminary roll. The 128 unbuilt units sat on the roll at $27,500 each until the second wave was completed, and on the 2025 certified roll 90 of them were still vacant land.
The better measure is the finished homes. The highest just value on any improved Falls home was $185,100 in 2021, $272,171 in 2022, $293,600 in 2023 and $309,050 in 2024. On the 2025 certified roll the 156 improved homes had a median just value of $305,122 (range $268,529 to $320,390), and the 2026 preliminary roll carries the same median across all 246. So the county's view of a finished Falls home rose sharply from 2021 to 2024 and has been flat since: the 2026 preliminary median matches the 2025 improved-home median. Total just value of the 246 homes rose from $49,213,625 on the 2025 roll to $73,757,233 on the 2026 preliminary roll, almost all of it from the 90 homes completed during 2025.
Collier County recorded qualified sales show four arm's-length single-home sales at The Falls of Portofino in the three years from September 23, 2023 to September 23, 2026. All four were homes in 2007 buildings.
Sale date | Living area (county roll) | Sale price | Price per sq ft |
|---|---|---|---|
April 2, 2024 | 1,679 sq ft | $327,500 | $195.06 |
April 10, 2024 | 1,890 sq ft | $391,500 | $207.14 |
June 25, 2024 | 1,890 sq ft | $425,000 | $224.87 |
April 14, 2026 | 1,828 sq ft | $285,000 | $155.91 |
Source: Collier County recorded qualified sales, from the Property Appraiser's sales file, 2023-09-23 to 2026-09-23; living area from the 2026 preliminary Collier County roll. The deeds are in the Collier Clerk's Official Records.
The median of the four is $359,500 (n = 4, which is even, so the median is the mean of the middle pair, $327,500 and $391,500). That is a small sample, and it mixes three floor plans across two years, so it describes neither year nor any single plan precisely. The range is $285,000 to $425,000. The three 2024 sales ran from $195.06 to $224.87 per square foot; the one 2026 sale came in at $155.91.
Since January 1, 2025, Collier County recorded exactly one qualified sale at The Falls of Portofino: a 1,828 square foot home in a 2007 building that sold for $285,000 on April 14, 2026, which is $155.91 per square foot of living area on the roll. With one sale there is no median to report. No qualified sale was recorded in calendar 2025. That single 2026 sale closed below the 2026 preliminary roll's just value for its size ($296,028), a reminder that the roll and the market are separate things.
Nearby communities with similar 2000s townhome and condominium product traded far more often over the same period. Since January 1, 2025 the county recorded 33 qualified sales at Summit Place, 31 at Wedgewood at Vanderbilt, 29 at Ibis Cove, 10 at Tuscany Cove and 4 at Nottingham at Pebblebrooke Lakes, against 1 at the Falls. The difference is not the homes. The Falls has the lowest just value per square foot in that set ($167.5 on the 2026 preliminary roll), within 3% of Summit Place ($171.0) and Nottingham ($172.7). The difference is ownership: the largest single owner holds 67.5% of Falls homes, against 0.3% to 1.9% at each of the others, and only 3.3% of Falls homes are homesteaded, against 44% to 65% at the others.
The Falls of Portofino launched as a for-sale gated condominium townhome community. In 2006 and 2007 the builder showed four furnished models, priced homes "from the $300,000s to the $400,000s," and described a plan of 490 town homes, per the Naples Daily News report of May 26, 2007 and the paper's brief of December 3, 2006. While it was still under construction in 2006, the community won 10 awards at the Florida's Best Awards, per the paper's brief of May 28, 2006.
The recorded sales tell a smaller story than the marketing. Collier County recorded only 27 qualified retail sales in 2007, at a median of $447,400 (n = 27, which is odd, so the median is an observed sale), with a range of $365,000 to $549,800. Of the 118 homes built in the first wave, only those 27 show a 2007 retail sale. Construction then stopped, and the remaining 128 declared units sat as vacant condominium parcels until the second wave began. The 2007 median of $447,400 is still above every qualified sale the county has recorded here since.
Between 2009 and 2016, investor companies bought blocks of first-wave units in bulk deeds of 5 to 10 units each. Then, in September 2020, a single deed conveyed 157 units, 126 unbuilt plus 31 built, for $6,560,000 (Official Records Book 5821, Page 2324). In August 2021 the same 157 units moved to Falls Townhomes II LLC for $6,560,000 (Book 6012, Page 3257), with 5 more units in a companion deed, and the clubhouse parcel moved to Club Falls of Portofino, LLC for $500,000 (Book 6012, Page 3136). In March 2022, Hailang LLC acquired its units in five deeds, the largest 18 units for $7,095,900 (Book 6117, Page 956). All of these are in the Collier Clerk's Official Records.
None of those deeds is a qualified sale, and none is a price for a home. The 2020 and 2021 deeds work out to about $41,800 per unit on paper, but most of those units were unbuilt land; the 2022 deed for 18 built homes works out to about $394,200 per unit, but a bulk purchase of 18 leased homes is priced as an investment portfolio, not as 18 separate homes. We show them because they explain who owns the Falls today, not because they set values.
None of the 128 homes built in 2024 and 2025 has ever sold individually, so there is no arm's-length price for a newer Falls home. All 128 are owned by Falls Townhomes II LLC, and every individually owned home in the community is in a 2006 or 2007 building. Until the bulk owner sells a newer home to an individual buyer, or the county records one, any price quoted for a 2024 or 2025 Falls home is an estimate. A seller of a first-wave home is therefore not competing with newer resale inventory; the competition for a buyer's money is the operator's rental offer and the resale homes in nearby communities.
The MLS picture changes weekly, so these figures are refreshed at publication. As of the Southwest Florida MLS Matrix, pulled September 26, 2026, 4 Falls of Portofino homes are listed for sale, at asking prices from $339,900 to $365,000, with 16 to 368 days on market (median 232, the mean of the middle pair, 176 and 288). In the trailing 12 months the MLS shows 2 closings, too few for a median: $390,000 on September 21, 2026 (4 days on market) and $285,000 on April 17, 2026 (46 days). The September 2026 sale closed after the county's sales extract, which is why the Collier County recorded qualified sales above show only the April sale since January 2025. Over 36 months the MLS shows 6 closings at a median of $378,500 (the mean of the middle pair, $367,000 and $390,000), and over 60 months 14 closings at a median of $351,000. Homes listed for lease in the MLS number 24, at asking rents from $2,350 to $3,328 a month (median $3,166.50, the mean of the middle pair), and 44 Falls of Portofino leases closed in the 12 months to September 26, 2026 at a median of $2,980 a month (range $2,250 to $3,315; 37 four-bedroom leases at a median of $2,980, 6 three-bedroom leases at a median of $2,735.50).
Read the MLS and the county side by side. MLS closings include only sales that went through the MLS; county qualified sales include every arm's-length deed. At the Falls both are small, and neither includes the bulk owner's leased homes, which are rented rather than sold.
Every owner who leases a Falls home, and every investor who buys one, is pricing against the operator. On September 23, 2026 the operator advertised these base rent ranges, per the operator's eBrochure and floor plan pages:
Floor plan | Bedrooms / baths | Living area | Advertised monthly rent range |
|---|---|---|---|
Angelico | 3 / 2.5 | 1,679 sq ft | $2,852 to $3,884 |
Boticelli | 4 / 3 | 1,828 sq ft | $3,031 to $4,142 |
Da Vinci | 4 / 2.5 | 1,822 sq ft | $3,006 to $4,631 |
Donatello | 4 / 2.5 | 1,822 sq ft (as the operator lists it) | $3,056 to $4,580 |
Source: operator's statements, observed September 23, 2026. The higher figures in each range appear to be shorter lease terms. Living area from the 2026 preliminary Collier County roll.
The operator listed 27 homes available that day, with up to two months free on select homes for new leases of at least 14 months, per the operator's home page. The wider market points the same direction: WINK News and Gulfshore Life reported on September 3, 2026 that Southwest Florida has shifted toward a renter's market as new apartment supply has grown. An individual owner leasing a Falls home also carries rules the operator's homes share on paper but that land differently on a single owner: a 90-day minimum, no more than two leases in 12 months, association approval of every lease and renewal, and loss of the owner's own use of the common areas while the home is leased, under the Master Declaration.
Put together, the records draw a clear frame. The roll places a finished Falls home at $268,529 to $320,390 for tax purposes, depending on size. The three 2024 qualified sales ran from $327,500 to $425,000, and the one qualified sale since then came in at $285,000. The builder's 2007 retail sales, at a median of $447,400, remain the high-water mark. The buyer pool is narrowed by financing: with conventional and FHA loans effectively unavailable, most buyers pay cash or use portfolio or non-QM loans, and an investor-buyer will test your price against the operator's rents and its two-months-free offer.
For a seller, that means three things. First, the price has to be defended with the county record and the specific building, floor plan and condition, because a short list of sales cannot carry it alone. Second, the listing has to be marketed to the buyers who can close: cash buyers, investors who understand condominium approvals, and buyers whose lenders already write non-warrantable condominium loans. Third, the association, Master HOA and club paperwork should be in hand before the home goes live, so a buyer's lender and title company see a clean file. That is how we price and market a Falls of Portofino home.
For a buyer, the same records say something different. A first-wave Falls home offers three or four bedrooms and an attached garage in a gated community at a roll value near $167.5 per square foot, the lowest among nearby comparables. In exchange you accept a community where one company owns two-thirds of the homes and controls a majority of the units in five condominiums, a club owned by a company, and a financing path that usually means more cash down.
Selling your Falls of Portofino home? Get a free home valuation for your Falls of Portofino home built on every qualified sale the county has recorded here, or Call Jesse direct at (239) 898-6072.
Buying in The Falls of Portofino? Call Marc at (239) 287-5873 to walk through the roll, the recorded sales and the loan options before you make an offer, or read how we represent buyers in Southwest Florida.
The Falls of Portofino began in 2003 as a Prime Group for-sale condominium project, marketed from 2006 as a gated community of 490 townhomes. Only 118 homes were built in 2006 and 2007 before construction stopped. After years of foreclosures and tax delinquency, a Prime affiliate took title to the unbuilt units in 2020 and 2021 and finished 128 more homes as rentals in 2024 and 2025.
Data updated: September 2026
Most of what is written about The Falls of Portofino online describes one moment in its life: a rental listing, a model name, a 2007 sales flyer. The recorded history is longer and stranger than any of them, and it explains almost everything a buyer or seller deals with today, from who controls the boards to why a conventional mortgage is so hard to find. What follows is built from the Collier County Clerk's Official Records, the Collier County Property Appraiser's parcel records, the Florida Division of Corporations, federal court filings and the Naples Daily News archive.
Prime Group of Hollywood, Florida set the project up the way it set up many of its communities: one limited partnership per project. The developer of record is Prime Homes at Portofino Falls, Ltd, a Florida limited partnership filed on December 15, 2003, according to its Florida Division of Corporations record for Prime Homes at Portofino Falls, Ltd. Its general partner was The Falls of Portofino Builders, LLC, filed November 8, 2005, per the state's record for The Falls of Portofino Builders, LLC. Both entities list Prime Group's office at 4651 Sheridan Street in Hollywood as their address, which is where the company is headquartered today. Earlier press placed the builder in Boca Raton (2006) and Fort Lauderdale (2007); the state record shows the move to Hollywood in 2008.
The homes were built and sold under the builder brand Prime Homebuilders, which the original sales brochure styles as "Prime Home Builders, A Prime Group of Companies." The legal developer and the marketing brand are two different names, and the recorded documents use the legal one. Prime Group's own company history page says it established its companies in 1987; that is the company's claim, not a public record.
The partnership took title to the land on October 12, 2004, in two deeds recorded in Official Records Book 3659, at Page 1039 ($4,416,000) and Page 1042 ($2,484,000), per the Collier County Property Appraiser's parcel records. Anyone can pull the images through the Collier County Clerk's Official Records search. The land sits in Section 34, Township 48 South, Range 26 East, on the north side of Vanderbilt Beach Road about half a mile west of Collier Boulevard. It was already zoned: the Wolf Creek planned unit development had been approved on September 23, 2003, three months before the developer partnership was even filed. The zoning story has its own section below.
On November 2, 2005, before a single home was finished, the developer filed seven not-for-profit corporations with the state: The Falls of Portofino Master HOA, Inc. and six condominium associations, The Falls of Portofino Condominium No. 1 Association, Inc. through No. 6, per the state's corporate name list for "Falls Portofino". That order of events matters. It shows the community was planned as a set of condominiums from the start. The Falls of Portofino is not an apartment complex that was later converted; it is new-construction condominium housing that ended up being held and rented rather than sold out.
In August 2006 the developer added the club layer. Club Falls of Portofino, LLC was filed on August 30, 2006, per its Florida Division of Corporations record for Club Falls of Portofino, LLC, a few weeks after a short-lived corporation of the same name that was dissolved in 2008. On January 24, 2007 the recorded Club Plan (Official Records Book 4173, Page 2731) put a monthly club membership fee on every home in the community, with a lien that ranks ahead of the associations' liens. A copy of the recorded Club Falls of Portofino Club Plan, as posted by the operator, is available online.
The Naples Daily News archive tracks the launch in a run of short real estate briefs:
The four models were the Angelico, Boticelli, Da Vinci and Donatello, the same plan names the rental operator uses today. The original Prime Home Builders sales brochure for The Falls of Portofino carries the Florida condominium developer disclaimer that refers buyers to the disclosure documents required by section 718.503 of the Florida Statutes, the statute that governs condominium sales by a developer.
The county's sales file tells a more sober story than the brochures. The Collier County Property Appraiser's parcel records show 27 qualified (arm's-length) single-home sales recorded in calendar 2007, at a median of $447,400 (n = 27, range $365,000 to $549,800), recorded between February and December 2007. Those are the only 2007 retail closings on the record, out of the 118 homes that were standing by the end of that year. In other words, fewer than one in four of the first-wave homes closed to a retail buyer in the launch year. The rest stayed with the developer or moved later in bulk.
The first construction wave produced 118 homes in 18 buildings: 6 homes in one building dated 2006 and 112 homes in 17 buildings dated 2007, plus the clubhouse in 2007, per the Collier County Property Appraiser's parcel records and the Florida Department of Revenue statewide cadastral roll. Then construction stopped. The Southwest Florida housing collapse arrived just as the first buildings were finishing.
The six condominium declarations had already been recorded, declaring 246 units. That left 128 declared condominium units with nothing built on them. They sat on the tax roll as vacant condominium parcels for more than fifteen years; on the 2025 roll each was still carried at $27,500. The 490-home plan never went beyond those 246 declared units. Whether an approved plan for the other homes ever existed, and what became of it, is a question for the planned unit development master plan and the original site development plan, neither of which is public online.
On March 14, 2009, the Naples Daily News reported that Prime Group had formed a new subsidiary, PMG Asset Services, to manage troubled assets, and listed The Falls of Portofino among Prime's Southwest Florida projects, per the Naples Daily News real estate briefs of March 14, 2009. PMG is still the name in the "care of" line on the association records today.
Between 2009 and 2016, investor companies bought blocks of first-wave homes in bulk deeds of roughly 5 to 10 units at a time, per the county's sales file. None of those deeds was a qualified retail sale. Several of today's company owners, including Emeritus Investments Inc and MCA Portofino Naples LLC, first appear in that period.
Individual buyers who had financed their homes in 2007 were caught by the crash. Lender and association foreclosures hit individually owned units in Collier Circuit Court between 2010 and 2020, including cases 11-2010-CA-001224, 11-2011-CA-003619, 2013-CA-002476, 11-2016-CA-000734 and 11-2019-CA-000777. The Business Observer legal notice for case 11-2010-CA-001224 is typical: a lender's foreclosure on a unit in Condominium No. 5 that also names the condominium association, the Master HOA and Club Falls of Portofino, LLC as defendants. The club company being joined in a lender's foreclosure is a clue to how strong its recorded lien is. One of those cases, 2013-CA-002476, was brought by the Master HOA itself to foreclose its assessment lien.
On May 15, 2012 the Naples Daily News, reporting on unpaid 2011 property taxes, used the developer as its example: "Prime Homes at Portofino Falls owes taxes on hundreds of properties," with amounts from about $140 to more than $1,700 each, per the Naples Daily News report that fewer owed Collier County property taxes in 2011. The per-parcel amounts fit the unbuilt condominium units still titled to the developer, which carried small assessed values.
The developer was a claimant in the federal Chinese drywall litigation, MDL 2047, in the U.S. District Court for the Eastern District of Louisiana. Two filings mention it by name:
Here is exactly what that record does and does not tell you. Every claim on the list is in a 2006 or 2007 building. The list covers only claims that were still open in December 2016, so it is not a count of every home that ever had remediation; the total number of affected units is not in any public document we found. The list also says nothing about the condition of any home today. We do not publish the unit list, because a list of addresses would imply that those homes are defective now and that others are clean, and the record supports neither claim. The 128 homes built in 2024 and 2025 post-date the drywall era entirely. For any 2006 or 2007 home, the documents that answer the question are the county remediation permits for that unit and the seller's disclosure.
HUD's condominium database holds one record for the community, at the clubhouse address, with the status "Rejected Single-Unit Approval," dated November 26, 2019, per the HUD FHA Condominium Look-up. None of the six condominiums has FHA project approval.
In August 2020 a unit-owner company, MCA Portofino Naples LLC, sued the developer in a Collier case docketed "Condominium." It was dismissed on October 22, 2020 under a settlement, and the order was recorded on October 27, 2020, per the court index for MCA Portofino Naples LLC v. Prime Homes at Portofino Falls Ltd. The settlement terms are not public.
The ownership structure that defines The Falls of Portofino today was assembled in two recorded transactions:
The Falls Townhomes II LLC had been filed on April 12, 2021, per its Florida Division of Corporations record for The Falls Townhomes II LLC, with its manager at the same Prime Group office. Three weeks after the 2021 deeds, on September 24, 2021, the original developer partnership was administratively dissolved. In March 2022 a second large owner, Hailang LLC, assembled its homes in five deeds, the largest 18 units for $7,095,900 (Official Records Book 6117, Page 956).
With the unbuilt units in one company's hands, construction restarted. Collier County lists an active site development plan amendment for the community, PL20210003114, "Falls of Portofino (SDPA)," with the status "Under Construction," on its CityView projects layer. The 2021 filing year makes it the likely approval vehicle for the new buildings.
The second wave added 128 homes in 17 buildings: 38 homes in 5 buildings with a 2024 year built, and 90 homes in 12 buildings with a 2025 year built. The 90 homes dated 2025 were still vacant land on the January 1, 2025 roll and carry full improvement values on the 2026 preliminary roll, so they were completed during 2025. Every one of the 128 is owned by The Falls Townhomes II LLC, and none has ever sold to an individual buyer.
The Falls of Portofino now runs primarily as a rental community operated by Prime Group (Prime General, LLC, doing business as Prime Group), with property management through PMG Asset Services. The operator's website for The Falls of Portofino markets "three and four-bedroom townhomes" for lease. On September 23, 2026, the operator's eBrochure listed 27 homes available, at advertised base rents from $2,852 to $4,631 a month depending on plan and term, and its home page advertised up to two months free on select homes for new leases of at least 14 months. Collier County's January 20, 2026 Affordable Housing Advisory Committee agenda packet, in its Rental Apartment Inventory Survey, lists The Falls of Portofino at 7047 Ambrosia Lane as a market-rate rental community.
Around that rental program sit about 80 homes owned by other companies, individuals and trusts, all in the 2006 and 2007 buildings, and those are the homes that trade on the open market. The only qualified sale since January 1, 2025 was $285,000 on April 14, 2026, per the Collier County Property Appraiser's parcel records.
Date | Event | Record |
|---|---|---|
September 23, 2003 | Wolf Creek planned unit development approved, Ordinance 03-45 | Collier County zoning records |
December 15, 2003 | Prime Homes at Portofino Falls, Ltd filed | Florida Division of Corporations |
October 12, 2004 | Developer takes title to the land in two deeds ($4,416,000 and $2,484,000) | Official Records Book 3659, Pages 1039 and 1042 |
November 2, 2005 | Master HOA and six condominium associations filed | Florida Division of Corporations |
May 28, 2006 | "Under construction," 10 Florida's Best awards, 490 homes planned | Naples Daily News |
2006 | First building (6 homes) completed | Property Appraiser roll |
August 30, 2006 | Club Falls of Portofino, LLC filed | Florida Division of Corporations |
December 3, 2006 | Four furnished models open, $300,000s to $400,000s | Naples Daily News |
January 24, 2007 | Club Plan and Declaration of Condominium No. 1 recorded | Official Records Book 4173, Pages 2731 and 3422 |
February 4, 2007 | Gated entrance with gatehouse completed | Naples Daily News |
February to August 2007 | Declarations of Condominiums No. 2 to No. 6 recorded | Official Records |
May 22, 2007 | Wolf Creek re-adopted as Ordinance 07-46 | Collier County zoning records |
2007 | 112 homes and the clubhouse completed; 27 qualified retail sales, median $447,400 | Property Appraiser roll and sales file |
March 14, 2009 | Prime forms PMG Asset Services; Falls listed among its projects | Naples Daily News |
2009 to 2016 | Investor companies buy first-wave homes in bulk deeds | Property Appraiser sales file |
2010 to 2020 | Five lender and association foreclosure cases on individual units | Collier Circuit Court |
May 15, 2012 | Developer reported owing 2011 taxes on "hundreds of properties" | Naples Daily News |
April 17, 2015 | Developer's self-remediation motion in the drywall litigation | U.S. District Court, E.D. Louisiana |
December 22, 2016 | 29 Falls remediation claims kept open | U.S. District Court, E.D. Louisiana |
November 26, 2019 | FHA single-unit approval rejected | HUD condominium database |
September 24, 2020 | Bulk deed: 157 units for $6,560,000 | Official Records Book 5821, Page 2324 |
October 22, 2020 | Owner lawsuit against developer dismissed under settlement | Collier court records |
April 12, 2021 | The Falls Townhomes II LLC filed | Florida Division of Corporations |
August 31, 2021 | 157 units plus 5 more to The Falls Townhomes II LLC; clubhouse to Club Falls of Portofino, LLC | Official Records Book 6012, Pages 3257, 3249 and 3136 |
September 24, 2021 | Developer partnership administratively dissolved | Florida Division of Corporations |
March 28, 2022 | Hailang LLC acquires its homes in five deeds | Property Appraiser sales file |
November 6, 2023 | Master HOA reinstated after administrative dissolution | Florida Division of Corporations |
2024 | 38 homes in 5 buildings completed | Property Appraiser roll |
2025 | 90 homes in 12 buildings completed | Property Appraiser roll |
January 20, 2026 | County lists the Falls as a market-rate rental community | Collier County AHAC packet |
April 14, 2026 | Only qualified sale since January 2025: $285,000 | Property Appraiser sales file |
September 23, 2026 | Operator lists 27 homes available, up to two months free | Operator website |
The history is not trivia. It explains why only 118 homes have ever traded individually, why one company holds two thirds of the community, why the club fee ranks ahead of the association lien, and why a 2007 home and a 2025 home in the same condominium have completely different paper trails. A buyer who understands the chain of title asks better questions. A seller who can explain it to buyers and their lenders gets a cleaner closing.
If you own a first-wave home and want to know what the recorded history means for your sale, call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. If you are buying and want the chain of title, the drywall question and the association records checked before you commit, call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
The Falls of Portofino is zoned RPUD, a residential planned unit development, inside the Wolf Creek RPUD. Collier County approved Wolf Creek by Ordinance 03-45 in 2003, replaced it with Ordinance 07-46 in 2007, amended it in 2009 and 2013, and approved an insubstantial change in 2019. The current PUD document, Collier County Ordinance 13-37, adopted May 14, 2013, raised the permissible number of dwelling units for all of Wolf Creek from 671 to 754 on 188.78 acres, a maximum of 3.99 units per acre, and caps townhouses at 35 feet and 2 stories and multi-family buildings at 38 feet and 2 stories on the parcels that include the Falls. Per the county staff report on the 2013 Wolf Creek rezoning, Wolf Creek was 591 units on 147.69 acres in 2003 and 671 units on 167.96 acres after Ordinance 07-46 in 2007.
Every parcel in the community carries the zoning district RPUD (Residential Planned Unit Development) on Collier County's general zoning layer. A planned unit development is a negotiated zoning district: instead of a standard zoning category with fixed lot sizes and setbacks, the county approves a master plan and a written PUD document that set the uses, the maximum number of homes, the development standards, buffers, open space and road access for that specific land. The rules for how Collier handles these districts are in Section 2.03.06 of the Collier County Land Development Code.
The county's future land use layer places the land in the Urban Residential Subdistrict of the Growth Management Plan, the designation that allows residential development at urban densities in this part of North Naples.
The PUD is named Wolf Creek, not "Falls of Portofino." Collier's PUD boundaries layer shows Wolf Creek as active, under Ordinance 07-46, drawn as a polygon of roughly 188 acres (our arithmetic from the layer's mapped area) that runs north from Vanderbilt Beach Road and takes in more than the Falls. The county's project records place Black Bear Ridge inside the same PUD. That is why a search of the county's ordinance list for "Falls of Portofino" comes up empty: the zoning belongs to Wolf Creek, and The Falls of Portofino is one development tract within it.
The county records the full zoning history on the parcel polygon, and the county's zoning atlas sheet 8634s repeats it in its legend. The List of Collier County PUD Ordinances in Appendix F of the Land Development Code carries the chain on one line: "WOLF CREEK 03-45 Rpld.; 07-46; 09-34; 13-37."
Date | Action | Instrument | Petition | What it did |
|---|---|---|---|---|
September 23, 2003 | Original PUD rezoning | Ordinance 03-45 | PUDZ-02-AR-955 | Created the Wolf Creek PUD; later repealed |
May 22, 2007 | PUD rezoning (re-adoption) | Ordinance 07-46 | PUDZ-05-AR-7422 | Repealed and replaced 03-45; the governing ordinance on the county's PUD layer today |
June 9, 2009 | PUD amendment | Ordinance 09-34 | PUDA-08-AR-13801 | Amended 07-46 |
May 14, 2013 | PUD rezoning / amendment | Ordinance 13-37 | PUDZ-PL-2012-650 | Amended the PUD again |
August 1, 2019 | Insubstantial change | Hearing Examiner decision HEX 19-33 | PDI-PL20180002764 | Minor change approved by the county Hearing Examiner |
The contents of the 2009, 2013 and 2019 changes are not described in any online record we found, and we do not guess at them. Nothing in the county's layers says whether any of them touched the Falls tract or other parts of Wolf Creek.
The first Falls building carries a 2006 year built on the county roll, and the recorded Club Plan and the first condominium declaration date from January 2007. Ordinance 07-46 was not adopted until May 22, 2007. The dates indicate that the first wave was planned and permitted under the original 2003 ordinance, 03-45, and that 07-46 then re-adopted the PUD with the Falls already under construction. Every later amendment modifies 07-46, not 03-45.
Zoning sets the ceiling; a site development plan, or SDP, is the engineering approval for what is actually built on a tract. Collier's CityView projects layer lists PL20210003114, "Falls of Portofino (SDPA)," a site development plan amendment with the status "Under Construction." The project page on the county's CityView portal sits behind a security check, so the plan sheets could not be read. The 2021 filing year, the same year The Falls Townhomes II LLC was formed, makes this amendment the likely approval vehicle for the 17 buildings completed in 2024 and 2025. The original SDP number and approval date for the 2006 to 2007 buildings are not shown on any public layer.
The Wolf Creek cap is set for the whole planned development, 754 homes at no more than 3.99 units per acre under Collier County Ordinance 13-37, not for The Falls of Portofino alone. The same ordinance allows single-family, zero-lot-line and fee-simple townhouse homes, two-family homes and multi-family buildings, and limits townhouses and multi-family buildings on the Falls parcels to two stories. the county staff report on the 2013 Wolf Creek rezoning records the Falls' original site development plan as SDP-2005-AR-7064 and a 5.68-acre preserve under a conservation easement recorded at Official Records Book 3973, Pages 2911 to 2927. What the online record still does not settle is how many of the 754 units are allocated to the Falls tract. Here is where that lives:
The ordinance texts are held in the Board of County Commissioners' records at the Collier County Clerk of Courts and in the county's PUD files. Until someone reads them, two numbers stay unexplained: the 490 homes the builder advertised in 2006 and 2007, and the 246 homes that were actually declared and built. The difference may reflect land that was never part of the six condominiums, a plan that shrank, or unused entitlement. We will not tell you which until the documents say so.
The roads, lakes and buffers of The Falls of Portofino do not belong to the Master HOA or to any condominium association on the county roll. Two common-area parcels are still titled to Prime Homes at Portofino Falls, Ltd, the developer partnership that the state administratively dissolved on September 24, 2021, per the Collier County Property Appraiser's 2026 preliminary roll:
Parcel | Site address on the roll | Acres | Roll use | 2026 preliminary just value | Owner of record |
|---|---|---|---|---|---|
Northern residual tract | 7047 Castello Way | 13.38 | Right-of-way / streets | $225 | Prime Homes at Portofino Falls, Ltd |
Southern residual tract | 7173 Vanderbilt Beach Road | 7.52 | Acreage | $100 | Prime Homes at Portofino Falls, Ltd |
Clubhouse parcel | 7047 Ambrosia Lane | 0.74 | Club | $100 | Club Falls of Portofino, LLC |
The county's legal descriptions of the two residual tracts describe the land "less that portion" now in the six condominiums, less the road right-of-way conveyed in Official Records Book 4869, Page 2899, and less the clubhouse. The nominal values reflect common-area land whose value is carried in the homes. Together with the clubhouse, the community's common and club parcels total about 21.6 acres, inside roughly 35 acres of community parcels on the county roll.
Title to the streets, lakes and buffers sitting with a dissolved partnership is unusual, and it raises practical questions a careful buyer or lender will ask:
None of these questions is a reason to walk away. They are reasons to read the documents before closing rather than after.
If you are selling and want buyers and their title company to see the zoning and common-area picture explained up front, call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. If you are buying and want the title commitment and the common-tract question reviewed before your inspection period ends, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Falls of Portofino is six separate condominiums, No. 1 to No. 6, holding 44, 42, 46, 46, 42 and 26 homes, for 246 homes in 35 two-story buildings of 8, 6 or 4 homes. Each condominium has its own recorded 2007 declaration and its own association. A Master HOA sits over all six, and a for-profit club company owns the clubhouse parcel.
Every home at The Falls of Portofino is legally a condominium unit in a townhouse-style building, not a fee-simple townhome on its own lot. All 246 residential parcels carry the condominium use code on the Collier County Property Appraiser's roll, and the state's Division of Condominiums registry extract lists six separately registered condominiums. For a buyer that has a concrete meaning: the condominium number on your deed decides which declaration governs your home, which association's budget you pay, which estoppel certificate your closing needs, and which project a lender reviews.
Condominium | Homes | Buildings | Buildings by number | Streets | Declaration recorded | First wave (2006 to 2007) / second wave (2024 to 2025) homes |
|---|---|---|---|---|---|---|
The Falls of Portofino Condominium No. 1 | 44 | 6 | 1, 2, 3, 4, 5, 7 | Ambrosia Lane | January 24, 2007, Official Records Book 4173, Page 3422 | 14 / 30 |
The Falls of Portofino Condominium No. 2 | 42 | 6 | 6, 8, 10, 22, 23, 24 | Ambrosia Lane, Torino Terrace | August 9, 2007, Official Records Book 4268, Page 2802 | 6 / 36 |
The Falls of Portofino Condominium No. 3 | 46 | 6 | 9, 11, 12, 13, 14, 15 | Ambrosia Lane, Romana Way | July 9, 2007, Official Records Book 4255, Page 1447 | 14 / 32 |
The Falls of Portofino Condominium No. 4 | 46 | 6 | 16 to 21 | Romana Way, Venice Way | May 14, 2007, Official Records Book 4228, Page 2819 | 30 / 16 |
The Falls of Portofino Condominium No. 5 | 42 | 7 | 25, 26, 27, 28, 29, 31, 35 | Torino Terrace, Venice Way, Ambrosia Lane | February 23, 2007, Official Records Book 4187, Page 3473 | 28 / 14 |
The Falls of Portofino Condominium No. 6 | 26 | 4 | 30, 32, 33, 34 | Venice Way, Ambrosia Lane | February 23, 2007, Official Records Book 4187, Page 3561 | 26 / 0 |
Total | 246 | 35 | 118 / 128 |
Sources: the Collier County Property Appraiser's 2026 preliminary roll and the state condominium registry for units, buildings and recording references; the declarations themselves can be pulled from the Collier County Clerk's Official Records search by book and page.
Two things stand out in that table. First, every declaration was recorded in 2007, so all 246 units, including the 128 that would not be built until 2024 and 2025, were legally created in 2007. Second, the condominiums are interleaved on the ground. Condominium No. 1's buildings sit among No. 2's and No. 3's along Ambrosia Lane, and No. 5 has buildings on three different streets. You cannot tell which condominium a home is in by walking the street; you have to read the building number.
Condominium No. 1 holds 44 homes in Buildings 1, 2, 3, 4, 5 and 7, all on Ambrosia Lane near the clubhouse. Its declaration was the first recorded, on January 24, 2007, the same day as the Club Plan. Building 2 (7043 Ambrosia Lane) is the community's only 2006 building. Buildings 1, 3, 4 and 5 were completed in 2025, so 30 of its 44 homes are second-wave homes.
Condominium No. 2 holds 42 homes in six buildings split between Ambrosia Lane (Buildings 6, 8 and 10) and Torino Terrace (Buildings 22, 23 and 24). Only Building 6, at 7029 Ambrosia Lane, is a first-wave building; the other five were completed in 2025. It was the last declaration recorded, on August 9, 2007.
Condominium No. 3 holds 46 homes in Buildings 9 and 11 on Ambrosia Lane and Buildings 12 to 15 on Romana Way. Buildings 11 and 15 are 2007 buildings, Buildings 12 and 13 were completed in 2024, and Buildings 9 and 14 in 2025.
Condominium No. 4 holds 46 homes in Buildings 16 to 21, on Romana Way and Venice Way. It has the most first-wave homes of any condominium, 30, with Buildings 18 and 21 added in 2024. It is also the one condominium where no single owner holds a majority, which the ownership section below explains.
Condominium No. 5 holds 42 homes in seven buildings across three streets: Building 25 on Torino Terrace, Buildings 26 to 29 and 31 on Venice Way, and Building 35 on Ambrosia Lane. Twenty-eight of its homes are first-wave; Building 27 was added in 2024 and Building 25 in 2025.
Condominium No. 6 is the smallest, with 26 homes in Buildings 30, 32, 33 and 34 on Venice Way and Ambrosia Lane. It is the only condominium built entirely in 2007, and it holds one of the community's two four-home buildings (Building 30, 7065 Venice Way).
The Falls of Portofino Master HOA, Inc. covers all 246 homes. It was filed on November 2, 2005, was administratively dissolved and then reinstated on November 6, 2023, and filed its 2026 annual report on September 14, 2026, per its Florida Division of Corporations record for the Master HOA. Under Section 10.2 of the Master Declaration, as reproduced in the operator's posted rules and regulations packet with Master Declaration excerpts, each condominium association collects the Master assessments from its owners and remits them. The Master Declaration is also where the community-wide leasing, pet, parking and approval rules come from. Its own recording book and page were not found in any public index, so we quote only the numbered sections in the posted packet.
Every association record we read on the state's corporate registry lists its principal address in care of PMG Asset Services at Prime Group's Hollywood office, and the state condominium registry lists Condominiums No. 3 to No. 6 in care of PMG at the same office. See, for example, the Condominium No. 1 Association record.
The clubhouse is not a common element of any condominium and is not owned by the Master HOA. It stands on a 0.74-acre parcel at 7047 Ambrosia Lane owned by Club Falls of Portofino, LLC, a for-profit company managed by Prime Hospitality Group V LLC, which bought it for $500,000 in 2021. The state roll records a 4,477 square foot clubhouse built in 2007. Under the recorded Club Plan, owners hold a non-exclusive license to use the club, only one designated member per home may use it (the tenant, when a home is leased), and every home pays a monthly Club Membership Fee ($42 a month in 2026) plus a pro-rata share of club expenses. The same building houses the rental leasing office. The club company also runs the resident portal at the Club Falls of Portofino resident portal, where fees are paid.
Put together, every home at The Falls of Portofino sits under four layers:
Homes are on four interior streets. Castello Way is the entry and common-area street and has no homes; the county roll gives the northern common tract the address 7047 Castello Way.
Street | Homes | Buildings | Building addresses |
|---|---|---|---|
Ambrosia Lane | 88 addressed (plus 14 in Buildings 3 and 5) | 1 to 11, 33, 34, 35 | 7020, 7023, 7024, 7028, 7029, 7032, 7033, 7043, 7044, 7050, 7051, 7054; clubhouse 7047 |
Venice Way | 68 | 18 to 21, 26 to 32 | 7060, 7061, 7065, 7069, 7070, 7073, 7074, 7077, 7078, 7081, 7082 |
Romana Way | 46 | 12 to 17 | 7005, 7009, 7012, 7013, 7016, 7017 |
Torino Terrace | 30 | 22 to 25 | 7030, 7031, 7034, 7035 |
Building addresses run from 7005 to 7082. Fourteen homes in Buildings 3 and 5, both completed in 2025, had no unit-level site address on the county roll at the time of the 2026 preliminary roll; the county's address points place those buildings at 7040 and 7036 Ambrosia Lane.
A Falls of Portofino unit number is the building number times 100 plus the unit's position in the building. So 7005 Romana Way #1701 is Building 17, unit 1, and 7029 Ambrosia Lane #602 is Building 6, unit 2. Once you know the building number, the condominium table above tells you which declaration, association and estoppel apply.
The 35 buildings come in three sizes, per the Collier County Property Appraiser's 2026 preliminary roll:
Building size | Buildings | Homes |
|---|---|---|
8 homes | 20 | 160 |
6 homes | 13 | 78 |
4 homes | 2 (Buildings 28 and 30) | 8 |
Total | 35 | 246 |
Every building, whatever its size, contains exactly one 1,679 square foot home and two 1,828 square foot homes on the county roll; the rest of each building is made up of 1,822 square foot homes, plus a 1,890 square foot home in some of the original buildings.
Year built | Buildings | Homes | Building numbers |
|---|---|---|---|
2006 | 1 | 6 | 2 |
2007 | 17 | 112 | 6, 7, 11, 15, 16, 17, 19, 20, 26, 28, 29, 30, 31, 32, 33, 34, 35 |
2024 | 5 | 38 | 12, 13, 18, 21, 27 |
2025 | 12 | 90 | 1, 3, 4, 5, 8, 9, 10, 14, 22, 23, 24, 25 |
Every condominium except No. 6 mixes the two waves, so a 2007 home and a 2025 home can share the same declaration, the same association budget and the same board.
This is the table a lender, an insurer and an estoppel request will all need. Buildings 3 and 5 are shown at their county address points.
Building | Address | Condominium | Homes | Year built |
|---|---|---|---|---|
1 | 7044 Ambrosia Lane | No. 1 | 8 | 2025 |
2 | 7043 Ambrosia Lane | No. 1 | 6 | 2006 |
3 | 7040 Ambrosia Lane (address point) | No. 1 | 6 | 2025 |
4 | 7033 Ambrosia Lane | No. 1 | 8 | 2025 |
5 | 7036 Ambrosia Lane (address point) | No. 1 | 8 | 2025 |
6 | 7029 Ambrosia Lane | No. 2 | 6 | 2007 |
7 | 7032 Ambrosia Lane | No. 1 | 8 | 2007 |
8 | 7028 Ambrosia Lane | No. 2 | 8 | 2025 |
9 | 7024 Ambrosia Lane | No. 3 | 8 | 2025 |
10 | 7023 Ambrosia Lane | No. 2 | 6 | 2025 |
11 | 7020 Ambrosia Lane | No. 3 | 8 | 2007 |
12 | 7016 Romana Way | No. 3 | 8 | 2024 |
13 | 7017 Romana Way | No. 3 | 8 | 2024 |
14 | 7012 Romana Way | No. 3 | 8 | 2025 |
15 | 7013 Romana Way | No. 3 | 6 | 2007 |
16 | 7009 Romana Way | No. 4 | 8 | 2007 |
17 | 7005 Romana Way | No. 4 | 8 | 2007 |
18 | 7081 Venice Way | No. 4 | 8 | 2024 |
19 | 7082 Venice Way | No. 4 | 6 | 2007 |
20 | 7077 Venice Way | No. 4 | 8 | 2007 |
21 | 7078 Venice Way | No. 4 | 8 | 2024 |
22 | 7035 Torino Terrace | No. 2 | 8 | 2025 |
23 | 7031 Torino Terrace | No. 2 | 6 | 2025 |
24 | 7030 Torino Terrace | No. 2 | 8 | 2025 |
25 | 7034 Torino Terrace | No. 5 | 8 | 2025 |
26 | 7074 Venice Way | No. 5 | 6 | 2007 |
27 | 7073 Venice Way | No. 5 | 6 | 2024 |
28 | 7069 Venice Way | No. 5 | 4 | 2007 |
29 | 7070 Venice Way | No. 5 | 6 | 2007 |
30 | 7065 Venice Way | No. 6 | 4 | 2007 |
31 | 7060 Venice Way | No. 5 | 6 | 2007 |
32 | 7061 Venice Way | No. 6 | 6 | 2007 |
33 | 7054 Ambrosia Lane | No. 6 | 8 | 2007 |
34 | 7050 Ambrosia Lane | No. 6 | 8 | 2007 |
35 | 7051 Ambrosia Lane | No. 5 | 6 | 2007 |
Two names that turn up in searches are not places of their own. "Portofino Falls Townhomes" and "Prime Homes at Portofino Falls" are rental listing names for the bulk owner's homes inside the same six condominiums; they have no declaration, association or boundary of their own. And Portofino at Pelican Marsh, in ZIP 34108, is an entirely different community with no connection to The Falls of Portofino.
If you own a home in one of the six condominiums and want a sale plan built around your specific building, condominium and paper trail, call Jesse direct at (239) 898-6072 or get a free home valuation for your Falls of Portofino home. If you are buying and want the right declaration, budget and estoppel pulled for the exact building you like, call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
The Falls of Portofino has four floor plans, all two-story townhouse-style condominium homes with attached garages: the Angelico (3 bedrooms, 2.5 baths, 1,679 square feet), the Da Vinci (4 bedrooms, 2.5 baths, 1,822), the Donatello (4 bedrooms, 2.5 baths, 1,822 to 1,890) and the Boticelli (4 bedrooms, 3 baths, 1,828). Living areas are from the Collier County Property Appraiser's roll.
Data updated: September 2026
The Collier County Property Appraiser's 2026 preliminary roll records exactly four living-area sizes across all 246 homes, and nothing else:
Living area on the county roll | Homes | Share of community | Found in |
|---|---|---|---|
1,679 sq ft | 35 | 14% | Every building, one per building |
1,822 sq ft | 124 | 50% | Both construction waves |
1,828 sq ft | 70 | 28% | Every building, two per building |
1,890 sq ft | 17 | 7% | 2006 and 2007 buildings only |
The median living area is 1,822 square feet and the mean is 1,808. The county roll does not record bedroom or bathroom counts for any Falls home; those come from the plan sheets, and the recorded declarations' unit plans or the county's record card sketches are the documents that would confirm them for a specific unit.
The plan names date from the 2006 launch and are still used by the rental operator on its floor plans page, which carries the operator's disclaimer that floor plans are artist's renderings and dimensions are approximate.
Plan | Bedrooms | Baths | Living area (county roll) | Homes of that size on the roll | Garage in the original plan set | Operator's advertised base rent, September 23, 2026 | 2026 preliminary roll median just value for that size |
|---|---|---|---|---|---|---|---|
3 | 2.5 | 1,679 sq ft | 35 | One-car | $2,852 to $3,884 | $268,529 | |
4 | 2.5 | 1,822 sq ft | 124 (shared with Donatello) | Two-car | $3,006 to $4,631 | $305,122 | |
4 | 2.5 | 1,822 sq ft; 1,890 sq ft in the original version | 17 at 1,890 (plus its share of the 124 at 1,822) | Two-car | $3,056 to $4,580 | $305,122 at 1,822; $315,390 at 1,890 | |
4 | 3 | 1,828 sq ft | 70 | One-car | $3,031 to $4,142 | $296,028 |
Rents are the operator's advertised base rents from its eBrochure observed September 23, 2026; the higher figures in each range appear to be shorter lease terms. Just values are the county's mass-appraisal estimates on the 2026 preliminary Collier County roll, not sale prices, and they can change before the roll is certified around November 1, 2026.
The Angelico is the only three-bedroom plan and the smallest, at 1,679 square feet on the county roll, with 2.5 baths and, in the original plan set, a one-car garage. Every one of the 35 buildings has exactly one. That makes it the scarcest plan in the community, and the one a buyer looking for the lowest entry price will usually find first: its 2026 preliminary just value, $268,529, is the lowest of the four sizes. Of the four qualified sales the county recorded in the three years to September 23, 2026, one was a 1,679 square foot home, at $327,500 on April 2, 2024.
The Da Vinci is a four-bedroom, 2.5-bath plan at 1,822 square feet with a two-car garage in the original plan set. It shares the 1,822 square foot size on the county roll with the current Donatello, and the roll cannot tell the two apart. Together they make up half of all homes in the community.
The Donatello is a four-bedroom, 2.5-bath plan with a two-car garage. Its size depends on when the home was built. The December 2006 Naples Daily News brief and the original plan set give the Donatello as 1,890 square feet, and the county roll shows 17 homes at exactly 1,890 square feet, every one of them in a 2006 or 2007 building. The operator's current plan page lists the Donatello at 1,822 square feet. The most likely reading is that the 1,890 square foot version was built only in the first wave and the second-wave buildings used a 1,822 square foot version, but no plan document confirms it. For a specific home, the living area on that unit's county record is the number to use. Two of the four qualified sales in the last three years were 1,890 square foot homes: $391,500 on April 10, 2024 and $425,000 on June 25, 2024, per the Collier County Property Appraiser's sales records.
The Boticelli is the only plan with three full baths, at 1,828 square feet, with four bedrooms and a one-car garage in the original plan set. Every building has two. The most recent qualified sale in the community, $285,000 on April 14, 2026, was a 1,828 square foot home in a 2007 building, which works out to $155.91 per square foot of county-roll living area.
The original plan set gave the Angelico and Boticelli a one-car garage and the Da Vinci and Donatello a two-car garage. The operator today describes "attached one- or two-car garages" on its frequently asked questions page. Garages matter more here than in many condominiums: under the Master Declaration sections posted by the operator, parking is in the garage or driveway, and commercial vehicles, boats, trailers and RVs must be kept inside a garage.
The operator's amenities page and FAQ describe the homes as having:
These are the operator's statements about its rental homes. An individually owned home may have been renovated, or not, since 2007, and only a showing and an inspection tell you which.
The original Prime Home Builders brochure for The Falls of Portofino listed concrete block construction, S-tile roofs, hurricane shutters approved under the Florida Building Code of the day, underground utilities, municipal water and sewer, and a 10-year structural warranty. Those are marketing claims for the 2006 to 2007 product. The public roll does not record construction type, and any 10-year warranty on a 2007 home has long since run out. For a first-wave home, the wind-mitigation inspection form and the county permit history are the documents that show what is actually there today, including roof age.
Every home at The Falls of Portofino is a two-story townhouse-style unit with three or four bedrooms. There are no one-story plans and no one- or two-bedroom homes. Some web summaries of the community show different bedroom counts; the operator's own plan pages and the original plan set agree on three and four, and that is what we publish. Whether any plan puts a bedroom on the first floor is not shown in any plan drawing we could verify; the declaration's unit plans or the builder's plan sheets would answer it.
Older marketing for The Falls of Portofino quoted a second, larger square footage for each plan. Those figures appear to include the garage and roofed outdoor areas, so they are total area under roof, not living area. When you compare a Falls home with a home in another community, use living area from the same source for both: the county roll for both, or the MLS for both, but not one of each.
If you are selling an Angelico, Boticelli, Da Vinci or Donatello and want it priced against the right size and the right construction wave, call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. If you are buying and want to know which plan fits your garage, bedroom and budget needs before you tour, call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
One company, Falls Townhomes II LLC, a Prime Group affiliate, owns 166 of the 246 homes at The Falls of Portofino, or 67.5 percent, per the Collier County Property Appraiser's 2026 preliminary roll. Companies own 216 homes (87.8 percent), individuals and personal trusts own 30, and only 8 homes (3.3 percent) carry a homestead exemption. That concentration shapes board control, financing and resale.
Data updated: September 2026
Counts are owners of record on the Collier County Property Appraiser's 2026 preliminary roll, which the appraiser describes as typically current within about a month of recording. Individuals are counted, never named.
Owner of record | Type | Homes | Share of 246 |
|---|---|---|---|
Falls Townhomes II LLC | Company (Prime Group affiliate) | 166 | 67.5% |
Hailang LLC | Company (Delaware mailing address) | 31 | 12.6% |
Emeritus Investments Inc | Company | 7 | 2.8% |
MCA Portofino Naples LLC | Company | 5 | 2.0% |
Chill Projects LLC | Company | 3 | 1.2% |
Atlante Business Co(mpany) LLC | Company | 2 | 0.8% |
Marios Construction Services | Company | 1 | 0.4% |
Portofino Townhomes LLC | Company | 1 | 0.4% |
All companies | 216 | 87.8% | |
Personal trusts | Trust | 3 | 1.2% |
Individuals | Individual | 27 | 11.0% |
All individuals and trusts | 30 | 12.2% | |
Total | 246 | 100% |
The top two owners together hold 197 homes, 80.1 percent of the community.
Falls Townhomes II LLC mails its tax bills to 4651 Sheridan Street, Suite 480, in Hollywood, Florida, and its manager of record is an entity at the same address, per its Florida Division of Corporations record for The Falls Townhomes II LLC. That is the same office used by Club Falls of Portofino, LLC, by the original developer partnership, and by the associations' "care of PMG Asset Services" address. The operator advertises a rental program of 166 homes, which matches the 166 units Falls Townhomes II LLC owns. So when people say "Prime owns the Falls," the recorded version is: a Prime-affiliated company owns two thirds of the homes, a Prime-affiliated company owns the club, and the associations are administered from Prime's office.
Owner group | 2006 and 2007 homes (118) | 2024 and 2025 homes (128) | Total |
|---|---|---|---|
Falls Townhomes II LLC | 38 | 128 | 166 |
Hailang LLC | 31 | 0 | 31 |
Other companies, individuals and trusts | 49 | 0 | 49 |
Total | 118 | 128 | 246 |
Every home owned by an individual or a trust is in a 2006 or 2007 building. None of the 128 newer homes has ever sold to an individual buyer. For a buyer, that means the open market at The Falls of Portofino is, in practice, the 80 first-wave homes not held by the bulk owner.
Only 8 of the 246 homes carry a homestead exemption on the 2026 preliminary roll, 3.3 percent, all of them in 2007 buildings. The 2025 certified roll showed 7. The count has sat between 6 and 8 on every roll since 2021, per the Collier County Property Appraiser's value history. A homestead exemption is a legal filing that a home is the owner's permanent residence, so a low count is an ownership fact, not a statement about who lives in any home; a rented home is not eligible for homestead however long its tenant stays.
The community-wide 67.5 percent hides a sharper number: control is decided condominium by condominium.
Condominium | Homes | Owned by Falls Townhomes II LLC | Share |
|---|---|---|---|
No. 1 | 44 | 34 | 77.3% |
No. 2 | 42 | 36 | 85.7% |
No. 3 | 46 | 32 | 69.6% |
No. 4 | 46 | 16 | 34.8% (tied with Hailang LLC, also 16) |
No. 5 | 42 | 26 | 61.9% |
No. 6 | 26 | 22 | 84.6% |
Source: Collier County Property Appraiser's 2026 preliminary roll.
Florida condominium declarations usually give each unit one vote, and that is the Florida default. We have not opened the six declarations to confirm their voting allocation, so treat what follows as what the ownership counts indicate. With one vote per unit, Falls Townhomes II LLC can elect the board on its own in Condominiums No. 1, 2, 3, 5 and 6. In No. 4, no single owner has a majority, but the bulk owner and Hailang LLC together hold 32 of 46 units. In no condominium can the individually owned homes outvote the companies.
The Master HOA's board is administered from the same office, and how its directors are chosen (commonly by the condominium associations) is set in the Master Declaration and bylaws. Whoever controls the condominium boards very likely controls the Master HOA as well. Two practical consequences follow for an individual owner:
Whether Falls Townhomes II LLC is legally a "developer" under Florida's condominium turnover law, section 718.301 of the Florida Statutes, depends on whether developer rights were assigned to it in a recorded instrument, and we have not seen one. We publish nothing on that question beyond the fact that it is open.
This is the part of the ownership story that decides who can buy.
For a buyer, that means planning on cash, a portfolio lender that keeps the loan on its own books, or a non-warrantable condominium program, which usually asks for a larger down payment and a higher rate. For a seller, it means the buyer pool is smaller than the price of the home would suggest, and every offer should be read with its financing in mind.
A Falls of Portofino seller competes with more than other listings. The same company that owns two thirds of the community rents its homes directly, and in September 2026 its website advertised 27 homes available and up to two months free on select homes for leases of at least 14 months. A buyer choosing between owning and renting in the same community, often in the same plan, sees those rents and that special. An investor buyer sizing up the rent a first-wave home can earn is competing with a landlord that controls 166 homes.
The record of sales reflects the thin market. The Collier County Property Appraiser's records show four qualified sales in the three years to September 23, 2026, and one since January 1, 2025: $285,000 on April 14, 2026. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 4 Falls of Portofino homes listed for sale. Whether the bulk owner would ever buy an individual home, or sell any of its own, is not shown in any record; only future recorded deeds will answer that.
The nearest like-for-like communities, 2000s townhome and condominium product within about 1.8 miles, look nothing like the Falls on ownership. All figures are from the Collier County Property Appraiser's 2026 preliminary roll; distance is straight line, centroid to centroid; qualified sales are from January 1, 2025 through the September 2026 extract.
Community | Distance | Homes on the roll | Largest single-owner share | Homestead share | Qualified sales since January 1, 2025 |
|---|---|---|---|---|---|
The Falls of Portofino | 0 | 246 | 67.5% | 3.3% | 1 |
0.8 mi | 410 | 1.0% | 56.1% | 33 | |
Wedgewood at Vanderbilt | 1.3 mi | 338 | 0.3% | 43.8% | 31 |
1.5 mi | 416 (the association cites 272 homes) | 0.7% | 64.4% | 29 | |
Nottingham at Pebblebrooke Lakes | 1.7 mi | 52 | 1.9% | 65.4% | 4 |
1.8 mi | 294 | 1.4% | 56.1% | 10 |
At every comparable, the largest single owner holds under 2 percent of the homes and between 44 and 65 percent are homesteaded. At The Falls of Portofino, one owner holds more than two thirds and fewer than 1 in 30 homes is homesteaded. That, far more than the buildings or the floor plans, is what sets the Falls apart, and it is why the Falls recorded 1 qualified sale since January 2025 while Summit Place, the closest same-section neighbor, recorded 33.
For an owner of one of the 80 first-wave homes not held by the bulk owner, the job is to put the home in front of the buyers who can close: cash buyers, investors who understand the rent market, and buyers with a lender who has already said yes to non-warrantable condominium financing. That takes a listing that explains the ownership structure plainly rather than hoping buyers will not ask. For a buyer, it means lining up financing before you fall for a floor plan, reading each association's budget and estoppel, and pricing the home against the county's recorded sales and the operator's rents, not against neighboring communities with ordinary ownership.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and that includes a great deal of condominium resale where the financing question decides the deal. You can compare us on the public record in our guide to the best real estate agents in Naples, and read more about McGreevy and Comisar.
If you own a Falls of Portofino home and want a pricing and marketing plan built for this ownership structure, call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. If you are buying and want the financing, board-control and resale questions answered before you write an offer, call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.
The Falls of Portofino is governed in four layers: six separate Chapter 718 condominium associations, one per condominium; The Falls of Portofino Master HOA, Inc. above them; Club Falls of Portofino, LLC, a for-profit company that owns the clubhouse under a recorded Club Plan; and Collier County. Every state filing we read places those entities at the same Hollywood, Florida office as the community's majority owner.
Data updated: September 2026
Legally, every one of the 246 homes at The Falls of Portofino is a condominium unit in a two-story, townhouse-style building, not a fee-simple townhome on its own lot. The county records all 246 under the condominium use code, and the state registers the community as six separate condominiums, Falls of Portofino Condominium No. 1 through No. 6, in the Florida DBPR condominium registry extract. Each has its own recorded declaration and its own not-for-profit association under Chapter 718 of the Florida Statutes.
The declarations were all recorded in 2007, in this order, and each can be pulled by book and page from the Collier County Clerk's Official Records search:
Condominium | Homes | Buildings | Declaration recorded | Official Records |
|---|---|---|---|---|
No. 1 | 44 | 1 to 5 and 7 | January 24, 2007 | Book 4173, Page 3422 |
No. 2 | 42 | 6, 8, 10, 22 to 24 | August 9, 2007 | Book 4268, Page 2802 |
No. 3 | 46 | 9, 11 to 15 | July 9, 2007 | Book 4255, Page 1447 |
No. 4 | 46 | 16 to 21 | May 14, 2007 | Book 4228, Page 2819 |
No. 5 | 42 | 25 to 29, 31, 35 | February 23, 2007 | Book 4187, Page 3473 |
No. 6 | 26 | 30, 32 to 34 | February 23, 2007 | Book 4187, Page 3561 |
Which association governs a given home depends only on the building number. A buyer looking at a home in Building 18 on Venice Way deals with the Condominium No. 4 Association; a buyer in Building 22 on Torino Terrace deals with No. 2. The unit number tells you the building: it is the building number times 100 plus the unit position.
All six associations were filed with the Florida Division of Corporations on the same day, November 2, 2005, more than a year before the first declaration was recorded, and all six show active status. That filing date matters for one common question: The Falls of Portofino was not an apartment complex converted to condominiums. The condominium structure came first, and the homes were marketed with condominium disclosures from 2006 on.
Above the six condominiums sits The Falls of Portofino Master HOA, Inc., a Florida not-for-profit corporation also filed November 2, 2005. Its Division of Corporations record shows three things a buyer should know:
The Master HOA does not bill owners directly. Under Section 10.2 of the Master Declaration, as reproduced in the HOA Rules and Regulations packet the operator posts, "Each Owner shall pay Assessments to such Owner's Condominium Association and each Condominium Association shall remit the total amount ... to Association on a monthly or quarterly basis." In practice, the Master assessment rides inside the condominium bill, and the condominium association is the collector for both layers.
The same packet shows the Master HOA imposing fines under section 720.305 of the Florida Statutes, the homeowners' association chapter, which indicates the Master HOA operates as a Chapter 720 association layered over six Chapter 718 condominiums. Section 10.1 also records a detail worth knowing: the club company, as a member, pays a nominal Master assessment of $1 a year.
We could not find the Master Declaration's own recording reference. The recorded Club Plan describes it as a declaration "which has or will be recorded" without citing a book and page, so the numbered sections in the operator's posted packet are the only public text we have. A buyer's attorney should pull the recorded original from the Clerk before closing.
The clubhouse, pool and fitness center do not belong to any association. They belong to Club Falls of Portofino, LLC, a for-profit Florida limited liability company filed August 30, 2006, active, and managed by Prime Hospitality Group V LLC, per its Division of Corporations record. It filed its 2026 annual report on April 22, 2026.
The club company's rights come from the Club Falls of Portofino Club Plan, recorded January 24, 2007 at Official Records Book 4173, Page 2731, the same day as the Condominium No. 1 declaration. The operator posts a copy of the recorded Club Plan on its resident portal. The Club Plan is a covenant that runs with every home, and it is where the monthly club fee, the club's lien and the club's control of the amenities come from. The club also runs the only public portal, thefallsassoc.com, where owners view statements and pay fees. The section on Club Falls of Portofino below covers the club in full.
The Falls of Portofino sits in unincorporated Collier County, so there is no city government between the associations and the county. The county's role is taxes, zoning (Residential Planned Unit Development within the Wolf Creek PUD) and services. Notably, the county tax bill carries no non-ad valorem assessments on any Falls home on the 2026 preliminary roll: every association and club charge is billed privately, not on the tax bill.
Every association record we read on the Division of Corporations site, the Master HOA and the Condominium No. 1 Association, plus the Club LLC, lists the same principal address: 4651 Sheridan Street, Suite 480, Hollywood, Florida 33021, the office of Prime Group (Prime General, LLC). Mail goes "c/o PMG Assets Services," Prime Group's property management arm. The officers of both associations list that same office as their address, and all three entities use the same individual registered agent, a Boca Raton attorney. The state condominium registry lists the Condominium No. 3 through No. 6 associations in care of PMG at the same Sheridan Street office.
The majority owner of the homes, Falls Townhomes II LLC, formed April 12, 2021, mails from that same address too. So does the original developer of record, Prime Homes at Portofino Falls, Ltd, a limited partnership that was administratively dissolved on September 24, 2021. In plain terms: the owner of two-thirds of the homes, the club company, the association offices and the property manager all trace to one organization.
Board control at The Falls of Portofino comes down to arithmetic. The county's 2026 preliminary roll, read through the Collier County GIS parcel layer, shows Falls Townhomes II LLC owning 166 of the 246 homes, 67.5 percent, including every one of the 128 homes built in 2024 and 2025. Condominium by condominium:
Condominium | Homes | Falls Townhomes II LLC | Share | Votes needed for a majority | Homes the bulk owner does not hold |
|---|---|---|---|---|---|
No. 1 | 44 | 34 | 77.3% | 23 | 10 |
No. 2 | 42 | 36 | 85.7% | 22 | 6 |
No. 3 | 46 | 32 | 69.6% | 24 | 14 |
No. 4 | 46 | 16 | 34.8% | 24 | 30 |
No. 5 | 42 | 26 | 61.9% | 22 | 16 |
No. 6 | 26 | 22 | 84.6% | 14 | 4 |
Source: Collier County Property Appraiser's 2026 preliminary roll, owner of record by condominium.
In Condominium No. 4 the bulk owner holds 16 of 46 homes, tied with Hailang LLC at 16, so the two companies together hold 32 of 46. Condominium No. 6 is the only one with no second-wave buildings at all: its 26 homes date from 2007.
Florida's default is one vote per unit. We have not opened the six declarations, which would confirm the voting allocation, so this is an inference from the ownership counts: with per-unit voting, Falls Townhomes II LLC can elect the board on its own in Condominiums No. 1, 2, 3, 5 and 6, and individually owned homes cannot outvote it in any of the six. Across the community, only 30 homes (12.2 percent) belong to individuals or personal trusts, and only 8 carry a homestead exemption on the 2026 preliminary roll (7 on the 2025 certified roll).
Section 718.301 of the Florida Statutes, the condominium turnover statute, gives owners other than the developer the right to elect a majority of a condominium board on the first of several events. They include three years after 50 percent of the units have been conveyed to purchasers, the point when some units have been conveyed and none of the others are being built or offered for sale by the developer in the ordinary course of business, and seven years after the declaration is recorded.
Here is why that statute does less at The Falls of Portofino than a buyer might expect. Turnover moves control from the developer to the owners, but it does not change how votes are counted. An owner holding a majority of units elects the board whether or not it is the developer. The statutory definition of "developer" excludes a bulk buyer or bulk assignee, which section 718.703 defines as a person who acquires more than seven units in a single condominium. Whether any assignment of developer rights was recorded, and whether turnover under section 718.301 has taken place in any of the six condominiums or the Master HOA, the public record we read does not show. The documents that would answer it are the recorded bulk deeds and any assignment of developer rights, and each association's election minutes and turnover records.
One more oddity sits in the county roll: the roads, lakes and buffers are on two common-area parcels, 13.38 acres and 7.52 acres, still titled to the dissolved developer partnership and carried at nominal values. A buyer's title work should confirm what, if anything, has been conveyed to the Master HOA.
On September 26, 2026, the DBPR condominium registry showed Condominiums No. 1, 2 and 5 as Delinquent and Nos. 3, 4 and 6 as Recorded, meaning current. The DBPR annual-fee payment history explains why. Florida bills each condominium an annual fee of $4 per unit. All six associations skipped the 2024 fee, paid the 2025 fee, and only Nos. 3, 4 and 6 cleared the carried penalties with 2026 payments. The amounts are small (Condominium No. 1 is billed $176 a year for 44 units), but the flag is the kind of thing a lender's condominium questionnaire asks about, and it lines up in time with the Master HOA's 2023 dissolution and reinstatement.
A second registry signal: the DBPR key financial indicators extract, which carries association financial data filed with the Division, has no rows for any Falls of Portofino association. The annual financial report that section 718.111(13) requires must still go to owners, so a buyer should ask each association for its most recent one.
The state's registry also still lists the dissolved developer partnership at a 2007-era Fort Lauderdale address as the developer of all six condominiums. It has not been updated to show a successor.
Since January 1, 2026, section 718.111(12)(g) of the Florida Condominium Act requires every condominium association managing 25 or more units to post digital copies of its declaration, bylaws, articles, rules, meeting minutes, budget, financial report, contracts and meeting notices on a website or app. All six Falls associations have 26 to 46 units, so all six are covered. The homeowners' association statute, section 720.303(4), has required posting since January 1, 2025 for associations with 100 or more parcels, which likely reaches the Master HOA depending on how its membership is structured.
We found no association document site that meets that requirement. The only public portal, thefallsassoc.com, is branded to the club company; the "HOA Documents" it posts are the recorded Club Plan and the Rules packet, not the associations' budgets, minutes or financial reports. An owner can request those records directly under the official-records provisions of section 718.111(12), and a buyer should receive the governing documents and budget before closing.
For a buyer, the governance question at The Falls of Portofino is not "is the board friendly?" It is "whose decisions am I agreeing to live under?" The same organization that owns most of the homes staffs the boards, runs the club that holds a lien ahead of the associations, and manages the property. That can mean consistent maintenance and a single point of contact. It also means individual owners have no realistic path to control a board in five of six condominiums, and it is one reason conventional mortgage financing is unavailable, covered in the financing section below.
For a seller, the structure is the first thing a well-advised buyer will ask about, and the listing that answers it clearly, with the documents in hand, is the listing that holds its price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we build every condominium listing around the recorded documents rather than around a single "HOA fee" field.
Selling a home at The Falls of Portofino? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying here? Call Marc at (239) 287-5873 before you make an offer, or read how we represent buyers in Southwest Florida.
The Falls of Portofino has no single HOA fee. Owners pay a condominium assessment that also carries the Master HOA assessment, plus a recorded club membership fee of $42 a month in 2026, plus a share of the club's expenses and sales tax. The condominium and Master amounts are not published anywhere public; each association's adopted budget and the estoppel certificate state them.
Data updated: September 2026
Every layer a Falls of Portofino owner can be billed, what we could verify, and where it comes from. "Not published" means we found no primary source stating the current amount as of September 2026.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Condominium assessment | Not published (six separate budgets) | Set by each condominium's budget | The condominium association's costs, including insurance of the condominium property as originally installed under section 718.111(11) | Each association's adopted budget; the condominium estoppel certificate |
Master HOA assessment | Not published | Collected by the condominium association, remitted monthly or quarterly | Under the Master Declaration: lawns, irrigation, driveways and sidewalks, and painting of all townhome buildings | Master Declaration Sections 3.5, 10.1, 10.2 in the operator's posted Rules packet |
Club Membership Fee | $42 | Monthly, 2025 and 2026; rises to a $50 cap in 2033 | A non-exclusive license to use the club facilities | Club Plan Exhibit D, recorded Club Plan |
Share of Club Expenses | Not published | Billed with club dues | A pro-rata share of all Club Expenses, which may include the club owner's debt service, taxes, insurance, management and overhead | Club Plan Sections 1, 6.1 and 8 |
Sales tax on club charges | Applies | With each club bill | Florida sales tax on the club charges | Club Plan Section 6.3 |
Club Special Use Fees | As set by the club owner | Per use | Special uses of club facilities; the club keeps these without accounting | Club Plan Section 6.9 |
Resale Capital Contribution | Not published (set by board resolution) | Once, on every resale | Master HOA capital | Master Declaration Section 10.13 |
Club Capital Contribution | Two months of club dues | Once, only on a sale from the developer or a builder | Kept by the club owner | Club Plan Section 7 |
Initial Capital Contribution | Two months of Master assessments | Once, only on the first sale from the developer | Paid to the developer | Master Declaration Section 10.12 |
Transfer (approval) fee | Board-set; a condominium association may charge no more than $150 per applicant, and nothing on a renewal with the same tenant | Per sale, lease, lease renewal or gift | Processing the association's approval | Master Declaration Section 14.2.1; section 718.112(2)(k) |
Estoppel certificate, each condominium association | No more than $250; plus $100 if expedited within 3 business days; plus $150 if the unit is delinquent | Once per sale | A statement of what the unit owes | |
Estoppel certificate, Master HOA | Same statutory caps | Once per sale | A statement of what the home owes the Master HOA | |
Club unit certificate | Price shown only when ordered | Once per sale | The club company's own statement of dues owed | Ordered through the club's CondoCafe unit-certificate portal |
Fines | Up to $100 per violation per day, no aggregate cap | As imposed | Rule violations | Master Declaration Section 13.7 |
Non-ad valorem charges on the tax bill | $0.00 | Annual | None on any Falls home | Collier County Property Appraiser's 2026 preliminary roll |
The condominium assessment and the Master HOA assessment are set each year in budgets adopted by boards, and none of the six condominium associations or the Master HOA publishes its budget. The state's DBPR financial indicators extract has no rows for them, and the club's portal posts no budgets.
Single monthly "HOA fee" figures do circulate for The Falls of Portofino. None of them comes from an association document, and a single number cannot describe a bill that has at least three separate payees. We do not publish them. The figure you can rely on is the one on the estoppel certificates: each association's certificate states the current assessment and any balance for that specific home, and the club's certificate states the club charges. Ask for all of them, plus each association's adopted budget, before your inspection period ends.
The one fee amount written into a recorded document is the Club Membership Fee. Exhibit D of the recorded Club Plan sets it by year. It started at $20 a month in 2005 and steps up to a cap:
Years | Club Membership Fee per month | Per year |
|---|---|---|
2025 and 2026 | $42 | $504 |
2027 and 2028 | $43 | $516 |
2029 and 2030 | $44 | $528 |
2031 | $45 | $540 |
2032 | $48 | $576 |
2033 onward | $50 (cap) | $600 |
That schedule is the floor of the club bill, not the total. Section 6.1 adds a pro-rata share of all Club Expenses, and the Club Plan defines those broadly enough to include the club owner's debt service, real estate taxes, insurance, management and overhead. Section 6.3 adds sales tax. Section 8.3 lets the club bill a budget shortfall as a special bill due within 10 days. And Section 6.15 lets the club owner set different Club Membership Fees for different homes by recorded supplement. The 2026 club budget and a club unit certificate would state the total monthly club charge; neither is public.
Section 6.8 of the Club Plan says "Under no circumstances shall Club Owner or Developer be required to pay Club Dues." Every other owner pays, and the obligation is perpetual "regardless of whether such Home is occupied, destroyed ... or leased" (Section 6.5). When a home is leased, the owner and the tenant are jointly liable for the dues (Section 4.1). The public record does not show whether the majority owner's 166 homes are billed club dues, so we make no statement about it.
Club dues are secured by a lien, and under Section 6.13 the associations' assessment lien "is inferior to the lien of Club Owner (regardless of when the lien for Assessments is filed)." In a delinquency, the club company stands ahead of the Master HOA and the condominium association. That is unusual, and it is why the club certificate matters at closing: an unpaid club balance follows the home.
The Club Plan also reverses the usual estoppel direction. Under Section 20 it is the association that must give the club owner an estoppel on request, and silence is conclusive that the Club Plan is in force and the dues are paid as the club owner states. Because the club company is not an "association" under Chapter 718 or Chapter 720, its unit certificate is not bound by the statutory estoppel caps; the price appears only when you order it through the club's portal.
The only publicly posted description of the Master HOA's responsibilities is in the Master Declaration sections the operator reproduces: the association maintains lawns, irrigation, driveways and sidewalks and paints all the townhome buildings (Sections 3.5, 3.6.14 and 3.9). What the condominium assessment covers is set in each condominium declaration, and we have not opened those. By statute, section 718.111(11) makes each condominium association insure the condominium property as originally installed; floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments fall to the owner's own HO-6 policy. Florida HO-6 policies must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250, under section 627.714.
We cannot tell you whether any special assessment is pending or planned; that sits in board minutes and budgets that are not posted.
Putting the layers together, a resale buyer at The Falls of Portofino should expect these one-time items at closing, based on the recorded rules:
Then, monthly: the condominium assessment (which carries the Master assessment), the club fee, the club expense share and sales tax. Property taxes come separately on the county bill; on the 2026 preliminary roll the median proposed tax bill for a Falls home is $3,173.88, with no non-ad valorem charges, and a buyer's first-year taxes are based on just value because the previous owner's assessment cap resets on sale.
For the 166 homes the majority owner leases, the rent is set by the operator and the tenant never sees an association bill. For an individual owner who leases, the recorded rules put the club dues on both owner and tenant jointly, and the condominium and Master assessments stay with the owner. How an owner passes those costs into rent is a lease term, not a rule.
Thinking of selling? A buyer's first question at The Falls of Portofino is the true monthly cost. We gather the estoppel figures and budgets up front so your listing answers it. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Comparing the all-in cost with renting? Call Marc at (239) 287-5873 and we will line up every layer before you commit, or read how we represent buyers in Southwest Florida.
The Falls of Portofino's recorded Master Declaration allows whole-home leases only, with a 90-day minimum and no more than two leases in any 12 months. Every lease, renewal, sale and gift needs association approval, decided within 30 days of a complete application. Owners may keep two pets, leashed. Vehicles park in the garage or driveway, and boats, trailers, RVs and commercial vehicles must stay inside a garage.
Data updated: September 2026
The rules below are the numbered sections of the Master Declaration that the operator reproduces in its HOA Rules and Regulations packet, updated September 16, 2021. The packet is an excerpt of a larger document, and the Master Declaration's own recording reference is not cited in it. Each condominium declaration may add its own leasing and transfer rules; we have not opened those six declarations, so read them before you sign.
Part of the posted Rules packet appears to have been copied from another community: some pages (the general "Golden Rules," a pet page and an insurance page) describe a different condominium, with features The Falls of Portofino does not have. Only the numbered Master Declaration sections are Falls rules, and those are the only ones we quote here. Buyers should get the recorded documents from the Clerk, or from the associations under their official-records duty, rather than relying on the posted packet.
Section 5.23 of the Master Declaration sets the leasing rules:
Two more rules change the economics of leasing for an individual owner:
No. The 90-day minimum rules out nightly, weekly and monthly vacation rentals. Collier County separately requires registration of rentals of six months or less in unincorporated Collier under Ordinance 2021-45, through its short-term vacation rental registration program, but at The Falls of Portofino the recorded covenant is the tighter limit. A 3-month seasonal lease is the shortest term the Master Declaration allows, and two of those in 12 months is the ceiling.
Section 14.1 bars any sale, lease (of any length, including renewals) or gift without the association's approval. Section 14.2.1 requires written notice plus a board-set transfer fee for each sale, lease or gift, and Section 14.2.2 requires the association to approve or disapprove within 30 days of receiving the notice and the information it asks for.
For a condominium association, section 718.112(2)(k) caps a transfer fee at $150 per applicant and bars any fee on a renewal with the same tenant, and allows a fee at all only if the association's documents provide for it. Build the 30-day approval window into your contract dates, whether you are buying or leasing.
Two different pet policies apply at The Falls of Portofino, depending on who you are.
Owners (recorded Master Declaration) | Tenants of the operator's rental homes | |
|---|---|---|
Number | Two pets | Up to two pets |
Size | No weight limit in the numbered section reproduced | 50 pounds each |
Breeds | No breed list in the numbered section reproduced | Restricted breed list |
Fees | None stated | $350 one-time fee and $20 per month per pet |
Conduct | Leashed; no tie-outs (Section 5.2) | Operator's lease terms |
Source |
The operator's restricted list for its tenants names Akita, American Staffordshire, Pit Bull Terrier, Malamute, Chow, Cane Corso, Presa Canario, Staffordshire Bull Terrier, Doberman Pinscher, wolf breeds, Great Dane, German Shepherd and Rottweiler. Those are the operator's leasing terms for its own homes, not a recorded rule on owners. An owner leasing an individually owned home sets pet terms in the lease, within the recorded two-pet limit and any rule in the condominium declaration.
Section 5.4 of the Master Declaration requires parking in the garage or driveway. Commercial vehicles, boats, trailers and recreational vehicles must be kept inside a garage. Every home has an attached garage: the original plan set gave the Angelico and Boticelli plans a one-car garage and the Da Vinci and Donatello plans a two-car garage. A buyer who owns a boat or a work truck should measure the garage before writing an offer.
Section 13.7 sets fines under section 720.305(2) of the Florida Statutes at up to $100 per violation per day, with no aggregate cap. Because there is no ceiling, a continuing violation, such as a boat in a driveway, can add up quickly. Fines are a Master HOA matter.
The majority owner operates 166 homes as rentals, and the operator's website advertised 27 homes available on September 23, 2026, with up to two months free on select homes for leases of at least 14 months. An individual owner who leases competes directly with that program, within a 90-day minimum and two leases a year, and gives up amenity use while the home is leased. That is the context for any investor math.
Selling a leased home? The approval rules apply to your buyer and to your tenant. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying to live in or to lease? Call Marc at (239) 287-5873 and we will walk through the approval timeline with you, or read how we represent buyers in Southwest Florida.
Conventional conforming financing is effectively unavailable at The Falls of Portofino. Fannie Mae's Selling Guide makes a condominium project ineligible when one entity owns more than 20 percent of its units, and one company owns 61.9 to 85.7 percent of five of the six condominiums. No condominium has FHA project approval, and a 2019 single-unit FHA approval was rejected. Buyers plan on cash, portfolio or non-warrantable loans.
Data updated: September 2026
Fannie Mae Selling Guide section B4-2.1-03, Ineligible Projects, published September 2, 2026, lists the characteristics that make a condominium project ineligible for a conventional loan Fannie Mae will buy. One of them is single-entity ownership: in a project of 21 or more units, no single entity may own more than 20 percent of the units. The rule is explicit that "Units currently subject to any rental or lease arrangement must be included in the calculation." The only units excluded are those owned by the project sponsor or developer that are vacant and being actively marketed for sale.
A project that fails this test is what lenders call non-warrantable: the loan cannot be sold to Fannie Mae, so a conforming lender will not make it.
Each of the six condominiums has its own declaration and its own state registration, so a lender reviews each as its own project. Every one of them has more than 21 units, and every one fails the 20 percent test on the 2026 preliminary county roll:
Condominium | Homes | Largest single owner | Share | Fannie Mae 20% test | Within the 49% waiver ceiling? |
|---|---|---|---|---|---|
No. 1 | 44 | Falls Townhomes II LLC, 34 | 77.3% | Fails | No |
No. 2 | 42 | Falls Townhomes II LLC, 36 | 85.7% | Fails | No |
No. 3 | 46 | Falls Townhomes II LLC, 32 | 69.6% | Fails | No |
No. 4 | 46 | Falls Townhomes II LLC and Hailang LLC, 16 each | 34.8% each | Fails | Yes, only if every waiver condition is met |
No. 5 | 42 | Falls Townhomes II LLC, 26 | 61.9% | Fails | No |
No. 6 | 26 | Falls Townhomes II LLC, 22 | 84.6% | Fails | No |
Source: Collier County Property Appraiser's 2026 preliminary roll, owner of record, applied to Fannie Mae Selling Guide B4-2.1-03.
Fannie Mae allows a waiver of the single-entity limit in narrow circumstances, and only when the purchase itself reduces the concentration. Every one of these conditions must be met:
Five of the six condominiums are over 49 percent, so the waiver is closed to them outright. In Condominium No. 4 the two largest owners sit at 34.8 percent each, under the ceiling, but a lender would also need evidence that the owner is marketing units for sale. The majority owner's posture at The Falls of Portofino is leasing, and none of the 128 homes built in 2024 and 2025 has ever sold to an individual buyer. We read Condominium No. 4 as practically unavailable for a conventional loan as well.
A second Fannie Mae rule adds pressure. Selling Guide section B4-2.1-01 treats a project as "established" only when at least 90 percent of the units have been conveyed to unit purchasers, the project is complete with no further phasing, and control of the association has been turned over to the unit owners. Otherwise it is reviewed as a "new" project, which carries its own requirements. With a single company holding most of the units and the boards, a lender's reviewer may also treat several Falls condominiums as new projects on this test.
FHA insures condominium loans only in approved projects or, since HUD's 2019 rule reintroducing single-unit approvals (the Federal Register final rule on project approval for single-family condominiums), for individual units in a project that meets HUD's single-unit criteria.
HUD's FHA Condominium Look-up holds one record for The Falls of Portofino, tied to the clubhouse address at 7047 Ambrosia Lane. Its status is "Rejected Single-Unit Approval," dated November 26, 2019, with FHA concentration restricted to 10 percent. None of the six condominiums has FHA project approval. HUD's single-unit approval documentation list asks for owner-occupancy and individual-owner concentration figures; with 8 homesteaded homes out of 246 and one company owning 61.9 to 85.7 percent of five condominiums, a new single-unit request would face the same facts. HUD's file does not state the 2019 rejection reason.
A practical tip for lenders: the HUD record is entered under a misspelled community name, so a search by name for "Portofino" returns nothing. Search Collier County by ZIP code 34119 instead.
With Fannie Mae, Freddie Mac and FHA effectively off the table, buyers at The Falls of Portofino use:
Each of those lenders sets its own condominium review. Ask the lender early what it needs from the associations, and expect the single-entity share and the state registry's Delinquent flags on Condominiums No. 1, 2 and 5 to come up. Having the answers early keeps a contract on schedule.
A home that most buyers cannot finance with a standard loan sells to a smaller pool, and a smaller pool usually means longer marketing times and more negotiation on price. The recorded sales at The Falls of Portofino are consistent with that. Collier County recorded qualified sales show only four arm's-length single-home sales in the three years to September 23, 2026:
Recorded date | Price | Living area (county roll) | Price per sq ft |
|---|---|---|---|
April 2, 2024 | $327,500 | 1,679 sq ft | $195.06 |
April 10, 2024 | $391,500 | 1,890 sq ft | $207.14 |
June 25, 2024 | $425,000 | 1,890 sq ft | $224.87 |
April 14, 2026 | $285,000 | 1,828 sq ft | $155.91 |
Source: Collier County recorded qualified sales, September 23, 2023 to September 23, 2026.
With n = 4, a small sample, the median is $359,500, the mean of the middle pair ($327,500 and $391,500). Since January 1, 2025 there has been one qualified sale, the $285,000 closing on April 14, 2026, and none in calendar 2025. Over the same stretch, the county recorded 33 qualified sales at Summit Place in Naples, 31 at Wedgewood at Vanderbilt, 29 at Ibis Cove, 10 at Tuscany Cove and 4 at Nottingham at Pebblebrooke Lakes. On the 2026 preliminary Collier County roll, just value, the Falls also carries the lowest assessed value per square foot of that set, about $167.5, and county roll figures are assessed values, not prices.
On the MLS side, the Southwest Florida MLS Matrix, pulled September 26, 2026, shows the two Falls of Portofino sales of the last 12 months taking 4 and 46 days, and a median of 40.5 days across the 14 closings of the last 60 months. None of the 128 homes built in 2024 and 2025 has ever sold individually, so there is no arm's-length price for a newer home at all.
We do not publish a value opinion from four sales. What we can say plainly is that financing, more than finishes or floor plan, is the variable that sets how a Falls of Portofino home is priced and marketed.
Price and market a Falls of Portofino home to the buyers who can actually close: cash buyers, investors and buyers pre-approved with a portfolio or non-warrantable lender. Put the financing facts in the listing so no one wastes a month on a conventional loan that cannot close.
Selling at The Falls of Portofino? We market to the buyer pool that can finance here. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying with a loan? Get the lender to confirm the condominium is eligible for its program before you write the offer. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The two headline parts of Florida's post-Surfside condominium safety law, milestone structural inspections and the structural integrity reserve study (SIRS), apply only to buildings three habitable stories or taller. The Falls of Portofino's buildings are two-story, and that is now a government record: Collier County Ordinance 13-37 caps townhouses at 35 feet and 2 stories and multi-family buildings at 38 feet and 2 stories on the Wolf Creek parcels that include the Falls. The ordinary Chapter 718 rules on reserves, budgets, financial reports, websites and official records still apply.
Section 553.899(3)(a) of the Florida Statutes on milestone inspections requires the owners of a condominium building "that is three habitable stories or more in height" to have a milestone inspection by December 31 of the year the building turns 30. Section 553.899(4) adds that the section "does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground." The DBPR condominium inspections page sets out the same scope.
At The Falls of Portofino, every home is a two-story townhouse-style unit, per the operator's floor plans, and the zoning itself allows no more than two stories there under Collier County Ordinance 13-37. On that basis the milestone inspection does not apply. Even if it did, the oldest buildings date from 2006 and 2007, so their 30-year mark would not arrive until 2036 or 2037.
The structural integrity reserve study in section 718.112(2)(g) is required every 10 years "for each building on the condominium property that is three habitable stories or higher in height." Two-story buildings fall below it, so the SIRS rules and the full-funding requirement that comes with them do not reach the Falls buildings on the operator's description.
The story count no longer rests on the operator alone. The county's public roll does not record stories, but the zoning does: Collier County Ordinance 13-37 limits townhouse and multi-family buildings on the Falls parcels to 2 stories (35 and 38 feet). The building permits and the plot plans in the recorded condominium declarations remain the building-by-building proof, and a buyer's attorney can confirm them from the declaration exhibits.
Falling outside SIRS does not mean falling outside the Condominium Act. Under section 718.112(2)(f), each association's annual budget must include reserve accounts for capital expenditures and deferred maintenance, such as roof replacement, painting and paving, unless the owners vote to waive or reduce them. The same section bars a developer-controlled association from voting to waive or reduce reserve funding before turnover. The budgets and reserve schedules for the six Falls associations are not posted publicly; a buyer should ask for each and read the reserve line.
Section 718.111(13) of the Florida Condominium Act requires an annual financial report for each association, and section 718.111(12) requires each to keep official records that owners may inspect. None of the six Falls associations appears in the DBPR financial indicators extract, so the reports have to come from the associations themselves. Owners may request records in writing; the DBPR condominium public records page explains what the Division holds.
As covered above, since January 1, 2026 every condominium association with 25 or more units must post its governing documents, budget, financial report, contracts and meeting notices online. All six Falls associations are covered, and we found no compliant site.
Section 718.111(11) requires each association to insure the condominium property as originally installed. The owner's HO-6 policy covers what the statute leaves out: floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments. HO-6 policies in Florida must carry at least $2,000 of loss-assessment coverage. The association's current master insurance certificate, including its wind deductible, is a document to request before closing.
For sellers, the two-story design at The Falls of Portofino is a real advantage over mid-rise condominiums: no milestone inspection bill and no SIRS-driven special assessment, on buildings the zoning limits to two stories. For buyers, the questions shift to the ordinary ones, reserves, budgets and insurance, and to the fact that the documents that answer them are not posted.
Selling? We put the building facts and the document trail in front of buyers from day one. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying? Call Marc at (239) 287-5873 and we will build the document request list with you, or read how we represent buyers in Southwest Florida.
Club Falls of Portofino is a for-profit company, Club Falls of Portofino, LLC, that owns the clubhouse, pool and fitness center at The Falls of Portofino on a 0.738-acre parcel under a Club Plan recorded in 2007. Owners do not own the amenities; they hold a license to use them and pay a recorded monthly club fee, $42 in 2026, plus a share of club expenses.
Data updated: September 2026
The recorded Club Plan, Official Records Book 4173, Page 2731, recorded January 24, 2007, is the document that creates the club. Its key terms:
Club dues are a lien on each home, and under Section 6.13 the associations' assessment lien "is inferior to the lien of Club Owner (regardless of when the lien for Assessments is filed)." That puts a for-profit company ahead of the owners' own associations if a home falls behind. The fee stack section above covers the dollars: $42 a month in 2025 and 2026, rising to a $50 cap in 2033, plus a share of Club Expenses and sales tax.
The Club Plan gives the Master HOA an option to buy the club, starting two years after the "Community Completion Date," at a price equal to the total annual Club Membership Fees capitalized at 6 percent (Section 5.5). The Community Completion Date is defined in the Master Declaration, which we have not read in full. Under Sections 5.8 and 31, the association bears both sides' legal fees in any dispute over the club "regardless of the outcome," and the Master HOA officers who would decide whether to exercise the option list the same Hollywood office as the club company.
Section 3.2 of the Club Plan lists the facilities planned in 2007: an "exercise room, equipment, lockers and dressing rooms, aerobics room, clubhouse meeting room, kitchen, tot lot, and one or more tennis courts and outdoor swimming pools." The same section lets the club owner change that list at will, so a missing item is not a breach of the plan.
The operator's amenities page and photo gallery advertise:
The gated entrance, with its gatehouse and water features, was complete by early February 2007, per the Naples Daily News real estate briefs of February 4, 2007.
Facility | Club Plan, 2007 | Advertised by the operator, 2026 |
|---|---|---|
Outdoor swimming pool | Planned | Advertised, with sundeck |
Clubhouse meeting room and kitchen | Planned | Advertised: kitchen, dining and lounge, game room with billiards |
Exercise room and equipment | Planned | Advertised: fitness center |
Aerobics room | Planned | Not advertised |
Lockers and dressing rooms | Planned | Not advertised |
Tennis courts | Planned (one or more) | Not advertised |
Tot lot | Planned | Claimed in the operator's FAQ only |
Dog park | Not in the plan | Claimed in the operator's FAQ only |
BBQ and picnic area | Not in the plan | Advertised |
Gated entry | Not a club facility | Advertised |
The operator's FAQ mentions "a dog park, and a tot lot." Neither appears on the operator's amenities list or in its photo captions, and we have not confirmed either from a site plan or aerial record. Treat both as the operator's claim until you see them on a tour. The same applies to tennis: no tennis court is advertised anywhere, so a buyer who plays should plan on public courts; our guide to tennis and pickleball in Collier County lists them.
The state roll records the clubhouse as a 4,477 square foot building built in 2007, on the 0.74-acre club parcel at 7047 Ambrosia Lane. Original sales marketing gave a larger figure for the clubhouse; the roll's measured building area is the figure we rely on. The clubhouse was also among the Falls of Portofino claims kept open in the federal Chinese drywall litigation in December 2016, alongside 28 units in eight original buildings; that list covers only claims still open then and says nothing about the condition of any building today.
Under Section 14.1 of the Club Plan, the fitness center is for ages 16 and up, and children under 16 may use the pool only with adult supervision. The club owner may also charge Special Use Fees for particular uses and keep them without accounting (Section 6.9).
The club at The Falls of Portofino works like a subscription an owner can never cancel, run by a company the owner does not elect, with a lien ahead of the owner's own associations. For many buyers, a pool, gym and clubhouse that someone else maintains is worth $42 a month plus expenses. The point is to know that before you buy, and to get the club's unit certificate so you know the full club charge on the home you are buying.
Selling? Buyers ask about the club in almost every Falls of Portofino showing. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying? Call Marc at (239) 287-5873 and tour the club with the Club Plan in hand, or read how we represent buyers in Southwest Florida.
No. The Falls of Portofino has no golf course, no marina, no docks and no private beach access. Its recorded Club Plan never listed golf or boating, and boats must be kept inside a garage. The nearest Gulf beaches are straight west on Vanderbilt Beach Road: Vanderbilt Beach Park is about 8.2 miles and 16 minutes without traffic, per modeled free-flow drive times.
The 2007 Club Plan's list of planned club facilities (Section 3.2) names an exercise room, lockers, an aerobics room, a meeting room, a kitchen, a tot lot, tennis courts and pools. It does not name golf, and the operator advertises no golf, driving range or putting green. A buyer who wants golf in the house price is looking for a different community; a Falls owner who plays joins a club outside the gate.
The Falls of Portofino sits beside larger planned communities. IslandWalk borders it on the west, and Vanderbilt Country Club is about 0.79 miles away, straight line to its nearest parcel. Each is a separate community with its own membership rules; nothing in any Falls record gives Falls owners access to either. Our guides to IslandWalk and Vanderbilt Country Club cover what each includes, and our Naples guide covers the wider area.
There is no marina and there are no docks at The Falls of Portofino. The lakes inside the community sit in its common-area parcels, and we found no record giving owners boating rights on them. For boat owners the recorded rule that matters is Section 5.4 of the Master Declaration: boats and trailers must be kept inside a garage, never in the driveway or on the street. A boat owner here keeps the boat off site, at a storage yard or a marina elsewhere.
The Falls of Portofino is inland. The Gulf shoreline is about 7.5 to 7.7 miles west in a straight line. By road, every beach is a straight drive west on Vanderbilt Beach Road. Modeled free-flow drive times from the clubhouse at 7047 Ambrosia Lane, without traffic:
Beach | Road distance | Drive time without traffic |
|---|---|---|
8.2 mi | About 16 minutes | |
9.3 mi | About 17 minutes | |
9.9 mi | About 19 minutes |
These are modeled free-flow times. Peak-season traffic from January to April is heavier on Vanderbilt Beach Road, and real drive times then will be longer.
Parking is the real beach question from an inland home. Our guide to Naples beach parking covers the lots, permits and paid options at each beach, and our Collier County parks guide covers the inland parks closer to home.
The Falls of Portofino trades beach proximity for an inland position: FEMA maps every Falls building in Zone X on the current panel, it sits in Collier County Hurricane Evacuation Zone E, and it is outside the county's Coastal High Hazard Area. Zone X is still a flood zone, lenders decide per building, and the flood section of this guide covers the details. For a buyer who wants the Gulf a 16-minute drive away rather than across the street, that is the trade.
Selling your Falls of Portofino home? We know how to position an inland, gated condominium to the buyers who value it. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
Buying and weighing beach, golf or boating? Call Marc at (239) 287-5873 and we will compare The Falls of Portofino with the communities that offer them, or read how we represent buyers in Southwest Florida.
The Falls of Portofino sits in Collier County Hurricane Evacuation Zone E, outside the county's Coastal High Hazard Area, about 7.5 miles inland from the Gulf on ground measured at roughly 15.2 to 16.0 feet. The Florida Building Code design wind speed at the site is 160 mph, which places every building in the wind-borne debris region.
That is the storm profile in one paragraph. Everything below is the evidence behind it, taken from Collier County's own map layers, FEMA and USGS data services, the National Hurricane Center's official storm reports and the Florida Building Code. We do not call any home "hurricane proof" or "safe." We show what the public record measures and, just as important, what it does not, so a buyer can plan and a seller can answer the questions a lender, an insurer and an inspector will ask about a Falls of Portofino condominium.
Every test point inside the community, including the clubhouse at 7047 Ambrosia Lane and the northwest, south-central and northeast corners, returns Zone E on Collier County's hurricane evacuation zone map layer, whose data was last edited August 20, 2026. There is no internal split: an order that covers Zone E covers all 35 buildings at once, whether the home is on Ambrosia Lane, Venice Way, Romana Way or Torino Terrace.
The same data powers the county's public Collier County hurricane evacuation zone lookup, which is the tool to run for any single address before a storm.
Collier County's layer holds six zones, A through F. The Florida Division of Emergency Management's Know Your Zone guidance explains the order: Zone A is generally the most vulnerable and the most likely to be evacuated first, and Zone F is the most likely to be evacuated last. The zones are built from storm-surge modeling in the Southwest Florida Regional Planning Council's regional evacuation study.
Zone | What it generally means | Where The Falls of Portofino fits |
|---|---|---|
A | Most vulnerable to surge; first to be ordered out | Not this community |
B, C, D | Progressively larger surge scenarios, ordered out as the storm threat grows | Not this community |
E | Ordered out only in the larger surge scenarios, after A to D | Every Falls of Portofino building |
F | Last to be ordered out | Not this community |
Zone E is a late-evacuation zone, not an exemption. It is wrong to say The Falls of Portofino has "no evacuation zone." When Collier County orders Zone E out, every household here is included, and residents should follow that order.
No. Collier County's Coastal High Hazard Area layer returns no mapped area at any of the four test points in the community. The Coastal High Hazard Area is the band the county treats as most exposed to storm surge for planning purposes, and The Falls of Portofino sits well inland of it.
Measured in a straight line to the Gulf shoreline in the Census Bureau's TIGERweb areal hydrography layer, the west edge of the community is about 7.47 miles from the water and the east edge about 7.72 miles; the clubhouse is about 7.68 miles. By road, Vanderbilt Beach Park is 8.2 miles due west on Vanderbilt Beach Road.
Point in the community | Straight line to the Gulf |
|---|---|
West edge | About 7.47 miles |
Clubhouse, 7047 Ambrosia Lane | About 7.68 miles |
East edge | About 7.72 miles |
Distance alone is not a storm plan, but it is a large part of why the county's surge-based evacuation modeling places this site in a late zone rather than with the coastal neighborhoods.
We queried the USGS 3DEP elevation point service at five points across the community. Four returned values; one returned a service error and is shown as such rather than guessed.
Point (building group) | Ground elevation, feet |
|---|---|
Clubhouse, 7047 Ambrosia Lane | 15.24 |
7009 Romana Way group (northwest) | 15.50 |
7012 and 7017 Romana Way, 7020 Ambrosia Lane group | 15.84 |
7023 Ambrosia Lane and Torino Terrace group (south) | 16.02 |
7054 Ambrosia Lane and 7065 Venice Way group (northeast) | No value returned on that query |
The whole site spans less than a foot of ground height. The Zone AH area along the north preserve carries a base flood elevation of 13.5 feet NAVD88 on FEMA's base flood elevation lines layer. Assuming the USGS figures are on the same NAVD88 datum, which is the standard for that service, the measured ground sits roughly 1.7 to 2.5 feet above that mapped flood elevation. Ground is not finished floor, though. An insurer rates a building on the lowest-floor elevation printed on an Elevation Certificate, so treat this table as context and the certificate as the answer (more in the flood section below).
Irma made its final landfall near Marco Island as a Category 3 hurricane on September 10, 2017. The National Hurricane Center's Tropical Cyclone Report on Hurricane Irma records a 123-knot gust, about 142 mph, at Naples Municipal Airport around the time of landfall, and inundation of 3 to 5 feet above ground from Marco Island north through Naples to Fort Myers on the coast. Countywide, the report counts at least 88 buildings destroyed and 1,500 badly damaged in Collier County, with heavy tree and power pole damage in Golden Gate and parts of Naples.
The nearest measured storm tide to the community comes from the USGS high-water-mark network. The Irma mark at the Vanderbilt Beach road end, 7.8 miles west of the clubhouse, is 4.36 feet NAVD88, per the USGS Short-Term Network high-water mark records for Collier County. That is roughly 11 feet below the ground measured at The Falls of Portofino.
Ian came ashore at Cayo Costa in Lee County on September 28, 2022. The National Hurricane Center's Tropical Cyclone Report on Hurricane Ian says inundation reached 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and then qualifies it: "Farther south in Bonita and North Naples, the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft AGL." The same report counts 33 buildings destroyed and more than 3,500 with major damage in Collier County.
The National Weather Service Miami Hurricane Ian summary lists a 106 mph gust at Kalea Bay on Vanderbilt Beach and estimates peak near-surface gusts in western Collier County at 80 to 90 mph, with wind damage "mainly confined to trees/fences/screens." It puts Collier County's total damage at $2.2 billion.
The Ian high-water mark at the Vanderbilt Beach road end, 7.8 miles west, is 11.77 feet NAVD88, about 6.0 feet above the ground at that spot. The ground at The Falls of Portofino measures 15.2 to 16.0 feet, higher than that peak coastal water level and nearly eight miles inland of it.
Storm | Landfall | Nearest official measurement | Comparison to Falls of Portofino ground (15.2 to 16.0 ft) |
|---|---|---|---|
Irma, September 10, 2017 | Marco Island, Category 3 | Naples Municipal Airport gust 123 knots (about 142 mph); Vanderbilt Beach high-water mark 4.36 ft NAVD88 | Beach mark about 11 ft lower than the site's ground, 7.8 miles west |
Ian, September 28, 2022 | Cayo Costa, Lee County | Kalea Bay gust 106 mph; western Collier near-surface gusts estimated 80 to 90 mph; Vanderbilt Beach high-water mark 11.77 ft NAVD88 | Beach mark about 3.5 to 4.3 ft lower than the site's ground, 7.8 miles west |
The public record we searched does not say. No USGS high-water mark exists near the site, and no county or federal storm report we read names the community. We will not repeat anecdotes either way. The documents that would settle it for a specific building are the association's or club's insurance claim records, Collier County's post-storm damage assessments, and any roof or screen repair permits pulled in the months after each storm. A seller's disclosure and a claims history report on the unit are how a buyer establishes the history of one home.
Collier County publishes the Florida Building Code, 8th Edition (2023), design wind speeds as map layers interpolated from the code's Figure 1609.3(1). The values at The Falls of Portofino are identical at the clubhouse and at the northwest corner:
Risk category | What it covers | Ultimate design wind speed at the site | Source |
|---|---|---|---|
I | Low-hazard structures | 148 mph | Collier County FBC 8th Edition wind layers |
II | Ordinary buildings, including residential condominiums | 160 mph | Collier County FBC 8th Edition wind speed layer, Risk Category II |
III | Buildings with large occupancies | 173 mph | Collier County FBC 8th Edition wind layers |
IV | Essential facilities | 181 mph | Collier County FBC 8th Edition wind layers |
The county's description of the wind load layers states the source figure. A 160 mph "ultimate" design speed is a strength-level value; it is not a promise that a building will survive a 160 mph gust, and it is not directly comparable to the lower "basic" wind speeds printed on older code maps.
Yes, by the code's own definition. The 2023 Florida Building Code, Chapter 2 definitions place areas within hurricane-prone regions where the ultimate design wind speed is 140 mph or greater in the wind-borne debris region. At 160 mph, The Falls of Portofino is inside it, so glazed openings need impact-rated products or approved shutters under the code in force when a building or a replacement opening is permitted.
Collier County is outside the High-Velocity Hurricane Zone, which the state's wind mitigation form limits to Miami-Dade and Broward counties. That matters for which product approvals and inspection answers apply here.
Less than most buyers expect. The Collier County Property Appraiser's 2026 preliminary roll records the building class for every Falls of Portofino unit only as a condominium, and the construction-class field on the Florida Department of Revenue statewide cadastral layer is blank for all 246 units. No government record we read states the wall system, roof deck attachment or roof-to-wall connection of any building.
What exists is builder marketing. The original Prime Home Builders sales brochure for The Falls of Portofino advertised concrete block construction, S-tile Mediterranean-style roofs, Florida Building Code approved hurricane shutters, a steel-reinforced monolithic concrete foundation, underground utilities and a 10-year structural warranty. Those are marketing claims for the 2006 to 2007 product, made by an interested party. Whether the 2024 to 2025 buildings match them is not in any public record we found.
Question | What the public record says | Where the real answer lives |
|---|---|---|
Wall construction | Not recorded (roll lists only "condominium"; state construction class blank) | Building permits; a wind mitigation inspection |
Roof covering | Builder brochure claims S-tile for 2006 to 2007 homes (marketing) | Roof permits; inspection |
Roof deck and roof-to-wall attachment | Not recorded | Wind mitigation inspection on Form OIR-B1-1802 |
Opening protection | Builder brochure claims code-approved shutters (marketing) | Inspection; permit for any replacement windows or doors |
Roof age | Not recorded; building year built is 2006, 2007, 2024 or 2025 | Roof permit history for the building |
Structural warranty | Builder brochure claimed 10 years for the original product (marketing) | The purchase contract that created it; likely expired for 2006 to 2007 homes |
The Falls of Portofino was built in two waves 17 years apart: 118 homes in 18 buildings with a 2006 or 2007 year built, and 128 homes in 17 buildings with a 2024 or 2025 year built, per the 2026 preliminary roll. Both waves postdate the 2001 Florida Building Code, which is the threshold question on the state's wind mitigation form. But they were permitted under different editions of the code, and the 160 mph figure above comes from the 2023 8th Edition map, which describes today's standard rather than the one the first-wave buildings were designed to. Which edition governed each building is printed on its building permit.
Feature | First wave | Second wave |
|---|---|---|
Homes and buildings | 118 homes in 18 buildings | 128 homes in 17 buildings |
Year built on the roll | 2006 (6 homes), 2007 (112 homes) | 2024 (38 homes), 2025 (90 homes) |
Code era | Post-2001 Florida Building Code; an earlier edition than today's | Post-2001 code; a recent edition, confirmed by permit |
Roof age today | About 19 years if never replaced, unless a re-roof permit shows otherwise | One to two years |
Ownership | Every individually owned home is in this wave | All 128 owned by Falls Townhomes II LLC and not sold individually |
Chinese drywall history | Developer was a claimant in the federal litigation (see below) | Post-dates that era |
On that last row: the developer was a claimant in the federal Chinese drywall litigation, and a December 2016 filing in the federal multidistrict drywall case, Doc. 20609 kept 29 Falls of Portofino remediation claims open, covering 28 units in eight original buildings plus the clubhouse. That filing lists only the claims still open at that date. It does not show which homes were ever affected, whether remediation was completed, or that any home is affected today. A buyer of a 2006 or 2007 home should ask the seller directly and review any remediation records.
For insurance, roof age usually matters more than the year on the building, because four of the seven items on the wind mitigation form (roof covering, deck attachment, roof-to-wall connection and secondary water resistance) are re-verified when a roof is replaced.
The Master Declaration excerpts in the Falls of Portofino rules and regulations packet posted by the operator allow hurricane shutters to go up no more than 48 hours before a storm and require them to come down within 72 hours after it. For an owner who is away for the summer, that window is tight: arrange in advance for someone to install and remove shutters, or confirm what permanent opening protection the building has.
The community is in the Greater Naples Fire Rescue District, not North Collier Fire, per Collier County's fire district boundary layer. The nearest station is Greater Naples Fire Rescue Station 73 at 14565 Collier Boulevard, about 0.7 mile in a straight line and about 1 mile by road. The nearest county EMS unit on the Collier County EMS stations layer is Medic 76 at 790 Logan Boulevard, about 1.35 miles away. Which unit is dispatched first to an address is set by agency run cards, which are not published.
Selling a Falls of Portofino home? Storm and insurance paperwork organized before a buyer asks is one of the ways a thin resale market still produces a clean closing. Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. Buying? Call Marc at (239) 287-5873 for a building-by-building read on roof age, code era and flood letters, and see how we represent buyers in Southwest Florida.
FEMA maps every building address at The Falls of Portofino, and the clubhouse, in Zone X, "area of minimal flood hazard," on FIRM panel 12021C0402H, effective May 16, 2012. Zone X (unshaded) is outside the Special Flood Hazard Area, but it is still a flood zone, and the community is not one zone throughout: Zone AE lake areas and a Zone AH area lie inside its common land.
"Is The Falls of Portofino in a flood zone?" has no one-word answer, because every place in the United States sits in some FEMA flood zone. The accurate version is the zone for each building, the zones on the land around the buildings, and the documents that decide a specific policy. This section gives all three, address by address.
One panel. Every point we queried falls on FIRM panel 12021C0402H, a countywide printed panel with an effective date of May 16, 2012, on FEMA's National Flood Hazard Layer FIRM panel index. The FEMA Map Service Center search for 7047 Ambrosia Lane returns the same panel and is where anyone can download the printed map. Some online references mention newer 2024 maps; those releases do not replace this panel for this unincorporated site, and FEMA's layer still shows 12021C0402H as effective here.
No Letter of Map Revision touches the community, per FEMA's Letters of Map Revision layer. Collier County's own hosted copy of the FEMA flood zones returned the identical answer at every distinct building location we tested.
We took one unit from every street address on the 2026 preliminary Collier County roll, located its building footprint, and queried FEMA's National Flood Hazard Layer flood zones at that point. Every one returned Zone X, "area of minimal flood hazard," with no base flood elevation. The county's condominium footprints are drawn at the building-group level, so several addresses share one mapped location; read each row as a building-group answer, not a single door.
Street | Address | Year built | FEMA zone | Panel and effective date | Nearest mapped AH or AE line (building-group footprint) |
|---|---|---|---|---|---|
Ambrosia Lane | 7020 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7023 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7024 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7028 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7029 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7032 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7033 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7043 | 2006 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7044 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7047 (clubhouse) | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Ambrosia Lane | 7050 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 4.3 m (14 ft) to AH |
Ambrosia Lane | 7051 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH |
Ambrosia Lane | 7054 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 4.3 m (14 ft) to AH |
Romana Way | 7005 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
Romana Way | 7009 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
Romana Way | 7012 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Romana Way | 7013 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Romana Way | 7016 | 2024 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Romana Way | 7017 | 2024 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Torino Terrace | 7030 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Torino Terrace | 7031 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Torino Terrace | 7034 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH; about 9.1 m (30 ft) to AE |
Torino Terrace | 7035 | 2025 | X, minimal hazard | 12021C0402H, May 16, 2012 | Interior; not measured near a line |
Venice Way | 7060 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH |
Venice Way | 7061 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 4.3 m (14 ft) to AH |
Venice Way | 7065 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 4.3 m (14 ft) to AH |
Venice Way | 7069 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH |
Venice Way | 7070 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH |
Venice Way | 7073 | 2024 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH |
Venice Way | 7074 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 5.3 m (17 ft) to AH; about 9.1 m (30 ft) to AE |
Venice Way | 7077 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
Venice Way | 7078 | 2024 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
Venice Way | 7081 | 2024 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
Venice Way | 7082 | 2007 | X, minimal hazard | 12021C0402H, May 16, 2012 | About 6.2 m (20 ft) to AH; about 8.2 m (27 ft) to AE |
The two buildings the county roll does not yet give a unit-level site address (Buildings 3 and 5, at county address points 7040 and 7036 Ambrosia Lane) sit in the central part of the community, among the Zone X results above.
No, and this is the part most summaries leave out. When we overlaid FEMA's flood zones on the combined footprint of all 246 unit parcels and the three common parcels, about 35 acres in all, three Special Flood Hazard Area polygons fell inside the community's own land:
FEMA area inside the community | Zone | Base flood elevation | Share of the combined parcels | Where it is |
|---|---|---|---|---|
North preserve area | AH (shallow ponding) | 13.5 ft NAVD88 on FEMA's BFE lines | About 19% | Along the north and northwest edge, largely on the common-area parcel |
Lake and common area, east of center | AE | Not printed in the layer; no BFE line crosses it | About 4.7% | Between buildings in the east-central part of the community |
Lake and common area, west side | AE | Not printed in the layer; no BFE line crosses it | About 3.6% | Mostly on the common parcel fronting Vanderbilt Beach Road |
Building areas and the rest | X, minimal hazard | None | About 81% | Contains every unit footprint |
Edge slivers | X, 0.2% annual chance (shaded X) | None | Under 0.1% | Parcel edges |
Zone AE and Zone AH are Special Flood Hazard Areas, the 1% annual chance flood zones where federally backed lenders require flood insurance on buildings inside them. The AE areas appear to be the community's retention lakes; the AH polygon is a broad shallow-ponding area that extends well beyond the site and covers the north preserve. No unit footprint overlaps any AE or AH polygon on FEMA's layer.
Because a few meters is inside ordinary mapping tolerance. The northern row of buildings, on Venice Way, north Ambrosia Lane (7050, 7051 and 7054), 7005 and 7009 Romana Way and 7034 Torino Terrace, sits about 4 to 6 meters (roughly 14 to 20 feet) from the AH line and about 8 to 9 meters (roughly 27 to 30 feet) from the AE lines. A lender's flood determination is made per building, and a map line that close to a building wall is exactly the case where one determination company's answer can differ from another's.
For any building in that row, a buyer should ask for two documents before committing:
A Letter of Map Amendment (LOMA) is another tool that sometimes applies near a mapped line, but LOMAs, like elevation certificates, are building-specific; ask the association and the seller whether one has ever been issued for the building. If a building is ever found to sit within an SFHA at survey accuracy, its measured ground of about 15.2 to 16.0 feet against the 13.5 foot AH base flood elevation is the fact that would support one, subject to a surveyor's certificate.
For a building FEMA maps in unshaded Zone X, the flood map alone generally does not trigger a federal flood insurance requirement, but the lender decides per building from its own flood determination, and a lender may require coverage anyway. Two more points specific to condominiums:
Flood events do not respect map lines. Buyers with ground-floor living space, furniture and a garage full of belongings should price contents coverage even where it is not required.
FEMA's preliminary and pending map service exists for context, and we did not find a preliminary map revision changing the answer for this site. Collier County lists an active site development plan amendment for the community, PL20210003114 "Falls of Portofino (SDPA)," with a status of under construction; its contents were not published in a form we could read, so we do not describe what it changes on the ground.
If your home is in one of the northern-row buildings, expect the buyer's lender to look closely. Having the building's Elevation Certificate, the association's master flood coverage status and any prior flood determination ready at listing removes a common late-stage delay, and a delay matters more at The Falls of Portofino than elsewhere because so many buyers here are paying cash on tight timelines.
Selling? Call Jesse direct at (239) 898-6072, and start with a free home valuation for your Falls of Portofino home; we will tell you which flood documents your building needs before a buyer asks. Buying a northern-row unit? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida, including how we order a building-specific determination before your inspection period ends.
No public source publishes a condominium master policy premium, an HO-6 premium or a flood premium for The Falls of Portofino, so any "average" figure you see is an estimate someone made up. What the record does show is how the cost is split: each condominium association insures the buildings under Florida Statutes s. 718.111(11), and the owner's HO-6 policy covers the rest.
Data updated: September 2026
We will not publish a premium number, because there is no source for one we would stand behind. This section shows who insures what, which statutes set the minimums, what lowers the price, and which document states the terms of the master policy for your building.
Every home here is a condominium unit, not a fee-simple townhome, so the building is not insured by the person who lives in it. Florida Statutes section 718.111, subsection (11), requires each condominium association to carry adequate property insurance "regardless of any requirement in the declaration," covering the condominium property as originally installed (or replacement of like kind and quality) and later alterations and additions. The same subsection carves out a list of items that fall to the unit owner.
Item | Who insures it | Authority |
|---|---|---|
Building structure, exterior walls, roof, as originally installed | Your condominium association (master policy) | s. 718.111(11) |
Common elements of the condominium | Your condominium association | s. 718.111(11) |
Floor, wall and ceiling coverings | Unit owner (HO-6) | s. 718.111(11) exclusion list |
Electrical fixtures | Unit owner (HO-6) | s. 718.111(11) exclusion list |
Appliances, water heaters and water filters | Unit owner (HO-6) | s. 718.111(11) exclusion list |
Built-in cabinets and countertops | Unit owner (HO-6) | s. 718.111(11) exclusion list |
Window treatments | Unit owner (HO-6) | s. 718.111(11) exclusion list |
Your furniture and belongings, liability, loss of use | Unit owner (HO-6) | The owner's own policy |
Clubhouse, pool and fitness facilities | Club Falls of Portofino, LLC, which owns them | Recorded Club Plan |
There are six condominium associations at The Falls of Portofino, one for each of Condominiums No. 1 to No. 6, and each carries its own master program for its own buildings. Your building's condominium number is therefore the first thing an insurer will ask for.
Three documents, in order of authority:
Condominium | Buildings | Homes | Declaration recorded | Official Records book and page |
|---|---|---|---|---|
No. 1 | 1 to 5 and 7 | 44 | January 24, 2007 | Book 4173, Page 3422 |
No. 2 | 6, 8, 10, 22 to 24 | 42 | August 9, 2007 | Book 4268, Page 2802 |
No. 3 | 9, 11 to 15 | 46 | July 9, 2007 | Book 4255, Page 1447 |
No. 4 | 16 to 21 | 46 | May 14, 2007 | Book 4228, Page 2819 |
No. 5 | 25 to 29, 31, 35 | 42 | February 23, 2007 | Book 4187, Page 3473 |
No. 6 | 30, 32 to 34 | 26 | February 23, 2007 | Book 4187, Page 3561 |
Do not rely on the insurance pages of the rules packet the operator posts online. Its numbered Master Declaration sections are useful for leasing and pet rules, but the packet also contains pages carried over from another community, so it is not a reliable statement of who insures what here. The current master carrier, the wind deductible and the flood program for each association are not in any public record we found; the certificate of insurance and the estoppel package answer them.
Florida now requires every condominium association with 25 or more units to post its governing documents, budget and financial report on a website or app. All six Falls of Portofino associations are that size. We found no association document site of that kind; the only public portal is the club company's resident portal, so request the documents in writing from the association's manager.
If a storm damages the buildings and the master policy's deductible or a coverage gap leaves a shortfall, the association can assess every unit owner to cover it. Loss-assessment coverage on your HO-6 pays your share. Florida Statutes section 627.714 requires every unit-owner policy in Florida to include at least $2,000 of loss-assessment coverage, with a deductible of no more than $250 per direct property loss.
$2,000 is a floor, not a recommendation. Hurricane deductibles on Florida master policies are commonly a percentage of the insured building value, so an owner's share of a hurricane deductible can exceed $2,000. Read the declarations page of your association's master policy, work out your unit's share, and consider raising your loss-assessment limit to match.
Florida insurers must offer credits for construction features that reduce hurricane loss, and those features are documented on the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 01/12, adopted by Rule 69O-170.0155). The form asks seven questions:
Both construction waves at The Falls of Portofino, 2006 to 2007 and 2024 to 2025, postdate the 2001 code threshold in question one; the permit date for each building proves it. Because the structure is insured on the association's master policy under s. 718.111(11), most of the credit for roof and wall features flows to the master premium. Ask the association for the building's most recent inspection report; if your HO-6 carrier asks for one too, the same report usually serves.
It can. The 128 homes built in 2024 and 2025 have roofs one to two years old; the 118 homes built in 2006 and 2007 have roofs about 19 years old unless a re-roof permit shows otherwise. Insurers price roof age heavily, and four of the seven wind mitigation items are re-verified at a re-roof. Every individually owned Falls of Portofino home is in a 2006 or 2007 building, so every resale buyer is in the older wave and should ask for that building's roof permit history.
Every building maps in FEMA Zone X, outside the Special Flood Hazard Area (see the flood section above), so the map alone generally does not trigger a flood insurance requirement. The lender decides per building from its own flood determination, and the northern-row buildings sit within a few meters of mapped AE and AH lines, so expect questions there.
Unincorporated Collier County, NFIP community 120067, is a Community Rating System Class 5 community, worth a 25% discount on flood insurance premiums in Special Flood Hazard Areas, per FEMA's CRS eligible communities list dated April 1, 2026. The county has been in the program since October 1, 1992, with its current class effective October 1, 2015. The Falls of Portofino is in unincorporated Collier County, so that community number applies. The list we read gives only the discount for Special Flood Hazard Area policies; the discount, if any, for a Zone X policy is set in the NFIP flood insurance manual, and your agent can confirm it on a quote.
No. Florida Statutes section 627.351, paragraph (6)(aa), phases in a requirement that Citizens Property Insurance Corporation personal residential policyholders carry flood insurance. It exempts policies written on a condominium unit owners form, and policies that do not cover wind.
Citizens flood requirement | Applies from | Falls of Portofino HO-6 |
|---|---|---|
Dwelling replacement cost of $600,000 or more | January 1, 2024 | Exempt (condominium unit owners form) |
$500,000 or more | January 1, 2025 | Exempt |
$400,000 or more | January 1, 2026 | Exempt |
All other personal residential policies | January 1, 2027 | Exempt |
Property in a FEMA Special Flood Hazard Area | New policies from April 1, 2023; renewals from July 1, 2023 | Exempt as an HO-6; building is in Zone X in any case |
The flood question for the building itself sits with each association's master program, not with the individual owner's Citizens policy.
Florida premiums are set per risk by each insurer's filed rates. Two identical Falls of Portofino units can price differently because of claims history, coverage limits, deductibles and the carrier chosen. We found no public agency, including the Florida Office of Insurance Regulation, that publishes community-level premiums. The only reliable premium is a quote on a specific unit, which is why the Florida insurance step belongs early in your inspection period, not at the end.
Selling? A seller who hands a buyer the certificate of insurance, the wind mitigation report and the estoppel figures up front removes the most common reason a condominium closing slips. Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida; as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we build the insurance checklist into every condominium purchase.
The Falls of Portofino is in unincorporated Collier County millage area 36, where the 2026 proposed rate is 10.4020 mills, down from 10.5058 adopted for 2025. The median proposed 2026 bill on a Falls home is $3,173.88, with no non-ad valorem charges, and a buyer's first bill is based on full just value because the seller's assessment cap resets on sale.
Data updated: September 2026
Property tax is where buyers most often underestimate the cost of a Falls of Portofino home, because the bill on a listing belongs to the seller and may reflect a homestead exemption and cap that do not transfer. Below is every levy line by line, the arithmetic on a worked example, the history of the rate, and what is and is not on the bill.
All 246 homes are in millage area 36; there is no split between buildings, condominiums or construction waves. Figures come from the Collier County Property Appraiser's tax roll exports for the 2026 preliminary roll (published through the county's ParcelJoin parcel layer). The 2026 figures are proposed rates from the August truth-in-millage notices; 2025 figures are adopted. The dollar columns apply each rate to $305,122, the median just value of a Falls home on the 2026 preliminary Collier County roll, with no exemptions.
Taxing authority | Levy | 2024 | 2025 adopted | 2026 proposed | 2025 dollars on $305,122 | 2026 dollars on $305,122 |
|---|---|---|---|---|---|---|
Collier County Board of County Commissioners | General Fund | 3.0107 | 3.0107 | 3.0107 | $918.63 | $918.63 |
Collier County | Unincorporated Area General Fund MSTD | 0.6844 | 0.6844 | 0.6844 | $208.83 | $208.83 |
Collier County | Water Pollution Control | 0.0246 | 0.0246 | 0.0246 | $7.51 | $7.51 |
Collier County | Conservation Collier | 0.2096 | 0.2096 | 0.2096 | $63.95 | $63.95 |
County subtotal | 3.9293 | 3.9293 | 3.9293 | $1,198.92 | $1,198.92 | |
School Board | Required Local Effort (set under state law) | 2.0820 | 2.0010 | 1.8990 | $610.55 | $579.43 |
School Board | Local board levies (discretionary and capital) | 2.2312 | 2.2480 | 2.2480 | $685.91 | $685.91 |
School subtotal | 4.3132 | 4.2490 | 4.1470 | $1,296.46 | $1,265.34 | |
South Florida Water Management District | District-wide | 0.0948 | 0.0948 | 0.0948 | $28.93 | $28.93 |
South Florida Water Management District | Big Cypress Basin | 0.0978 | 0.0978 | 0.0978 | $29.84 | $29.84 |
Collier Mosquito Control District | Operating | 0.1349 | 0.1349 | 0.1331 | $41.16 | $40.61 |
Greater Naples Fire Rescue District | Operating and capital | 1.5000 | 2.0000 | 2.0000 | $610.24 | $610.24 |
Independent districts subtotal | 1.8275 | 2.3275 | 2.3257 | $710.17 | $709.62 | |
Total | 10.0700 | 10.5058 | 10.4020 | $3,205.55 | $3,173.88 |
The 2026 total on the median value, $3,173.88, is exactly the median proposed tax the county roll shows for a Falls home, which is a useful check on the table. The only changes from 2025 to 2026 are the state-set school Required Local Effort (2.0010 to 1.8990 mills) and Collier Mosquito Control (0.1349 to 0.1331). The county's own levies are unchanged, as the Naples Press reported on July 31, 2026.
Background on the two school levies is on the district's Collier County Public Schools school tax information page, and the water district's proposed budget is in the South Florida Water Management District FY2026-27 tentative budget submission.
The Falls of Portofino is in the Greater Naples Fire Rescue District, not North Collier Fire. The Greater Naples Fire Rescue District FY25-26 approved budget sets the levy at 2.0 mills: 1.5 mills to the general fund plus 0.5 mill approved by a 2024 referendum and dedicated to the district's capital improvement projects fund. In 2024 the levy was 1.5000 mills, which is why area 36's total rose from 10.0700 in 2024 to 10.5058 in 2025.
It is also why area 36 runs about one full mill above parts of North Naples served by North Collier Fire, whose levy is 1.0000 mill. Millage areas there total 9.4020 proposed for 2026. On the Falls median value, that one mill is about $305 a year.
Comparison | Fire levy | 2026 proposed total | Tax on $305,122, no exemptions |
|---|---|---|---|
Millage area 36 (The Falls of Portofino) | Greater Naples Fire, 2.0000 | 10.4020 | $3,173.88 |
North Collier Fire millage areas | North Collier Fire, 1.0000 | 9.4020 | $2,868.76 |
Tax year | Area 36 total millage |
|---|---|
2021 | 11.4183 |
2022 | 10.9632 |
2023 | 10.3117 |
2024 | 10.0700 |
2025 (adopted) | 10.5058 |
2026 (proposed) | 10.4020 |
The rate fell steadily from 2021 to 2024, rose in 2025 with the fire referendum, and is proposed slightly lower for 2026. A lower rate is not the same as a lower bill; for an individual owner, what the bill does depends on how much the unit's taxable value moves under its cap.
That is why the tax bill understates the true carrying cost of a Falls home. The private charges have to be added from the association budgets, the estoppel certificates and the club's own statement.
Assume a purchase at an assessed value of $300,000, which is close to the Falls median just value. In the first year after purchase the assessed value equals just value, so no cap benefit applies. Homestead exemptions on the 2026 roll are $25,000 against all levies plus an additional $26,411 against non-school levies only (the second exemption is indexed to inflation; it was $25,722 in 2025).
2026 proposed rates, 10.4020 mills
School levies (4.1470) | Non-school levies (6.2550) | Total annual tax | |
|---|---|---|---|
Non-homestead taxable value | $300,000 | $300,000 | |
Non-homestead tax | $1,244.10 | $1,876.50 | $3,120.60 |
Homestead taxable value | $275,000 | $248,589 | |
Homestead tax | $1,140.43 | $1,554.92 | $2,695.35 |
Homestead saving | $425.25 |
2025 adopted rates, 10.5058 mills
School levies (4.2490) | Non-school levies (6.2568) | Total annual tax | |
|---|---|---|---|
Non-homestead tax | $1,274.70 | $1,877.04 | $3,151.74 |
Homestead tax (exemptions $25,000 and $25,722) | $1,168.48 | $1,559.68 | $2,728.16 |
Monthly, the 2026 figures work out to about $260 without homestead and about $225 with it. Only 8 of the 246 Falls of Portofino homes, 3.3%, carry a homestead exemption on the 2026 preliminary roll (7 on the 2025 certified roll), so the non-homestead figure is the one most owners here actually pay.
On the 2026 preliminary Collier County roll, the median proposed 2026 tax on a Falls home is $3,173.88, and proposed bills range from $889.32 to $3,332.68. The median is exactly the median just value times the full 10.4020 mill rate, which tells you the typical Falls home is taxed with no exemption and no cap benefit. That follows from ownership: companies own 216 of the 246 homes (87.8%), and company-owned homes cannot claim a homestead exemption.
Several nearby comparables have higher median just values but lower median tax bills. Summit Place in Naples, also in millage area 36, has a 2026 preliminary median just value of $324,444 but a median proposed tax of $2,989.69, because 56.1% of its homes are homesteaded and capped against 3.3% at The Falls of Portofino. The rate is the same; the exemptions and caps are not.
Community (2026 preliminary Collier County roll) | Millage area | Median just value | Median proposed 2026 tax | Homestead share |
|---|---|---|---|---|
The Falls of Portofino | 36 | $305,122 | $3,173.88 | 3.3% |
36 | $324,444 | $2,989.69 | 56.1% | |
Nottingham at Pebblebrooke Lakes | 36 | $327,222 | $2,844.10 | 65.4% |
36 | $344,820 | $3,049.94 | 64.4% | |
103 (same total as 36) | $397,368 | $3,532.15 | 56.1% |
One real example from the 2026 preliminary Collier County roll: a homesteaded Falls unit with a just value of $273,529 carries a Save Our Homes cap benefit of $12,467, an assessed value of $261,062, a school taxable value of $236,062 and a non-school taxable value of $209,651. Its proposed 2026 tax is $2,290.31. A non-homestead unit of the same plan and just value would pay about $2,845. That gap is what a long-time homestead owner gives up on sale, and it is why the seller's bill is the wrong number for a buyer's budget.
Yes. In Florida, a homestead owner's assessed value is capped from year to year, and a non-homestead residential property has its own cap on non-school levies. On a sale, the cap resets and the buyer's first-year assessed value is the county's just value as of January 1 after the purchase. Budget on the just value, not on the seller's current bill.
Buyer situation | What to budget, first full year, at 2026 proposed rates |
|---|---|
Investor or second-home buyer, no homestead | About 10.4020 mills on just value: about $3,174 on the median $305,122 |
Primary-residence buyer who files for homestead | Just value less $25,000 (all levies) and $26,411 (non-school levies): about $2,749 on the median value |
Seller's current bill, if homesteaded for years | Not a guide; the cap benefit does not transfer to you |
A buyer who makes the home a permanent residence applies for homestead with the Collier County Property Appraiser; ask at closing for the current filing deadline.
The Collier County Board of County Commissioners held its FY2026-27 budget hearings in September 2026, and the other taxing authorities set final rates at their own September hearings. Final 2026 values and millage certify with the roll around November 1, 2026, and bills go out after that. Until then, every 2026 figure on this page is a proposed, truth-in-millage figure that can still change.
Selling a Falls of Portofino home? Buyers here run the tax arithmetic before they tour; we show them the just-value bill up front so it never becomes a surprise at closing. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Buying? Call Marc at (239) 287-5873 for a first-year tax estimate on the exact unit, and see how we represent buyers in Southwest Florida.
Collier County Public Schools zones every Falls of Portofino address to Vineyards Elementary, Oakridge Middle and Barron Collier High, for both the 2025-26 and 2026-27 school years, according to the district's own address lookup queried September 23, 2026. All three earned an A from the state in each of the last five years, and Mason Classical Academy's charter campus sits directly across Vanderbilt Beach Road.
We did not take the assignment from a listing field or an operator map. We queried the district's live address service for several Falls of Portofino buildings and the clubhouse, for both school years, and every record came back with the same three schools.
The district's address service, the same data behind its public zone lookup, was queried on September 23, 2026 for 7029 Ambrosia Lane, 7005 Romana Way, 7020 Ambrosia Lane and 7047 Ambrosia Lane, plus a street search that returned additional Ambrosia Lane buildings. Each query was run twice: once in the Collier County Public Schools address lookup for school year 2027 (the 2026-27 year) and once in the Collier County Public Schools address lookup for school year 2026 (the 2025-26 year).
Query | School year | Unit records returned | Elementary | Middle | High | Rezoning flagged |
|---|---|---|---|---|---|---|
7029 Ambrosia Lane (Building 6) | 2025-26 and 2026-27 | Building record plus units 601 to 606 | Vineyards Elementary | Oakridge Middle | Barron Collier High | None |
7005 Romana Way (Building 17) | 2025-26 and 2026-27 | Building record plus units 1701 to 1708 | Vineyards Elementary | Oakridge Middle | Barron Collier High | None |
7020 Ambrosia Lane (Building 11) | 2025-26 and 2026-27 | Building record plus units 1101 to 1108 | Vineyards Elementary | Oakridge Middle | Barron Collier High | None |
7047 Ambrosia Lane (clubhouse) | 2025-26 and 2026-27 | Single record | Vineyards Elementary | Oakridge Middle | Barron Collier High | None |
Ambrosia Lane street search | 2025-26 and 2026-27 | Additional Ambrosia Lane buildings | Vineyards Elementary | Oakridge Middle | Barron Collier High | None |
The district's file numbers units the same way the community does: building number times 100 plus the unit position, so unit 1701 is Building 17, unit 1. There is no split zone inside The Falls of Portofino. A first-wave home on Venice Way and a 2025 home on Torino Terrace draw the same three schools.
Level | Zoned school | Address | Grades | Enrollment (NCES, 2024-25) | State grade, 2021-22 to 2025-26 | Road distance and time without traffic | Straight line |
|---|---|---|---|---|---|---|---|
Elementary | 6225 Arbor Blvd W, Naples 34119 | PK to 5 | 800 | A, A, A, A, A | 4.3 miles, about 12 minutes | About 2.0 miles | |
Middle | 14975 Collier Blvd, Naples 34119 | 6 to 8 | 1,172 | A, A, A, A, A | 2.3 miles, about 5 minutes | About 1.6 miles | |
High | 5600 Cougar Dr, Naples 34109 | 9 to 12 | 1,472 | A, A, A, A, A | 7.0 miles, about 14 minutes | About 4.6 miles |
Enrollment is the federal National Center for Education Statistics count for the 2024-25 school year, the latest federal release; the district's 2026-27 counts will differ. Distances are road-network miles from 7047 Ambrosia Lane, and times are free-flow model estimates with no traffic, so school-run times will be longer.
The district's Collier County Public Schools 2026 Accountability Brief, dated July 1, 2026, republishes the Florida Department of Education's grades. Vineyards Elementary, Oakridge Middle and Barron Collier High each earned an A in every year from 2021-22 through 2025-26. The same brief reports that the district earned an A for the ninth consecutive year, ranking sixth among Florida's 67 school districts. The district's school and district grades page and the Florida Department of Education's school grades page carry the full state release.
Vineyards Elementary, at 6225 Arbor Boulevard West, serves pre-kindergarten through fifth grade. Its 2024-25 enrollment was 800 students. It is 4.3 miles by road from the community, about 12 minutes without traffic, and about 2.0 miles in a straight line.
Oakridge Middle, at 14975 Collier Boulevard, is the closest zoned school: 2.3 miles by road, about 5 minutes without traffic. It serves grades 6 to 8, with 1,172 students in 2024-25.
Barron Collier High, at 5600 Cougar Drive, serves grades 9 to 12, with 1,472 students in 2024-25. It is 7.0 miles by road, about 14 minutes without traffic. Some online maps and one operator map widget name Gulf Coast High School for this area; the district's own lookup names Barron Collier High for every Falls of Portofino address we tested. We did not verify which advanced programs (such as AP or Cambridge AICE) Barron Collier High hosts; the school's course catalog is the source for that.
Mason Classical Academy, a tuition-free public charter school that admits by lottery, has a campus at 7170 Vanderbilt Beach Road, directly across the road from the community's entrance at Pristine Drive. The district's accountability brief shows the school earning an A in every year from 2021-22 through 2025-26. Because admission is by lottery, living across the street does not guarantee a seat; check the school's own site for the current application window.
The campus has changed the entrance. In August 2026, WINK News reported school pickup lines backing up on Vanderbilt Beach Road, and Collier County's traffic operations signal inventory lists a signal at Vanderbilt Beach Road and Mason Academy Drive / Pristine Drive as under construction. Expect school-hour congestion at the community entrance on weekdays.
Two independent schools are within a reasonable drive: Community School of Naples, 13275 Livingston Road, about 5.7 miles and 11 minutes without traffic, and Seacrest Country Day School, 7100 Davis Boulevard, about 10.0 miles and 18 minutes. For the full comparison of independent and faith-based options across Naples, see our Naples private schools guide.
School attendance boundaries are reviewed from year to year, and the district's zone data is general information, not a guarantee of placement at any school. Anyone for whom the assignment matters should run the exact address in the district's lookup for the year of enrollment and confirm with the district's student assignment office before relying on it. The district's schools directory lists each school's contact details.
Selling a Falls of Portofino home? The school assignment should be stated correctly in your marketing, from the district's own record, not a listing field. Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. Buying and need the assignment confirmed for one unit? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The nearest emergency room to The Falls of Portofino is the NCH Northeast freestanding emergency department at 15420 Collier Boulevard, open 24 hours, about 2.9 miles and 6 minutes without traffic. The nearest full hospitals are Physicians Regional Medical Center, Pine Ridge (about 4.8 miles) and NCH North Naples Hospital (about 7.9 miles), with Physicians Regional, Collier Boulevard about 10.2 miles away.
Every distance below is a road-network distance from 7047 Ambrosia Lane, and every time is a free-flow model estimate with no traffic. In peak season, and at school hours on Vanderbilt Beach Road, real times will be longer. In an emergency, call 911; the dispatcher, not a table, decides where an ambulance goes.
Facility | Type | Address | Hours | Road miles | Minutes without traffic | Straight line |
|---|---|---|---|---|---|---|
Freestanding ER | 15420 Collier Blvd, Naples 34120 | Open 24 hours, 7 days | 2.9 | About 6 | 2.1 mi | |
Hospital with ER | 6101 Pine Ridge Rd, Naples 34119 | ER wait time posted on the system's site | 4.8 | About 10 | 3.1 mi | |
Hospital with ER, including pediatric and obstetric emergency departments | 11190 Health Park Blvd, Naples 34110 | Emergency department listed by NCH | 7.9 | About 15 | 6.1 mi | |
Hospital with ER | 8300 Collier Blvd, Naples 34114 | ER wait time posted on the system's site | 10.2 | About 18 | 9.5 mi | |
NCH Baker Hospital | Hospital with ER, downtown | 311 9th St N, Naples 34102 | Not confirmed | 13.4 | About 24 | 9.3 mi |
NCH Northeast is an emergency department that is not attached to a hospital. It treats emergencies around the clock, but a patient who needs admission is transferred to a hospital. That makes it the fastest door for most emergencies from The Falls of Portofino, and Physicians Regional Pine Ridge and NCH North Naples the nearest places to be admitted. NCH's Naples facility directory lists every NCH location; the system now calls itself Naples Comprehensive Health.
NCH North Naples Hospital on Health Park Boulevard is the larger NCH campus in North Naples, with emergency departments listed for adults, children and obstetrics at the same address. From The Falls of Portofino it is about 7.9 miles and 15 minutes without traffic.
Physicians Regional Healthcare System operates two Naples hospitals. The Pine Ridge campus at 6101 Pine Ridge Road is the closer, about 4.8 miles and 10 minutes without traffic, and is the nearest full hospital to the community by road. The Collier Boulevard campus at 8300 Collier Boulevard is about 10.2 miles south, about 18 minutes without traffic.
Clinic | Type | Address | Hours (from the clinic's own site) | Road miles | Minutes without traffic |
|---|---|---|---|---|---|
Orthopedic walk-in only | 7273 Vanderbilt Beach Rd, at Collier Blvd | Weekdays; check site | 0.6 | About 2 | |
General urgent care | 8845 Founders Square Dr, Naples 34120 | Daily 8:00 a.m. to 6:30 p.m. | 2.7 | About 6 | |
Immediate care | 801 Vanderbilt Beach Rd, Naples 34108 | Monday to Saturday 9 a.m. to 7 p.m.; Sunday 9 a.m. to 4 p.m. | 7.2 | About 13 | |
Collier Urgent Care, Creekside Corners | General urgent care | 1514 Immokalee Rd, Naples 34110 | Daily 8:00 a.m. to 6:30 p.m. | 7.7 | About 14 |
The orthopedic walk-in at the Vanderbilt Beach Road and Collier Boulevard corner is the closest clinic of any kind, but it treats bone and joint injuries only. For general urgent care, Collier Urgent Care at Founders Square is the nearest we measured. Clinic hours change; confirm before you go, and check your insurer's network.
Fire rescue is the Greater Naples Fire Rescue District, whose Station 73 at 14565 Collier Boulevard is about 0.7 mile from the community in a straight line and about 1 mile by road. Collier County EMS provides ambulance service; the nearest unit on the Collier County EMS stations layer is Medic 76 at 790 Logan Boulevard, about 1.35 miles away. Which unit responds first to a given address is set by dispatch and is not published.
Selling? Six minutes to a 24-hour ER and about ten to a full hospital are facts a buyer weighs, and we state them precisely. Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Falls of Portofino sits on the north side of Vanderbilt Beach Road about half a mile west of Collier Boulevard, so most errands run straight down one road: Vanderbilt Beach Park is 8.2 miles, Mercato 6.8 miles, I-75 about 4.8 miles and Southwest Florida International Airport 24.5 miles. Those minutes are free-flow model times without traffic, not in-season observations.
Every figure below is measured from 7047 Ambrosia Lane over the OpenStreetMap road network using the OSRM routing service, with the origin geocoded by the U.S. Census Bureau geocoder. Miles are road distances. Minutes are free-flow model estimates: no traffic, no seasonal congestion and only modeled signal delay. Every route leaves through the same junction with Vanderbilt Beach Road at Pristine Drive, about 0.17 mile of internal road from the clubhouse.
Destination | Category | Road miles | Minutes without traffic | Main roads in the model route |
|---|---|---|---|---|
Vanderbilt Commons shopping center | Shopping | 0.2 | About 1 | At the entrance |
OrthoCollier Fast Care | Health | 0.6 | About 2 | Route not recorded |
Oakridge Middle School (zoned) | School | 2.3 | About 5 | Route not recorded |
Publix, The Shoppes at Pebblebrooke | Groceries | 2.6 | About 5 | Collier Blvd |
Collier Urgent Care, Founders Square | Health | 2.7 | About 6 | Route not recorded |
NCH Northeast freestanding ER | Health | 2.9 | About 6 | Route not recorded |
Publix, Brooks Village | Groceries | 3.0 | About 6 | Collier Blvd |
Vineyards Elementary School (zoned) | School | 4.3 | About 12 | Route not recorded |
Publix, Crossroads Market | Groceries | 4.5 | About 9 | Vanderbilt Beach Rd, Logan Blvd |
I-75 Exit 111 (Immokalee Rd), northbound on-ramp | Highway | 4.8 | About 9 | Vanderbilt Beach Rd, Logan Blvd, Immokalee Rd |
Physicians Regional, Pine Ridge | Health | 4.8 | About 10 | Route not recorded |
I-75 Exit 107 (Pine Ridge Rd), southbound on-ramp | Highway | 5.0 | About 9 | Vanderbilt Beach Rd, Logan Blvd, Pine Ridge Rd |
Publix, Naples Walk | Groceries | 5.1 | About 10 | Vanderbilt Beach Rd |
Naples Classical Academy | School | 5.3 | About 9 | Route not recorded |
North Collier Regional Park and Sun-N-Fun Lagoon | Recreation | 5.4 | About 11 | Vanderbilt Beach Rd, Livingston Rd |
Community School of Naples | School | 5.7 | About 11 | Route not recorded |
Mercato | Shopping and dining | 6.8 | About 13 | Vanderbilt Beach Rd |
Barron Collier High School (zoned) | School | 7.0 | About 14 | Route not recorded |
Whole Foods Market at Mercato | Groceries | 7.1 | About 13 | Vanderbilt Beach Rd |
NCH Medical Group Immediate Care, Vanderbilt | Health | 7.2 | About 13 | Route not recorded |
NCH North Naples Hospital | Health | 7.9 | About 15 | Route not recorded |
Vanderbilt Beach Park | Beach | 8.2 | About 16 | Vanderbilt Beach Rd |
Clam Pass Park | Beach | 9.3 | About 17 | Vanderbilt Beach Rd, Goodlette-Frank Rd |
Artis Naples | Culture | 9.4 | About 17 | Vanderbilt Beach Rd, Tamiami Trail N |
Waterside Shops | Shopping | 9.5 | About 17 | Vanderbilt Beach Rd, Tamiami Trail N |
Delnor-Wiggins Pass State Park | Beach | 9.9 | About 19 | Vanderbilt Beach Rd, Tamiami Trail N, 111th Ave N |
Seacrest Country Day School | School | 10.0 | About 18 | Route not recorded |
Physicians Regional, Collier Boulevard | Health | 10.2 | About 18 | Route not recorded |
Naples Airport (APF) | Airport | 10.9 | About 20 | Logan Blvd, Pine Ridge Rd, I-75, Golden Gate Pkwy, Airport-Pulling Rd |
Coastland Center | Shopping | 11.7 | About 22 | Logan Blvd, Pine Ridge Rd, I-75, Golden Gate Pkwy |
NCH Baker Hospital | Health | 13.4 | About 24 | Route not recorded |
Downtown Naples, Fifth Avenue South | Dining and culture | 13.5 | About 24 | Logan Blvd, Pine Ridge Rd, I-75, Golden Gate Pkwy, Goodlette-Frank Rd |
Hertz Arena, Estero | Venue | 17.6 | About 27 | Logan Blvd, Immokalee Rd, I-75 |
Florida Gulf Coast University | Education | 19.3 | About 28 | Immokalee Rd, I-75, Ben Hill Griffin Pkwy |
Gulf Coast Town Center | Shopping | 21.4 | About 30 | Immokalee Rd, I-75 |
Southwest Florida International Airport (RSW) | Airport | 24.5 | About 33 | Logan Blvd, Immokalee Rd, I-75, Terminal Access Rd |
Lee Health Sports Complex and Hammond Stadium | Venue | 28.3 | About 38 | I-75, Daniels Pkwy |
We did not publish a drive time to Mason Classical Academy: the campus is across Vanderbilt Beach Road from the entrance, and the routing model's figure reflected a U-turn artifact on the divided road rather than a real trip.
All three nearest Gulf beaches are reached by driving straight west. Vanderbilt Beach Park is 8.2 miles, about 16 minutes without traffic, straight down Vanderbilt Beach Road. Clam Pass Park, with its tram to the sand, is 9.3 miles, about 17 minutes. Delnor-Wiggins Pass State Park is 9.9 miles, about 19 minutes. Parking rules differ by beach and season; our Naples beach parking guide explains them.
Two interchanges are about equally close. The model reaches the Exit 111 (Immokalee Road) northbound on-ramp in 4.8 miles, about 9 minutes, and the Exit 107 (Pine Ridge Road) southbound on-ramp in 5.0 miles, about 9 minutes, both by way of Logan Boulevard. Drivers heading north may prefer Collier Boulevard to Immokalee Road; the model did not choose that route, so we did not time it.
Southwest Florida International Airport (RSW), the region's commercial airport run by the Lee County Port Authority, is 24.5 miles, about 33 minutes without traffic via Immokalee Road and I-75. Naples Airport, the general aviation and private-aviation airport, is 10.9 miles, about 20 minutes.
Vanderbilt Commons, the shopping center at the community's entrance, is 0.2 mile away. For bigger trips, Mercato and Whole Foods Market Naples are about 13 minutes west; Artis Naples and Waterside Shops about 17 minutes; Coastland Center about 22; and Fifth Avenue South in downtown Naples about 24. To the north, Gulf Coast Town Center is about 30 minutes. For restaurant picks, see our Collier County restaurants guide.
The nearest Publix by road is at The Shoppes at Pebblebrooke, 15265 Collier Boulevard, 2.6 miles and about 5 minutes without traffic, per Publix's own store locator. Publix Brooks Village on Collier Boulevard is 3.0 miles, about 6 minutes.
North Collier Regional Park and the county's Sun-N-Fun Lagoon water park are 5.4 miles, about 11 minutes. In Lee County, Hertz Arena in Estero is about 27 minutes, Florida Gulf Coast University about 28, and the Minnesota Twins' spring-training home at the Lee Health Sports Complex and Hammond Stadium about 38. For parks and courts closer to home, see our Collier County parks guide and our Collier County tennis and pickleball guide.
Longer, and we did not measure by how much. The times above are best-case model estimates. From January to April, Vanderbilt Beach Road, Immokalee Road, Collier Boulevard and US 41 carry seasonal traffic, and weekday school hours now add congestion at the community entrance. Add a buffer for any appointment, and for a flight out of RSW in season plan well beyond the modeled 33 minutes.
The Florida Department of Transportation's annual average daily traffic counts show the load on the two roads that frame the community:
Road segment (FDOT 2025 count) | Vehicles per day |
|---|---|
Vanderbilt Beach Road, segment ending at Collier Blvd (the Falls of Portofino frontage) | 30,500 |
Collier Boulevard, Golden Gate Blvd to Immokalee Rd | 44,500 |
The Vanderbilt Beach Road Extension begins at Collier Boulevard, about half a mile east of the community, and opened to traffic on June 12, 2026. It runs about 7 miles east to 16th Street NE, six lanes to Wilson Boulevard and two lanes beyond. The county's construction budget was $153 million; Gulfshore Business reported a total above $200 million including right-of-way, making it the county's costliest road project. Phase Two, about 2 more miles to Everglades Boulevard at an estimated $49.5 million, is expected to start construction in late 2026 or early 2027, per Collier County's project information and Gulfshore Business coverage of the extension's opening.
For The Falls of Portofino, the extension works in both directions. It opens a direct east-west route into Golden Gate Estates and eastern Collier County that did not exist before. It also means Vanderbilt Beach Road in front of the community now connects to a new population to the east, so traffic on the frontage is likely to change; the county's post-opening counts are not yet published, and we will not guess at them.
Limited. The nearest Collier Area Transit stop is on Collier Boulevard at Vanderbilt Beach Road, served by Route 27, about 0.5 mile from the community. No bus route runs on Vanderbilt Beach Road in front of the entrance, so for most trips a car is required.
IslandWalk borders The Falls of Portofino on the west and Vanderbilt Reserve on the north, with Black Bear Ridge east across Pristine Drive. Vanderbilt Country Club is about 0.8 mile away by nearest parcel. For the wider picture, see our Naples guide.
Selling? A precise drive table, including honest caveats about season and school traffic, earns more trust with buyers than "minutes to everything." Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. Buying and want to test the commute in season before you commit? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Falls of Portofino sits on the north side of Vanderbilt Beach Road in Naples, Florida 34119, about half a mile west of Collier Boulevard, in unincorporated Collier County. Island Walk borders it on the west, Vanderbilt Reserve on the north, and Pristine Drive on the east. Cars enter from Vanderbilt Beach Road at the Pristine Drive intersection, then turn west onto Castello Way.
The clubhouse address, 7047 Ambrosia Lane, geocodes to about 26.2454 N, 81.6967 W on the U.S. Census Bureau geocoder record for 7047 Ambrosia Lane. Taken together, the six condominiums and the common-area parcels around them run from roughly 26.2442 to 26.2475 N and from 81.6960 to 81.7001 W on the Collier County Growth Management parcel layer. That is a compact block about a quarter mile east to west and a little less north to south.
The legal location is Section 34, Township 48 South, Range 26 East. The community's parcels add up to about 35 acres on the county roll, and about 21.6 acres of that is common area: lakes, roads, buffers and the 0.74-acre clubhouse parcel. The 35-acre figure is our sum of the county's parcel shapes, not a number any recorded document states.
The mailing city is Naples and the ZIP code is 34119, but the community is not inside the City of Naples. It pays no city millage, sits in Collier County tax millage area 36, and gets county services. On a map it belongs to the stretch of North Naples between Island Walk and Collier Boulevard, not to the Estates south of the road or to the coast. For how this corridor fits the rest of the city, see our Naples guide and our Collier County guide.
Side | Neighbor | What sits on the line | Our guide |
|---|---|---|---|
West | Island Walk | Island Walk Phase Seven home lots and Island Walk homeowner tracts sit directly on the boundary | |
North | Vanderbilt Reserve | Vanderbilt Reserve lots on Rockefeller Drive back up to the Falls, plus tracts along Pristine Drive | |
East, across Pristine Drive | Black Bear Ridge and Vanderbilt Commons | Black Bear Ridge lots on Acorn Way, two small county tracts, and the Vanderbilt Commons shopping center, including a self-storage building at 7205 Vanderbilt Way | |
South, across Vanderbilt Beach Road | Mason Classical Academy and Golden Gate Estates | Mason Classical Academy's campus at 7170 Vanderbilt Beach Road (about 17.2 acres) and Golden Gate Estates acreage homesites on 7th Avenue NW | none |
Source: the Collier County Growth Management parcel layer, read September 2026. The south boundary is the Vanderbilt Beach Road right-of-way itself, a county parcel of about 27.8 acres.
Island Walk is the large planned community directly west of the Falls. Its planned unit development is recorded by the county as built out. The two communities share a boundary but not a gate, a road or an association; nothing in the record gives Falls owners access to Island Walk's facilities. See our Island Walk guide for that community on its own terms.
Vanderbilt Reserve's lots on Rockefeller Drive back onto the Falls' northern preserve, and both communities sit inside the same Wolf Creek residential planned unit development on the county zoning map. The strip along the Falls' north edge is where FEMA's Zone AH area lies inside the Falls' common parcels, so the northern row of Falls buildings faces preserve and flood-mapped common land rather than rear yards. See our Vanderbilt Reserve guide.
Across Pristine Drive are Black Bear Ridge, a community of lots on Acorn Way, and the Vanderbilt Commons shopping center at 7211 Vanderbilt Beach Road. Vanderbilt Commons is about 0.2 mile by road from the community entrance, the closest retail to any Falls front door. See our Black Bear Ridge guide.
Directly across the road, at 7170 Vanderbilt Beach Road, is a campus of Mason Classical Academy, a tuition-free public charter school that admits by lottery, per the Mason Classical Academy website. It shares the Pristine Drive intersection with the Falls: the school's drive is on the south leg and Pristine Drive is on the north. That shared intersection is why the new signal and the school pickup traffic, covered in the next section, matter to Falls residents. Beside the school, the south side of Vanderbilt Beach Road is Golden Gate Estates acreage.
There is no direct Falls driveway on Vanderbilt Beach Road in the county road data. The route is:
That route comes from the Collier County road centerlines layer and the Census TIGERweb road centerlines; it is our reading of the road geometry. The gated entrance with its gatehouse and water features was completed by early February 2007, per the Naples Daily News real estate briefs of February 4, 2007. No public record we found shows exactly where the gatehouse stands on Castello Way, so we do not state it. Pristine Drive itself continues north about half a mile to Wolfe Road.
Every home is on one of four interior streets. Castello Way is the entry and common-area street, and no home is addressed on it.
Street | Buildings | Homes | Built 2006 to 2007 | Built 2024 to 2025 |
|---|---|---|---|---|
Ambrosia Lane | 14 (Buildings 1 to 11 and 33 to 35) | 102 | 50 | 52 |
Venice Way | 11 (Buildings 18 to 21 and 26 to 32) | 68 | 46 | 22 |
Romana Way | 6 (Buildings 12 to 17) | 46 | 22 | 24 |
Torino Terrace | 4 (Buildings 22 to 25) | 30 | 0 | 30 |
Total | 35 | 246 | 118 | 128 |
Source: our count from the 2026 preliminary Collier County roll building by building, with county address points. Ambrosia Lane's 102 homes include 14 in Buildings 3 and 5, which carry no unit-level site address on the roll yet; the county's address points place them at 7040 and 7036 Ambrosia Lane. The clubhouse and leasing office are at 7047 Ambrosia Lane.
Building addresses run from 7005 to 7082, and unit numbers follow the building: a unit's number is its building number times 100 plus its position in the building, so unit 1701 at 7005 Romana Way is Building 17, first unit. Once you know the pattern, any Falls address tells you which building, which condominium and which construction wave you are looking at.
The six condominiums do not follow the streets. Ambrosia Lane alone holds buildings from Condominiums No. 1, 2, 3, 5 and 6. Torino Terrace is split between No. 2 (Buildings 22 to 24) and No. 5 (Building 25). If you are buying or selling, the condominium number on the deed matters more than the street, because each condominium has its own declaration, association and board, and each has a different share owned by the largest company owner.
Community | Distance, straight line to nearest parcel | Direction | Our guide |
|---|---|---|---|
Vanderbilt Reserve | 0.12 mi (adjacent) | North | |
Black Bear Ridge | 0.14 mi (adjacent across Pristine Drive) | East | |
Island Walk | 0.15 mi (adjacent) | West | |
Summit Place in Naples | 0.60 mi | North-northeast | |
Vanderbilt Country Club | 0.79 mi | East, across Collier Boulevard | |
Indigo Lakes | 0.91 mi | North-northwest | |
Wedgewood at Vanderbilt | 1.02 mi | East-northeast | none |
Saturnia Lakes | 1.28 mi | Northwest | |
Ibis Cove | 1.28 mi | North-northwest | |
Tuscany Cove | 1.52 mi | North-northeast |
Distances are straight-line from the Falls to the nearest parcel of each community, computed from the Collier County Growth Management parcel layer. The comparison tables later on this page use center-to-center distances instead, so Summit Place shows there as 0.8 mile.
Two names turn up in older descriptions of this area and do not belong here. No subdivision called "Mockingbird Lake" exists on the county parcel roll; the nearest similar name, Mockingbird Crossing, is about 1.8 miles east-northeast. Tuscany Reserve is a real community but about 4.9 miles northwest. The nearby "Tuscany" names are Tuscany Pointe (about 0.64 mile) and Tuscany Cove (about 1.5 miles). The Falls is also unrelated to Portofino at Pelican Marsh in ZIP 34108, and to the Prime Group "Portofino" rental properties in Lee, St. Lucie and Osceola counties.
The Falls is zoned RPUD (residential planned unit development) inside the Wolf Creek PUD on the Collier County zoning layer, under Ordinance 03-45 of 2003, replaced by Ordinance 07-46 of 2007, amended by Ordinances 09-34 and 13-37, and adjusted by Hearing Examiner decision HEX 19-33 in 2019. The county's list of PUD ordinances confirms the Wolf Creek ordinance chain. Future land use is the Urban Residential Subdistrict.
The community is in Collier County Commission District 3, per the Collier County commissioner districts layer. Road, zoning and budget votes that touch the Vanderbilt Beach Road corridor go through the full Board of County Commissioners, and the District 3 seat is the one elected by this area.
Selling a Falls of Portofino home and want the location told correctly to buyers? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home.
The Falls of Portofino is built out, so change is coming from the road in front of it. The Vanderbilt Beach Road Extension opened east of Collier Boulevard on June 12, 2026, a county traffic signal is under construction at the Pristine Drive entrance, Mason Classical Academy's new campus sits across the road, and an approved rental apartment project lies about 0.6 mile west.
Data updated: September 2026
No new homes are planned inside the gate on any public record we read. The last 90 homes, dated 2025 on the roll, were vacant condominium parcels on the January 1, 2025 roll and carry full improvement values on the 2026 preliminary roll, so they were completed during 2025. All 246 declared units now carry buildings. The county does list an active site development plan amendment for the community, titled "Falls of Portofino (SDPA)," with the status "Under Construction," on the Collier CityView planning projects layer. That status is a stage in the county's permitting workflow, and we have not read the amendment's contents.
Two large common-area parcels, 13.38 acres and 7.52 acres, are still titled to the dissolved original developer partnership at nominal values ($225 and $100 on the 2026 preliminary Collier County roll, just value). Their legal descriptions and values point to lakes, roads and buffers, not land waiting for more homes.
The Vanderbilt Beach Road Extension begins at Collier Boulevard, about half a mile east of the Falls entrance, and runs about 7 miles east to 16th Street NE. It opened to traffic on Friday, June 12, 2026, per the county's announcement, Vanderbilt Beach Road Extension Phase One Project Opening Soon, and the county held the ribbon cutting on July 1, 2026 at the northeast corner of Vanderbilt Beach Road and Collier Boulevard, per the county's ribbon-cutting notice.
What was built, per the Collier County Vanderbilt Beach Road Extension project page and the county notices:
The county's capital project layer carries the project with a $153 million construction budget. Press reports put the all-in figure above $200 million once $45 million of right-of-way is added, per Gulfshore Business on the county's costliest road project. The same reporting traces the history: design reached 60% in 2009, the project was shelved in the downturn, restarted in 2017, and construction contracting was approved in July 2022 with an original completion target of fall 2025. It opened about nine months after that target.
Phase Two continues about 2 miles from 16th Street NE to Everglades Boulevard, two lanes on a six-lane footprint, with a bridge over the Golden Gate Main Canal and a new signal at Everglades Boulevard. Gulfshore Business reported on May 22, 2026 a $49.5 million budget and construction expected in late fall 2026; the county's June 2026 notice said construction should begin toward the beginning of next year. Either way, Phase Two work is miles east of the Falls.
Before June 12, 2026, Vanderbilt Beach Road ended at Collier Boulevard, half a mile east of the Falls. It is now a continuous east-west road from the Gulf at Vanderbilt Beach, through the Falls frontage, into Golden Gate Estates. That gives Falls residents a direct route east into the Estates. It also means more through traffic can use the stretch in front of the community. No post-opening traffic count for the Falls segment had been published when we checked in September 2026, so anyone telling you exactly how much traffic has changed is guessing.
The FDOT Annual Average Daily Traffic data gives these 2025 counts:
Road segment | 2025 vehicles per day |
|---|---|
Vanderbilt Beach Road, the segment ending at Collier Boulevard (includes the Falls frontage) | 30,500 |
Vanderbilt Beach Road, US 41 to that segment | 31,500 |
Collier Boulevard, Golden Gate Boulevard to Immokalee Road | 44,500 |
Collier Boulevard, White Boulevard to Golden Gate Boulevard | 54,000 |
These are pre-extension figures. The county also runs a traffic count station on Vanderbilt Beach Road just west of Collier Boulevard, about half a mile from the Pristine Drive intersection, listed in the Collier County traffic operations inventory; its post-opening counts are the numbers to watch.
The same Collier County traffic operations inventory lists a county signal at "Vanderbilt Beach Rd @ Mason Academy Dr/Pristine Dr" with the status "Under Construction." That is the Falls' own entrance intersection. Once it operates, drivers leaving Pristine Drive will turn onto Vanderbilt Beach Road at a signal instead of waiting for a gap in traffic that averaged 30,500 vehicles a day in 2025. The inventory does not give an activation date.
Other signals nearby on the same inventory:
Signal | Distance from the Pristine Drive intersection |
|---|---|
Collier Boulevard at Vanderbilt Beach Road | 0.46 mi |
Wolfe Road at Fire Station 73 (emergency signal) | 0.60 mi |
Collier Boulevard at Wolfe Road | 0.65 mi |
Vanderbilt Beach Road at Island Walk Boulevard | 0.99 mi |
Vanderbilt Beach Road at Logan Boulevard | 1.36 mi |
After Mason Classical Academy's campus across the road opened in 2026, WINK News reported long school pickup lines backing up on Vanderbilt Beach Road, in Neighbors, parents frustrated as Vanderbilt Beach Road traffic piles up (August 11, 2026). For Falls residents the practical point is timing: school-day drop-off and pickup windows are when the shared intersection is busiest. We cannot tell you from the record whether the signal was a condition of the school's approval; the county's right-of-way and site plan files would show that.
The Ascend Naples RPUD, approved by Ordinance 23-50 on October 24, 2023, is a rental apartment project on the south side of Vanderbilt Beach Road about 0.6 mile west of the Falls, per the Collier County PUD layer and the county's Approved Affordable Housing Commitment and Inventory List of January 14, 2026, which lists it as an approved rental. County parcel records indicate the land tied to that listing changed hands on February 25, 2026. We do not publish a unit count: the county list we read did not line up cleanly enough to trust one, and the ordinance text states it. For Falls owners who lease, Ascend Naples is one more source of rental supply on the same road.
In 2024 the Hearing Examiner approved an insubstantial change to the Vanderbilt Commons PUD (HEX 24-50) so that one section of the governing ordinance no longer applies to Lots 5 and 6, about 2.51 acres at the northwest quadrant of Vanderbilt Way and Buckstone Drive, per the Collier Clerk's hearing notice for Vanderbilt Commons. The county roll codes those lots as multifamily of 10 or more units. Vanderbilt Commons is the shopping center directly east of Pristine Drive, so this is one of the closest parcels to the Falls where the building rules changed recently.
The nearest Collier Area Transit stop is the Vanderbilt Beach stop on Route 27 (951 to Immokalee Road), on Collier Boulevard at Vanderbilt Beach Road, about half a mile from the entrance, per the Collier Area Transit routes and stops page. No bus route runs on Vanderbilt Beach Road in front of the community, and the published stop list shows no stop between Collier Boulevard and Logan Boulevard.
The pipeline around the Falls is road and school change, not a wall of new housing next door. The extension adds an eastern route and likely more through traffic; the signal should make the left turn out of Pristine Drive easier; the school adds peak-hour congestion at the same intersection. For sellers, a working signal and a finished extension are details worth putting in front of buyers, with the source. For buyers, drive the entrance at school pickup time before you commit.
Thinking of selling and want the road changes framed accurately for buyers? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Buying and want to see the entrance at rush hour first? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Falls of Portofino is in Florida Power & Light's electric territory, and county records point to the Collier County Water-Sewer District for water and sewer, though we could not machine-read the service map. Fire rescue is the Greater Naples Fire Rescue District from Station 73, about a mile away by road. Publix is about five minutes away and North Collier Regional Park about eleven.
Service | Provider | How sure we are | Source |
|---|---|---|---|
Electricity | Florida Power & Light | Verified by territory map | |
Water and sewer | Collier County Water-Sewer District | Inferred | |
Fire rescue | Greater Naples Fire Rescue District, Station 73 | Verified | |
Nearest listed county EMS unit | Medic 76, 790 Logan Boulevard, about 1.35 mi straight line | Verified | |
Nearest public library | Estates Library, 1266 Golden Gate Boulevard W, about 4.1 mi straight line | Verified | |
County Commission | District 3 | Verified |
The HIFLD electric retail service territory map places the community in Florida Power & Light territory. The original builder's sales brochure specified underground utilities, a marketing claim for the 2006 and 2007 homes that the public roll does not record.
We believe water and sewer come from the Collier County Water-Sewer District, the county's own utility, and we want to be clear that this is an inference. The original builder's brochure advertised municipal water and sewer, and the county's capital project layer shows active Water-Sewer District wastewater projects in the immediate area. The county's potable water service area map is an image that we could not read by machine, and we did not see a Falls utility account. Whether homes are individually metered or master-metered through the associations is also not in any public record we found; a current owner's water bill or the association budget answers it.
Every one of the 246 Falls homes shows $0.00 in non-ad valorem assessments on the 2026 preliminary Collier County roll. Whatever the associations pay for trash collection or other shared services is billed privately through association budgets, not on the county tax bill. Whether collection is county curbside service or a private hauler under an association contract is not stated in the records we read.
The Collier County fire district map puts the Falls in the Greater Naples Fire Rescue District. Some older descriptions of this area say North Collier Fire; for this community that is wrong, and it matters for taxes as well as response.
The nearest county EMS unit listed on the Collier County EMS stations layer is Medic 76 at 790 Logan Boulevard, about 1.35 miles away in a straight line; the layer does not list a medic unit at Station 73. The nearest emergency room is the NCH Northeast freestanding emergency department at 15420 Collier Boulevard, open 24 hours, about 2.9 miles and 6 minutes without traffic.
The nearest branch of Collier County Public Libraries is the Estates Library at 1266 Golden Gate Boulevard W, about 4.1 miles in a straight line, per the Collier County Public Libraries layer. Golden Gate Library (about 4.3 miles) and Headquarters Regional Library (about 4.6 miles) are next. Vanderbilt Beach Library, which some sources call the nearest, is about 6.75 miles away.
The Collier County Sheriff's Office patrols unincorporated Collier County. Its patrol districts page lists the districts but does not say which one covers the Falls, so we do not name one.
The Falls' own recreation is the private club: a pool and sundeck, a fitness center and a clubhouse owned by Club Falls of Portofino, LLC. Outside the gate, county parks and preserves are close. Distances below are straight line from the Collier County parks layer and the Conservation Collier preserve boundaries, except where a road distance is given.
Park or preserve | Address or size | Distance |
|---|---|---|
Max A. Hasse Jr. Community Park | 3390 Golden Gate Boulevard W | 1.8 mi straight line |
Alligator Flag Preserve (Conservation Collier) | 18.7 acres | 2.0 mi straight line |
Vineyards Community Park | 6231 Arbor Boulevard W | 2.2 mi straight line |
Logan Woods Preserve (Conservation Collier) | 6.8 acres | 2.6 mi straight line |
North Collier Regional Park and Sun-N-Fun Lagoon | 15000 Livingston Road | 5.4 mi and about 11 min by road without traffic |
Vanderbilt Beach Park | 100 Vanderbilt Beach Road | 8.2 mi and about 16 min by road without traffic |
Road distances and times are free-flow model estimates from 7047 Ambrosia Lane using the OSRM routing service; season traffic from January to April adds time.
North Collier Regional Park on Livingston Road is the big county park nearest the Falls, reached straight west on Vanderbilt Beach Road and north on Livingston Road. Inside it is Sun-N-Fun Lagoon, the county-run water park, with four pools, a lazy river and five water slides on a 38-foot tower. Its slides and lazy river reopened on July 2, 2025, per Naples Press on the Sun-N-Fun Lagoon reopening, and the park's own site posted a maintenance closure of the slides and lazy river beginning September 14, 2026, with reduced admission during that period. Check the site before you go.
Max A. Hasse Jr. Community Park, about 1.8 miles away on Golden Gate Boulevard W, is the closest county community park. Conservation Collier's Alligator Flag Preserve, about 2.0 miles away, is an 18.7-acre preserve in the Conservation Collier program, which every Falls owner helps fund through a 0.2096-mill levy on the 2026 proposed tax bill. For the full county park system, see our guide to Collier County parks.
The operator does not advertise tennis or pickleball courts at the Falls. The recorded 2007 Club Plan listed "one or more tennis courts" among facilities planned for the club, subject to change at the club owner's sole discretion, and today's advertised amenity list does not include them. Buyers who play should plan on public or club courts nearby; our guide to tennis and pickleball in Collier County lists the options.
The operator's map and directions page also names Sprouts, Winn-Dixie and Silverspot Cinema among nearby places; those are the operator's statements.
The closest dining is in Vanderbilt Commons at the entrance and Mission Hills at Collier Boulevard. The bigger restaurant clusters are west along Vanderbilt Beach Road toward Mercato and US 41. We keep restaurant recommendations in one place so they stay current: see our guide to Collier County restaurants.
The zoned public schools are Vineyards Elementary, Oakridge Middle and Barron Collier High, and Mason Classical Academy's campus is directly across the road. Oakridge Middle is about 2.3 miles and 5 minutes without traffic. Schools have their own section of this page; for private options see our guide to Naples private schools.
Under the Master Declaration sections reproduced in the operator's posted Rules and Regulations packet (updated September 16, 2021), the association maintains lawns, irrigation, driveways and sidewalks and paints all townhome buildings. Those services are paid through association assessments, whose current amounts no public source publishes; each association's adopted budget and a current estoppel certificate state them.
The Falls of Portofino is, in practice, a rental community with a minority of owner-held homes. Prime Group, the operator, advertised 3- and 4-bedroom homes on September 23, 2026 at $2,852 to $4,631 a month, with up to two months free on select homes for 14-month leases. An individual owner who rents out a home competes with that supply, under a recorded 90-day minimum and a two-leases-a-year cap.
Data updated: September 2026
The rental operator is Prime Group (Prime General, LLC, doing business as Prime Group) of Hollywood, Florida, and its property-management arm is PMG Asset Services, per Prime Group's company site and its PMG Asset Services page. Both Falls websites, the leasing site thefallsofportofino.com and the resident portal run by Club Falls of Portofino, LLC at thefallsassoc.com, are Prime Group sites built on the Yardi rental platform.
The rental program lines up with ownership. Falls Townhomes II LLC, a Prime Group affiliate, owns 166 of the 246 homes on the 2026 preliminary Collier County roll, and the operator describes a program of 166 homes. We read those as the same 166 homes; that is an inference, but the numbers match exactly. Collier County's own Rental Apartment Inventory Survey in the January 20, 2026 AHAC agenda packet lists The Falls of Portofino, 7047 Ambrosia Lane, as a market-rate rental community, and Google's business listing classifies the property as an "Apartment complex."
The leasing office is in the clubhouse at 7047 Ambrosia Lane, open Monday to Friday 9 a.m. to 6 p.m. and Saturday 10:30 a.m. to 5 p.m., per the operator's contact page. The operator's posted Sunday hours are not consistent, so call ahead on a Sunday through the contact page.
Floor plan | Bedrooms and baths | Living area (operator plan page) | Advertised monthly rent, September 23, 2026 | Homes listed available |
|---|---|---|---|---|
Angelico | 3 bed, 2.5 bath | 1,679 sq ft | $2,852 to $3,884 | 2 |
Da Vinci | 4 bed, 2.5 bath | 1,822 sq ft | $3,006 to $4,631 | 7 |
Donatello | 4 bed, 2.5 bath | 1,822 sq ft | $3,056 to $4,580 | 11 |
Boticelli | 4 bed, 3 bath | 1,828 sq ft | $3,031 to $4,142 | 7 |
All plans | 3 or 4 bed | 1,679 to 1,828 sq ft | $2,852 to $4,631 | 27 |
Source: the operator's eBrochure and floor plans page, observed September 23, 2026. These are an interested party's advertised prices and change often. The low end of each range is the longest-term price and the high end reflects shorter terms; that reading is ours, based on how the operator's rental platform prices by term. The 17 original homes with a 1,890-square-foot Donatello layout are in 2006 and 2007 buildings and do not appear in the operator's current plan list.
Rent here buys more space than most Naples apartments: 1,679 to 1,890 square feet of living area on two stories, with an attached one- or two-car garage and, the operator advertises, a washer and dryer in each home.
On September 23, 2026 the operator advertised "up to two months free" rent on select homes, for new leases only, with a minimum 14-month lease, per its home page. Its listing also offered a credit of the administration fee at move-in to applicants who apply within 24 hours of a tour.
Here is what two free months do to the monthly cost, if the full two months apply to a 14-month lease at each plan's lowest advertised rent. This is our arithmetic, not an operator quote.
Plan | Lowest advertised rent | 12 paid months over 14 | Effective monthly cost |
|---|---|---|---|
Angelico | $2,852 | $34,224 | about $2,445 |
Da Vinci | $3,006 | $36,072 | about $2,577 |
Boticelli | $3,031 | $36,372 | about $2,598 |
Donatello | $3,056 | $36,672 | about $2,619 |
The special is "up to" two months on "select" homes, and the per-home concession is set at application, so treat the right-hand column as the floor of what a renter might pay, not a promise.
Two different lease rules apply at the Falls, and they come from different places:
Collier County separately requires registration of rentals of six months or less in unincorporated Collier under Ordinance 2021-45, per the county's Short-Term Vacation Rental Registration page. At the Falls, the recorded 90-day minimum already rules out nightly and weekly rentals.
The operator's amenities page allows up to two pets per home, cats or dogs, each up to 50 pounds, with a $350 one-time fee and $20 a month per pet. Restricted dog breeds listed include Akita, American Staffordshire Terrier, Pit Bull, Malamute, Chow, Cane Corso, Presa Canario, Staffordshire Bull Terrier, Doberman Pinscher, wolf breeds, Great Dane, German Shepherd and Rottweiler. The Master Declaration adds community rules that bind owners and tenants alike: two pets, leashed, and no tie-outs.
The clubhouse, pool and fitness center belong to Club Falls of Portofino, LLC, not to any association. Under the recorded Club Plan, only one designated member per home may use the club, and once a home is leased, only the tenant holds the member privileges; the owner and tenant are jointly liable for club dues. The operator advertises a resort-style pool and sundeck, a clubhouse with kitchen, dining and lounge area and a game room with billiards, a fitness center, a BBQ and picnic area, controlled-access gated entry, on-site management and 24-hour emergency maintenance.
We do not summarize anonymous tenant reviews on this page. A renter weighing management quality should read recent reviews directly and ask the leasing office how maintenance requests are logged and tracked.
A renter at the Falls has two kinds of landlord to choose from. Prime Group rents its 166 homes with published plan pricing and concessions. The 80 homes not owned by Falls Townhomes II LLC belong to other companies and to individuals, and some of those owners lease their homes privately. In September 2026, owner-listed leases in the Southwest Florida MLS asked up to $3,328 a month, and the Southwest Florida MLS Matrix showed 24 Falls homes offered for lease, with 44 leases closed in the prior 12 months at a median of $2,980 a month. A private owner has to run every lease through association approval, which can take up to 30 days after a complete application.
If you own, or are thinking of buying, a Falls home to rent out, start with one fact: your competition is a single landlord with 166 homes next door, 27 of them listed available on September 23, 2026, offering up to two months free. Rents at the Falls are set by Prime Group's vacancy, not by yours. Southwest Florida has also shifted toward a renter's market as new apartment supply has grown, per WINK News and Gulfshore Life, Southwest Florida now a renter's market (September 3, 2026), and the News-Press ran a September 9, 2026 piece titled Florida's freefalling rents.
The Master Declaration sections reproduced in the operator's posted packet set these rules for every owner who leases:
Rule 2 is the one that bites: if a tenant leaves early and a replacement falls through, you cannot keep cycling short leases to cover the gap.
With per-unit voting, which is the Florida default, Falls Townhomes II LLC holds enough units to elect the board on its own in Condominiums No. 1, 2, 3, 5 and 6, and individually owned units cannot outvote it in any of the six. That is our inference from the unit counts on the 2026 preliminary roll; the declarations, which we have not opened, state the actual voting allocation. In plain terms, the board that approves an individual owner's lease is likely elected by the company that owns the competing rental homes. We are not saying any board has treated an owner unfairly; we found no record either way. We are saying a buyer should know the structure before planning on rental income.
Annual cost | Amount | Source |
|---|---|---|
Property tax, first year after purchase, no homestead, $300,000 assessed | about $3,120.60 at 2026 proposed rates | Our arithmetic on the 2026 proposed millage for area 36 (10.4020 mills) |
Club Membership Fee | $504 ($42 a month in 2026) | Recorded Club Plan, Exhibit D |
Share of Club Expenses, plus sales tax | Not published | Recorded Club Plan; the club certificate states it |
Condominium association assessment | Not published | Each association's adopted budget and a current estoppel certificate |
Master HOA assessment | Not published | Same |
HO-6 condominium unit-owner insurance and any flood policy | Quote required | Your insurer |
Leasing approval fee | Up to $150 per applicant, if the documents provide for it | Florida Statutes section 718.112 |
Vacancy, leasing and management | Your own estimate | None |
A rental home cannot carry a homestead exemption, so a landlord pays on the non-homestead basis. The club fee is a lien ahead of the association's, and it runs whether the home is occupied, leased or empty.
Take the one qualified Falls sale since January 1, 2025: $285,000 on April 14, 2026, a 1,828-square-foot home, per Collier County recorded qualified sales. Suppose that home rents for $3,000 a month, just under the Boticelli's lowest advertised rent of $3,031 before concessions. Gross rent is $36,000 a year, 12.6% of the price. Subtract the two costs we can document, about $3,120.60 in taxes (using the $300,000 worked example, a little above this price) and $504 in club membership fees, and $32,375 remains, about 11.4% of the price. That figure is still before condominium and Master assessments, the club expense share, insurance, vacancy and management, none of which is public. It is arithmetic, not a forecast, and not a cap rate.
Now apply the competition. If the operator's two-free-months special sets the market for a comparable Boticelli at an effective $2,598 a month, a private landlord asking $3,000 is 15% above the operator's effective price for a similar home in the same gate.
It can work for an owner who buys at a price that holds up at the operator's effective rents, who has cash or a portfolio loan (conventional condominium financing is not available in five of the six condominiums), who has the association's budget and estoppel in hand before closing, and who plans for approval time between tenants. It does not work for an owner who is counting on above-market rent, on short-term or seasonal rentals, or on quick turnover between leases.
Across Naples, several newer rental communities are wholly or mostly owned by one company, such as Groves at Orange Blossom Phase 3, Soluna and Juniper Pointe on the county roll. Florida single-family homes built as rentals rose 304.7% over five years, per Business Observer, Build-to-rent homes in Florida up more than 300% (April 9, 2025), and Gulfshore Business on horizontal apartments in Southwest Florida describes the same wave. The Falls is different from those: it is a recorded condominium with a minority of individually owned homes that can be resold, and its homes are about twice the size of most purpose-built rental units.
Own a Falls of Portofino home you rent out and wondering whether to keep leasing or sell? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Deciding whether to rent or buy here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
On the 2026 preliminary Collier County roll, The Falls of Portofino has the lowest just value per square foot ($167.5) of five nearby 2000s townhome and condominium communities, within 3% of Summit Place and Nottingham. What separates it is ownership: one company holds 67.5% of Falls homes against 0.3% to 1.9% elsewhere, and only 3.3% are homesteaded against 44% to 65%.
Data updated: September 2026
We screened every subdivision and condominium with at least 40 improved homes in the surrounding sections for a median living area of 1,400 to 2,100 square feet and a median year built of 1998 to 2012, then kept the townhome and condominium communities nearest the Falls. Five made the set, all within 1.8 miles: Summit Place in Naples, Tuscany Cove, Wedgewood at Vanderbilt, Ibis Cove and Nottingham at Pebblebrooke Lakes. Every number in the tables below comes from the Collier County Property Appraiser's 2026 preliminary roll exports and the county's recorded sales, both public, and each column names its source. We did not verify the other communities' amenities, gates or clubs, so we do not compare them on those.
Community | Distance (center to center) | Homes | Year built (min / median / max) | Median living area | Median value (2026 preliminary Collier County roll, just value) | Just value per sq ft | Largest single owner's share | Homestead share | Collier County recorded qualified sales since January 1, 2025 |
|---|---|---|---|---|---|---|---|---|---|
The Falls of Portofino | 0 | 246 | 2006 / 2024 / 2025 | 1,822 sq ft | $305,122 | $167.5 | 67.5% | 3.3% | 1 sale: $285,000 |
0.8 mi | 410 | 2004 / 2007 / 2014 | 1,869 sq ft | $324,444 | $171.0 | 1.0% | 56.1% | 33 sales, median $410,000 | |
1.8 mi | 294 | 2005 / 2006 / 2015 | 1,529 sq ft | $397,368 | $252.9 | 1.4% | 56.1% | 10 sales, median $440,000 | |
Wedgewood at Vanderbilt | 1.3 mi | 338 | 1998 / 2000 / 2001 | 1,856 sq ft | $432,825 | $239.2 | 0.3% | 43.8% | 31 sales, median $545,000 |
1.5 mi | 416 | 2001 / 2002 / 2004 | 1,455 sq ft | $344,820 | $237.0 | 0.7% | 64.4% | 29 sales, median $460,000 | |
Nottingham at Pebblebrooke Lakes | 1.7 mi | 52 | 2000 / 2003 / 2004 | 1,800 sq ft | $327,222 | $172.7 | 1.9% | 65.4% | 4 sales, median $369,250 (small sample) |
Sources, column by column: homes, year built, living area, just value, owner share and homestead share are from the 2026 preliminary Collier County roll, just value, residential parcels with buildings only; living area is the appraiser's base area on the roll, not MLS living area; sales are Collier County recorded qualified sales, meaning sales the Property Appraiser flags as arm's-length, from January 1, 2025 through the September 2026 extract. Distances are straight line from the center of the Falls to the center of each community. Tuscany Cove's 10 sales and Nottingham's 4 are even samples, so each median is the mean of the middle pair; Nottingham's four sales are a small sample. The Falls' one qualified sale is listed, not a median. The government-hosted copy of the roll is the Collier County GIS ParcelJoin layer.
Community | Company-owned share | Median proposed 2026 tax bill | Millage area | Product on the roll |
|---|---|---|---|---|
The Falls of Portofino | 87.8% | $3,173.88 | 36 | Six condominiums, two-story townhouse-style buildings |
Summit Place in Naples | 5.1% | $2,989.69 | 36 | Condominium-coded on the county roll |
Tuscany Cove | 7.8% | $3,532.15 | 103 | Platted fee-simple lots |
Wedgewood at Vanderbilt | 1.5% | $3,883.46 | 103 | Three condominiums |
Ibis Cove | 1.9% | $3,049.94 | 36 | 284 condominium-coded villas plus 132 single-family homes |
Nottingham at Pebblebrooke Lakes | 1.9% | $2,844.10 | 36 | Condominium |
Source: 2026 preliminary Collier County roll, 2026 proposed (TRIM) taxes. Millage areas 36 and 103 carry the same total 2026 proposed rate. Ibis Cove's association site describes 272 homes, while the roll counts 416 residential parcels under the Ibis Cove phase plats; we show the roll count and note the difference.
The Falls' median proposed 2026 bill ($3,173.88) is higher than Summit Place's ($2,989.69), Ibis Cove's ($3,049.94) and Nottingham's ($2,844.10), even though all four sit in millage area 36 at the same 10.4020 proposed mills and those communities have higher median values. The reason is homestead. Most homes at the comparables carry the homestead exemptions and the Save Our Homes cap on assessed value; almost no Falls homes do. A Falls buyer who makes the home a primary residence and files for homestead would pay roughly what a similar homestead owner at Summit Place pays on the same assessed value. At 2026 proposed rates, a $300,000 assessed value comes to about $3,120.60 a year without homestead and about $2,695.35 with it.
Of the 246 Falls homes, 128 have never sold individually; they were built by and remain with Falls Townhomes II LLC. Of the 118 older homes, the company owns 38 and Hailang LLC owns 31, which leaves 49 held by others. That small pool is all the resale market there is, and in the three years to September 23, 2026 it produced four qualified sales:
Date | Price | Living area (county roll) | Price per sq ft |
|---|---|---|---|
April 2, 2024 | $327,500 | 1,679 sq ft | $195.06 |
April 10, 2024 | $391,500 | 1,890 sq ft | $207.14 |
June 25, 2024 | $425,000 | 1,890 sq ft | $224.87 |
April 14, 2026 | $285,000 | 1,828 sq ft | $155.91 |
Source: Collier County recorded qualified sales. With four sales, the median is $359,500, the mean of the middle pair ($327,500 and $391,500), and it is a small sample. No qualified sale was recorded in calendar 2025. In the Southwest Florida MLS Matrix, pulled September 26, 2026, 2 Falls homes closed in the last 12 months ($285,000 and $390,000) and 14 in the last 60 months at a median of $351,000.
Summit Place in Naples is the closest community in the set, in the same Section 34 as the Falls, in the same ZIP code and millage area, with the most similar median home size and nearly the same just value per square foot. It is where a Falls buyer's lender, and a Falls seller's buyer, will look next. The next section compares the two directly.
Selling a Falls of Portofino home against this comparison set? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home; the price has to hold up against Summit Place's 33 sales, not against a roll value. For how we evaluate agents on the public record, see the best real estate agents in Naples, compared on the public record.
Choose The Falls of Portofino for the lowest price per square foot nearby, newer construction in half its buildings and cash-buyer leverage in a thin market. Choose Summit Place in Naples for ordinary resale liquidity, a mostly owner-held community and a financing path not blocked by one owner's share: 33 qualified sales since January 2025 against one at the Falls.
Data updated: September 2026
Factor | The Falls of Portofino | Summit Place in Naples |
|---|---|---|
Ownership concentration | One company owns 67.5% (166 of 246); companies own 87.8%; 3.3% homesteaded | Largest owner 1.0%; companies 5.1%; 56.1% homesteaded |
Financing | Every condominium fails Fannie Mae's 20% single-entity test and five of six exceed the 49% waiver ceiling; no FHA project approval; plan on cash, portfolio or non-warrantable loans | Largest owner well under the 20% single-entity limit; other project criteria still need a lender's review |
Product | 246 condominium units in 35 two-story townhouse-style buildings across six condominiums | 410 homes, condominium-coded on the county roll |
Size | 1,679 to 1,890 sq ft living area, median 1,822 | 1,467 to 2,276 sq ft, median 1,869 |
Age | 118 homes built 2006 to 2007; 128 built 2024 to 2025 | Built 2004 to 2014, median 2007 |
Location | North side of Vanderbilt Beach Road, 0.49 mile west of Collier Boulevard, Section 34 | Same Section 34, about 0.6 mile north-northeast (nearest parcel), ZIP 34119 |
Tax area | Millage area 36, 10.4020 proposed mills; median proposed 2026 bill $3,173.88 | Millage area 36, same rate; median proposed 2026 bill $2,989.69 |
Sales activity | 1 qualified sale since January 1, 2025 ($285,000) | 33 qualified sales, median $410,000 (range $337,000 to $475,000) |
Median just value, 2026 preliminary roll | $305,122 ($167.5 per sq ft) | $324,444 ($171.0 per sq ft) |
Median sale price per sq ft, qualified sales since January 1, 2025 | $155.9 (one sale) | $210.3 |
Fee structure | Condominium association, Master HOA and a recorded for-profit Club Plan ($42 a month in 2026 plus a share of club expenses, lien ahead of the associations) | Not verified; request the governing documents |
Sources: 2026 preliminary Collier County roll, just value; Collier County recorded qualified sales from January 1, 2025 through the September 2026 extract; Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects; the HUD FHA Condominium Look-up; the recorded Club Plan. Summit Place's parcel legal descriptions read as platted lots while the roll codes every home as a condominium, so we make no claim about its legal form; its recorded declaration settles that.
At Summit Place, the largest owner holds 1.0% of homes and more than half are homesteaded, the profile of an ordinary owner-occupied North Naples community. At the Falls, one company, Falls Townhomes II LLC, owns 166 homes, including all 128 built in 2024 and 2025, and holds a majority in five of the six condominiums. The next-largest owner, Hailang LLC, holds 31. Together those two own 197 homes, 80.1%. That concentration shapes financing, board control, resale and rental competition, and nothing like it exists at Summit Place.
Fannie Mae treats a condominium project of 21 or more units as ineligible when a single entity owns more than 20% of the units, counting leased units, per Fannie Mae Selling Guide B4-2.1-03. A narrow waiver exists only when the entity owns no more than 49%, among other conditions. Falls Townhomes II LLC's share runs from 34.8% in Condominium No. 4 to 85.7% in No. 2, so conventional conforming condominium loans are not available for resale units in Condominiums No. 1, 2, 3, 5 and 6 and are practically unavailable in No. 4. The only HUD FHA record for the community is a rejected single-unit approval dated November 26, 2019, per the HUD FHA Condominium Look-up; none of the six condominiums has FHA project approval. That is our reading of the published rules against the roll counts; a lender makes the final call.
At Summit Place the single-entity test is not the obstacle. That does not make every Summit Place unit warrantable, because lenders review other project criteria, but a Summit Place buyer starts with far more loan options.
On the county's just values the two are close: $167.5 per square foot at the Falls, $171.0 at Summit Place. On recorded sales they are not: Summit Place's 33 qualified sales since January 1, 2025 ran a median $210.3 per square foot, while the Falls' one sale in that window came in at $155.91. One sale is not a market, and we do not turn it into a Falls market value. What it does show is the discount a buyer pool limited to cash and portfolio lenders can demand.
Summit Place was built between 2004 and 2014. The Falls has two generations: 118 homes from 2006 and 2007 and 128 from 2024 and 2025. The newer Falls homes are not on the resale market, because the company that built them still owns every one; a Falls resale buyer today is buying a 2006 or 2007 home, the same era as most of Summit Place. The Falls' two-story townhouse-style buildings fall below Florida's three-story threshold for milestone inspections and structural integrity reserve studies, per Florida Statutes section 553.899.
The two communities are neighbors in the same section, both in ZIP 34119, both in millage area 36 with Greater Naples Fire. The Falls fronts Vanderbilt Beach Road at a new signal across from Mason Classical Academy, half a mile from the Vanderbilt Beach Road Extension.
Same millage area, same proposed rate. Summit Place's lower median bill reflects its 56.1% homestead share, not a lower rate. Either buyer who files for homestead gets the same exemptions, and either buyer's first-year taxes reset to just value, because the seller's cap does not transfer on sale.
See our Summit Place guide for that community in full.
Selling your Falls of Portofino home and competing with Summit Place for the same buyers? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Choosing between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Falls of Portofino's strengths are the lowest assessed price per square foot among nearby comparables, 3- and 4-bedroom two-story homes with garages, every building in FEMA Zone X, A-rated zoned schools and a quick run to Vanderbilt Beach. Its trade-offs are one company owning 67.5% of homes, no conventional or FHA financing, one resale since January 2025 and unpublished association fees.
Data updated: September 2026
The Falls suits a cash or portfolio-financed buyer who wants a 3- or 4-bedroom, two-story home with a garage in North Naples at the lowest price per square foot nearby, who has read the Club Plan and every estoppel, and who is comfortable in a community that one landlord mostly owns. It does not suit a buyer who needs a conventional or FHA loan, wants a quick future resale, expects a mostly homesteaded community, or plans to compete with the operator as a landlord.
In the last 12 months we pulled every qualified Falls sale, every building's roll record and every recorded Falls document we could reach, because a community this unusual cannot be priced from a listing grid. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc's personal sales total over $900 million; the lesson we carry to the Falls is that sellers do best when every trade-off above is explained to the buyer before the first showing. Learn more about McGreevy and Comisar, Jesse McGreevy and Marc Comisar, or visit the Domain Realty Group team site.
Thinking of selling your Falls of Portofino home? You need a price built on recorded sales, the financing reality and the operator's rents, not an automated estimate. Call Jesse direct at (239) 898-6072 or start with a free home valuation for your Falls of Portofino home. Considering buying at the Falls? Call Marc at (239) 287-5873 for a clear conversation about financing, fees and fit, or read how we represent buyers in Southwest Florida.
If you're searching for the best Falls of Portofino listing agent, or thinking, 'I need to sell my house in The Falls of Portofino...' start with the record: The Falls of Portofino has 246 condominium homes, one company owns 166 of them, and Collier County recorded one qualified resale since January 1, 2025. We price, document and market your home around those three facts.
Data updated: September 2026
A Falls of Portofino listing is not a typical North Naples townhome sale, and the seller who treats it like one loses weeks to a lender decline or an approval delay. McGreevy and Comisar sell The Falls of Portofino on the public record: the recorded Club Plan, the Master Declaration sections the operator posts, the six condominium registrations, the Collier County Property Appraiser's 2026 preliminary roll, the county's recorded qualified sales, FEMA's flood layer and the lending rules a buyer's underwriter will apply. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Falls of Portofino listing needs: a price built from plan-matched evidence, a buyer who can close, and a closing file that clears three sets of paperwork without surprises.
Honors and recognition:
In the last 12 months we tracked 2 Falls of Portofino closings in the Southwest Florida MLS Matrix, pulled September 26, 2026: $390,000 after 4 days on market and $285,000 after 46 days, at 98.7% and 96.6% of list. Across the last 60 months the MLS shows 14 closings at a median of $351,000 (the mean of the middle pair), a median of 40.5 days on market and a median sold-to-list ratio of 98.48%.
The county record is the longer and more complete view, and it is thin. Collier County recorded qualified sales show only four arm's-length single-home sales in the three years to September 23, 2026, per the Collier County parcel and sales layer:
With n = 4, an even count, the median of $359,500 is the mean of the middle pair ($327,500 and $391,500), and it is a small sample. Since January 1, 2025 there has been exactly one Collier County recorded qualified sale, the $285,000 closing on April 14, 2026, and none in calendar 2025. Square footage here is living area as the county roll records it. None of the 128 homes built in 2024 and 2025 has ever sold individually, so there is no arm's-length price for a newer Falls home at all.
Start with a free home valuation for your Falls of Portofino home. It takes about a minute, and Jesse follows up with the evidence that fits your home: your plan, your building's construction year, your condominium's ownership mix and the four recorded sales that frame this market, rather than a community average that mixes a 1,679 sq ft Angelico with a 1,890 sq ft first-wave Donatello.
(239) 898-6072, text or call. Confidential conversations welcome. The full seller plan, from pricing to the three certificates, is in our guide to selling a home in The Falls of Portofino.
The county's assessment is the first number a Falls of Portofino buyer will find, so we price with it in view. On the 2026 preliminary Collier County roll, just value, the median for a Falls home is $305,122, with a range of $268,529 to $320,390, per the Collier County parcel layer for the 2026 preliminary roll. By living area the medians are $268,529 for 1,679 sq ft, $296,028 for 1,828 sq ft, $305,122 for 1,822 sq ft and $315,390 for 1,890 sq ft, with about $5,000 of spread inside each size. Just value is the appraiser's mass-appraisal estimate, not a sale price, and it can change before the roll certifies around November 1, 2026.
The recorded sales tell a different story from the roll. The three 2024 sales ran $327,500 to $425,000, above the roll; the April 2026 sale at $285,000 ran below it. Go back further and the first-wave launch record is higher still: in 2007 the county recorded 27 qualified retail sales at a median of $447,400 (n = 27, odd, so the observed middle sale), ranging from $365,000 to $549,800. That spread is why we never price a Falls home from one comparable. We match plan to plan (Angelico, Boticelli, Da Vinci or Donatello), first wave to first wave, and building to building, then set the result against the 4 Falls listings in the Southwest Florida MLS Matrix at $339,900 to $365,000, because those are the homes your buyer tours the same afternoon.
The nearby resale markets are deeper, and a buyer will look at them. Collier County recorded qualified sales since January 1, 2025 number 33 at Summit Place in Naples (median $410,000), 31 at Wedgewood at Vanderbilt (median $545,000), 29 at Ibis Cove (median $460,000), 10 at Tuscany Cove (median $440,000) and 4 at Nottingham at Pebblebrooke Lakes (median $369,250, small sample), against 1 at The Falls of Portofino. On the 2026 preliminary roll the Falls carries the lowest assessed value per square foot of that set, $167.5, within 3% of Summit Place ($171.0) and Nottingham ($172.7). What separates them is not the buildings: it is the ownership and financing structure described next, and a price that ignores it will sit.
This is the single largest pricing variable at The Falls of Portofino, and most listings bury it. Falls Townhomes II LLC holds a majority of units in five of the six condominiums: 34 of 44 in No. 1 (77.3%), 36 of 42 in No. 2 (85.7%), 32 of 46 in No. 3 (69.6%), 26 of 42 in No. 5 (61.9%) and 22 of 26 in No. 6 (84.6%); in No. 4 it holds 16 of 46 (34.8%), tied with Hailang LLC. Fannie Mae's Selling Guide on ineligible projects treats a condominium project of 21 or more units as ineligible when a single entity owns more than 20% of the units, and its narrow waiver requires, among other things, that the entity own no more than 49%. Its general project standards add that control must have passed to unit owners and at least 90% of units must have been conveyed. HUD's FHA condominium look-up holds one record for the community, a "Rejected Single-Unit Approval" dated November 26, 2019, and none of the six condominiums has FHA project approval.
Applied here, our reading of those rules is that conventional conforming condominium loans are not available for resale units in Condominiums No. 1, 2, 3, 5 and 6 and are practically unavailable in No. 4. Your buyer pool is cash buyers, portfolio lenders and non-warrantable condominium programs, which usually need larger down payments. We say so in the listing, we pre-qualify every offer against a lender who has already underwritten a non-warrantable condominium, and we do not accept a contract whose financing contingency rests on a conventional or FHA loan that the project cannot support.
Every Falls of Portofino home sits in one of six condominiums, each with its own recorded declaration and association: No. 1 (Buildings 1 to 5 and 7, 44 homes), No. 2 (Buildings 6, 8, 10 and 22 to 24, 42 homes), No. 3 (Buildings 9 and 11 to 15, 46 homes), No. 4 (Buildings 16 to 21, 46 homes), No. 5 (Buildings 25 to 29, 31 and 35, 42 homes) and No. 6 (Buildings 30 and 32 to 34, 26 homes), as the Florida DBPR condominium registry extract and the county roll show. Above them sits The Falls of Portofino Master HOA, Inc., and beside them Club Falls of Portofino, LLC, which holds the recorded Club Plan. A resale closing can therefore involve three separate certificates:
The Master Declaration sections the operator reproduces in its Rules and Regulations packet with Master Declaration excerpts add three seller items. Section 10.13 imposes a Resale Capital Contribution on every resale, in an amount set by board resolution that is not published. Section 10.14 says no owner may sell unless all sums are paid and an estoppel certificate in recordable form is received. Section 14 requires association approval of every sale, lease and gift, with a decision within 30 days of a complete application and a board-set transfer fee; for the condominium association, Florida Statutes section 718.112 caps that fee at $150 per applicant where the documents provide for it. We order all three certificates the week a contract is signed, and we deliver a complete approval application with the contract so the 30-day clock starts on day one.
Two registry facts belong in the seller's file before a buyer's attorney finds them. On the state registry, Condominiums No. 1, 2 and 5 show "Delinquent" and Nos. 3, 4 and 6 show "Recorded"; all six skipped the 2024 state annual fee of $4 per unit and paid 2025, and only Nos. 3, 4 and 6 cleared the penalties in 2026, per the DBPR annual-fee payment history. And since January 1, 2026 Florida Statutes section 718.111 requires every condominium association with 25 or more units to post its governing documents, budget, financial report and meeting notices on a website or app; all six Falls associations have 26 to 46 units, and no compliant association document site was found. The only public portal is the club company's resident portal. We request each budget directly and put it in the listing file.
Your Falls of Portofino buyer has an alternative no other North Naples seller faces: renting the same floor plan, in the same gate, from the company that owns two-thirds of the community. Falls Townhomes II LLC, a Prime Group affiliate, owns 166 of the 246 homes (67.5%), including all 128 built in 2024 and 2025, per the 2026 preliminary roll. On September 23, 2026 the operator's eBrochure listed 27 homes available at advertised base rents of $2,852 to $3,884 for the Angelico, $3,006 to $4,631 for the Da Vinci, $3,056 to $4,580 for the Donatello and $3,031 to $4,142 for the Boticelli, and its home page advertised up to two months free on select homes for new leases of at least 14 months.
The newer homes are not resale competition, because none has ever sold individually; they are rental competition, and they set the rent ceiling an investor buyer underwrites against. A first-wave seller's edge is specific: every home owned by an individual or trust is in a 2006 or 2007 building, the 1,890 sq ft Donatello variant exists only in 17 first-wave homes, and the first-wave buildings are the only ones with a recorded resale history. We market those differences plainly, and we price so that owning beats renting on the buyer's own arithmetic.
Companies already own 216 of the 246 Falls homes (87.8%) and only 8 (3.3%) carry a homestead exemption on the 2026 preliminary roll, so the investor is a core buyer, not a fallback. The leasing rules decide what that investor can do. The Master Declaration sections in the operator's posted packet allow whole-home leases only, with a 90-day minimum, no more than two leases in any 12 months, no room or transient rentals and no time-share; every lease and renewal needs association approval, an owner behind on assessments may not lease, and the owner gives up use of the common areas while the home is leased. Collier County's short-term vacation rental registration applies to rentals of six months or less, but the recorded 90-day minimum already rules out nightly and weekly stays here.
The investor's math starts with the operator's rents above, then subtracts taxes (about $3,120.60 a year at 2026 proposed rates on a $300,000 assessed value without homestead), the $42 monthly Club Membership Fee for 2026 under the recorded Club Plan, a share of club expenses whose current amount is not published, and condominium and Master assessments that no primary source publishes. We hand investor buyers that framework on the first call, with the estoppels as the source for the missing numbers, and we note that WINK News and Gulfshore Life reported on September 3, 2026 that Southwest Florida is now a renter's market.
We lead with the record, because a buyer who trusts the file negotiates on price instead of uncertainty. Every Falls of Portofino listing we take carries:
For context on neighboring markets a buyer may also be touring, see our guides to IslandWalk, Vanderbilt Reserve and Black Bear Ridge, and our Naples guide.
Only the 118 homes built in 2006 and 2007 have ever sold individually at The Falls of Portofino, so every resale price in the county record belongs to a first-wave home. If you own one, request a free home valuation for your Falls of Portofino home and Jesse will match it to the right plan, building and sale. Call Jesse direct at (239) 898-6072.
Your building number decides it. Unit numbers are the building number times 100 plus the unit position, so 7005 Romana Way #1701 is Building 17, which sits in Condominium No. 4. The six condominiums group the buildings this way: No. 1 holds Buildings 1 to 5 and 7; No. 2 holds 6, 8, 10 and 22 to 24; No. 3 holds 9 and 11 to 15; No. 4 holds 16 to 21; No. 5 holds 25 to 29, 31 and 35; and No. 6 holds 30 and 32 to 34, per the Florida DBPR condominium registry extract and the county roll. It matters for your sale because the bulk owner's share, and so your buyer's financing picture, differs by condominium, from 34.8% in No. 4 to 85.7% in No. 2.
It affects the buyer who is comparing owning with renting. On September 23, 2026 the operator advertised up to two months free on select homes for new leases of at least 14 months, with 27 homes available, per its home page and eBrochure. Two free months on a 14-month lease lowers the effective monthly rent a renter pays, and an investor buyer underwrites your home against that effective rent, not the advertised one. The record does not show the special's effect on any recorded sale price, and we will not claim one. What we do is price and present your home so its monthly carrying cost, before any assessments the estoppel states, compares cleanly with the operator's effective rent for the same plan.
Yes, subject to the approvals every sale needs. Under the Master Declaration sections the operator posts, the association must approve every sale, and leases have a 90-day minimum with no more than two in any 12 months, so a tenant in place is on a lease the association already approved. Whether an existing lease passes to your buyer is a question of the lease itself, and the public record does not answer it. The practical point is buyer fit: a tenant-occupied home suits the investor buyer who owns most of this market, and less so an owner-occupant who needs possession. We confirm the lease term, the deposit terms and the tenant's cooperation with showings before listing.
It is one data point, and it is the only Collier County recorded qualified sale since January 1, 2025: a 1,828 sq ft home at $155.91 per square foot. The three 2024 sales ran from $195.06 to $224.87 per square foot. One sale cannot set a market, and the record does not explain why that home sold where it did, so we do not read a trend from it. We read your home against all four recorded sales, the 2026 preliminary roll by plan size, and the live Southwest Florida MLS Matrix listings, then explain in writing where your home sits and why.
A conventional conforming lender will, in our reading of Fannie Mae's rules, for five of the six condominiums, because a single entity owns 61.9% to 85.7% of the units there, above the 20% limit and the 49% waiver ceiling in Fannie Mae's Selling Guide on ineligible projects. No condominium here has FHA project approval. That is why the offer matters more than the price on a Falls listing: we require proof of funds for a cash buyer, or a written approval from a lender that underwrites non-warrantable condominiums, before we recommend you accept.
The recorded Club Plan places a Club Membership Fee of $42 a month for 2025 and 2026 on every home, plus a pro-rata share of Club Expenses, and makes club dues a lien that ranks ahead of the association's lien, per the copy of the recorded Club Plan posted by the operator. The Plan's Section 7 capital contribution of two months of club dues applies to sales from the developer or a builder. The club's certificate, ordered through its unit-certificate portal, states what the club says is owed on your home; the fee for that certificate is shown only at checkout. We order it with the association estoppels so the settlement statement carries every number before closing day.
Selling now or later, call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this Falls of Portofino guide, and they lead Domain Realty Group from an office on US 41 in Bonita Springs. Between them they bring more than twenty years of Southwest Florida transactions, with Jesse leading the listing side and Marc working buyers in the field across North Naples, Bonita Springs and Estero.
Jesse McGreevy is a top-reviewed Falls of Portofino realtor on Google. Jesse McGreevy, Sales Associate, has been in the business since October 2004 and has lived in Estero since 2003, in Stoneybrook, so the corridor between Estero, Bonita Springs and North Naples is home ground. Marc Comisar, Broker Associate, is the partner in the field: the showings, the walk-throughs and the buyer negotiations across North Naples, Bonita Springs and Estero. The team launched in October 2008, and you can read the longer version of how it was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Falls of Portofino page, the credential that matters more is narrower than any award: before a word of this guide was written we read the recorded Club Plan and its fee schedule, the Master Declaration sections the operator posts, the state registry entries for all six condominiums, the Sunbiz records for the associations and the club company, the 2026 preliminary roll for all 246 homes, every Collier County recorded qualified sale back to 2007, Fannie Mae's project standards, HUD's condominium record and FEMA's flood layer for every building. What we offer a Falls of Portofino seller or buyer is that preparation, applied to your home.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quotes below are five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced." Verified Google review
★★★★★ "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
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
Selling a Falls of Portofino home? Get a free home valuation for your Falls of Portofino home, or call Jesse direct at (239) 898-6072.
Buying in The Falls of Portofino? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.
For a wider view of the market around The Falls of Portofino, see our Naples guide, our Collier County guide, and our roundup of the best real estate agents in Naples, compared on the public record.
The Falls of Portofino is a gated community of 246 condominium homes in 35 two-story townhouse-style buildings on Vanderbilt Beach Road in Naples, Florida 34119, split across six condominiums under a Master HOA and a recorded club covenant. One company owns 166 of the homes and rents them. The answers below come from county, state and federal records and the operator's own postings.
Data updated: September 2026
The Falls of Portofino is a gated community of 246 condominium units in 35 two-story townhouse-style buildings in unincorporated Collier County, ZIP 34119. Legally it is six separate condominiums, No. 1 to No. 6, each registered with the state, per the Florida DBPR condominium registry extract, with a Master HOA over all six and a for-profit club company that owns the clubhouse. On the 2026 preliminary Collier County roll, Falls Townhomes II LLC, a Prime Group affiliate, owns 166 of the 246 homes (67.5 percent) and operates them as rentals, while 30 homes belong to individuals or personal trusts. That mix of a recorded condominium and a single large landlord is the first thing every buyer needs to understand, because it shapes financing, governance and resale.
The Falls of Portofino sits on the north side of Vanderbilt Beach Road about half a mile west of Collier Boulevard, with Pristine Drive along its east edge, per Collier County's road centerline layer. Vehicles enter from Vanderbilt Beach Road at the Pristine Drive intersection, opposite Mason Classical Academy, then turn west onto Castello Way. The clubhouse and leasing office are at 7047 Ambrosia Lane, Naples, FL 34119. Neighbors are IslandWalk to the west, Vanderbilt Reserve to the north, and Black Bear Ridge and the Vanderbilt Commons shopping center east across Pristine Drive. Golden Gate Estates acreage lies south across Vanderbilt Beach Road.
Yes. The Falls of Portofino, Falls of Portofino, The Falls at Portofino and Portofino Falls all describe the same 246-home community on Vanderbilt Beach Road. Rental listings also use "Portofino Falls Townhomes" and "Prime Homes at Portofino Falls," the latter echoing the developer of record, Prime Homes at Portofino Falls, Ltd. Club Falls of Portofino, LLC is the company that owns the clubhouse and runs the resident portal at the club's resident portal; it is not a separate place. When you search county or state records, try each spelling, because the Florida Division of Corporations name list for Falls of Portofino entities files the six condominium associations and the Master HOA under slightly different word orders.
No. The Falls of Portofino in ZIP 34119 is not related to Portofino at Pelican Marsh in ZIP 34108, which is a different community with different owners and associations. It is also separate from the other Prime Group "Portofino" rental properties in Lee, St. Lucie and Osceola counties, such as Portofino Vineyards, Portofino Cove, Portofino Landings and Portofino Vista, which appear on the Prime Group portfolio page and the operator's sister properties page. The shared name reflects the operator's branding, not a shared association, club or covenant. Each of those properties has its own recorded documents, so nothing in a sister property's rules applies to Falls of Portofino homes, and nothing here applies there.
No. The Falls of Portofino has a Naples mailing address but sits in unincorporated Collier County, so there is no city millage on the tax bill. The 2026 preliminary Collier County roll places every home in millage area 36, with a municipal rate of 0.0000, as shown in Collier County's GIS parcel layer for the 2026 preliminary roll. County services and the Greater Naples Fire Rescue District, whose Station 73 sits about a mile away on Collier Boulevard, serve the community instead of City of Naples departments. The legal location is Section 34, Township 48 South, Range 26 East, and the community is in Collier County Commission District 3. For the wider city picture, see our Naples guide.
Homes at The Falls of Portofino sit on four interior streets: Ambrosia Lane (88 units), Venice Way (68), Romana Way (46) and Torino Terrace (30), per the 2026 preliminary Collier County roll and Collier County's site address points. Castello Way is the entry and common-area street and has no homes. Another 14 units, in Buildings 3 and 5, have no unit-level site address on the roll yet; the county's address points place those buildings at 7040 and 7036 Ambrosia Lane. Building addresses run from 7005 to 7082, and unit numbers follow the building number: 7005 Romana Way #1701 is Building 17, unit 1. The clubhouse is 7047 Ambrosia Lane.
Yes. The Falls of Portofino has a gated entrance with a gatehouse and water features, completed by early February 2007 according to a Naples Daily News real estate brief from February 4, 2007. The operator today advertises "controlled-access gated entry" on its amenities page. Vehicles reach the gate from Vanderbilt Beach Road at the Pristine Drive intersection and then Castello Way. No public record we read states where the gatehouse sits on Castello Way, whether it is staffed, or its hours, so we do not state them. A buyer should ask the Master HOA how gate access is issued to owners, guests and vendors, because the rental operator controls day-to-day access for the 166 homes it leases.
Both words are used, but legally every home at The Falls of Portofino is a condominium unit in a two-story townhouse-style building, not a fee-simple townhome on its own lot. All 246 of 246 units carry the condominium use code on the 2026 preliminary Collier County roll, and each belongs to one of six condominiums registered on the Florida DBPR condominium registry extract. That matters: you own the airspace of your unit plus a share of the common elements, the condominium association insures the building under Florida Statutes section 718.111, and lenders underwrite the whole project, not just your home. Marketing calls them townhomes because of the building style.
The Falls of Portofino has 246 homes in 35 buildings: 20 buildings of 8 homes, 13 of 6 and 2 of 4, per the 2026 preliminary Collier County roll and the Florida Department of Revenue statewide cadastral. By condominium: No. 1 has 44 units, No. 2 has 42, No. 3 has 46, No. 4 has 46, No. 5 has 42 and No. 6 has 26. You may see other counts. The operator's rental program lists 166 homes, which matches the 166 units Falls Townhomes II LLC owns. A 2006 builder plan described 490 town homes, but only 246 were declared and built. The community's parcels total about 35 acres on the county roll, including 21.6 acres of common area.
The Falls of Portofino was built in two waves 17 years apart. The first wave produced 118 homes in 18 buildings (6 in 2006 and 112 in 2007) plus the clubhouse, per the year-built field on the 2026 preliminary Collier County roll and the Florida Department of Revenue statewide cadastral. Construction then stopped, and the remaining 128 declared units sat as vacant condominium parcels. The second wave added 128 homes in 17 buildings: 38 homes in 5 buildings dated 2024 and 90 homes in 12 buildings dated 2025. The 2025 homes were still vacant land on the January 1, 2025 roll and carry full improvement values on the 2026 roll, so county records indicate they were completed during 2025.
The developer of record is Prime Homes at Portofino Falls, Ltd, a Florida limited partnership filed December 15, 2003, whose general partner was The Falls of Portofino Builders, LLC, per the Florida Division of Corporations record for the developer. The homes were built and marketed under the Prime Homebuilders brand, part of Prime Group of Hollywood, Florida. The partnership took title to the land in October 2004 and was administratively dissolved on September 24, 2021. The 2024 and 2025 buildings went up after Falls Townhomes II LLC, a Prime Group affiliate formed April 12, 2021, acquired the unbuilt units. While under construction in 2006, The Falls of Portofino won 10 awards at the Florida's Best Awards, per the Naples Daily News brief of May 28, 2006.
No single entity owns The Falls of Portofino as a whole, but one company owns most of it. On the 2026 preliminary Collier County roll, Falls Townhomes II LLC owns 166 of 246 homes (67.5 percent), including all 128 homes built in 2024 and 2025 and 38 original homes; its Florida Division of Corporations record ties it to Prime Group's Hollywood office. Hailang LLC holds 31 homes (12.6 percent), so the top two own 197 (80.1 percent). Companies own 216 homes (87.8 percent); individuals own 27 and personal trusts 3. Only 8 homes (3.3 percent) carry a homestead exemption. The clubhouse belongs to Club Falls of Portofino, LLC. Roads, lakes and buffers sit on common parcels still titled to the dissolved developer partnership.
Not legally, though it often operates like one. Every home at The Falls of Portofino is a recorded condominium unit, which is why individual homes can be bought and sold. Because Falls Townhomes II LLC owns and rents 166 of the 246 homes, Collier County's January 20, 2026 Affordable Housing Advisory Committee packet lists The Falls of Portofino, 7047 Ambrosia Lane, as a market-rate rental community in its Rental Apartment Inventory Survey, and Google's business listing classifies the property as an "Apartment complex." The operator's home page markets rentals. The difference matters to a buyer: you are purchasing a condominium unit inside a community where most neighbors are tenants of one landlord.
The record points that way. The Falls of Portofino launched as a for-sale gated condominium townhome community: in 2006 and 2007 the builder showed four furnished models and priced homes "from the $300,000s to the $400,000s," per the Naples Daily News brief of December 3, 2006. The condominium associations were filed in November 2005, before the first homes were completed, so it was not an apartment conversion. After 27 qualified retail sales in 2007, construction stopped. In September 2020 one deed conveyed 157 units, 126 of them unbuilt, and in August 2021 they moved to Falls Townhomes II LLC, which built the 128 newer homes and, based on county records and the operator's program size, rents them.
Prime Group (Prime General, LLC, doing business as Prime Group) of Hollywood, Florida is the rental operator at The Falls of Portofino, and its property-management arm is PMG Asset Services, per the Prime Group PMG Asset Services page. Prime-affiliated entities fill nearly every role: the original developer partnership, the Prime Homebuilders brand, Falls Townhomes II LLC (owner of 166 homes), and Club Falls of Portofino, LLC (the clubhouse owner) all use the same office at 4651 Sheridan Street in Hollywood. The Master HOA and Condominium No. 1 Association records on the Florida Division of Corporations list that office too. Prime Group says it established its companies in 1987.
The Falls of Portofino has seven associations. Each of the six condominiums has its own Florida not-for-profit association, all filed November 2, 2005 and active, per the Florida Division of Corporations name list for Falls of Portofino entities, and the Master HOA sits over all six. Your building number tells you which condominium you are in: No. 1 is Buildings 1 to 5 and 7; No. 2 is Buildings 6, 8, 10 and 22 to 24; No. 3 is Buildings 9 and 11 to 15; No. 4 is Buildings 16 to 21; No. 5 is Buildings 25 to 29, 31 and 35; No. 6 is Buildings 30 and 32 to 34. On the state registry, Condominiums No. 1, 2 and 5 show a "Delinquent" status and Nos. 3, 4 and 6 show "Recorded" as of September 26, 2026, per the Florida DBPR condominium registry extract.
Yes. The Falls of Portofino Master HOA, Inc. sits over all six condominiums. It was filed November 2, 2005, was administratively dissolved and then reinstated on November 6, 2023, and filed its 2026 annual report on September 14, 2026, per its Florida Division of Corporations record. Under Section 10.2 of the Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, each condominium association collects the Master assessments from its owners and remits them. So an owner sits under four layers: the condominium association, the Master HOA, the club company under a recorded Club Plan, and Collier County.
Club Falls of Portofino, LLC is a for-profit company, managed by Prime Hospitality Group V LLC, that owns the 0.74-acre clubhouse parcel at 7047 Ambrosia Lane and runs the club's resident portal where fees are paid, per its Florida Division of Corporations record. It took the clubhouse by deed in August 2021 for $500,000. The recorded Club Plan as posted by the operator, recorded January 24, 2007, binds every Falls of Portofino home to a monthly Club Membership Fee plus a share of club expenses. Owners hold a license to use the club; they do not own it. The club owner may amend the Club Plan on its own.
Board control at The Falls of Portofino follows ownership. On the 2026 preliminary Collier County roll, Falls Townhomes II LLC holds a majority of units in five of the six condominiums: No. 1 (34 of 44, 77.3 percent), No. 2 (36 of 42, 85.7 percent), No. 3 (32 of 46, 69.6 percent), No. 5 (26 of 42, 61.9 percent) and No. 6 (22 of 26, 84.6 percent). In No. 4 it holds 16 of 46, tied with Hailang LLC. With per-unit voting, the Florida default, county records indicate the bulk owner can elect those five boards on its own; we have not opened the six recorded declarations, which state each condominium's voting allocation. Turnover rules sit in Florida Statutes section 718.301. Individually owned units cannot outvote the bulk owner in any condominium.
The only published fee figure at The Falls of Portofino is the club fee: the recorded Club Plan as posted by the operator sets the Club Membership Fee at $42 a month for 2025 and 2026. On top of it, owners pay a pro-rata share of Club Expenses, a condominium association assessment and a Master HOA assessment, and no primary source publishes those three amounts. Any single "HOA fee" figure you see online is not traceable to a document. The current numbers live in each association's adopted budget and in the estoppel certificates, which state the current assessment for a specific unit; a club certificate states the club charges. We order all of them at contract. The county tax bill carries none of these charges.
The adopted budgets of the condominium associations and the Master HOA state the line items, and none is public. What the documents do say: under the Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, the association maintains lawns, irrigation, driveways and sidewalks and paints all townhome buildings at The Falls of Portofino. Under Florida Statutes section 718.111, each condominium association must insure the condominium property as originally installed, which is a major budget item for any Florida condominium. Club charges pay for the club company's costs, which under the recorded Club Plan may include its debt service, taxes, insurance and management. Ask for the budgets before you write an offer.
Yes, and it is mandatory. The recorded Club Plan as posted by the operator, recorded January 24, 2007, places a Club Membership Fee on every Falls of Portofino home: $42 a month for 2025 and 2026, rising to $43 in 2027 and 2028, $44 in 2029 and 2030, $45 in 2031, $48 in 2032 and a $50 cap from 2033. Owners also pay a pro-rata share of all Club Expenses plus sales tax, and the current dollar amount of that share is not published. Club dues are a lien that ranks ahead of the association's assessment lien, and the obligation is perpetual whether a home is occupied, leased or destroyed. Dues are not reduced if the club is damaged.
No public record answers this for The Falls of Portofino. Board meeting minutes, adopted budgets and the estoppel certificate are the documents that show a pending or planned special assessment, and none of the six condominium associations or the Master HOA posts them publicly. Since January 1, 2026, Florida Statutes section 718.111 requires every condominium association with 25 or more units to post its governing documents, budget, financial report and meeting notices on a website or app, and all six Falls condominiums (26 to 46 units) meet that threshold; we found no compliant association document site. The estoppel certificate must disclose any special assessment adopted, so that is the document we rely on before closing.
A resale at The Falls of Portofino can involve a condominium estoppel, a Master HOA estoppel and a club certificate, plus a Resale Capital Contribution and approval fees. Florida caps condominium and HOA estoppel certificates at $250, plus $100 for delivery within 3 business days and $150 if the unit is delinquent, under Florida Statutes section 718.116 and section 720.30851. The club's certificate is ordered through its own portal and is not subject to those caps. Section 10.13 of the Master Declaration charges a Resale Capital Contribution set by board resolution; that resolution states the amount. A transfer fee, if the documents allow one, is capped at $150 per applicant.
Falls of Portofino homes are in millage area 36, with a 2026 proposed total of 10.4020 mills, down from 10.5058 adopted for 2025, per the 2026 preliminary Collier County roll in Collier County's GIS parcel layer. The median proposed 2026 bill on a Falls home is $3,173.88 (range $889.32 to $3,332.68), with no non-ad valorem charges. At 2026 proposed rates, a $300,000 assessed value works out to about $3,120.60 a year without homestead and about $2,695.35 with the homestead exemptions. A buyer's first-year taxes are based on just value, because the seller's assessment cap resets on sale. Greater Naples Fire levies 2.0 mills, per its FY25-26 approved budget. Final millage certifies around November 1, 2026.
No record we read shows a Community Development District at The Falls of Portofino, but we have not confirmed it against the state's official special district list, which is the document that settles the question. What the county record does show: on the 2026 preliminary Collier County roll, no Falls unit carries any non-ad valorem assessment, which is where a CDD's bond and operating assessments normally appear on a Florida tax bill. You can check any unit in Collier County's GIS parcel layer for the 2026 preliminary roll. The operator's rules packet carries generic CDD disclosure language, but those pages are template text and are not evidence either way. The association, Master and club charges are billed privately.
Plan on no. The Fannie Mae Selling Guide section on ineligible projects, published September 2, 2026, treats a condominium project of 21 or more units as ineligible when a single entity owns more than 20 percent of units, and allows a waiver only when that entity owns no more than 49 percent and other conditions are met. On the 2026 preliminary Collier County roll, Falls Townhomes II LLC owns 61.9 to 85.7 percent of five of the six Falls of Portofino condominiums and 34.8 percent of No. 4. Fannie Mae's project standards also require unit-owner control of the association. Conventional conforming loans are therefore not available in five condominiums and practically unavailable in No. 4.
Not today. None of the six Falls of Portofino condominiums has FHA project approval. HUD's FHA condominium look-up holds one record for the community, tied to the clubhouse address at 7047 Ambrosia Lane, with the status "Rejected Single-Unit Approval," dated November 26, 2019. The record is misspelled in HUD's database as "THE FALKLS OF POSTOFINO," so a lender searching the correct name may find nothing. HUD's single-unit approval documentation list shows what an association must supply for a new attempt, and the single-entity concentration here makes approval unlikely.
Because most mortgage paths are closed. At The Falls of Portofino, one company owns 67.5 percent of all homes and a majority in five of six condominiums, which fails the single-entity test in the Fannie Mae Selling Guide section on ineligible projects, and the only HUD record is a 2019 rejected single-unit approval. That leaves cash, portfolio lenders that keep loans on their own books, and non-warrantable condominium programs, which usually need larger down payments. Collier County recorded qualified sales show only four arm's-length resales in the three years to September 23, 2026, a pace consistent with a buyer pool narrowed to cash and specialty financing. A seller asking for cash is describing the lending reality, not only a preference.
The answer depends on the lender, because conventional conforming and FHA loans are effectively unavailable at The Falls of Portofino. Non-warrantable condominium programs and portfolio lenders set their own terms and usually need larger down payments than a conforming loan; ask for the lender's written project questionnaire requirements before you sign a contract. The lender will review the project, including the single-entity share on the 2026 preliminary Collier County roll, the association's budget and reserves, insurance, and any litigation. Fannie Mae's project standards explain the ownership and control tests that conforming lenders apply. Get a written pre-approval that names Falls of Portofino specifically, and read how we represent buyers in Southwest Florida.
Prices at The Falls of Portofino are hard to pin down because so few homes sell. On the 2026 preliminary Collier County roll, just value, the median Falls home is $305,122 (range $268,529 to $320,390), about $167.5 per square foot of living area; just value is the appraiser's mass-appraisal estimate, not a sale price. Collier County recorded qualified sales show four arm's-length resales in the three years to September 23, 2026, from $285,000 to $425,000. In the last 12 months the Southwest Florida MLS Matrix shows 2 closings, too few for a median: $390,000 in September 2026 and $285,000 in April 2026. Over 60 months it shows 14 closings at a median of $351,000. For a value on a specific unit, use our free home valuation for your Falls of Portofino home, or check the parcel in Collier County's GIS parcel layer.
Collier County recorded qualified sales show only four arm's-length single-home sales at The Falls of Portofino in the three years to September 23, 2026: $327,500 on April 2, 2024 (1,679 sq ft), $391,500 on April 10, 2024 (1,890 sq ft), $425,000 on June 25, 2024 (1,890 sq ft) and $285,000 on April 14, 2026 (1,828 sq ft). That is a small sample (n = 4); the median is $359,500, the mean of the middle pair. Price per square foot ran $195.06, $207.14, $224.87 and $155.91. Since January 1, 2025 there has been one qualified sale, the $285,000 closing in April 2026 at $155.91 per square foot, and none in calendar 2025. Every sale was a 2006 or 2007 home. You can confirm each deed in the Collier Clerk's Official Records search.
Sometimes, and only a handful at a time. Only the older homes at The Falls of Portofino come up for resale, because none of the 128 homes built in 2024 and 2025 has ever sold individually. As of our September 2026 pull, the Southwest Florida MLS Matrix shows 4 active listings asking $339,900 to $365,000. Check every listing against the 2026 preliminary Collier County roll in Collier County's GIS parcel layer for the unit's building, year built and living area, since listing fields often repeat marketing figures. For new listings the day they appear, call Marc at (239) 287-5873.
Not on the open market today. All 128 homes built at The Falls of Portofino in 2024 and 2025 are owned by Falls Townhomes II LLC and, on the 2026 preliminary Collier County roll, none has ever sold to an individual buyer, so there is no arm's-length price for a newer home. Whether the owner would sell individual units is unknown; a future recorded deed would be the first evidence. If you want a new-construction home nearby, our Naples guide covers other communities nearby, and the recorded Club Plan as posted by the operator shows the club charges that would apply here.
The Falls of Portofino has four floor plans, all two-story, per the operator's floor plans page and the 2006 plan set. The Angelico has 3 bedrooms, 2.5 baths and 1,679 sq ft. The Boticelli has 4 bedrooms, 3 baths and 1,828 sq ft. The Da Vinci has 4 bedrooms, 2.5 baths and 1,822 sq ft. The Donatello has 4 bedrooms and 2.5 baths at 1,822 to 1,890 sq ft: 1,890 in the original 2006 plan set and on 17 first-wave homes, while the operator lists it at 1,822 today.
The 2026 preliminary Collier County roll records four sizes of living area at The Falls of Portofino: 1,679 sq ft (35 homes), 1,822 sq ft (124), 1,828 sq ft (70) and 1,890 sq ft (17, found only in the 2006 and 2007 buildings). The median is 1,822 sq ft and the mean 1,808, per the Florida Department of Revenue statewide cadastral and county roll. Older brochures and some rental listings quote larger figures that measure total area under roof, including the garage, rather than living area. When you compare price per square foot, compare living area to living area, and name the source, because the county roll and MLS remarks do not always agree.
Yes. Every home at The Falls of Portofino has 3 or 4 bedrooms, per the operator's floor plans page and the original sales brochure. The Angelico is the only 3-bedroom plan (2.5 baths, 1,679 sq ft); the Boticelli, Da Vinci and Donatello are all 4-bedroom plans. On the 2026 preliminary Collier County roll, 35 homes are 1,679 sq ft, the Angelico's size, so county records indicate about one home in seven is a 3-bedroom. There are no 2-bedroom or 5-bedroom plans. Bedroom counts by individual unit appear on the county record card sketches or the declaration unit plans.
We cannot confirm it from the public record. First-floor layouts at The Falls of Portofino are shown in the builder's plan drawings and in the unit plans attached as exhibits to each recorded declaration of condominium, and neither is posted in a form we could verify. The operator's floor plans page lists beds, baths and square footage but does not state which floor each bedroom is on. All four plans are two-story townhouse-style units, so assume the primary bedroom is upstairs until a plan drawing or a walk-through shows otherwise. If a first-floor bedroom matters to you, we pull the declaration for the specific condominium from the Collier Clerk's Official Records search and check the unit plan before you tour.
Yes. Every home at The Falls of Portofino has an attached garage. In the original 2006 plan set, the Angelico and Boticelli had a one-car garage and the Da Vinci and Donatello had a two-car garage, per a Naples Daily News brief of December 3, 2006 and the original brochure. The operator today describes "attached one- or two-car garages" on its FAQ page. The garage matters more here than usual: under the Master Declaration, commercial vehicles, boats, trailers and recreational vehicles must be kept inside a garage, and residents park in the garage or driveway. Confirm the garage size for a specific unit against its plan before you plan around a second car or a boat.
The operator advertises a washer and dryer in each home at The Falls of Portofino, along with a patio or balcony, high ceilings and attached garages, on its amenities page. That is the operator's statement about its rental homes. For a resale unit owned by an individual, the appliances that convey are whatever the purchase contract lists, so confirm the washer and dryer in the contract and on the walk-through. Under Florida Statutes section 718.111, appliances and water heaters are the unit owner's to insure under an HO-6 policy, not the association's, so their age and condition are worth checking in your inspection.
The Falls of Portofino includes lakes and preserve land inside its common parcels, and the operator describes "extensive natural preserves" on the club's resident portal. FEMA's National Flood Hazard Layer draws two lake areas and a preserve strip along the north edge of the community. The northern row of buildings, on Venice Way, north Ambrosia Lane, 7005 and 7009 Romana Way and 7034 Torino Terrace, sits closest to those areas. No public record we read assigns a lake or preserve view to individual units, so the view from a specific home is something to confirm in person and against the building's position on the county aerial in Collier County's GIS parcel layer.
The original builder specified concrete block construction, S-tile roofs, hurricane shutters, underground utilities, municipal water and sewer and a 10-year structural warranty for the 2006 and 2007 homes at The Falls of Portofino; those are marketing claims, and the public roll does not record construction type. The site's ultimate design wind speed is 160 mph for Risk Category II buildings under the 2023 Florida Building Code, as mapped in Collier County's wind load layer, and at 160 mph the code's definitions place the site in the wind-borne debris region, where openings need impact-rated glass or approved shutters. Both construction waves postdate the 2001 Florida Building Code threshold asked about on the wind mitigation inspection form OIR-B1-1802. A mitigation inspection documents what each building actually has.
Building age is public; roof age is not. At The Falls of Portofino, 18 buildings date to 2006 and 2007 and 17 to 2024 and 2025, per the year-built field on the 2026 preliminary Collier County roll. Whether any 2006 or 2007 building has been reroofed would appear in county building permit records and in the association's reserve schedule, and neither was available to us, so we do not state a roof age. Because Florida law makes the condominium association insure the building as originally installed, ask the association for its reserve schedule and any roof permits, and have your insurer's wind mitigation inspection form OIR-B1-1802 completed for the building. Roof age drives both insurance and future assessments.
No. Florida's milestone inspection law in Florida Statutes section 553.899 and the structural integrity reserve study requirement in section 718.112 apply to condominium buildings three habitable stories or taller. The Falls of Portofino buildings are two-story townhouse-style buildings, so neither law applies to them. That removes one statutory reserve mandate, but it does not remove the need for reserves: the associations still maintain and insure the buildings, and roofs, paint and paving still wear out. The association's annual financial report and reserve schedule are the documents that show how well it is funded.
The developer of The Falls of Portofino was a claimant in the federal Chinese drywall litigation. A December 22, 2016 filing in that case, MDL 2047 Document 20609 in the U.S. District Court for the Eastern District of Louisiana, kept 29 Falls of Portofino remediation claims open: 28 units in eight original buildings plus the clubhouse. All are 2006 and 2007 buildings; the 2024 and 2025 buildings post-date that era. That list covers only claims still open in 2016, so it does not show whether any unit is affected today or that other units were clean. For a first-wave resale, ask the seller for any remediation records and check county permit history for the unit.
The operator advertises a resort-style pool and sundeck, a clubhouse with kitchen, dining and lounge area, a game room with billiards, a fitness center, a BBQ and picnic area, controlled-access gated entry, on-site management and maintenance with 24-hour emergency maintenance, and garages at The Falls of Portofino, per its amenities page. Those are the operator's statements. The public record confirms the clubhouse: a 4,477 sq ft building built in 2007 on a 0.74-acre parcel at 7047 Ambrosia Lane, per the Florida Department of Revenue statewide cadastral. The larger clubhouse figure in 2006 marketing is not the recorded building area. The clubhouse, pool and fitness facilities belong to Club Falls of Portofino, LLC, not to any association. See the operator's photo gallery for images.
Yes, under a license. The recorded Club Plan as posted by the operator gives Falls of Portofino owners a non-exclusive license to use the club, and only one designated member per home may use it; when a home is leased, that member is the tenant. Under the Master Declaration, an owner gives up use of the common areas while the home is leased. The Club Plan sets the fitness center for ages 16 and up and allows children under 16 in the pool only with adult supervision. The club owner may run leasing and sales offices on the club property rent-free and may open the club to non-members for fees it keeps, and the rental leasing office operates from the clubhouse at 7047 Ambrosia Lane.
No tennis, pickleball or basketball courts are advertised at The Falls of Portofino today. The operator's amenities page lists a pool and sundeck, clubhouse, game room, fitness center and BBQ area, and does not list courts. The 2007 Club Plan described a larger planned facility, but no current source confirms courts exist, so we do not state them; the county site plan and current aerial imagery are the documents that would settle it. For public courts nearby, see our guide to tennis and pickleball in Collier County; Max A. Hasse Jr. Community Park is about 1.8 miles away in a straight line, per Collier County's parks layer.
Yes. The Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts (updated September 16, 2021), allows two pets per home at The Falls of Portofino, leashed, with no tie-outs. The owner rules we could verify do not set a weight or breed limit, but the six recorded declarations may add condominium-level rules, and those are the documents to read before you buy. Renters leasing from the operator face separate terms: up to two pets of 50 lb each, a $350 one-time fee and $20 per month per pet, with listed restricted breeds, per the operator's amenities page. Violations of Master Declaration rules can draw fines of up to $100 per violation per day with no cap.
Under the Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, residents of The Falls of Portofino park in the garage or driveway, and commercial vehicles, boats, trailers and recreational vehicles must be kept inside a garage. In practice that means a work truck with signage, a boat or a camper needs to fit in your garage, and the Angelico and Boticelli originally came with one-car garages. The rules we could verify do not publish a guest parking policy; the association's full rules and the recorded declarations state it. Fines under the Master Declaration run up to $100 per violation per day with no cap, so confirm the rules before you bring anything larger than a passenger vehicle.
We found no age restriction in any Falls of Portofino document we read, and we have not opened the six recorded declarations of condominium, which are the documents that would contain a housing-for-older-persons provision if one existed. The recorded Club Plan as posted by the operator sets pool rules for residents under 16 and a minimum age of 16 for the fitness center, and the operator leases homes through its rental site without stating an age limit. The Master Declaration sections the operator posts cover leasing, pets and parking and say nothing about age. We can pull the declaration for the specific condominium from the Collier Clerk's Official Records search for any buyer who needs a documented answer.
Collier County Public Schools zones every Falls of Portofino address to Vineyards Elementary, Oakridge Middle and Barron Collier High, for both the 2025-26 and 2026-27 years, per the CCPS school-zone lookup, with no rezoning flagged. All three earned an A from the Florida Department of Education every year from 2021-22 through 2025-26, per the CCPS 2026 accountability brief on school grades. Without traffic, Oakridge Middle is about 5 minutes (2.3 mi), Vineyards Elementary about 12 minutes (4.3 mi) and Barron Collier High about 14 minutes (7.0 mi). Enrollment for 2024-25 was 800, 1,172 and 1,472, per NCES records for Vineyards Elementary, Oakridge Middle and Barron Collier High.
Yes. Mason Classical Academy, a tuition-free public charter school that admits by lottery, has a campus at 7170 Vanderbilt Beach Road, directly across the road from the entrance to The Falls of Portofino. It earned an A every year from 2021-22 to 2025-26, per the CCPS 2026 accountability brief on school grades. Admission is by lottery, so living across the road does not guarantee a seat. The campus also affects traffic: WINK News reported long school pickup lines backing up on Vanderbilt Beach Road on August 11, 2026. Other choices include Naples Classical Academy, about 5.3 miles away, and our guide to Naples private schools.
FEMA's National Flood Hazard Layer maps every Falls of Portofino building address (33 addresses) and the clubhouse in Zone X, "area of minimal flood hazard," on FIRM panel 12021C0402H, effective May 16, 2012, and Collier County's copy returns the same answer. Zone X is still a flood zone. Unshaded Zone X is outside the Special Flood Hazard Area, and lenders decide per building whether to require flood insurance. The community is not one zone throughout: two Zone AE lake areas and a Zone AH area along the north preserve (base flood elevation 13.5 ft NAVD88) lie inside the common parcels, within roughly 4 to 9 meters of the northern row of buildings. No Letter of Map Revision affects the community, per FEMA's LOMR layer.
A lender decides per building, and at The Falls of Portofino the answer can differ by row. Every building is mapped in Zone X, outside the Special Flood Hazard Area, on FEMA's Map Service Center, but the northern row sits a few meters from AE and AH areas, so get a flood determination or Elevation Certificate for the specific building. USGS ground elevation across the site is about 15.2 to 16.0 feet, per the USGS elevation point query. Citizens Property Insurance's phased flood requirement exempts condominium unit owner policies under Florida Statutes section 627.351. Unincorporated Collier is a CRS Class 5 community, worth 25 percent off flood premiums in Special Flood Hazard Areas, per FEMA's April 2026 CRS list.
A Falls of Portofino owner needs an HO-6 condominium unit owner policy. Under Florida Statutes section 718.111, each condominium association insures the condominium property as originally installed, while floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments fall to the unit owner. Florida HO-6 policies must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250, under section 627.714. Premiums depend on the unit and carrier, so get a quote before you close. Ask the association for its master policy certificate and wind deductible, which the public record does not show, and whether flood coverage is carried on the building.
No public record we read documents storm damage at The Falls of Portofino; county damage assessments, association claim records and repair permits would show it. The storm data around the site is public. Hurricane Ian on September 28, 2022 brought 8 to 12 feet of inundation at the North Naples coast, with the worst impacts "contained to the immediate coastline," per the National Hurricane Center's Ian report. The USGS high-water mark at the Vanderbilt Beach road end was 11.77 ft NAVD88, below the site's 15 to 16 ft ground and 7.8 miles west. Hurricane Irma made final landfall near Marco Island on September 10, 2017 as a Category 3, and Naples Municipal Airport reported a 123-knot gust, per the National Hurricane Center's Irma report.
The Falls of Portofino is in Collier County Hurricane Evacuation Zone E, per the county's hurricane evacuation zone lookup. Collier's zones run A to F, and Zone A evacuates first, so Zone E is near the end of the order; follow the county's order for your zone each season, as the Florida Division of Emergency Management's Know Your Zone page explains. The site is also outside Collier County's Coastal High Hazard Area, per the county's Coastal High Hazard Area layer. The Gulf shoreline is about 7.5 to 7.7 miles west in a straight line. Master Declaration rules require hurricane shutters up no more than 48 hours before a storm and down within 72 hours after.
The beaches are straight west of The Falls of Portofino on Vanderbilt Beach Road. Modeled from 7047 Ambrosia Lane without traffic, Vanderbilt Beach Park is 8.2 miles and about 16 minutes, Clam Pass Park is 9.3 miles and about 17 minutes, and Delnor-Wiggins Pass State Park is 9.9 miles and about 19 minutes. Those are free-flow times from the OpenStreetMap routing service (OSRM); peak-season times from January to April will be longer. The Gulf shoreline is about 7.5 to 7.7 miles away in a straight line. For where to park once you get there, see our guide to Naples beach parking.
Modeled from 7047 Ambrosia Lane without traffic, The Falls of Portofino is 4.8 miles and about 9 minutes from the I-75 Exit 111 (Immokalee Road) on-ramp, and 5.0 miles and about 9 minutes from Exit 107 (Pine Ridge Road). Naples Airport is 10.9 miles and about 20 minutes, and Southwest Florida International Airport (RSW) is 24.5 miles and about 33 minutes, per the OpenStreetMap routing service (OSRM). Peak-season drives from January to April will run longer. The nearest Collier Area Transit stop is on Collier Boulevard at Vanderbilt Beach Road, about half a mile away, and no bus route runs on Vanderbilt Beach Road in front of the community, per Collier Area Transit's route map.
The Vanderbilt Commons shopping center sits at the entrance to The Falls of Portofino, about 0.2 mile by road. Modeled without traffic, Publix at The Shoppes at Pebblebrooke is 2.6 miles and about 5 minutes, and Publix Brooks Village is 3.0 miles and about 6 minutes, per the Publix store locator. Mercato is 6.8 miles and about 13 minutes, with Whole Foods Market Naples close by; Waterside Shops is 9.5 miles and about 17 minutes; Artis Naples is 9.4 miles and about 17 minutes; and Fifth Avenue South is 13.5 miles and about 24 minutes. For dining, see our Collier County restaurants guide.
The nearest emergency room to The Falls of Portofino is the NCH Northeast freestanding emergency department at 15420 Collier Boulevard, open 24 hours, about 2.9 miles and 6 minutes without traffic. The nearest full hospitals are Physicians Regional Medical Center, Pine Ridge, about 4.8 miles and 10 minutes, and NCH North Naples Hospital, about 7.9 miles and 15 minutes. For urgent care, Collier Urgent Care at Founders Square is about 2.7 miles and 6 minutes, open daily 8 a.m. to 6:30 p.m. The nearest fire station is Greater Naples Fire Rescue Station 73 at 14565 Collier Boulevard, about 1 mile by road, and county EMS Medic 76 is about 1.35 miles away.
Busy and changing. FDOT's 2025 count on the Vanderbilt Beach Road segment ending at Collier Boulevard, the Falls of Portofino frontage, is 30,500 vehicles a day, per FDOT's Annual Average Daily Traffic data. The Vanderbilt Beach Road Extension, starting about half a mile east at Collier Boulevard, opened June 12, 2026, running about 7 miles east to 16th Street NE; the county's construction budget is $153 million. A county traffic signal at Vanderbilt Beach Road and Mason Academy Drive / Pristine Drive, the community's entrance, is listed as under construction in the county's signal inventory. WINK News reported school pickup lines backing up on Vanderbilt Beach Road in August 2026.
Most public reviews of The Falls of Portofino are about the rental operator, not about owning. Google's business listing, observed September 23, 2026, classifies the property as an "Apartment complex" with 4.0 stars from 161 reviews. The operator's own reviews page collects resident ratings. For an owner, reviews matter because the operator's management affects common areas, gate access and how the community presents to buyers. Association meeting minutes, state complaint records and court filings are the documents that show how individual owners fare inside the rental program, and they are the records we would read before advising you on a unit.
On the 2026 preliminary Collier County roll, just value, The Falls of Portofino has the lowest assessed value per square foot ($167.5) among the closest like-for-like communities, within 3 percent of Summit Place in Naples ($171.0) and Nottingham at Pebblebrooke Lakes ($172.7), and well below Tuscany Cove ($252.9), Wedgewood at Vanderbilt ($239.2) and Ibis Cove ($237.0). What separates the Falls is ownership: its largest owner holds 67.5 percent of homes versus 0.3 to 1.9 percent at every comparable, and 3.3 percent of Falls homes are homesteaded versus 44 to 65 percent. Since January 1, 2025, Collier County recorded qualified sales show 1 sale at the Falls against 33 at Summit Place, 31 at Wedgewood, 29 at Ibis Cove, 10 at Tuscany Cove and 4 at Nottingham. Values come from Collier County's GIS parcel layer.
Buying at The Falls of Portofino takes an agent who reads recorded documents, because the questions that decide the purchase (six condominiums, a Master HOA, a perpetual club covenant, a bulk owner holding 67.5 percent, and closed conventional and FHA lending) are answered in declarations, estoppels and lender guides, not listing remarks. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012; as its leaders our team has closed over $2.5 billion in real estate, with personal sales of over $900 million. We order every estoppel and club certificate at contract and check financing before you commit. Compare us on the record in the best real estate agents in Naples, compared on the public record, and call Marc at (239) 287-5873.
The operator's eBrochure advertised these base rent ranges at The Falls of Portofino on September 23, 2026: Angelico (3 bedrooms) $2,852 to $3,884; Da Vinci $3,006 to $4,631; Donatello $3,056 to $4,580; and Boticelli $3,031 to $4,142 per month. The higher figures appear to reflect shorter lease terms. The operator listed 27 homes available that day, so pricing moves with availability and the length of lease you choose. Individual owners also lease their units; the Southwest Florida MLS Matrix shows 24 homes offered for lease at $2,350 to $3,328 a month as of our September 26, 2026 pull. Compare the monthly rent against the lease term, specials and fees before you sign.
Yes, from the operator. On September 23, 2026, the operator's home page advertised up to two months free on select homes at The Falls of Portofino for new leases with a minimum 14-month term. Specials change often, so confirm the offer in writing and read how the free months are applied: over a 14-month lease, two free months change the effective monthly cost, but the lease still shows the full base rent. Collier County records show one company owns 166 homes here, and the operator listed 27 homes available that day, which explains why it can price aggressively to fill vacancies.
The recorded floor at The Falls of Portofino is 90 days. The Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, allows whole-home leases only, with a minimum term of 90 days, no more than two leases in any 12 months, and no room, transient or time-share rentals. Every lease and lease renewal needs association approval, with a decision within 30 days of a complete application. The operator sets its own terms on top of those rules: its current special requires a minimum 14-month lease, per its home page. An individual owner can offer a shorter lease, but never shorter than 90 days, and the tenant still goes through association approval.
The operator charges a $150 application fee at The Falls of Portofino and screens applicants for income, credit, background and rental history, per its FAQ page. An administration fee also applies, and the operator does not publish its amount. The operator's published security deposit figures conflict, so the lease disclosure is the document that states the deposit and admin fee for your home; ask for both in writing before you pay the application fee. The income multiple is not published either. If you rent from an individual owner instead, expect the owner's own screening plus association approval under the Master Declaration, which can take up to 30 days after a complete application, so plan the move-in date around it.
The operator allows up to two pets per home at The Falls of Portofino, each up to 50 lb, with a $350 one-time fee and $20 per month per pet, and it lists restricted breeds, per its amenities page. Older listings with different pet terms are out of date; confirm the current terms in your lease. Underneath the operator's policy sits the Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, which allows two pets per home, leashed, with no tie-outs. A tenant of an individual owner follows the owner's lease and the Master Declaration rules, and the owner's lease may be stricter than the operator's.
Prime Group (Prime General, LLC, doing business as Prime Group) of Hollywood, Florida operates the rental program at The Falls of Portofino, and its property-management arm is PMG Asset Services, per the Prime Group home page. The leasing office is in the clubhouse at 7047 Ambrosia Lane and is open Monday to Friday 9 a.m. to 6 p.m. and Saturday 10:30 a.m. to 5 p.m., per the operator's contact page. Sunday hours are listed inconsistently across the operator's own pages, so check before you drive over. The operator advertises on-site management and maintenance with 24-hour emergency maintenance. Individual owners who lease their units use their own managers, who are not part of the operator's program.
Yes. Under the recorded Club Plan as posted by the operator, one designated member per Falls of Portofino home may use the club, and when a home is leased that member is the tenant. The Master Declaration adds that an owner gives up use of the common areas while the home is leased, so an owner-landlord cannot use the pool alongside the tenant. Club rules set the fitness center for ages 16 and up and allow children under 16 in the pool only with adult supervision. The operator advertises the pool and sundeck, clubhouse, game room, fitness center and BBQ area on its amenities page. Club dues are the owner's obligation under the Club Plan, so ask your landlord how they are handled.
The resident portal at thefallsassoc.com belongs to Club Falls of Portofino, LLC, the for-profit company that owns the clubhouse at The Falls of Portofino. It is where residents pay fees, and the club's own certificate for a resale is ordered through its unit-certificate system. It is not an association document site: since January 1, 2026, Florida Statutes section 718.111 requires each condominium association with 25 or more units to post its governing documents, budget, financial report and meeting notices on a website or app, and we found no compliant site for any of the six Falls condominiums. Owners should request those records from their association directly.
Yes, within the recorded rules. The Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, allows an owner at The Falls of Portofino to lease the whole home for a minimum of 90 days, no more than twice in any 12 months, with association approval of every lease and renewal and a board-set transfer fee. An owner behind on assessments may not lease, and an owner gives up use of the common areas while the home is leased. A condominium association may charge a transfer fee only if its documents provide for it, capped at $150 per applicant and not charged on a renewal with the same tenant, under Florida Statutes section 718.112. The six declarations may add condominium-level rules.
No. The recorded 90-day minimum lease at The Falls of Portofino rules out nightly and weekly rentals, and the Master Declaration, as reproduced in the operator's rules packet with Master Declaration excerpts, bans room rentals, transient rentals and time-share use. Leases are also capped at two in any 12 months, which rules out a string of seasonal stays. Separately, Collier County requires registration of rentals of six months or less in unincorporated Collier under Ordinance 2021-45, explained on the county's short-term vacation rental registration page, so a compliant 90-day seasonal lease here would appear to fall within that county registration requirement too. Buyers looking for vacation-rental income should look at communities whose recorded documents allow it.
An owner leasing a unit at The Falls of Portofino competes directly with the operator, whose eBrochure on September 23, 2026 advertised base rents from $2,852 to $4,631 a month across the four plans, with up to two months free on select 14-month leases. The Southwest Florida MLS Matrix shows 44 leases closed in the last 12 months at a median of $2,980 a month (range $2,250 to $3,315). Against rent, set the club fee ($42 a month in 2026 under the recorded Club Plan), a share of club expenses, the condominium and Master assessments (stated in the adopted budgets and estoppel certificates, not public), taxes without homestead (about $3,120.60 a year on a $300,000 assessed value at 2026 proposed rates) and HO-6 insurance. A cap rate needs those unpublished figures first.
Carefully. At The Falls of Portofino, Falls Townhomes II LLC owns 166 of 246 homes on the 2026 preliminary Collier County roll, and the operator's rental program lists the same number of homes. On September 23, 2026 the operator listed 27 homes available and offered up to two months free on select 14-month leases, per its home page. An individual owner cannot out-concede that scale, so the usual levers are condition, a specific plan or location in the community, and lease flexibility within the recorded 90-day minimum and two-leases-a-year cap. Southwest Florida has shifted toward a renter's market as new apartment supply has grown, per WINK News and Gulfshore Life on September 3, 2026, which adds pressure on every landlord.
It depends on numbers that are not public yet. The case for The Falls of Portofino is a low entry point: the 2026 preliminary Collier County roll, just value, puts the median home at $305,122, the lowest per square foot among nearby comparables, and the homes are 3 and 4 bedrooms. The case against: financing is mostly cash or non-warrantable, one company sets the market rent with concessions, leases are capped at two a year with a 90-day minimum, resale is thin (one Collier County recorded qualified sale since January 1, 2025), and the condominium and Master assessments are unpublished until you order estoppels. Florida's build-to-rent growth adds competition; single-family homes built as rentals rose 304.7 percent over five years, per the Business Observer on April 9, 2025. Underwrite with the documents in hand.
Southwest Florida has shifted toward a renter's market as new apartment supply has grown, per WINK News and Gulfshore Life on September 3, 2026. At The Falls of Portofino, the clearest sign is the operator's own offer: on September 23, 2026 it advertised up to two months free on select homes for new 14-month leases and listed 27 homes available, per its home page. New supply keeps arriving nearby, including the Ascend Naples rental project approved by Collier County in Ordinance 23-50 on October 24, 2023, about 0.6 mile west on Vanderbilt Beach Road, per Collier County's PUD layer. For a renter, that means room to negotiate; for an owner-landlord, more competition.
It depends on the concession and the lease length. At The Falls of Portofino, the operator's eBrochure advertised base rents from $2,852 to $4,631 a month on September 23, 2026, with the higher figures tied to shorter terms, and up to two months free on select 14-month leases. Individual owners set their own rents and terms, and their leases still need association approval under the Master Declaration. Compare the effective monthly cost over the full term, the application and admin fees, the pet fees, and who handles maintenance. With an operator lease you deal with on-site management; with an owner you deal with the owner or the owner's manager.
Selling a Falls of Portofino home starts with a price built on the recorded sales, so call Jesse direct at (239) 898-6072 or request a free home valuation for your Falls of Portofino home. Buying or leasing here starts with the documents, so call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling in The Falls of Portofino means selling a condominium unit in a 246-home community where one company owns 166 homes, conventional financing is effectively closed, and Collier County recorded one qualified resale since January 1, 2025. The answers below draw on the recorded Club Plan, the Master Declaration sections the operator posts, the county roll, Florida statute and federal lending rules.
Data updated: September 2026
The best Falls of Portofino listing agent is the one who already knows the answers your buyer's lender and attorney will ask for: which of the six condominiums your building sits in, what the single-entity ownership share there does to financing, which three certificates the closing needs, and how your plan compares with the four Collier County recorded qualified sales since 2024. We read those records before writing this guide. 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. Meet Jesse McGreevy and Marc Comisar, compare us on the best real estate agents in Naples, compared on the public record, then call Jesse direct at (239) 898-6072.
It depends first on your plan and your building's wave. On the 2026 preliminary Collier County roll, just value, Falls homes range from $268,529 to $320,390, with a median of $305,122, per the Collier County parcel layer for the 2026 preliminary roll; those are assessed values, not prices. Collier County recorded qualified sales since April 2024 are $327,500 (1,679 sq ft), $391,500 and $425,000 (both 1,890 sq ft) in 2024, and $285,000 (1,828 sq ft) in April 2026. That is too few sales to publish a market rate, so a value for your address comes from plan-matched evidence and the live listings. Request a free home valuation for your Falls of Portofino home to get it in writing.
In the county record, one: Collier County recorded qualified sales show a single arm's-length Falls sale since January 1, 2025, at $285,000 on April 14, 2026, and none in calendar 2025, per the Collier County parcel and sales layer. One sale is not a median, so we list it rather than summarize it. The Southwest Florida MLS Matrix shows 2 Falls closings in the 12 months to September 26, 2026. The two sources measure different things: the county records deeds it qualifies as arm's-length, while the MLS records closings its members reported. Bulk transfers between companies are not market sales in either count.
The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 4 Falls of Portofino homes listed for sale at $339,900 to $365,000. Set that against 246 homes in the community, of which 166 are owned by Falls Townhomes II LLC and operated in its rental program, and the resale pool is small: only the 118 first-wave homes have ever sold individually, and only 80 homes are owned by anyone other than the bulk owner. For a seller, each active listing is a direct competitor on plan and price, which is why we read every one before we recommend a list price. Call Jesse direct at (239) 898-6072 for that comparison on your home.
Collier County recorded qualified sales in the three years to September 23, 2026 are four: $327,500 on April 2, 2024 (1,679 sq ft), $391,500 on April 10, 2024 (1,890 sq ft), $425,000 on June 25, 2024 (1,890 sq ft) and $285,000 on April 14, 2026 (1,828 sq ft). With n = 4, the median of $359,500 is the mean of the middle pair ($327,500 and $391,500), and it is a small sample. For longer context, the county recorded 27 qualified sales in 2007, the launch year, at a median of $447,400, ranging from $365,000 to $549,800. Those figures come from the Collier County parcel and sales layer, with living area as the county roll records it.
On sales, the four Collier County recorded qualified Falls sales since 2024 ran $195.06, $207.14 and $224.87 per square foot in 2024 and $155.91 in April 2026. On the 2026 preliminary Collier County roll, just value, the Falls median is $167.5 per square foot of living area, the lowest among nearby comparables and within 3% of Summit Place in Naples at $171.0 and Nottingham at Pebblebrooke Lakes at $172.7; Ibis Cove is $237.0, Wedgewood at Vanderbilt $239.2 and Tuscany Cove $252.9. The difference is ownership, not buildings: the largest single owner holds 67.5% of Falls homes against 0.3% to 1.9% at those comparables.
Two clocks run. The market clock: the Southwest Florida MLS Matrix shows the two Falls closings in the 12 months to September 26, 2026 taking 4 and 46 days on market, and a median of 40.5 days across the last 60 months. The approval clock: under Section 14 of the Master Declaration, as reproduced in the operator's Rules and Regulations packet with Master Declaration excerpts, the association has 30 days after it receives a complete application to approve or disapprove a sale. Add the three certificates (condominium, Master HOA and club), and the lender's review if the buyer is financing. We start the approval package the day a contract is signed, which is the one part of the calendar a seller controls.
Thin on sales and heavy on rental competition. Collier County recorded one qualified Falls sale since January 1, 2025, at $285,000 in April 2026. The Southwest Florida MLS Matrix shows 4 active Falls listings, pulled September 26, 2026. Meanwhile the operator advertised 27 homes for rent on September 23, 2026 with up to two months free on 14-month leases, and WINK News and Gulfshore Life reported on September 3, 2026 that Southwest Florida is now a renter's market. A seller in that market wins on price discipline and a complete document file, not on waiting. Call Jesse direct at (239) 898-6072 for a read on where your home sits.
It is harder than at most nearby communities, for reasons the record shows. Every Falls home is legally a condominium unit, and a single entity owns 61.9% to 85.7% of the units in five of the six condominiums, which in our reading of Fannie Mae's Selling Guide on ineligible projects closes conventional conforming loans there; no condominium has FHA project approval. The resale record is thin: one Collier County recorded qualified sale since January 1, 2025, against 33 at Summit Place in Naples and 29 at Ibis Cove over the same period. None of that makes a Falls home unsellable. It makes the buyer pool narrower, so pricing and financing proof matter more.
In our reading of the rules, not a conventional conforming loan in Condominiums No. 1, 2, 3, 5 or 6, and practically not in No. 4. Fannie Mae's Selling Guide on ineligible projects treats a project of 21 or more units as ineligible when one entity owns more than 20%, with a waiver only when that entity owns no more than 49% and other conditions are met. Falls Townhomes II LLC owns 77.3%, 85.7%, 69.6%, 61.9% and 84.6% of Condominiums No. 1, 2, 3, 5 and 6, and 34.8% of No. 4. Buyers who need a loan should plan on portfolio lenders or non-warrantable condominium programs, which usually need larger down payments.
No. HUD's FHA condominium look-up holds one record for the community, tied to the clubhouse address, with the status "Rejected Single-Unit Approval," dated November 26, 2019. None of the six Falls condominiums has FHA project approval. HUD's single-unit approval route exists for condominiums without project approval, and its required documentation list shows what a lender must assemble, but the 2019 result is on file and the ownership concentration has only grown since. We do not recommend accepting an FHA-contingent offer on a Falls home without a lender's written confirmation that it can close.
Lead with them, but do not stop there. Companies own 216 of the 246 Falls homes (87.8%) and only 8 homes (3.3%) carry a homestead exemption on the 2026 preliminary roll, so investor and cash buyers are the core of this market. Owner-occupant buyers exist too, and they can close with cash or through a portfolio or non-warrantable condominium lender. We market to all three: the cash and investor buyers in our database, owner-occupants searching for a 3- or 4-bedroom home near A-rated zoned schools and Vanderbilt Beach Road, and the lenders who write non-warrantable condominium loans. Start with a free home valuation for your Falls of Portofino home.
The public record cannot answer that. What it shows is how the bulk owner assembled its holdings: in September 2020 a single deed conveyed 157 units (126 unbuilt and 31 built) for $6,560,000, and in August 2021 those units and 5 more moved to Falls Townhomes II LLC, per deeds indexed in the Collier Clerk's Official Records (Book 5821, Page 2324 and Book 6012, Pages 3257 and 3249). The record shows no pattern of single-unit purchases from individual owners. If the operator or any company were your buyer, the sale would still need association approval and the same certificates as any other resale. We can present your home to every investor buyer, including the largest one in the gate.
An investor starts with rent and works backward. The operator's advertised base rents on September 23, 2026 ran $2,852 to $3,884 for the Angelico, $3,006 to $4,631 for the Da Vinci, $3,056 to $4,580 for the Donatello and $3,031 to $4,142 for the Boticelli, per its eBrochure, with higher figures on shorter terms. Against that, a new owner pays about $3,120.60 a year in property taxes at 2026 proposed rates on a $300,000 assessed value without homestead, the $42 monthly Club Membership Fee for 2026, a share of club expenses, and condominium and Master assessments that are not published. The estoppels supply those last numbers, and we assemble them before an investor makes an offer.
The record frames the choice without making it for you. Renting means a whole-home lease of at least 90 days, no more than two leases in any 12 months, association approval of every lease and renewal, and giving up common-area use while the home is leased, under the Master Declaration sections in the operator's Rules and Regulations packet with Master Declaration excerpts. You would compete with an operator advertising 27 homes and up to two months free. Selling means a narrow buyer pool and thin comparables. We can model both for your plan, with the operator's rents on one side and a plan-matched value on the other. Call Jesse direct at (239) 898-6072.
On the rental side, the reporting points that way: WINK News and Gulfshore Life reported on September 3, 2026 that Southwest Florida is now a renter's market as new apartment supply has grown, and the Business Observer reported on April 9, 2025 that Florida single-family homes built as rentals rose 304.7% over five years. At the Falls, the operator's up-to-two-months-free special on September 23, 2026 is consistent with that. It matters to your sale because investor buyers price your home on achievable rent, so softer rents mean a lower investor price. We show buyers the owner-occupant case as well.
The recorded sales are too few to call a trend. Collier County recorded qualified sales show three 2024 sales at $327,500, $391,500 and $425,000, and one in 2026 at $285,000, per the Collier County parcel and sales layer. The 2026 sale was a 1,828 sq ft home and two of the 2024 sales were 1,890 sq ft homes, so size explains part of the gap. The assessment roll moved little: the median just value of the improved homes was $305,122 on the 2025 certified roll and $305,122 on the 2026 preliminary roll. The launch-year median in 2007 was $447,400 on 27 sales. We read your home's price from plan-matched evidence, not from a four-sale trend line.
Several costs are specific to the Falls. The condominium association and the Master HOA each issue an estoppel certificate, capped by Florida law at $250 plus $100 for expedited delivery and $150 more if the unit is delinquent, under Florida Statutes section 718.116. The club company issues its own certificate through its unit-certificate portal, priced at checkout. Section 10.13 of the Master Declaration adds a Resale Capital Contribution set by board resolution, amount not published, and Section 14 adds a board-set transfer fee. Who pays which item is negotiated in the contract. The rest are ordinary Florida seller items: brokerage fee, documentary stamp tax, prorations and title charges. Call Jesse direct at (239) 898-6072 for a net sheet.
Plan on three. Your condominium association (one of six) and The Falls of Portofino Master HOA each issue an estoppel, and Florida caps each at $250, plus $100 for delivery within 3 business days and $150 more if the unit is delinquent, under Florida Statutes section 718.116 and Florida Statutes section 720.30851. Club Falls of Portofino, LLC issues a separate club certificate through its unit-certificate portal; the club is a company, not an association, so in our reading those caps do not reach it. Section 10.14 of the Master Declaration bars a sale until all sums are paid and a recordable estoppel is received.
Yes. Section 14 of the Master Declaration, as reproduced in the operator's Rules and Regulations packet with Master Declaration excerpts, requires association approval of every sale, lease, lease renewal and gift, with notice, a board-set transfer fee and a decision within 30 days of receiving the complete application. Your condominium's own declaration may add its own approval step; the six declarations are recorded in the Collier Clerk's Official Records but their approval articles are not reproduced publicly. For the condominium association, Florida Statutes section 718.112 caps a transfer fee at $150 per applicant where the documents provide for one. We submit a complete package with the contract.
Assemble them before listing. The core set is your condominium's recorded declaration (book and page in the Collier Clerk's Official Records: No. 1 at Book 4173, Page 3422; No. 2 at 4268/2802; No. 3 at 4255/1447; No. 4 at 4228/2819; No. 5 at 4187/3473; No. 6 at 4187/3561), the recorded Club Plan at Book 4173, Page 2731, the Master Declaration sections the operator posts, each association's current budget, the rules, and the three certificates. Since January 1, 2026, Florida Statutes section 718.111 requires associations of 25 or more units to post these documents online, but no compliant Falls association site was found, so we request them directly.
Neither applies to The Falls of Portofino, in our reading of the statutes. Florida's milestone inspection law in Florida Statutes section 553.899 and the structural integrity reserve study requirement in Florida Statutes section 718.112 reach condominium buildings three habitable stories or taller. Every Falls building is a two-story townhouse-style building. So there should be no milestone report or SIRS to hand over, and buyers who ask can be shown why. What a buyer should still receive is each association's budget and reserve information, which the associations have not posted publicly; the estoppel and budget request is how we get it.
State the FEMA zone and let the lender decide the rest. FEMA's National Flood Hazard Layer maps every Falls building address and the clubhouse in Zone X, area of minimal flood hazard, on FIRM panel 12021C0402H, effective May 16, 2012. Zone X (unshaded) is outside the Special Flood Hazard Area, but it is still a flood zone. Zone AE lake areas and a Zone AH area (base flood elevation 13.5 feet NAVD88) lie inside the common parcels within roughly 4 to 9 meters of the northern row of buildings. Lenders decide insurance requirements building by building, so a northern-row seller should order an elevation certificate before listing.
No primary source publishes a current special assessment for any of the six condominiums or the Master HOA, and we will not guess at one. The document that answers the question for your home is the estoppel certificate, which Florida law requires to state amounts owed, and any special assessment, under Florida Statutes section 718.116. Board minutes and adopted budgets show what is under discussion. We order both associations' estoppels and request the budgets and recent minutes when we list, so any assessment is disclosed early and priced into the negotiation rather than found at closing.
Nothing in the documents we read gives an owner that right. The recorded Club Plan runs the other way: it gives the Master HOA an option, starting two years after the Community Completion Date, to buy the club at a price equal to total annual Club Membership Fees capitalized at 6%, per the copy of the recorded Club Plan posted by the operator. No provision we found obliges an association or the club company to buy a unit from an owner. Any sale to an entity would be a negotiated sale like any other, with association approval and the same three certificates. Call Jesse direct at (239) 898-6072 to talk through your options.
It shapes financing, governance and competition. Falls Townhomes II LLC holds a majority of units in five of six condominiums, and with per-unit voting, the Florida default, it can elect those boards on its own; county records indicate individually owned units cannot outvote it in any condominium. That concentration is also why conventional financing is closed, which narrows your buyer pool. And the same owner runs the rentals your buyer compares against. What a minority owner can control is the listing: a complete document file, a price built on plan-matched sales, and a buyer who can prove funds. Start with a free home valuation for your Falls of Portofino home.
We market to the buyers this community draws, and we lead with the record. Every listing carries professional photography, video and drone work, a document file (the recorded Club Plan, the Master Declaration sections, your condominium's declaration reference, the FEMA zone for your building and a current wind mitigation form), and a plain statement of the financing reality so no buyer wastes a month on a loan that cannot close. We reach our qualified-buyer database, cash and investor buyers, and owner-occupants looking along Vanderbilt Beach Road, with location facts from public sources: Vanderbilt Beach Park about 16 minutes west without traffic, and A-rated zoned schools. Start with a Falls of Portofino home valuation, then call Jesse direct at (239) 898-6072.
Yes, when it suits you. Some sellers want privacy, a tenant in place or control over timing, and we offer off-market conversations through our qualified-buyer database, which in a cash and investor market can reach the likeliest buyers directly. The association process does not change: your buyer still needs approval under Section 14 of the Master Declaration, and the closing still needs the condominium, Master HOA and club certificates. The trade-off is exposure. With 4 public Falls listings in the Southwest Florida MLS Matrix, pulled September 26, 2026, a private sale reaches fewer buyers, so it works best when the price is already right. Talk it through with Jesse at (239) 898-6072.
Yes, because at The Falls of Portofino the club is not optional. The recorded Club Plan makes the club obligation perpetual for every home, whether occupied, leased or destroyed, and ranks club dues as a lien ahead of the association's lien, per the copy of the recorded Club Plan posted by the operator. The clubhouse, pool and fitness center belong to Club Falls of Portofino, LLC, and one designated member per home holds a license to use them. There is no membership to buy or sell separately; it follows the unit. What we negotiate is the paperwork: the club certificate, the proration of the $42 monthly fee and club expenses, and who pays the certificate fee.
Very likely, if you have owned for a while or hold a homestead exemption. A buyer's first-year taxes are based on just value, because the previous owner's assessment cap resets on sale under Florida's recapture rule. On the 2026 preliminary roll the median proposed Falls tax bill is $3,173.88, ranging from $889.32 to $3,332.68, with no non-ad valorem charges, per the Collier County parcel layer for the 2026 preliminary roll. At 2026 proposed rates, a $300,000 assessed value costs about $3,120.60 a year without homestead or about $2,695.35 with it. Buyers who see that early do not renegotiate late.
Falls homes sit in unincorporated Collier County, millage area 36, with a 2026 proposed total of 10.4020 mills, down from 10.5058 adopted for 2025. The largest pieces are the school levy (4.1470 mills), the county levies (3.9293) and Greater Naples Fire Rescue District (2.0000), whose rate includes a 0.5-mill capital levy approved by referendum in 2024, per the Greater Naples Fire Rescue District FY25-26 approved budget. Final 2026 millage is set after the September budget hearings and certifies with the roll around November 1, 2026. Association, Master and club charges are billed privately, not on the tax bill.
Yes. Florida insurers document wind-mitigation credits on Form OIR-B1-1802, and both Falls construction waves, 2006 to 2007 and 2024 to 2025, postdate the 2001 Florida Building Code threshold the form asks about. Collier County maps the site at a 160 mph ultimate design wind speed for Risk Category II buildings under the 2023 Florida Building Code, per the county's wind load layer. Under Florida law the association insures the building as originally installed and the owner's HO-6 policy covers interior finishes, so a buyer's HO-6 quote benefits from a current form. It is a small cost that speeds an insurance quote.
Some do, because the court record is public. The developer was a claimant in the federal Chinese drywall litigation, and a December 2016 filing in that case, MDL 2047 Document 20609, kept 29 Falls of Portofino remediation claims open: 28 units in eight original buildings plus the clubhouse. All are 2006 and 2007 buildings; the 2024 and 2025 buildings post-date that era. The list covers only claims still open in 2016, so it does not show which homes are affected today or that others were never affected. If you own a first-wave home, gather any remediation records you hold before listing.
It changes the corridor, and buyers will ask. The extension, which starts about half a mile east of the community at Collier Boulevard, opened June 12, 2026, running about 7 miles east to 16th Street NE, per Collier County's ribbon-cutting announcement. FDOT's 2025 count on the Falls frontage segment was 30,500 vehicles a day, a county signal at the Pristine Drive entrance is listed as under construction, and WINK News reported school pickup lines backing up on Vanderbilt Beach Road on August 11, 2026. We state these facts in the listing rather than let a buyer discover them at the gate.
Only within the recorded rules. The Master Declaration sections in the operator's Rules and Regulations packet with Master Declaration excerpts allow whole-home leases of at least 90 days, no more than two in any 12 months, with association approval of each lease and renewal, and no room, transient or time-share rentals. An owner behind on assessments may not lease. Collier County's short-term vacation rental registration covers rentals of six months or less, but the 90-day minimum already rules out nightly and weekly stays here. We tell investor buyers this on the first call, which keeps a contract from failing at approval.
The sale can still close, but the debt comes off the top. Section 10.14 of the Master Declaration, as reproduced in the operator's posted packet, says no owner may sell unless all sums are paid and a recordable estoppel certificate is received, and Florida allows an association to charge up to $150 more for an estoppel on a delinquent unit, under Florida Statutes section 718.116. Club dues are separate and, under the recorded Club Plan, rank as a lien ahead of the association's. We order all three certificates early so the payoff figures are on the settlement statement, not a surprise at the table.
It matters, because buyers' attorneys ask. Falls Townhomes II LLC holds a majority of units in Condominiums No. 1, 2, 3, 5 and 6, and with per-unit voting, the Florida default, county records indicate it can elect those boards on its own. The Sunbiz records read for the Master HOA and the Condominium No. 1 association, and for the club company, list a principal address at Prime Group's Hollywood office, per the Sunbiz record for The Falls of Portofino Master HOA, Inc. We disclose that structure in the listing file so it is priced in from the start.
Legally a condominium, physically a townhouse. Every one of the 246 Falls homes is a condominium unit in a two-story townhouse-style building, recorded under one of six declarations of condominium, and the county roll codes every one as a condominium. That legal form drives the financing rules, the insurance split under Florida Statutes section 718.111 (the association insures the building as originally installed, the owner's HO-6 policy the interior) and the approval process. We list it as a condominium in a townhouse-style building, which keeps the buyer's lender and insurer on the right product from the first showing.
Yes, and the county's own roll shows it. On the 2026 preliminary Collier County roll, just value, the median by living area is $268,529 for 1,679 sq ft, $296,028 for 1,828 sq ft, $305,122 for 1,822 sq ft and $315,390 for 1,890 sq ft. Those sizes match the four plans: Angelico (3 bedrooms, 2.5 baths, 1,679 sq ft), Boticelli (4 bedrooms, 3 baths, 1,828 sq ft), Da Vinci (4 bedrooms, 2.5 baths, 1,822 sq ft) and Donatello (4 bedrooms, 2.5 baths, 1,822 to 1,890 sq ft), per the operator's floor plans page and the roll. The 1,890 sq ft size exists only in 17 first-wave homes, and two of the four recorded sales since 2024 were 1,890 sq ft homes.
The Falls record is too thin to show a season. The four Collier County recorded qualified sales since 2024 closed in April (twice), June and April, which is four data points, not a pattern. What we can say is practical: the approval clock under Section 14 of the Master Declaration runs 30 days after a complete application, the three certificates take time to order, and peak-season traffic on Vanderbilt Beach Road runs from January to April. A Falls home that is priced, documented and photographed before the season meets the most buyers with the fewest delays. Call Jesse direct at (239) 898-6072 to plan the calendar backward from your target closing.
Tell them every layer, and say which amounts are not published. The recorded Club Plan sets a Club Membership Fee of $42 a month for 2026, rising to $43 in 2027 and capping at $50 from 2033, plus a pro-rata share of club expenses whose current amount is not published, per the copy of the recorded Club Plan posted by the operator. Your condominium assessment, which carries the Master HOA assessment (Master Declaration Section 10.2), is not published by any primary source; your own statement and the estoppel certificate state it. The county tax bill carries no non-ad valorem assessments. A buyer who sees all four layers up front negotiates once. Call Jesse direct at (239) 898-6072 for a full fee sheet; buyers can call Marc at (239) 287-5873.
Every fact about The Falls of Portofino on this page traces to a named public record: the Collier County Property Appraiser's 2026 preliminary roll and recorded sales, Collier County and state GIS layers, the Collier County Clerk's Official Records, the Florida condominium registry and corporate filings, Florida statutes, Fannie Mae and HUD, FEMA and the National Hurricane Center, Collier County Public Schools, and news reporting since 2006.
Market figures from the member-only Southwest Florida MLS Matrix are cited in the text with their pull date and have no public link. Statements from the rental operator and the club company are identified as theirs where they appear. No realtor site, listing portal or brokerage feed is a source for this page.
The records that govern The Falls of Portofino are public, and the table below points to each one at the authority that issued or holds it: the Collier County Clerk, Collier County, FEMA, the Florida condominium registry, HUD, Fannie Mae and the federal court. Recorded documents open through the Clerk's Official Records search by book and page; we do not re-host any of them.
Document | What it is | Recording or date | Link |
|---|---|---|---|
Declaration of Condominium, Falls of Portofino Condominium No. 1 | Buildings 1 to 5 and 7, 44 units | Official Records Book 4173, Page 3422, recorded 2007-01-24 | |
Declaration, Condominium No. 2 | Buildings 6, 8, 10, 22 to 24, 42 units | Official Records Book 4268, Page 2802, 2007-08-09 | Collier Clerk Official Records search for the Declaration, Condominium No. 2 |
Declaration, Condominium No. 3 | Buildings 9, 11 to 15, 46 units | Official Records Book 4255, Page 1447, 2007-07-09 | Collier Clerk Official Records search for the Declaration, Condominium No. 3 |
Declaration, Condominium No. 4 | Buildings 16 to 21, 46 units | Official Records Book 4228, Page 2819, 2007-05-14 | Collier Clerk Official Records search for the Declaration, Condominium No. 4 |
Declaration, Condominium No. 5 | Buildings 25 to 29, 31, 35, 42 units | Official Records Book 4187, Page 3473, 2007-02-23 | Collier Clerk Official Records search for the Declaration, Condominium No. 5 |
Declaration, Condominium No. 6 | Buildings 30, 32 to 34, 26 units | Official Records Book 4187, Page 3561, 2007-02-23 | Collier Clerk Official Records search for the Declaration, Condominium No. 6 |
Club Falls of Portofino Club Plan | Recorded club covenant, fee schedule (Exhibit D), purchase option | Official Records Book 4173, Page 2731, Instrument 3963759, 2007-01-24 | Operator-posted copy of the Club Falls of Portofino Club Plan |
Master Declaration excerpts (Rules and Regulations packet) | Leasing, approval, assessments, pets, parking | Recording not found; packet updated 2021-09-16 | Operator-posted copy of the Master Declaration excerpts (Rules and Regulations packet) |
Bulk deed to Falls Townhomes LLC | 157 units, $6,560,000 | Official Records Book 5821, Page 2324, 2020-09-24 | Collier Clerk Official Records search for the Bulk deed to Falls Townhomes LLC |
Bulk deed to Falls Townhomes II LLC | 157 units, $6,560,000 (plus OR 6012 PG 3249, 5 units) | Official Records Book 6012, Page 3257, 2021-08-31 | Collier Clerk Official Records search for the Bulk deed to Falls Townhomes II LLC |
Clubhouse deed to Club Falls of Portofino, LLC | 0.74 ac, $500,000 | Official Records Book 6012, Page 3136, 2021-08-31 | Collier Clerk Official Records search for the Clubhouse deed to Club Falls of Portofino, LLC |
Land deeds to the developer | $4,416,000 and $2,484,000 | Official Records Book 3659, Page 1039 and PG 1042, 2004-10-12 | Collier Clerk Official Records search for the Land deeds to the developer |
Order of dismissal, MCA Portofino Naples LLC v. developer | Settlement dismissal | Instrument 5944218, recorded 2020-10-27 | |
Wolf Creek PUD ordinance list (LDC Appendix F) | Ord. 03-45 (repealed), 07-46, 09-34, 13-37 | Collier LDC | |
Zoning atlas sheet 8634s | Wolf Creek RPUD with ordinance legend | Atlas book 48-25-26 p. 107 | |
FEMA FIRM panel 12021C0402H | Effective 2012-05-16 | Panel 0402H | |
DBPR condominium registry extract | Six project numbers, recording dates | Six registered condominium projects | |
HUD FHA condominium record | Rejected single-unit approval | Record dated November 26, 2019 | |
Fannie Mae Selling Guide B4-2.1-03 | Single-entity ownership limit | 2026-09-02 | |
Florida Statutes 718.111, 718.112, 718.116, 553.899, 720.30851 | Insurance, website, reserves, estoppel, milestone | 2026 | Florida Statutes 718.111, 718.112, 718.116, 553.899, 720.30851 |
MDL 2047 Doc. 20609 | Chinese drywall remediation claims list | Filed 2016-12-22 | |
Collier AHAC packet, January 20, 2026 | Rental Apartment Inventory Survey listing | 2026-01-20 | |
CCPS 2026 Accountability Brief | School grades | 2026-07-01 | |
Form OIR-B1-1802 | Wind-mitigation inspection form | Rev. 01/12 | |
Right-of-way conveyance, Vanderbilt Beach Rd | R/W out of residual parcels | Official Records Book 4869, Page 2899 | Collier Clerk Official Records search for the Right-of-way conveyance, Vanderbilt Beach Rd |
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.
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.
