Firano at Naples

Updated September 2026. By Jesse McGreevy and Marc Comisar.

Firano at Naples is one of the Naples communities we cover in depth, and other nearby communities on our site include Golden Gate Estates and Grey Oaks, plus Indigo Lakes and The Reserve at Naples. If you are buying or selling here, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.

Firano at Naples, Naples: What It Actually Is

Firano at Naples is a gated community of 112 single-family homes built by Toll Brothers on 40.48 acres off Davis Boulevard in unincorporated Collier County, ZIP 34112. Firano at Naples has one homeowners association, no master association, no condominium, and no Community Development District, and its homes date from 2007 to about 2015.

Firano sits on the south side of Davis Boulevard, a short distance east of Santa Barbara Boulevard, on the Davis Boulevard corridor of Naples, inside unincorporated Collier County. Toll Brothers' own 2005 announcement placed the entrance "1700 Feet East of Santa Barbara Blvd.", and the Naples Daily News placed it 2.3 miles west of Collier Boulevard in 2010. One road comes in, Firano Drive, and the whole community hangs off two streets: Martino Circle, which carries 107 of the 112 home addresses in the 7620 to 7936 range, and Piemonte Way, which carries the other five. Every one of the 122 Firano parcels on the county roll carries the site city Naples and ZIP 34112.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and this page is written the way we would brief a client before a showing: from the recorded instruments, the county's own map layers, the state corporate file and the Southwest Florida MLS, with every gap named.

Firano at Naples at a glance

• Product: 112 detached single-family homes, Toll Brothers, built 2007 to about 2015.
• Plans: eight documented Toll plans, 1,775 to 3,024 square feet as base plans, most with a first-floor primary suite.
• Association: one Chapter 720 homeowners association, no master, no CDD; MLS fee shown at $1,525 per quarter on 2026 listings.
• Leasing: board approval, 30 day minimum, one year maximum, natural-person tenants only.
• Flood: every lot interior in Zone X on FEMA panel 12021C0414J; Hurricane Evacuation Zone D.
• Schools: Calusa Park Elementary, East Naples Middle, Lely High.
• Market: six MLS sales in twelve months, median $838,500, median 50 days on market.
• The watch item: the adjacent Taormina Reserve tract and its 2026 development proposal.

The recorded identity of Firano at Naples

Three custodians agree on the count. The county parcel layer returns Lots 1 through 112 plus ten common tracts, the county's own PUD master list records the Cook Property PUD as 112 units and built out, and the Southwest Florida MLS carries Firano at Naples at 112 units in complex.

What Firano at Naples is not

Firano is not a villa community, and it is not a condominium. An older description of this community in circulation called it "112 villas", which is wrong. The recorded Declaration submits Firano to Chapter 720 as a homeowners association, the lots are fee simple single-family lots on a recorded plat, and every home stands on its own lot with its own roof. That distinction drives your disclosure package (a Chapter 720 disclosure summary, not a condominium questionnaire), your financing (no condominium project approval), and your insurance (you insure the whole house).

Firano is also not inside Lely, East Naples or Golden Gate as the Census draws them. The Census geocoder places 7719 Martino Circle at 26.13569 N, 81.71266 W, ZIP 34112, inside no Census place at all. The nearest Census place boundary is Berkshire Lakes, roughly 2 to 2.5 kilometers away. The honest description is the Davis Boulevard corridor of unincorporated Naples.

Where the name and the land came from

The 2005 Articles of Incorporation called the project simply "FIRANO", "a planned community within Collier County", and the June 2006 restatement added "at Naples". The county still files the land under its zoning name, "The Cook Property", which is the name on Ordinance 05-29. Before Toll Brothers, the Naples Daily News wrote in 2020, the site was home to the Naples Twin Drive-In, which "has since been replaced by the gated Firano community on Davis Boulevard". The county's 2002 building footprint layer shows 71 structures on the footprint before Firano was built.

The recorded documents behind Firano at Naples

Firano at Naples rests on a recorded plat, a declaration that has been recorded, restated and amended more than ten times since 2006, a conservation easement, a county easement and a county zoning ordinance. Firano at Naples owners and buyers can retrieve every one of these from the Collier County Clerk.

The plat

FIRANO AT NAPLES, Plat Book 46, Pages 71 through 74, recorded 5 July 2006, in Section 9, Township 50 South, Range 26 East. The Clerk's plat exhibit, instrument 3865756 at OR Book 4065, Page 2559, notes "PB 46 PG 71-74", and later deeds, such as the 2012 conveyance of the road tract, cite "Tract R, Firano at Naples ... Plat Book 46, Pages 71 through 74".

The Declaration chain

The Clerk's index labels the September 2015 amendment as filed by a "Firano at Naples Master Assn Inc", but the recorded document is a Certificate of Amendment by the homeowners association itself, and no master association exists on the state corporate index. Treat the word "master" there as an indexing slip.

The conservation easement

A Deed of Conservation Easement to the South Florida Water Management District, granted under permit 11-02478-P, recorded 18 September 2006 at OR Book 4107, Page 698, instrument 3903112, 14 pages. It protects the preserve tracts in perpetuity.

The common tract deeds

Toll conveyed Tracts C-1 to C-4, L-1, L-2, P-1 and P-2 to the association at OR Book 4406, Page 2063 in November 2008; Tract FD-1, the amenity tract, at OR Book 4637, Page 3285 in December 2010; and Tract R, the road, at OR Book 4827, Page 2034 in August 2012.

Easements to the county and to Comcast

The association granted Collier County a road right-of-way, drainage and utility easement over its Davis Boulevard frontage tracts at OR Book 4728, Page 813 in October 2011; the recorded document lets an existing wall remain until the county uses the easement, and no county project to use it was found. The association also granted Comcast an easement at OR Book 5675, Page 884 in September 2019.

The zoning ordinance and the water permit

Collier County Ordinance 05-29, petition PUDZ-2004-AR-6192, adopted 14 June 2005, zoned the Cook Property as a Residential Planned Unit Development. The county's PUD master list carries it at 40.48 acres, 112 units, built out. The South Florida Water Management District's Environmental Resource Permit 11-02478-P, "Firano At Naples", covers 40.48 acres, with its last minor modification given final action on 31 January 2007, and now lists the association as permittee.

The Land Behind the Wall: What the Taormina Reserve Tract Means for Firano at Naples Buyers

Firano at Naples directly borders the vacant Taormina Reserve tract, roughly 82.5 acres at the southeast corner of Davis and Santa Barbara Boulevards. A 2026 proposal for Taormina would bring about 100,000 square feet of commercial space, including a proposed Whole Foods, plus 622 homes. That tract is the single most important fact for a Firano buyer.

What Taormina Reserve is on the county record

Taormina Reserve is a Mixed Use Planned Unit Development approved by Collier County Ordinance 09-48, with a zoning note on atlas sheet 0609N dated 29 September 2009 and petition PUDZ-07-AR-11100. The county PUD layer lists it as Active and places it immediately adjacent to Firano on the west and south, at about 0.03 miles from the Firano boundary. The county's development project layer carries a Taormina Reserve site development plan under PL20170002314. The South Florida Water Management District issued a new Environmental Resource Permit for Taormina Reserve, 11-107625-P, on 22 September 2022, covering 82.51 acres for residential use and expiring 22 September 2027.

The 2021 to 2022 concrete crushing episode

The tract has a history Firano owners remember. In 2021 and 2022 the site at the southeast corner of Davis and Santa Barbara was used for concrete crushing and debris storage. WINK News reported in March 2022 that the Firano association's president described it as looking "like a city dump ... right behind all of our homes", and that county commissioners authorized the county attorney to pursue legal action. On 11 August 2022 a Collier County Special Magistrate ordered the owner of record, Highland Properties of Lee and Collier, to pay a $1,000 civil penalty and abate the conditions, as reported by Gulfshore Business, which described Firano as "the gated community on Davis Boulevard that borders the controversial property."

The 2026 proposal: a Whole Foods, 422 rentals and 200 townhomes

On 19 February 2026 Naples Press reported that SJC Ventures, through Naples Sanctuary LLC, had applied in early February 2026 to amend the Taormina Reserve MPUD. As reported, the application would cut the allowable commercial space from 262,000 square feet to 100,000 square feet and raise the residential count from 478 to 622 units, of which 422 would be multifamily for lease and 200 would be townhomes for sale. The proposal includes a 30,000 square foot Whole Foods fronting Davis Boulevard and a large preserve, and the developer hoped to break ground in 2027.

What is not settled yet

As of 22 September 2026 we found no Collier Clerk legal notice for a Taormina or Naples Sanctuary public hearing, and the petition number for the amendment was not in the county's project layer. That means the numbers above are an application as reported, not an approval. Until the Board of County Commissioners votes, the entitlement that governs the land is still Ordinance 09-48, which by the applicant's own account allows more commercial space than the proposal does.

The rest of the half mile around Firano

Taormina is not the only change on this stretch. Collier County's development project layer shows these filings within about half a mile of Firano.

"Under construction" in the county layer is a generic status, so drive the corridor to see what is actually moving.

How to follow the Taormina application

Three public channels will show the application moving before anything is built. The Collier Clerk publishes legal notices for zoning hearings, and a search for Taormina returned none as of 22 September 2026. The county's development project layer and its CityView portal carry petition and site plan records by number, including the existing Taormina site plan PL20170002314. And the South Florida Water Management District permit, 11-107625-P, expires on 22 September 2027 unless it is extended or replaced. We check all three before we write or list a Firano contract.

How a Firano buyer should price it

There are two honest readings, and we give clients both. A grocery anchor next to the community and a smaller commercial footprint than the land already allows are real positives. Four hundred rental apartments, a construction period and new traffic on the Davis Boulevard frontage are real costs, and they fall hardest on homes along the west and south edges of Firano. Ask which side of the community a home backs to, ask to see the current Taormina filings before you are past inspection, and talk to your attorney if a particular lot's exposure matters to your decision.

Best Realtor for Firano at Naples: Why Owners and Buyers Call McGreevy and Comisar

Firano at Naples closed six sales on the Southwest Florida MLS in the twelve months to 22 September 2026, out of 112 homes. In a market that thin, an agent who has read the recorded Declaration, the flood panel and the Taormina filings is worth more than one who reads listing remarks.

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we offer is the team record below, the depth of the page you are reading, and Jesse's experience in Southwest Florida real estate since 2004.

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

Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

How we built this Firano at Naples page

We read the association's Articles and every annual report on the state corporate file, traced the Declaration from its 2006 recording through the 2018 restatement and the 2022 and 2024 amendments, checked the flood panel and the evacuation zone on the county's own layers, pulled the school assignments from the district, and took every price, fee and rent from the Southwest Florida MLS on 22 September 2026. Where the record stops, we say so, and we tell you who can close the gap. That is the same preparation we bring to a Firano listing appointment or a Firano offer, and it reflects Jesse's two decades in Southwest Florida real estate since 2004.

Talk to Us Before You List or Write an Offer in Firano at Naples

Firano at Naples homes closed at a median of $838,500 over the last twelve months, but the six sales ran from $259.70 to $398.00 per square foot, which means floor plan, lot and condition are doing most of the pricing work. Before you commit to a number in either direction, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Owners can get a free Firano at Naples home valuation, and buyers can read how we represent buyers in Naples before the first showing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

How Firano at Naples Came to Be: Toll Brothers, 2005 to 2015

Firano at Naples was announced by Toll Brothers in 2005, platted in 2006, and built out over roughly eight years, from the first homes in 2007 to the last around 2015. Firano at Naples was Toll Brothers community number 6168, and the builder's own pages trace the whole arc from announcement to sell-out.

The announcement, 2005

A Toll Brothers page captured on 21 July 2005 announced "its newest community in Southwest Florida, Firano at Naples": "approximately 112 single-family two to four bedroom homes, ranging in size from 2,058 to 3,024 square feet", a "private, gated community" with "a clubhouse, resort-style pool, fitness center", and an anticipated opening of "Spring/Summer 2006". The same page used ZIP 34105, before the streets were addressed. By March 2006 the builder expected "to open for sales Summer 2006."

The paperwork, 2005 and 2006

The county adopted the Cook Property PUD, Ordinance 05-29, on 14 June 2005. Toll Brothers' counsel filed the association's Articles on 4 November 2005, with the association's address "c/o Toll Brothers, Inc., 28341 South Tamiami Trail, Suite 4, Bonita Springs" and Toll's own staff as the first three directors. The plat and the original Declaration both recorded on 5 July 2006, with Toll FL VI Limited Partnership as declarant. A Deed of Conservation Easement to the South Florida Water Management District followed on 18 September 2006, and the Declaration was restated in October 2006.

The build, 2007 to 2015

Collier County's building footprint layers show the pace inside the Firano boundary: about 7 structures in 2007, 28 in 2009, 44 in 2011, 56 in 2012, 72 in 2013, 96 in 2014, and 114 from 2015 onward. We read 114 as 112 homes plus two community structures; that last step is our inference. Florida Weekly reported in August 2008 that Toll had begun the clubhouse, and in September 2011 that "the final section of Firano at Naples is open", with "water views, private wooded lots and over-sized lots." County elevation certificate records show many homes permitted in 2012 and 2013.

When the builder left

Toll's Firano page was still live on 19 June 2014, advertising "Stunning move-in ready homes available now." Captures from September 2014 onward return errors, so builder sales most likely ended in mid to late 2014, with the final homes finishing into 2015. Toll's old community page address now returns a 404.

Turnover to the owners

Under the 2005 Articles, the declarant held Class B membership with ten votes per lot and could appoint a board majority during its control period. A Certificate of Amendment executed by the Toll entities was recorded on 20 January 2015, and owner-residents appear as directors from the 2015 annual report onward, so turnover most likely came around 2014 to 2015. The exact date was not found in the public record. In 2018 the owners replaced the two-class structure with one class of voting members, one vote per home.

The Homes at Firano at Naples: Eight Toll Brothers Floor Plans

Firano at Naples homes come from eight documented Toll Brothers floor plans, from the 1,775 square foot Dolce to the 3,024 square foot Tiena, with base plans of three or four bedrooms and two-car garages on every plan except the three-car Tiena. Most Firano at Naples plans put the primary suite on the first floor.

The eight plans, from the builder's own specification pages

Toll's "Design Your Own Home" tool listed exactly these eight plans for community 6168. The design count moved over time: nine designs in August 2008, seven in October 2011, and eight once the Dolce was added by June 2012. Two of the 2008 designs are not named in any source we found.

Why MLS square footage will not match the plan table

The builder's figures are base plans. Toll's own press releases quoted "2,058 to 3,753 air-conditioned square feet", and the top of that range is bigger than any base plan, which points to optioned-up homes; that reading is our inference. Press releases also show small variants: a Serino at 2,277 air conditioned square feet, a Massiano at 2,216, and an El Santiago at 2,797 air conditioned and 3,491 total. The Naples Daily News reported in 2010 that the Tiena could become five bedrooms with an expanded family room, cabana bath or balcony, and that the Saviero had a second-level bonus room and could expand to five bedrooms plus study and four baths. So a 3,273 square foot Firano sale is not an error; it is an optioned home.

What the builder put inside

Toll's 2011 community page listed first-floor primary suites, great rooms, granite countertops, stainless steel Whirlpool appliances and frameless glass showers as standard, plus "hundreds of customizable options". Toll offered each design with a choice of four elevations, and six designs had a first-floor primary suite. The furnished Serino model won two 2011 Sand Dollar Awards from the Collier Building Industry Association.

How the homes are built

Firano homes are concrete block. The Naples Daily News reported in April 2013 that Toll offered foam insulation injected into the exterior block, R-38 flat ceiling insulation and a radiant barrier in the roof trusses, and that impact glass was "included for the front windows of new homes in Firano at Naples," with impact glass for the whole house as an option. That describes homes sold under the 2013 specification; earlier homes may differ, so check each home's windows and openings individually. The MLS listings in the last twelve months describe concrete block construction, tile roofs and two-car garages as typical.

Lots, Lakes and Preserves at Firano at Naples

Firano at Naples has 112 residential lots totaling 22.38 acres, with a median lot of about 7,906 square feet, and ten association-owned common tracts holding the lakes, preserves, open space, the clubhouse tract and the road. Firano at Naples lot sizes run from about 7,288 to about 24,686 square feet.

Lot sizes, from the county parcel layer

We converted the county's acreage for all 112 lots. The smallest is about 7,288 square feet, the median about 7,906, the 75th percentile about 8,920, and the largest about 24,686 square feet, which is Lot 41 at 7679 Martino Circle. In other words, three quarters of Firano lots fall below about 8,920 square feet, and a handful of edge lots are much larger. When a listing says "oversized lot", this is the scale to check it against.

The ten common tracts

The tract letters and their Florida land use codes point to lakes, preserves, common area, the amenity site and the road, but the plat image itself was not read, so the "most likely" column is our inference. Toll conveyed the tracts to the association by deeds recorded in 2008, 2010 and 2012, and every one of them is owned by the association today.

Lake, preserve and wooded views

The builder sold "water views, wooded views, and all exposures". Its 2014 quick delivery listings describe Lot 8 as a "Deep private preserve view home site" and Lot 104 as a "Beautiful lake view home site". The preserves sit under a perpetual conservation easement to the South Florida Water Management District, recorded in 2006 at OR Book 4107, Page 698, which is why preserve views here are protected rather than temporary.

Firano at Naples Market Snapshot: What Homes Sold For

Firano at Naples recorded six closed sales on the Southwest Florida MLS in the twelve months to 22 September 2026, a median sold price of $838,500 and a range of $725,000 to $860,000. Firano at Naples homes sold at a median $327.54 per square foot, with total closed volume of $4,897,000.

Data updated: September 2026. Source: Southwest Florida MLS, pulled September 22, 2026.

Every Firano at Naples sale in the last twelve months

The summary numbers

What the spread tells you

Six sales landed inside a $135,000 band, but the price per square foot ran from $259.70 to $398.00. The two biggest homes, at 3,273 and 2,973 square feet, sold for the two lowest figures per square foot. Two of the three smallest, at 2,098 and 2,296 square feet, sold for the two highest. That pattern is typical of a community where lot, view, pool and condition carry value that does not scale with interior size, and it is why pricing a Firano home off an average per square foot is a mistake.

One sale worth reading closely

7802 Martino Circle closed at $835,000 on 2,098 square feet, the highest price per square foot in the window at $398.00. Toll Brothers' 2014 quick delivery listing identifies 7802 Martino Circle as Lot 104, a 7,280 square foot "lake view home site" with a custom pool and floating spa. We cannot tell from the builder's listing alone whether those features are why this home led the window, and the pool's current condition is a matter for the listing file, but it is the clearest local example of what water and a pool can be worth here.

How Long Firano at Naples Homes Take to Sell and What Share of Asking They Get

Firano at Naples homes took a median of 50 days on market over the twelve months to 22 September 2026 and sold at a median 97.2 percent of the final list price. With one active listing and no pending sales, Firano at Naples sits at about two months of supply, which is a tight market for sellers.

Days on market, sale by sale

The six sales took 12, 24, 45, 55, 70 and 80 days. The two fastest, at 12 and 24 days, were the two 2014 homes of about 2,100 to 2,300 square feet that also posted the highest price per square foot. The slowest, at 80 days, was the 2007 home that took the lowest price in the window, $725,000, after listing at $773,000.

Sale to list, sale by sale

Computed from the MLS list and sold prices: 98.25 percent at 7787 Martino, 98.24 percent at 7802 Martino, 97.23 percent at 7826 Martino, 97.14 percent at 7839 Martino, 95.66 percent at 7719 Martino and 93.79 percent at 7687 Martino. The median is 97.2 percent and the average 96.7 percent. The practical reading: a well prepared Firano home priced at the market gives up about two to three percent in negotiation; a home that starts high gives up more and takes longer.

Inventory and months of supply

On 22 September 2026 there was one active Firano listing, a 2012 home of 2,277 square feet with three bedrooms, a den and two and a half baths, listed that day at $850,000, which works out to about $373 per square foot of list price. There were no pending sales. One active listing against six sales in twelve months is about 2.0 months of supply.

When Firano homes closed

Four of the six closings fell between 10 October and 19 December 2025, one in January 2026 and one in August 2026. That is a small sample and these are closing dates, not contract dates, so treat it as a pattern to discuss rather than a rule. We do not compute a year over year trend for Firano because a single twelve month window cannot support one honestly.

Renting in Firano at Naples: What the MLS Shows

Firano at Naples had one home leased through the Southwest Florida MLS in the twelve months to 22 September 2026, at $5,750 a month, and three active rental listings asking $7,500 a month and $8,250 and $9,000 seasonal. Every Firano at Naples lease needs written association approval under the recorded Declaration.

The rental numbers

How the rules shape the rental market

The Second Amended and Restated Declaration requires written board approval for every lease, after 20 days' notice with a copy of the lease, and a credit and background check. The minimum lease term is 30 days and the maximum one year, renters must be natural persons, and a lease that was not approved is void. That rules out weekly vacation rentals and corporate-entity tenants, but it permits monthly seasonal leases, which is exactly the market the two seasonal listings are aimed at.

A caution on the MLS leasing fields

One Firano listing's agent-entered MLS fields show a 30 day minimum and up to 12 leases a year. The minimum matches the recorded Declaration. The per-year figure does not appear in the Declaration terms summarized here, so treat it as unconfirmed and read the current recorded Declaration and any board rule before you build a rental plan around it.

What Firano at Naples Costs to Own

Firano at Naples has one recurring association fee, shown on the 2026 MLS listings at $1,525 per quarter, or $6,100 a year, with no master association fee, no condominium fee and no Community Development District assessment. Firano at Naples listings also show a $5,000 transfer fee on six of seven listings.

The association fee, as the MLS shows it

The fee figures below are entered by listing agents on the Southwest Florida MLS, not published by the association, so read them as the best public signal rather than as the association's word.

The current assessment, any special assessment and your account balance all come from the association's estoppel certificate, which is the one document that settles the number at closing. Ask for the adopted budget at the same time.

What the Firano fee includes, according to the MLS

The HOA maintenance field on the Firano listings names eight items: cable, internet and WiFi, irrigation water, lawn and land maintenance, recreation facilities, security, street lights and street maintenance. Toll Brothers' 2014 page said the same thing in builder language, "lawn care, irrigation, fertilization, and cable TV included." What the list does not name is as important: it does not name exterior painting, roof, pool service, or homeowner's insurance, and in a Chapter 720 single-family community those are normally the owner's. Confirm the current service contracts with management before you rely on any item.

The $5,000 transfer fee

Six of the seven Firano listings in the twelve month window show a $5,000 transfer fee in the MLS. The MLS field does not say who pays it or what it is for, and the Declaration terms summarized on this page do not address it. Treat it as real until the estoppel says otherwise, and make sure your contract states which side bears it. The same listings show an application fee of $0 to $250.

No CDD, and why that matters

Firano is not inside any Collier County Community Development District. The county's CDD layer touches the Firano boundary only by a 0.014 acre sliver of the neighboring Naples Heritage CDD boundary, an edge artifact, and the MLS tax district field reads "Not Applicable". That means no CDD bond or operations line on a Firano tax bill, which is not true of every gated community on this corridor.

Insurance is on you, all of it

Because Firano is single-family under Chapter 720, there is no master policy on your house. You insure the structure, the roof, the contents and your liability. We do not quote premiums on this page, because a number that is right for one Firano home with a 2014 roof and impact glass is wrong for a 2007 home with original openings. Get a wind mitigation inspection and a four-point inspection early, and get quotes before your inspection period ends.

Property Taxes at Firano at Naples, and the Reset Every Buyer Should Expect

Firano at Naples homes are taxed by Collier County and its taxing authorities as unincorporated county property, with no city millage and no CDD. The biggest property tax fact for a Firano at Naples buyer is that the seller's capped assessment does not transfer, so the first full year after purchase usually brings a higher bill.

Why the seller's bill is not your bill

Florida's Save Our Homes amendment caps annual increases in the assessed value of a homesteaded home at 3 percent or the change in the Consumer Price Index, whichever is lower. An owner who has homesteaded a Firano home since the 2010s may be paying tax on an assessed value far below market. When the home sells, the assessment resets to just value as of the next 1 January. That reset, not a millage change, is why a buyer's first full bill can be a surprise.

The homestead exemption

A Florida resident who owns and lives in a Firano home as a permanent residence on 1 January can apply for the homestead exemption, which takes up to $50,000 off assessed value: the first $25,000 against all levies and the second $25,000 against non-school levies for value above $50,000. The application deadline is 1 March. The exemption also switches on the Save Our Homes cap for future years.

Portability

A Florida homesteader moving from another Florida homestead can transfer up to $500,000 of accumulated Save Our Homes benefit to a new homestead, including a Firano home, by filing the portability form with the homestead application. The benefit belongs to the person, not the house: a Firano buyer inherits nothing from the seller.

If you will not homestead

Non-homestead residential property gets a 10 percent annual cap on assessment increases for non-school levies only. It resets on a change of ownership, it is not portable, and it does not apply to school taxes. Seasonal owners and investors in Firano should budget for the full bill from year one.

How to get the real number

We do not publish a tax figure for Firano on this page because no current MLS tax field was part of the data we used, and a guess would be worse than nothing. Ask for the seller's most recent bill from the Collier County Tax Collector and then ask us to walk you through what the reset does to it on the specific home.

Amenities at Firano at Naples: What Is There and What Is Not

Firano at Naples has a clubhouse on its own 0.84 acre amenity tract at 7859 Martino Circle, a resort-style pool with sunning decks, a spa, a fitness center, a media center, a community room with a catering kitchen and a children's playground, all described by the builder. Firano at Naples has no golf course.

What the builder described

Toll's community page from 2011 to 2014: "Amenities include a clubhouse with a community room, catering kitchen, fitness center, media center, resort-style pool with sunning decks, spa, and children's playground." A 2008 Florida Weekly description of the clubhouse design adds a meeting room with catering kitchen, an exercise room and a "library lounge". Toll began building the clubhouse in the summer of 2008, and Florida Weekly reported it was expected to open for the following spring season.

What Firano at Naples does not have

No builder page, brochure or news article we read mentions tennis courts, pickleball courts, a dog park, guest suites, a hobby room or a business center, so we do not claim any of them. There is no golf course inside Firano. Toll's 2011 page advertised that "Membership opportunities are available to Wyndemere Golf and Country Club"; that was a builder-era sales offer, and no current arrangement was verified.

Golf next door

Naples Heritage Golf and Country Club is the adjoining planned unit development to the east, about 0.16 miles from the reference point we used. Adjacent is not the same as included: Firano owners have no membership right in Naples Heritage by virtue of their Firano deed.

The gate

The builder consistently called Firano a "private, gated community", and the MLS security field reads gated with entry keypad. No public source says the gate is staffed. If a guarded gate matters to you, confirm how visitors, deliveries and contractors are handled before you buy.

The lakes

The association owns two lake tracts, L-1 at 3.11 acres and L-2 at 1.08 acres. The recorded Declaration addresses boating and fishing on the lakes, and the lakes are part of the surface water management system the association must operate under its SFWMD permit. Read that section before you plan to launch anything.

The Firano at Naples Rules That Matter: Leasing, Occupancy, Pets and Architecture

Firano at Naples is governed by its Second Amended and Restated Declaration, recorded in 2018 at OR Book 5507, Page 1676. The Firano at Naples rules that matter most set a 30 day minimum and one year maximum lease with board approval, cap occupancy by bedroom count, and control service yards and trees.

Leasing

Under the recorded Declaration, a lease requires the board's written approval after 20 days' notice, with a copy of the lease, and a credit and background check. The minimum term is 30 days and the maximum is one year. Tenants must be natural persons, so a company cannot be the tenant. A lease entered without approval is void.

Occupancy caps

The Declaration caps occupancy at 6 persons in a two or three bedroom home, 8 in a four bedroom home and 10 in a five bedroom home. That is generous for a family and restrictive for anyone thinking of a group rental.

Pets

One Firano listing's agent-entered MLS fields show a limit of two pets. The pet provisions of the recorded Declaration are not summarized on this page, so read the Declaration and any board rules for breed, size and number limits before you commit if you have more than one animal.

Service yards, amended in 2022

The owners amended Article XII, Section 9 of the Declaration, covering service yards, at a meeting on 15 March 2022, recorded 2 June 2022 at OR Book 6134, Page 1636. If you plan to enclose or change the area where your air conditioning, pool equipment or generator sits, read the amended section and get approval first.

Trees and exotic plants, amended in 2024

The owners amended Article XII, Section 16, covering trees and plantings and the removal of exotic and nuisance vegetation, at a meeting on 20 May 2024, recorded 7 August 2024 at OR Book 6387, Page 2431. Landscaping changes at Firano are not just a matter of taste; they are a recorded covenant.

Shutters, cameras and other covered topics

The Declaration also contains sections on hurricane shutters and security cameras. We have not summarized their terms here. If you plan to add accordion or roll-down shutters, or cameras facing the street, read those sections and apply before installation.

Pools, screen enclosures and solar

The architectural standards and rules that sit beside the Declaration are not public. Adding a pool, a screen enclosure or solar panels at Firano means an architectural application to the association. Florida law limits how far an association can prohibit solar collectors, but it can regulate placement; ask management for the current application and the review timeline before you sign a contractor.

Where to get the full rule set

Because Firano's association has 112 parcels, Florida Statutes 720.303(4)(b) required it, from 1 January 2025, to post its declaration, articles, bylaws, rules and budget on a website or app for owners. That is our reading of the statute against the parcel count. The fastest route to the complete current rules is to ask the seller to pull them from the owner portal during your inspection period.

Who Runs Firano at Naples: Governance and Management

Firano at Naples is run by a volunteer board of owners elected under the association's Articles and Bylaws, with one vote per home since the 2018 amendments and a quorum of 30 percent of the voting interests. Firano at Naples is professionally managed, and its management firm has changed several times since 2010.

Voting and quorum

The 2018 Articles of Amendment, approved at the members' meeting of 20 March 2018, replaced the builder-era Class A and Class B structure with a single class of voting members holding one vote per home. A separate January 2018 amendment set the quorum at 30 percent of the voting interests. The board has three to seven directors under the original Articles. We do not name individual directors on this page; they are volunteer neighbors, and the current roster is on the state corporate record.

Management history, from the annual reports

The September 2026 amended annual report moved the association's principal address to Oldsmar and named Harbeck Hospitality as registered agent. Whether that firm is also the community manager is not confirmed on the record, so confirm the current manager before you order an estoppel.

What frequent management changes mean for you

Six changes in about sixteen years is a lot for a 112 home association. It does not tell you anything is wrong, but it does mean records can be scattered. Ask for the current budget, the most recent reserve schedule, the last two years of minutes and any pending litigation disclosure in one request, and give the manager time to produce them.

The homeowner website

A resident-run website at firanoatnaples.com states that it is "independently owned and monitored by homeowners of Firano." It is not the association's official channel, and its documents sit behind a log-in, but it is a useful window into community life.

Jurisdiction

Firano is in Collier County Commission District 1 and the Greater Naples Fire district. The Census geocoder places it in State Senate District 28, State House District 81 and Congressional District 19.

Flood Zone and FIRM Panel at Firano at Naples

Firano at Naples falls on FEMA Flood Insurance Rate Map panel 12021C0414J, effective 8 February 2024, and the interior of every one of its 112 home lots is in Zone X. Firano at Naples Zone AE is confined almost entirely to the association's lake and preserve tracts, with rear-yard slivers touching about nine lots.

The panel and the zones

Only one FIRM panel touches Firano: 12021C0414J, Countywide, effective 8 February 2024, Collier County unincorporated community number 120067. We checked the county's published copy of the effective flood map at the community center, at 7719 Martino Circle, and at four more interior points spread across the community; all returned Zone X. A point on the west lake tract returned Zone AE. An independent national flood hazard layer derived from FEMA's data agreed at every point. No Limit of Moderate Wave Action line crosses the community.

Acreage by zone

Overlaying the Firano PUD boundary on the county flood layer gives roughly 34.6 acres of Zone X, 5.1 acres of Zone AE and 0.8 acre of the 0.2 percent annual chance shaded zone. The AE sits mainly on the association's lake and preserve tracts on the west and northeast edges, with small rear-edge slivers on about nine lots along the west side, in the 7651 to 7679 Martino Circle range. Those lot-level figures are our own map overlay, not a FEMA determination, so treat them as a reason to pull the survey rather than as a ruling.

The 2024 map change

Under the prior map, panel 12021C0414H effective 16 May 2012, at least two Firano homes were in Zone AH according to the elevation certificates filed with the county. The 2024 map placed those homes in Zone X. We checked two certificates, not all 112 homes, so the honest statement is that at least two Firano homes moved from AH to X in 2024, and the whole interior of the community is X today.

Elevation certificates on file

Collier County holds 18 elevation certificates for Firano addresses. The two we read show a lowest adjacent grade of about 14.2 to 15.0 feet and a top of bottom floor of about 15.1 to 15.7 feet, with the caveat that one certificate uses the NGVD 1929 datum and the other NAVD 1988, so the numbers are not directly comparable. If the home you want has a certificate on file, get it; if it does not, a new one is cheap insurance for your insurance quote.

What we could not check

FEMA's own National Flood Hazard Layer service timed out during our checks, so we relied on the county's copy of the effective map and could not run a Letter of Map Amendment search. Search the specific address on the FEMA Flood Map Service Center before you close.

Do you need flood insurance?

A federally backed lender requires flood insurance only for a building in a Special Flood Hazard Area, and no Firano home interior falls in one. A lender can still require it, and Florida law is phasing in a requirement that Citizens Property Insurance policyholders carry flood coverage. Our advice is to price a Zone X flood policy on any Firano home; it is usually the cheapest protection in the whole insurance stack.

Hurricanes, Evacuation and Insurance at Firano at Naples

Firano at Naples is in Collier County Hurricane Evacuation Zone D and outside the Coastal High Hazard Area. We found no public reporting of storm damage specific to Firano at Naples from Hurricane Irma in 2017 or Hurricane Ian in 2022, and we will not fill that silence with guesses.

Evacuation Zone D

Collier County's evacuation zone layer covers 100 percent of the Firano PUD with Zone D. Evacuation zones are drawn from storm surge modeling and are a separate map from the FEMA flood zones. A Zone D home in Flood Zone X can still be ordered to evacuate in a severe storm, so know your zone and follow county orders rather than the flood map.

The Community Rating System discount

Collier County's 2024 flood protection newsletter states that the county "maintains a Class 5 CRS rating" and that "eligible NFIP policies receive a 25% discount". The newsletter is the county's own statement as of 2024; confirm the current class with your insurance agent.

What the storm record says and does not say

We searched news and public records for Firano with Irma, Ian and flooding, and found nothing specific to this community. That is an absence of reporting, not proof of no damage. Florida law requires sellers to disclose known flood history and flood insurance claims, so the seller's disclosure is where Firano storm history for a particular home should appear. Ask directly.

Schools Zoned for Firano at Naples

Firano at Naples is zoned for Calusa Park Elementary, East Naples Middle and Lely High for the 2026 to 2027 school year, and the 2025 to 2026 lookup returned the same three schools. Firano at Naples families are about 1.0 mile, or three minutes by car, from Calusa Park Elementary.

Public school assignments

The district's address lookup returned the same three schools for five Firano addresses spread across Martino Circle, Piemonte Way and Firano Drive, and the district's school zone locator layers agree. Zones can change; confirm your address with the district each year.

Private schools nearby

The National Center for Education Statistics private school file places four private schools within about four miles, measured straight line from the community center: Seacrest Country Day School, 7100 Davis Boulevard, about 0.77 miles (about 1.4 miles and three minutes by road); St. John Neumann Catholic High School, 3000 53rd Street SW, about 2.46 miles; St. Elizabeth Seton School, 2730 53rd Terrace SW, about 2.92 miles; and Educational Pathways Academy, 1351 Pine Street, about 3.86 miles.

Is Firano at Naples age restricted?

Nothing in the builder's marketing or the recorded instruments summarized on this page describes Firano as a 55 plus community. The builder marketed two to four bedroom homes and a children's playground, and the community is zoned to the public schools above. Families, working households and retirees all buy here.

Drive Times From Firano at Naples

Firano at Naples is about 6 minutes from Interstate 75 at Exit 101, about 11 minutes from Fifth Avenue South, about 14 minutes from the Naples Pier and about 10 minutes from the nearest hospital, Physicians Regional on Collier Boulevard. Firano at Naples is 4 minutes from the nearest Publix.

Drive times, free flow

These are free-flow routing times with no traffic, so add time in season. Every route leaves by Firano Drive onto Davis Boulevard.

Beaches

The closest Gulf beach access by our routing is where Fifth Avenue South meets Gulf Shore Boulevard South, about 6.1 miles and 13 minutes; the Naples Pier is about 14 minutes and Lowdermilk Park about 16. Toll's 2014 brochure promised beaches "within 15 minutes", and the routing broadly agrees outside season.

Shopping and errands

The nearest major grocery is the Publix at 7101 Radio Road, about 4 minutes, with the Publix at 4860 Davis Boulevard about 5. Coastland Center is about 15 minutes. If the Taormina proposal goes ahead as reported, a Whole Foods would sit on Davis Boulevard next to the community.

Utilities and Daily Logistics at Firano at Naples

Firano at Naples homes take water and sewer from Collier County Public Utilities, not the City of Naples, and fall in Collier County solid waste District 1 with garbage on Monday and Thursday. Firano at Naples cable and internet are listed on the MLS as covered by the association fee.

Water and sewer

Collier County Public Utilities serves Firano for water (county water distribution area D12) and wastewater (collection area South, inside the county sewer district). Firano is outside the City of Naples utility boundary. There are no private wells or septic systems to inspect in the usual course.

Electric and gas

Toll Brothers listed Florida Power and Light for electric and TECO Peoples Gas for natural gas in 2005 and 2006. FPL is almost certainly still the electric provider; that is our inference from the builder's listing. Whether a particular home is plumbed for gas is a question for the listing and the inspection.

Trash, recycling and yard waste

Collier County's service-day layer puts Firano in solid waste District 1, with garbage on Monday and Thursday and recycling, yard waste and bulk pickup on Monday. County rules put carts out after 6 p.m. the night before and before 6 a.m. on collection day.

Cable and internet

The MLS fee fields list cable and internet with WiFi as included in the association fee, and the association granted Comcast an easement in 2019. Which provider holds the current bulk contract, and at what speed, is a question for management. The federal broadband map returned no location data for our reference point.

Parks, Libraries and Recreation Near Firano at Naples

Firano at Naples is within about three miles, straight line, of eight Collier County parks and three county libraries, including Serenity Walk Park at about 1.1 miles and South Regional Library at about 2.5 miles. Firano at Naples owners also have their own clubhouse, pool and playground inside the gate.

County parks, straight-line distance

Libraries

South Regional Library, 8065 Lely Cultural Parkway, about 2.5 miles; East Naples Library, 8787 Tamiami Trail East, about 3.0 miles; Golden Gate Library, 2432 Lucerne Road, about 3.4 miles. All distances are straight line, not driving.

Roads and Construction Around Firano at Naples

Firano at Naples residents reach Interstate 75 through an interchange that the Florida Department of Transportation is rebuilding, and they live on a stretch of Davis Boulevard funded for landscaping rather than new lanes. The long-range plan for widening Davis Boulevard near Firano at Naples is not yet a scheduled project.

Interstate 75 at Exit 101

The Florida Department of Transportation is rebuilding the Interstate 75 interchange at Collier Boulevard, including elevated lanes over the Davis Boulevard, Beck Boulevard and Collier Boulevard intersection, with detours for bridge beam installation. Firano residents use that interchange for the six minute run to the interstate, so expect construction delays until it finishes.

Davis Boulevard landscaping, not widening

FDOT item 433173-3 funds landscaping on Davis Boulevard (State Road 84) from Santa Barbara Boulevard to Collier Boulevard, 2.459 miles, with no lanes added, at about $984,140 across all years. A separate FDOT item, 450526-1, covers landscaping from Santa Barbara Boulevard to Firano Drive. Collier County lists a Davis Boulevard Landscape Beautification Project from Santa Barbara to Collier as upcoming, a pilot with Naples Botanical Garden supported by about $965,000 in FDOT grants.

The long-range plan

The Collier Metropolitan Planning Organization's 2045 Long Range Transportation Plan lists widening Davis Boulevard from four to six lanes between Santa Barbara and Collier Boulevards. That is a long-range plan entry; we did not find it funded in a current work program, so treat it as a possibility for the next decade, not a scheduled project.

Firano at Naples Against Its Neighbors: A Benchmark on Stated Yardsticks

Firano at Naples is a small, finished gated community of 112 single-family homes with one association and no CDD. We compare Firano at Naples with four named neighbors on yardsticks taken from Collier County's own zoning and district layers, not on price, with the source beside each row.

What the benchmark shows

Firano is newer zoning than Naples Heritage by a decade, and it is finished, where Taormina next door is not. Naples Heritage is a golf community with a CDD boundary on the county layer; Firano has neither a course nor a CDD. For Firano, the county's master list records a final unit count of 112, which matches the plat and the MLS. We have not compared prices across these neighbors, because a fair price comparison needs matched MLS pulls for each.

Honest Pros and Cons of Firano at Naples

Firano at Naples offers Toll Brothers block construction, a small gated community with its own clubhouse and pool, Zone X home sites, no CDD and a six minute run to Interstate 75. The cons at Firano at Naples are a large undeveloped tract next door, a $5,000 transfer fee on the MLS, and frequent management turnover.

The pros

• Small and complete. 112 homes, built out since about 2015, with no builder phases left to sell against you.
• Flood map. Every lot interior in Zone X on the 2024 map, with AE confined mostly to lakes and preserves.
• Simple structure. One association, no master, no CDD, no condominium rules.
• Fee coverage. The MLS lists cable, internet, irrigation water, lawn care, security and street maintenance as included.
• Location. About 6 minutes to Interstate 75, 11 to Fifth Avenue South, 4 to Publix, and 3 to the zoned elementary school.
• Protected green. Two preserve tracts under a perpetual conservation easement to SFWMD.
• Tight market. About 2.0 months of supply and a median 97.2 percent of list on the last twelve months of sales.

The cons

• Taormina Reserve. An 82 acre neighbor with a proposal for commercial space and 622 homes, including 422 rentals, and a history of code enforcement.
• Transfer fee. $5,000 shown on six of seven MLS listings; confirm who pays.
• Management churn. Six management changes since 2010, and a new registered agent in September 2026.
• Davis Boulevard traffic. One entrance on a busy state road, and an interchange rebuild at Exit 101.
• Lot size. A median lot of about 7,906 square feet, so most yards are modest.
• No golf. Golf is next door at Naples Heritage, not inside Firano.
• Leasing limits. Board approval, a 30 day floor and a one year ceiling; no short-term rentals.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we would rather you buy Firano knowing both columns than be surprised by either.

What We Check on a Firano at Naples Showing

Firano at Naples homes look alike from the street and differ a great deal behind the front door. On every Firano at Naples showing we run the same checklist, built from the recorded documents and the MLS record, so a buyer compares homes on the facts that actually move value here.

Which plan, and how optioned

We identify the Toll plan first, because a Serino and a Saviero are not substitutes, and then we compare the MLS square footage to the base plan to see what was added. A home far above its base plan was optioned, and the options should be visible.

Which edge the lot backs to

We check whether the home backs to a lake, a preserve, another home, the Davis Boulevard frontage or the Taormina tract. A west or south edge lot needs a conversation about Taormina; a preserve lot comes with the conservation easement's protection.

The flood sliver

On lots in the 7651 to 7679 Martino Circle range on the west side, we check the survey against the flood map, because the county layer shows AE slivers reaching the rear of about nine lots. We ask for any elevation certificate on file.

Openings and roof

We ask which windows are impact glass and which are protected by shutters, and when the roof was last permitted. The 2013 builder specification made impact glass standard on the front windows only.

Pool and cage

If there is a pool, we ask for the permit and any screen enclosure permit, and we look at the pool equipment location against the 2022 service yard amendment.

The paper

We ask for the estoppel early, the current budget, and the association's written leasing and architectural rules. We confirm the transfer fee and who pays it. We check the seller's flood disclosure. And we confirm the current management company, because the state record changed in September 2026.

Thinking of Selling Your Firano at Naples Home? List With the #1 Team in Southwest Florida Since 2012

If you are looking for a Firano at Naples listing agent, or asking how to sell my Firano at Naples home for the most money, start with the numbers: six sales in twelve months, a $838,500 median, 50 median days on market and 97.2 percent of list. Pricing the plan correctly wins here.

We are McGreevy and Comisar. Jesse has worked in Southwest Florida real estate since 2004, and the team we lead has carried the #1 Team in Southwest Florida position since 2012.

Our listing credentials, stated plainly

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

Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Recent Firano at Naples sold numbers

From the Southwest Florida MLS, twelve months to 22 September 2026:

• 6 closed sales out of 112 homes.
• Median sold price $838,500, average $816,167.
• Range $725,000 to $860,000, total volume $4,897,000.
• Median $327.54 per square foot, with a range of $259.70 to $398.00.
• Median 50 days on market, from 12 to 80 days.
• Median 97.2 percent of list (average 96.7 percent).
• 1 active listing, 0 pending, about 2.0 months of supply.

What is specific to selling in Firano at Naples

The association paperwork. Your buyer will want the estoppel, the Chapter 720 disclosure summary and the governing documents. The MLS shows a $5,000 transfer fee on six of seven recent listings and an application fee of $0 to $250; settle who pays both in the contract.

The neighbor question. Every serious buyer will ask about Taormina Reserve. Give them the Ordinance 09-48 entitlement, the reported 2026 proposal and the fact that no hearing had been noticed as of 22 September 2026.

The flood answer. Your home's interior is Zone X on panel 12021C0414J. If an elevation certificate is on file for your address, it belongs in the listing file.

The rental buyer. Investors will read the leasing rules: board approval, a 30 day minimum, a one year maximum and natural-person tenants. The one closed MLS lease in the window was $5,750 a month.

Disclosure. Florida sellers must disclose known facts that materially affect value and are not readily observable, and a Florida statute effective 1 October 2025 adds a specific flood disclosure. Talk to your attorney about anything you are unsure of.

What Is Your Firano at Naples Home Worth? Get a Free Valuation in 60 Seconds

Start with a free Firano at Naples home valuation, then let us refine it against the six Firano sales that actually match your plan, lot and condition. Call or text Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Buyer Edition

Firano at Naples buyers ask the same questions in almost every search, and most answers online are thin or wrong. Every answer below about Firano at Naples comes from the recorded documents, county and federal map layers, the state corporate record or the Southwest Florida MLS pulled on 22 September 2026.

Where is Firano at Naples located?

Firano at Naples is on the south side of Davis Boulevard, a short distance east of Santa Barbara Boulevard, in unincorporated Collier County, ZIP 34112. The entrance is Firano Drive, and the homes sit on Martino Circle and Piemonte Way. It is outside every Census place, in Census Tract 105.18.

Is Firano at Naples a gated community?

Yes. Toll Brothers marketed Firano as a "private, gated community", and the MLS security field reads gated with entry keypad. No public source says the gate is staffed, so confirm how visitors are handled.

Who built the homes in Firano at Naples?

Toll Brothers built Firano, with Toll FL VI Limited Partnership as the declarant on the recorded Declaration. Toll formed the association in 2005 and sold homes through about 2014.

When were the homes in Firano at Naples built?

From 2007 to about 2015. The county's footprint layers show 7 structures in 2007 and 114 from 2015 onward, and the MLS sales in the last year carry build years of 2007, 2011, 2012 and 2014.

How many homes are in Firano at Naples?

112 single-family homes on Lots 1 through 112, plus ten association-owned common tracts, on 40.48 acres. The county parcel layer, the county PUD master list and the MLS all return 112.

What are the HOA fees in Firano at Naples?

The two 2026 MLS listings show $1,525 per quarter, or $6,100 a year, and late 2025 sales showed $1,350 per quarter. These are agent-entered MLS figures; the estoppel certificate is the final word on the current fee.

What do the Firano at Naples HOA fees include?

The MLS fee field lists cable, internet and WiFi, irrigation water, lawn and land maintenance, recreation facilities, security, street lights and street maintenance. It does not list your roof, exterior paint or homeowner's insurance, which are the owner's in a single-family Chapter 720 community.

Is there a CDD fee in Firano at Naples?

No. Firano is not inside any Community Development District on the county's CDD layer, and the MLS tax district field reads Not Applicable.

What amenities does Firano at Naples have?

The builder described a clubhouse with a community room, catering kitchen, fitness center and media center, a resort-style pool with sunning decks, a spa and a children's playground. We found no source for tennis, pickleball, a dog park or guest suites, so we do not claim them.

What floor plans are in Firano at Naples?

Eight documented Toll plans: Dolce, Biella, Massiano, Serino, Tosara, El Santiago, Saviero and Tiena, from 1,775 to 3,024 square feet as base plans. Five are single story and three are two story.

Do homes in Firano at Naples have private pools?

Some do. Pools were a builder option and both of Toll's 2014 quick delivery homes had a pool and spa, but no public count of pools exists. Check each listing and its permit history.

Which homes in Firano at Naples have lake or preserve views?

Homes backing to the association's two lake tracts, 3.11 and 1.08 acres, and its two preserve tracts, about 2.26 and 2.27 acres. The builder advertised Lot 104 at 7802 Martino Circle as a lake view homesite and Lot 8 as a deep preserve homesite.

Are there homes for sale in Firano at Naples right now?

On 22 September 2026 there was one active listing: a 2012 home of 2,277 square feet with three bedrooms, a den and two and a half baths, listed that day at $850,000. There were no pending sales.

How much does a home in Firano at Naples cost?

Over the twelve months to 22 September 2026, Firano homes sold from $725,000 to $860,000, with a median of $838,500 and a median of $327.54 per square foot. Price per square foot varied from $259.70 to $398.00, so plan and lot matter.

Is Firano at Naples a good place to live?

For a buyer who wants a small gated single-family community with a clubhouse, Zone X home sites, no CDD and fast interstate access, it fits well. The trade-offs are the undeveloped Taormina tract next door, a busy Davis Boulevard entrance and modest lot sizes.

Is Firano at Naples in a flood zone?

Every home lot interior is in Zone X on FEMA panel 12021C0414J, effective 8 February 2024. Zone AE covers mainly the lake and preserve tracts, with rear slivers reaching about nine west side lots.

Do I need flood insurance to buy in Firano at Naples?

Federal rules do not require it for a Zone X home, but a lender may, and Citizens policyholders face a phased state requirement. We recommend pricing a policy on every Firano home.

What are the property taxes on a Firano at Naples home?

That depends on the home's just value and your homestead status, and the seller's capped assessment will not carry over to you. Ask for the seller's current bill and expect a reset the year after you buy.

What schools are zoned for Firano at Naples?

Calusa Park Elementary, East Naples Middle and Lely High for 2026 to 2027, per the Collier County Public Schools attendance zone lookup. Calusa Park is about three minutes away.

Can I rent out my Firano at Naples home?

Yes, with written board approval. The recorded Declaration requires 20 days' notice with the lease, a credit and background check, and tenants who are natural persons; an unapproved lease is void.

What is the minimum lease term in Firano at Naples?

30 days, with a maximum of one year, under the Second Amended and Restated Declaration recorded in 2018. Weekly vacation rentals are not permitted.

What is the pet policy in Firano at Naples?

One listing's MLS fields show a limit of two pets. Read the recorded Declaration and any board rules for the full pet terms before you buy with more than one animal.

How far is Firano at Naples from the beach and downtown?

About 11 minutes to Fifth Avenue South, 13 minutes to the Gulf at the end of Fifth Avenue South and 14 minutes to the Naples Pier, in free-flow traffic. Allow more in season.

Can I add a pool, screen enclosure or solar panels in Firano at Naples?

Yes, with architectural approval from the association. Florida law limits an association's power to ban solar collectors, but it can regulate placement, and the 2022 service yard amendment governs where equipment sits.

Did Firano at Naples flood or suffer damage in recent hurricanes?

We found no public reporting of damage specific to Firano from Irma or Ian. That is an absence of reporting, so read each seller's disclosure and ask directly.

Who manages Firano at Naples?

The association is professionally managed. As of the 2 September 2026 state filing, its principal address is in Oldsmar with Harbeck Hospitality as registered agent; confirm the current manager before ordering documents.

Who is the best realtor for Firano at Naples?

We would like to earn that description. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we built this page from the recorded record. Call Jesse McGreevy at (239) 898-6072 or start with how we represent buyers in Naples.

Frequently Asked Questions, Seller Edition

Firano at Naples sellers need community-specific answers on price, timing, fees, disclosure and taxes. Every answer below about selling a Firano at Naples home draws on the Southwest Florida MLS pulled on 22 September 2026, the recorded Declaration, the county's map layers and Florida law, and none of it is legal or tax advice.

What is my Firano at Naples home worth?

The last twelve months of sales ran from $725,000 to $860,000, a median of $838,500. Your number depends on plan, square footage, lot, pool and condition, which moved price per square foot from $259.70 to $398.00. Get a free Firano at Naples home valuation and call us to refine it.

How much have homes in Firano at Naples sold for recently?

Six sales: $860,000, $850,000, $842,000, $835,000, $785,000 and $725,000, closed between October 2025 and August 2026. Total volume was $4,897,000.

How long does it take to sell a home in Firano at Naples?

The median was 50 days on market, with a range of 12 to 80 days. The fastest two sales were well-priced 2014 homes of about 2,100 to 2,300 square feet.

What share of the asking price do Firano sellers get?

A median of 97.2 percent of list, and an average of 96.7 percent. The lowest was 93.79 percent on the home that also took longest to sell.

How many Firano homes are for sale right now?

One active listing and no pending sales on 22 September 2026, about 2.0 months of supply against six sales a year. That is a seller-friendly level of competition.

Who is the best listing agent for Firano at Naples?

The best Firano listing agent is one who prices your plan against the right sales and answers the Taormina, flood and fee questions in writing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in sales. Call Jesse at (239) 898-6072.

Which agent lists the most homes in Firano at Naples?

With six sales a year, no agent dominates Firano. Judge agents on their pricing method and their knowledge of the community rather than on a sales count this small.

When is the best time of year to sell in Firano at Naples?

Four of the last six closings fell between October and December 2025, but six sales is a small sample and those are closing dates, not contract dates. We walk sellers through the live market rather than a calendar rule.

Should I renovate before selling my Firano at Naples home?

Usually not a full renovation. Fix what an inspector or insurer will flag, especially roof, openings and pool equipment, and present the home clean and neutral; the sales show condition moving price per square foot more than size.

Does a lake view add value to a Firano at Naples home?

The highest price per square foot in the window, $398.00, went to 7802 Martino Circle, which the builder sold as a lake view lot with a pool and spa. One sale is not a rule, but water and pool together clearly did not hurt.

Does a private pool add value in Firano at Naples?

Often, but the MLS record does not let us isolate the pool effect across six sales. We price pools against the nearest comparable with and without one.

Does the Firano association have to approve my buyer?

The recorded Declaration requires board approval of leases. The MLS shows an application fee of $0 to $250 on listings; confirm with management whether a purchase application is required and how long it takes.

What is the $5,000 transfer fee?

Six of seven recent MLS listings show a $5,000 transfer fee. The MLS does not say who pays it, so confirm it on the estoppel and state it in the contract.

How do I order an estoppel certificate for Firano at Naples?

Request it from the association's management company. Florida Statutes 720.30851 sets the delivery deadline at 10 business days and caps the fee. Confirm the current manager first, because the state record changed on 2 September 2026.

What documents must I give a Firano buyer?

A Chapter 720 disclosure summary under Florida Statutes 720.401, plus the governing documents your buyer requests. The Declaration, amendments and plat are all recorded and retrievable from the Collier Clerk.

What must a seller disclose in Florida?

Known facts that materially affect value and are not readily observable to the buyer. Florida also added a specific flood disclosure for residential sales from 1 October 2025. Talk to your attorney if you are unsure.

Do I have to disclose past flood or hurricane damage?

Under the flood disclosure statute, sellers must disclose flood insurance claims and federal flood assistance they know of, and known flood damage. Disclose honestly; nondisclosure is the far bigger risk.

What are seller closing costs in Florida?

Typically documentary stamp tax on the deed, commission, title-related charges where the contract assigns them, prorated taxes and association fees, and any estoppel charges. We give every seller a written net sheet.

Who pays documentary stamp tax in Florida?

The deed tax is $0.70 per $100 of consideration under Florida Statutes 201.02, and it is customarily paid by the seller. The contract controls.

Who pays for title insurance in Collier County?

Custom in Collier County has long been that the buyer pays for the owner's title policy, but it is negotiable and the contract governs. Settle it at the offer stage.

How much commission will I pay to sell my Firano home?

Commission is negotiable in Florida and set in your listing agreement. We will explain exactly what you pay and what it buys before you sign.

Will I lose my homestead exemption when I sell?

The exemption stays with the Firano home through the year of sale. If you buy another Florida homestead, you can port up to $500,000 of accumulated Save Our Homes benefit to it.

Can I transfer my Save Our Homes benefit?

Yes, within Florida, by applying for homestead on the new home with the portability form, within the statutory window. The benefit follows you, not the Firano house.

How will my buyer's taxes change after the sale?

The assessment resets to just value on the next 1 January, so your buyer's bill will usually be higher than yours. Explaining that up front avoids a late surprise in underwriting.

Can I sell my Firano home while it is rented?

Yes. The lease survives the sale unless the lease says otherwise, and your buyer takes subject to it. Confirm the lease was association-approved, since an unapproved lease is void under the Declaration.

Should I sell as-is or make repairs?

As-is can work in a two month supply market, but insurability drives buyer financing. Fix roof, electrical, plumbing or opening issues that would block a policy; leave cosmetic choices to the buyer.

Do I need a wind mitigation or four-point inspection?

Neither is required to list, but both help your buyer insure the home. A current wind mitigation report on a block home with impact glass is a selling document.

Should I sell to a cash buyer or list on the MLS?

A cash offer trades price for speed and certainty. With a 97.2 percent median sale to list and about two months of supply, listing on the MLS usually nets more; compare both on a net sheet.

How do I sell and buy at the same time?

Sequence the contracts with contingencies, a rent-back or bridge financing. We plan the calendar around the estoppel and closing dates so you move once.

Do I owe capital gains tax on my Firano home?

Florida has no state income tax. Federal law lets many owners exclude up to $250,000 of gain, or $500,000 for a married couple, on a main home owned and lived in for two of the last five years; see IRS Publication 523 and your tax adviser.

What if I am a foreign seller?

FIRPTA may require the buyer to withhold part of the price for the IRS. Talk to a tax adviser before listing so the closing agent is ready.

What does the Taormina proposal mean for my sale?

It is a question every buyer will ask. We put the Ordinance 09-48 entitlement, the reported 2026 application and its status in your listing file so it is answered with facts.

Downloadable Documents for Firano at Naples

Firano at Naples has a deep public record: state corporate filings, a recorded plat and Declaration chain, a county zoning ordinance, a water management permit and a FEMA panel. Every Firano at Naples document below links to its official custodian, and we host none of them.

The budget, reserve schedule, rules and architectural standards are association records, not public ones; request them from management or the owner portal.

Your Local Real Estate Experts

Firano at Naples deserves agents who have read its recorded Declaration, its flood panel and the filings for the land next door. Jesse McGreevy has worked in Southwest Florida real estate since 2004 and has lived in Estero since 2003, and with Marc Comisar he leads the team behind this Firano at Naples page.

Jesse McGreevy and Marc Comisar lead a top-reviewed Naples team. For the wider story of the brokerage and the agent partners behind it, see about McGreevy and Comisar. For this page specifically, we tracked every Firano at Naples sale that closed on the Southwest Florida MLS in the 12 months to September 22, 2026, six of them, and we tracked every recorded instrument cited below back to its official source.

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

Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Talk to Us Before You Buy or Sell in Firano at Naples

Whether you are buying your first home on Martino Circle or selling one you have owned since Toll handed over the keys, we will give you the numbers with their sources and tell you plainly where the record stops. Buyers can start with how we represent buyers in Naples, and owners with a Firano at Naples home valuation. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Sources and Authoritative References

Every claim about Firano at Naples on this page comes from one of the sources below: the State of Florida, the Collier County Clerk and county government, federal agencies, the South Florida Water Management District, Collier County Public Schools, the builder's own archived pages, reputable news, and the Southwest Florida MLS pulled on 22 September 2026.

State of Florida, Division of Corporations

1. Sunbiz name search for Firano, one entity returned: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=FIRANO&searchTerm=FIRANO
2. Sunbiz entity detail, Firano at Naples Homeowners Association, Inc.: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=FIRANOATNAPLESHOMEOWNERSASSOCI%20N050000113011&aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&searchTerm=FIRANO&listNameOrder=FIRANOATNAPLESHOMEOWNERSASSOCI%20N050000113011
3. Articles of Incorporation, 2005: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2005%5C1109%5CH0257340.Tif&documentNumber=N05000011301
4. Amended and Restated Articles, 2006: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2006%5C0627%5CH0159502.Tif&documentNumber=N05000011301
5. Articles of Amendment, January 2018, quorum: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2018%5C0116%5C00013535.Tif&documentNumber=N05000011301
6. Articles of Amendment, April 2018, voting: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2018%5C0426%5C00129115.Tif&documentNumber=N05000011301
7. Annual report, 2007: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2007%5C0514%5C3616014F.tif&documentNumber=N05000011301
8. Annual report, 2010: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2010%5C0427%5C76672559.tif&documentNumber=N05000011301
9. Annual report, 2012: https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2012%5C0503%5C27400274.tif&documentNumber=N05000011301
10. Annual report, 2014: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-712362f4-664c-4790-a8fd-3cf647399a21&formatType=PDF
11. Annual report, 2015: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-f43818b8-f9ad-453f-81b4-7087bfe7a155&formatType=PDF
12. Annual report, 2017: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-14ccefe4-24c2-4cd3-9f99-670686c882ec&formatType=PDF
13. Annual report, 2020: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-0abe5536-90ee-4d65-ad59-2d1a197f5ea0&formatType=PDF
14. Annual report, 2022: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-4f3bdfe4-8e48-45e9-b027-ab0c63eac6f1&formatType=PDF
15. Annual report, 2023: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-bcd988fc-0208-4a2b-a3cd-685fff1ad3ef&formatType=PDF
16. Amended annual report, October 2024: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-97258913-0e57-4df6-bb2d-5c4c97bfb1db&formatType=PDF
17. Annual report, 2025: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-8f4b475b-19c6-4286-9af1-83c13271cc6b&formatType=PDF
18. Amended annual report, September 2025: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-4a815010-588a-4396-8af8-5a8b9cd16029&formatType=PDF
19. Annual report, April 2026: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-19eb6c7a-f6f5-45a1-8819-2a55857ae6e2&formatType=PDF
20. Amended annual report, 2 September 2026: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n05000011301-e78f969f-82e5-47ae-b3e8-9a37f9a3cbd4&transactionId=n05000011301-725a2c8b-8bb4-4768-99a6-c357eb022401&formatType=PDF

Collier County Clerk of the Circuit Court and Comptroller

21. Official Records document search, custodian of the plat, Declaration chain, easements and deeds: https://app.collierclerk.com/CORPublicAccess/Search/Document
22. Official Records public access portal: https://cor.collierclerk.com/coraccess/
23. Clerk legal notices search, no Taormina hearing notice found as of 22 September 2026: https://notices.collierclerk.com/?s=Taormina

Collier County government and GIS

24. Collier County parcels layer, 112 lots and 10 tracts: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Parcels/FeatureServer/42
25. Collier County parcel polygons: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Parcel/FeatureServer/2
26. Collier County Growth Management parcel service, lot and tract acreage: https://gmdcmgis.colliercountyfl.gov/server/rest/services/Parcels/MapServer/0
27. Collier County PUD layer, Cook Property and neighbors: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/PUD/FeatureServer/5
28. Collier County general zoning layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Zoning_General_(Editable)_view/FeatureServer/1
29. Collier County Future Land Use layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Future_Land_Use_view/FeatureServer/0
30. Collier County zoning links layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Zoning_Links_view/FeatureServer/0
31. Collier County zoning atlas map 0609N: https://apps4.collier.gov/visionftp/gmdnorth/zoning/0609n.pdf
32. Collier County PUD master list, February 2026: https://www.collier.gov/files/assets/county/v/3/planning-and-zoning/documents/pud-master-list-2-26-26.pdf
33. Collier County building footprints by year: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Buildings/FeatureServer
34. Collier County Community Development District boundaries: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Community_Development_Districts_view/FeatureServer/0
35. Collier County development projects layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/CityViewProjects/FeatureServer/4
36. Collier County CityView record, Taormina Reserve site plan PL20170002314: https://cvportal.colliercountyfl.gov/CityViewWeb/Planning/Status?planningId=23512
37. Collier County fire districts: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Fire_District/FeatureServer/0
38. Collier County commission districts: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Commissioner_Districts_(Editable)_view/FeatureServer/0
39. Collier County EMS stations: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Collier_County_EMS_Stations/FeatureServer/0
40. Collier County parks: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Parks/FeatureServer/52
41. Collier County park locations: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/Park_Locations/FeatureServer/2
42. Collier County public libraries: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Collier_County_Public_Libraries/FeatureServer/0
43. Collier County school sites: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Schools_/FeatureServer/57
44. Collier County Public Utilities water service areas: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/WaterServiceArea/FeatureServer/0
45. Collier County Public Utilities wastewater service areas: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/WastewaterServiceAreaNS/FeatureServer/0
46. Collier County sewer district boundary: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/SewerServiceArea/FeatureServer/0
47. City utility boundaries, no match at Firano: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/CityUtilityBoundaries/FeatureServer/0
48. Collier County solid waste service days: https://services2.arcgis.com/UJQ7Q9uboSWRAzxj/arcgis/rest/services/SWServiceDays/FeatureServer/0
49. Collier County residential collection services: https://www.collier.gov/Resident-Resources/Solid-Waste/Residential-Collections-Services
50. Collier County Davis Boulevard landscape beautification projects: https://www.collier.gov/County-Development/Transportation-Management/Road-Bridge-Stormwater-Maintenance/Landscape-Operations/Landscape-Beautification-Master-Plan-Projects

Flood, storm and evacuation

51. Collier County effective flood zones, 2024 DFIRM: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_FloodZones/FeatureServer/0
52. Collier County FIRM panels, 12021C0414J: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_Panels/FeatureServer/0
53. Collier County Limit of Moderate Wave Action layer: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FEMA24_LiMWA/FeatureServer/0
54. Collier County elevation certificate index: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Elevation_Certificates_view/FeatureServer/36
55. Elevation certificate, 2012 permit: https://apps4.collier.gov/visionftp/GMDNorth/fema/ec/32439000869.20120202269.PDF
56. Elevation certificate, 2013 permit: https://apps4.collier.gov/visionftp/GMDNorth/fema/ec/32439002362.20130305318.PDF
57. Collier County hurricane evacuation zones: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Hurricane_Evacuation_Zone/FeatureServer/0
58. Collier County Coastal High Hazard Area: https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/Coastal_High_Hazard_Area_view/FeatureServer/0
59. Collier County Flood Protection News 2024, CRS Class 5: https://www.collier.gov/files/assets/county/v/1/growth-management/documents/2024-flood-protection-news.pdf
60. FEMA National Flood Hazard Layer service: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
61. FEMA Flood Map Service Center: https://msc.fema.gov/portal/search
62. National flood hazard reduced set, independent check: https://services.arcgis.com/P3ePLMYs2RVChkJx/arcgis/rest/services/USA_Flood_Hazard_Reduced_Set_gdb/FeatureServer/0

South Florida Water Management District

63. SFWMD approved Environmental Resource Permits, 11-02478-P and 11-107625-P: https://services1.arcgis.com/sDAPyc2rGRn7vf9B/arcgis/rest/services/Approved_Environmental_Resource_Permits/FeatureServer/16
64. SFWMD regulatory permitting portal: https://www.sfwmd.gov/regpermitting

Schools

65. Collier County Public Schools attendance zones, 2026 to 2027: https://origin.collierschools.com/app/Zones/map/2027
66. Collier County Public Schools school zone locator layers: https://services6.arcgis.com/G33yLswiJhem6DTi/arcgis/rest/services/School_Zones_WFL1/FeatureServer
67. National Center for Education Statistics, private school locations 2023 to 2024: https://nces.ed.gov/opengis/rest/services/K12_School_Locations/EDGE_GEOCODE_PRIVATESCH_2324/MapServer/0

US Census Bureau

68. Census geocoder, 7719 Martino Circle geographies: https://geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=7719+Martino+Cir%2C+Naples%2C+FL+34112&benchmark=Public_AR_Current&vintage=Current_Current&format=json
69. Census geocoder, destination locations: https://geocoding.geo.census.gov/geocoder/locations/onelineaddress
70. TIGERweb Census designated places: https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/Places_CouSub_ConCity_SubMCD/MapServer/5
71. TIGERweb county subdivisions: https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/Places_CouSub_ConCity_SubMCD/MapServer/1
72. TIGERweb Census 2020 tracts: https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/tigerWMS_Census2020/MapServer/6

Transportation

73. FDOT, Interstate 75 at Collier Boulevard interchange detours: https://www.swflroads.com/news/article/552/detours-scheduled-for-state-road-county-road-951-collier-boulevard-for-bridge-beam-installation-over-state-road-84-davis-bouelvard-beck-boulevard-in-collier-county
74. FDOT Collier MPO roll forward report, SR 84 landscaping: https://fdotewp1.dot.state.fl.us/FMsupportApps/Documents/Federal/fa_mpo_roll_forward/COLLIERMPO.PDF
75. Collier MPO Technical Advisory Committee agenda, August 2024, SR 84 to Firano Drive: https://colliermpo.org/wp-content/uploads/August-26-2024-TAC-Agenda.pdf
76. Collier MPO 2045 Long Range Transportation Plan: https://www.colliermpo.org/wp-content/uploads/2021/06/FinalCollier2045LRTP6-1-21.pdf
77. OSRM public routing service, drive times: https://router.project-osrm.org/route/v1/driving/
78. FCC National Broadband Map: https://broadbandmap.fcc.gov/location-summary/fixed?version=jun2025&addr_full=26.13569,%20-81.71266&lon=-81.71266&lat=26.13569&zoom=15

Builder records, Toll Brothers (archived)

79. Toll Brothers announcement, 2005: https://web.archive.org/web/20050721080809/http://www.tollbrothers.com:80/homesearch/servlet/HomeSearch?app=community_description&comm_num=6168
80. Toll Brothers community page, 2006: https://web.archive.org/web/20060311230630/http://www.tollbrothers.com/homesearch/servlet/HomeSearch?app=community_description_print&comm_num=6168
81. Toll Brothers community page, 2011: https://web.archive.org/web/20111028144902/http://www.tollbrothers.com:80/FL/Firano_at_Naples
82. Biella plan page: https://web.archive.org/web/20111029061427/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Biella
83. Dolce plan page: https://web.archive.org/web/20120605085643/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Dolce
84. El Santiago plan page: https://web.archive.org/web/20111029043749/http://www.tollbrothers.com:80/FL/Firano_at_Naples/El_Santiago
85. Massiano plan page: https://web.archive.org/web/20111029043806/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Massiano
86. Saviero plan page: https://web.archive.org/web/20111029043811/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Saviero
87. Serino plan page: https://web.archive.org/web/20111029043631/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Serino
88. Tiena plan page: https://web.archive.org/web/20111029043816/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Tiena
89. Tosara plan page: https://web.archive.org/web/20111029043654/http://www.tollbrothers.com:80/FL/Firano_at_Naples/Tosara
90. Quick delivery listing, Lot 104: https://web.archive.org/web/20140326102413/http://www.tollbrothers.com:80/FL/Firano_at_Naples/QDH/235706
91. Quick delivery listing, Lot 8: https://web.archive.org/web/20140326105340/http://www.tollbrothers.com:80/FL/Firano_at_Naples/QDH/236316
92. Toll Brothers community page, June 2014: https://web.archive.org/web/20140619054207/http://www.tollbrothers.com:80/FL/Firano_at_Naples
93. Toll Brothers lifestyle brochure: https://web.archive.org/web/20140514110234/http://www.tollbrothers.com:80/communities/6168/lifestyle_brochure/Lifestyle_Brochure_1641.pdf
94. Toll Brothers community guide, 2006: https://www.tollbrothers.com/communities/6168/area_guide/area_guide.pdf

News

95. Naples Press, February 2026, Taormina Reserve and the proposed Whole Foods: https://www.naplespress.com/tim-aten-knows/developer-confirms-east-naples-whole-foods-proposition/article_3b2e6606-0004-4ee9-8dd8-476dba656df6.html
96. Gulfshore Business, 2022 cleanup order: https://www.gulfshorebusiness.com/construction-development/collier-county-orders-cleanup-of-pre-development-eyesore-in-east-naples/article_dfb2a71e-4622-5b47-8e3e-a660bed14b8e.html
97. WINK News, March 2022, county considers legal action: https://www.winknews.com/news/collier/collier-county-considers-legal-action-against-nuisance-construction-site/article_f18bc354-9ce1-5c21-ac84-3d5e9992d87b.html
98. Naples Daily News, 2020, drive-in history: https://www.naplesnews.com/story/news/columnists/in-the-know/2020/02/24/construction-witchs-brew-land-some-say-haunted-and-has-long-bar-history-competing-big-daddys-lounge/4824959002/
99. Florida Weekly, 2008, clubhouse construction: https://www.floridaweekly.com/articles/fort-myers/toll-brothers-building-clubhouse-at-firano-in-naples/
100. Florida Weekly, 2011, final section open: https://www.floridaweekly.com/articles/naples/toll-brothers-paves-the-way-for-final-section-of-firano-at-naples/
101. Naples Daily News, 2010, Tiena and Saviero options: https://archive.naplesnews.com/business/toll-brothers-floor-plans-designed-for-flexibility-ep-395791882-331100801.html/
102. Naples Daily News, 2010, location and amenities: https://archive.naplesnews.com/business/331100191.html/
103. Naples Daily News, 2013, impact glass and block construction: https://archive.naplesnews.com/business/toll-brothers-communities-offer-buyers-energy-efficient-options-ep-384038844-331061511.html
104. Naples Florida Weekly, December 2010 (UF Digital Collections): https://ufdcimages.uflib.ufl.edu/AA/00/06/30/02/00113/12-30-2010.pdf
105. Naples Florida Weekly, July 2012 (UF Digital Collections): https://ufdcimages.uflib.ufl.edu/AA/00/06/27/32/00192/07-05-2012.pdf

Florida Statutes and tax authorities

106. Florida Statutes 720.303, association records and website posting: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.303.html
107. Florida Statutes 720.401, disclosure summary for homeowners association parcels: https://www.flsenate.gov/Laws/Statutes/2025/720.401
108. Florida Statutes 720.30851, estoppel certificates: https://www.flsenate.gov/Laws/Statutes/2025/720.30851
109. Florida Statutes 689.302, flood disclosure: https://www.flsenate.gov/Laws/Statutes/2025/689.302
110. Florida Statutes 163.04, solar and energy devices: https://www.flsenate.gov/Laws/Statutes/2025/163.04
111. Florida Statutes 193.155, Save Our Homes assessments: https://www.flsenate.gov/Laws/Statutes/2025/193.155
112. Florida Statutes 196.031, homestead exemption: https://www.flsenate.gov/Laws/Statutes/2025/196.031
113. Florida Statutes 201.02, documentary stamp tax on deeds: https://www.flsenate.gov/Laws/Statutes/2025/201.02
114. Florida Statutes 627.351, Citizens Property Insurance: https://www.flsenate.gov/Laws/Statutes/2025/627.351
115. IRS Publication 523, selling your home: https://www.irs.gov/publications/p523

Other

116. Homeowner-run Firano website: https://www.firanoatnaples.com/

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Firano at Naples. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.