Grey Oaks

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Grey Oaks is one of the Naples communities we cover in depth, and other nearby communities on our site include Pelican Marsh and Talis Park. 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.

Why McGreevy and Comisar Are the Best Realtor for Grey Oaks

Grey Oaks sits at the geographic center of Naples, and it is one of the most misreported communities in Southwest Florida. The association fees published about it on the open web are wrong by roughly three times. Its club is repeatedly described as non equity when it is member owned. Its home count has been published four different ways. Nobody has published what a Grey Oaks tax bill actually looks like, or what happens to it the day the house sells.

We took a different approach to this page. Rather than describe the lifestyle, we went to the primary record: the Collier County certified tax roll, the association's own resident portal, the recorded declarations at the Clerk of the Circuit Court, the club's own membership documents, the FEMA National Flood Hazard Layer, the school district's own zoning geometry, and the county ordinances that govern what can be built here. Every number below traces to one of those sources, and where a source is silent we say so rather than filling the gap.

That is the standard we hold ourselves to, and it is the same standard we bring to a listing appointment. Jesse McGreevy and Marc Comisar have been selling Southwest Florida real estate since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. When we price a Grey Oaks home, we are not working from a portal estimate. We are working from the recorded sale of every comparable property in the community going back to 1992.

★★★★★ "We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied." Verified Google review

Key Takeaways

• Grey Oaks holds 1,053 parcels carrying $3,849,222,037 of assessed just value, with 919 of those parcels improved with a structure.

• There is no Community Development District at Grey Oaks. Every one of the 1,053 parcels carries zero non ad valorem assessment. Neighboring Pelican Marsh and Talis Park both have CDDs. Grey Oaks does not.

• The master association fee is $1,509 per quarter, or $6,036 a year, and it includes cable, high speed internet and alarm monitoring. The Estuary is separately governed at $3,345 per quarter.

• The community is split across two jurisdictions. 836 parcels sit in unincorporated Collier County and 217 sit inside the City of Naples, which changes the fire millage, the sewer provider and the building department that issues your permit.

• Grey Oaks Country Club is a member owned equity club with three golf courses, and turnover from the developer completed in 2015.

• 547 homes carry a Save Our Homes cap benefit with a median value of $1,449,024. This is the single most consequential number in the community for both buyers and sellers, and almost nobody explains it.

• 35.1% of the community sits in a FEMA Special Flood Hazard Area and 64.9% is in Zone X. There is no V or VE zone anywhere in Grey Oaks.

• All Grey Oaks addresses zone to Poinciana Elementary, Gulfview Middle and Naples High, and all three currently hold an A grade.

• The median qualified sale in 2026 is $4,555,000, against $329,000 in 1993.

• The live market, September 2026: 52 closings in twelve months, a median of $3,975,000 at $1,024 per square foot, 52 days on market and 94.9% of list, with just 10 homes listed and 2.3 months of inventory.

Table of Contents

1. Grey Oaks at a Glance

2. Market Snapshot and Price History

3. Live Market Snapshot, September 2026

4. How Grey Oaks Came to Be

5. The Master Plan and What Can Still Be Built

6. Two Campuses, Two Jurisdictions

7. The Neighborhoods of Grey Oaks

8. Grey Oaks Country Club

9. The Three Golf Courses

10. Racquets, Wellness and Dining

11. What It Actually Costs to Own Here

12. Property Taxes and the Save Our Homes Reset

13. Flood Zones, Elevation and Storm History

14. Insurance Reality in 2026

15. Schools

16. Healthcare and Moorings Park

17. Daily Life, Gates and Utilities

18. Getting Around

19. What Is Coming Nearby

20. How Grey Oaks Compares

21. Selling a Grey Oaks Home

22. Buying in Grey Oaks

23. Primary Source Documents

24. Frequently Asked Questions

25. Frequently Asked Questions for Sellers

Grey Oaks at a Glance

Grey Oaks occupies roughly 1,601 acres at the intersection of Airport-Pulling Road and Golden Gate Parkway, about three miles from the Gulf and a little over three miles from Fifth Avenue South. Development began in the early 1990s, the first homes were completed in 1993, and construction continues today in the form of infill and replacement building, with completions recorded as recently as 2025.

The following figures come from the Collier County Property Appraiser's certified tax roll, file date 29 August 2026.

A note on how we count homes

Counting homes in a master planned community is less straightforward than it sounds, and the differences between published figures are usually definitional rather than factual. A tax roll counts parcels, which includes vacant lots, roadways, lakes, golf tracts and common areas. An association counts assessable doors. A developer counts platted homesites. All three are correct and all three give different answers.

Our figure of 1,053 parcels and 919 structures is a parcel count from the taxing authority. The master association separately publishes 732 assessable doors across its 19 constituent neighborhoods, its own nineteen neighborhood rows sum to 735, and the recorded master declaration divides every assessment 737 ways. The Estuary association publishes 176 parcels of its own.

Those three association figures are worth sitting with, because they are all first party and all current. 732 is the number on the association's master row. 735 is what you get adding up its nineteen neighborhood rows. And 737 is the denominator written into the Amended and Restated Declaration recorded on 10 April 2025, which states that each owner is liable for a 1/737th share of the annual and special assessments. The recorded figure is the one that decides what an owner actually pays, so it is the one to use when the arithmetic has to hold.

We had a gap here and we have closed it. An earlier version of this page disclosed that Avila sat outside our count. Avila's plat does not carry the Grey Oaks name, so a search of legal descriptions misses it, and rather than paper over that we said so.

That is now fixed at the source. We re extracted the community on the county's plat dictionary rather than on a text match, which is the difference between asking "which parcels mention Grey Oaks" and asking "which recorded plats make up Grey Oaks". Avila is six recorded plats, Avila Unit 1 through Unit 6, and it holds 59 parcels of which 53 are improved with a home.

We then did the part that actually matters, because adding one neighborhood by name proves nothing about the next one. We swept every parcel in the community's whole survey footprint, sections 24, 25 and 26 of township 49 south, range 25 east, which is the boundary written into the Grey Oaks zoning ordinance itself. That returned 1,389 parcels, of which 396 sat outside our original count, and we accounted for every one of them by name. Avila was the only member we had missed. The rest are Bears Paw, a separate country club in the one quadrant the Grey Oaks zoning boundary does not occupy, and Moorings Park Grande Lake, which we return to below.

The reconciliation now closes tightly. 919 structures on the roll against the associations' own 735 across nineteen neighborhoods plus the Estuary's 176, which is 911. The residual is eight doors, and it is a definitional gap rather than a missing neighborhood: the roll counts structures, an association counts assessable doors, and the two will never agree exactly.

One boundary question that catches almost everybody

"Grey Oaks" names two different things, and they do not have the same boundary. The Grey Oaks MPUD is a county zoning instrument covering about 1,601 acres. The Grey Oaks Property Owners' Association is a private master association of nineteen neighborhoods plus the Estuary and Moorings Park at Grey Oaks. Most of the time the distinction does not matter. Once, it does.

Moorings Park Grande Lake sits inside the zoning boundary and outside the homeowners' association. It is a continuing care retirement community on 55.48 acres off Little Lane, in unincorporated Collier County south of Golden Gate Parkway, owned by The Moorings, Inc., and it carries 23 parcels and $288,313,767 of assessed value. It is the parcel that Ordinance 2026-12 actually governs.

We keep it out of the community figures on this page deliberately, and it is worth saying why rather than leaving it as an unexplained omission. Every number in our tables is a homeowner number: parcels, homes, homestead rate, median sale, median tax bill. Folding a quarter billion dollar institutional campus into a median just value would distort every one of them. But it would be equally wrong to say Grande Lake is "not Grey Oaks", because under the zoning ordinance it plainly is.

And do not confuse it with Moorings Park at Grey Oaks, which is a different campus, inside City of Naples limits, and which is one of the association's members. The two names are close enough that they are routinely conflated, including in reporting on the 2026 ordinance.

The homestead rate is the most underrated number here

At 68.3% of homes claiming a Florida homestead exemption, Grey Oaks is a genuinely high owner occupancy community by Naples luxury standards. This is not a seasonal enclave that empties in May. It is a neighborhood where roughly seven in ten homes are somebody's declared primary residence.

One caution on that number, because it is the most commonly mangled statistic in community marketing. 68.3% is the share of the 904 residential homes. Measured across all 1,053 parcels, which includes roads, lakes, golf tracts and vacant lots, the figure is 59.0%. Both are correct and they answer different questions. Anyone quoting a homestead rate without saying which denominator they used is quoting a number they have not checked.

That matters practically. It shapes how full the club is in summer, how active the neighborhood feels off season, and how quickly a listing is seen by neighbors who are actually present.

Market Snapshot and Price History

Because Collier County records every deed transfer and the property appraiser flags which transfers were arm's length and usable for valuation, it is possible to reconstruct the entire price history of Grey Oaks from primary record. There are 1,984 qualified arm's length sales on record between 1992 and 2026.

The highest recorded qualified sale in the community's history is $16,500,000 on Indian Pipe Way, recorded 18 December 2025.

What the curve actually shows

Three things stand out, and none of them are visible from a single year's snapshot.

First, the 2007 to 2009 correction was real but shallower here than in the wider Collier market. The median fell from $1,928,150 to $1,100,000 and recovered above the 2007 level by 2017. Volume, not price, absorbed most of the shock.

Second, volume peaked long before price did. The busiest year on record was 2005 with 105 qualified sales, and 2013 and 2015 both exceeded 95. Recent years run between 28 and 46. Grey Oaks today is a low turnover, high value market, which is a very different thing to sell into than a high turnover one.

Third, the ceiling has moved faster than the median. The highest sale of the year has gone from $6.75 million in 2020 to $16.5 million in 2025. The top of this market has re-rated more sharply than the middle, which is what you would expect in a community where large old lots are being bought for replacement building.

Turnover and tenure

Across the 851 residential parcels:

Roughly half of Grey Oaks has not changed hands in over a decade. The average residential parcel has recorded 2.31 qualified sales across the community's entire life. This is a hold market, and it has direct consequences for the tax discussion below.

Live Market Snapshot, September 2026

Everything above this point comes from the recorded county ledger, which is the better source for history. This section is the live market, pulled from the Southwest Florida MLS on 13 September 2026 with the search scoped to Development Name GREY OAKS, which captures the Estuary and Avila alongside the eastern campus.

The trailing twelve months

Active inventory today

Two point three months of inventory is a seller's market by any conventional reading, where six months is the usual balance point. With only ten homes listed across a community of roughly 919, a single Grey Oaks listing represents better than one percent of everything available. That scarcity is the most important fact about selling here, and it is invisible from a portal.

The benchmark: every Grey Oaks neighborhood on the same yardstick

This is the table that does not exist anywhere else. Fifteen named neighborhoods, measured on closed sales over the same twelve months, on the same four metrics.

Neighborhoods showing one or two sales are reporting a single transaction, not a trend. Read them as a data point, not a market.

What the benchmark actually tells you

Price per square foot separates this community into two tiers, and the line is sharper than price alone suggests. Traditions at $731 and Terra Verde at $727 sit roughly 30% below the community median of $1,024, while Miramonte at $1,171 and the Estuary at $1,143 sit above it. A buyer comparing a $2.3 million Traditions coach home against a $3.1 million Avila villa is not comparing the same product at different sizes; they are comparing different price-per-foot markets.

Days on market varies more than price does. Capistrano's median was 3 days and Traditions' was 8, while Palm Island's was 296 and the single Isle Royale sale took 257. The fast movers are the mid tier; the estate product takes time to find its buyer.

Sale to list ratio is where sellers lose money quietly. The community median is 94.9%, meaning the typical Grey Oaks home sells about five percent below asking. But The Estates achieved 98.4% and Miramonte 97.4%, while the slowest neighborhoods gave up ten to eighteen percent. That spread is a pricing problem, not a market problem, and it is the single clearest argument for getting the first three weeks right.

How Grey Oaks Came to Be

Grey Oaks is Collier family land, and the story is better documented than most Naples communities because the developing family has told it publicly.

Barron Collier Jr. placed a large parcel at the corner of Golden Gate Parkway and Airport-Pulling Road into trust for his daughter, Judy Collier Sproul, in 1969. It vested on his death in 1976. Both dates appear in different accounts and both are correct: one is the gift into trust, the other the vesting.

The development entity took its name from an unlikely place. In 1987 Judy Sproul took a rowing trip through Hallstatt, Austria, with her three daughters. The company that grew out of the family's land holdings was named for it, with the Florida spelling dropping one letter. That is why the county's zoning records call this the Grey Oaks/Halstatt PUD, why the original Development of Regional Impact is filed as DRI-89-1 "Halstatt", and why one of the roads inside the community is Halstatt Drive.

The corporate record dates the launch almost to the day. Four Grey Oaks entities were filed with the Florida Division of Corporations in 1992: the property owners association on 23 March, Grey Oaks Country Club, Inc. on 23 April, Grey Oaks Country Club, Ltd. on 29 April, and Grey Oaks Realty on 15 July. First homes were completed the following year.

The build out, decade by decade

The tax roll records a year built for 919 structures, and the resulting curve is the clearest picture of how this community filled in.

The 1990s were the estate years. Ten homes were completed in 1993, rising through 29 in 1996 and 70 in 1999. The turn of the millennium was the peak: 91 homes in 2000, the single busiest year in the community's history, followed by 66 in 2001 and 81 in 2002.

The mid 2000s brought the villa and coach home product. Construction continued through the downturn at a reduced rate, with only 10 homes completed in 2009, then recovered strongly: 54 in 2013, 44 in 2014 and 40 in 2015 as Traditions and Torino delivered.

Torino was the last parcel. The developer released it in 2015 as a final opportunity, and by August of that year was reporting that seventeen ownership opportunities remained. Traditions and Torino were built by CC Homes, the Codina Carr partnership that acquired the parcels in 2011.

Since 2016 the community has recorded between one and nine completions a year. These are not new neighborhoods. They are replacement homes on original lots, and they are the reason a community that began in 1993 still records new construction in 2025.

What the original prices were

Archived captures of the developer's own marketing put homes at $400,000 to over $3 million between 2000 and 2004. Traditions villas were released at $690,000 to $840,000 in 2012. Torino opened in the low $900,000s in 2015.

Set against a 2026 median qualified sale of $4,555,000, the appreciation is easy to state and, unusually, easy to source.

The Master Plan and What Can Still Be Built

The governing zoning instrument is Collier County Ordinance 07-40, as amended. The county's own Land Development Code appendix records the full chain: ordinances 90-47 and 90-48, then 96-82, 97-45, 98-94 and 00-46, each repealed in turn, then 07-40 paired with Development Order 07-02, then 18-65 with Development Order 2018-03, and most recently Ordinance 2026-12, adopted 28 April 2026.

Standing entitlements under the master planned unit development are:

Why two different acreage figures exist

Both 1,601 acres and 1,562 acres appear in the record, and they are not in conflict. 1,562 acres is the footprint of the 1989 South Florida Water Management District conceptual stormwater permit (permit 11-90024-S, "Halstatt DRI", issued 14 November 1989). 1,601 acres is the 2026 zoning boundary, which grew over time as parcels were added, including 6.16 acres added on the City of Naples side in 2002.

The 137.99 acre preserve is worth pausing on. It is dedicated, platted and recorded, which means it is not a marketing amenity that can quietly be re-entitled later. It is a permanent feature of the community's land plan.

The most recent change, and it is smaller than it sounds

Ordinance 2026-12 raised the permitted floor area ratio for assisted living from 0.45 to 0.60 within the Grey Oaks master planned unit development. The parcel actually affected is Moorings Park Grande Lake, and the county's own staff analysis caps the real world effect at a net increase of 40,000 square feet, roughly twelve additional independent living units, with no change in height.

This is worth stating plainly because the instrument name and the affected parcel are easy to conflate. The ordinance amends the Grey Oaks zoning document; it does not add density to the residential neighborhoods.

Two Campuses, Two Jurisdictions

Grey Oaks in context. Airport-Pulling Road runs top to bottom through the middle of the frame and divides the community into two campuses: the Estuary to the west, and the Pine and Palm side to the east. Golden Gate Parkway crosses the bottom of the frame. Neighboring communities are visible at the edges. Imagery: USDA National Agriculture Imagery Program, public domain.

Grey Oaks is not one contiguous block. Airport-Pulling Road runs through it, dividing the community into an eastern campus and a western campus, linked at grade by Halstatt Drive.

The eastern campus holds the original estate neighborhoods, the Pine and Palm golf courses, and the 62,000 square foot main clubhouse at 2400 Grey Oaks Drive North. The western campus is the Estuary at Grey Oaks, with its own golf course, its own 19,000 square foot clubhouse and its own governance.

The jurisdiction split, and why it changes your bill

This is the fact most consistently reported incorrectly about Grey Oaks, and it has real consequences.

Roughly 354 acres of Grey Oaks lie inside the City of Naples, per the county's own planned unit development master list, implying about 1,247 acres in unincorporated Collier.

The practical consequences are these:

• Your fire district differs. The tax roll shows three distinct millage areas across the community. One is served by North Collier Fire at 1.0000 mills, one by Greater Naples Fire at 2.0000 mills following an August 2025 voter referendum, and the City of Naples portion carries no separate fire levy.

• Your building department differs. A permit on the Estuary side is issued by the City of Naples. A permit on the eastern campus is issued by Collier County Growth Management.

• Your sewer provider differs. Only the Estuary and Moorings Park are inside City of Naples sewer. The eastern campus pays Collier County Water-Sewer District rates, billed on the City's bill.

• Your water provider does not differ. All of Grey Oaks is on City of Naples water, including the unincorporated parcels. Out of city customers pay a 25% surcharge.

• Reclaimed irrigation water reaches the Estuary and nowhere else in the community.

The counterintuitive part: the city side is the cheapest

Most buyers assume that the parcels inside the City of Naples carry the higher tax rate, because they pay a municipal levy the unincorporated parcels do not. Measured from the tax roll itself, the opposite is true.

The City of Naples parcels carry the lowest total millage in the entire community at 9.0076 mills. The 1.2900 municipal levy is more than offset by two things: the county rate drops by 0.6844 mills inside the city, and the city parcels carry no separate fire district levy.

The spread between the cheapest and the most expensive area inside Grey Oaks is 1.3944 mills, which on a home assessed at $3 million is roughly $4,180 a year. Two otherwise comparable Grey Oaks homes can carry materially different tax rates depending only on which millage area they sit in, and that is before any homestead or Save Our Homes consideration.

If you are comparing two Grey Oaks homes on opposite sides of Airport-Pulling Road, you are comparing two different tax and utility regimes. Ask which side a property sits on before you compare bills.

The Neighborhoods of Grey Oaks

The master association governs 19 constituent neighborhood associations. The Estuary is separately governed under its own master association and is not one of the 19. Moorings Park at Grey Oaks is a separate continuing care community.

This is the section no competing page contains, because the county roll files most of these neighborhoods under numbered plat units rather than their marketed names. We resolved them street by street.

The price spread inside one set of gates is 5.7 times, from Terra Verde to Isle Royale on ten year medians. Grey Oaks is not one market. It is at least four.

The Estuary at Grey Oaks

The Estuary is the community's western campus and its most distinct address. 176 homes across 213 platted parcels on roughly 350 acres, developed from 2002, with its own gate on Estuary Boulevard off Golden Gate Parkway, its own clubhouse and its own master association.

Its street names announce its character: Anhinga, Osprey Trail, Great Egret Trail, Noble Heron Way, Marsh Wren Lane, Nighthawk, Gordon River Trail. The Estuary was laid out along the Gordon River corridor and its identity is deliberately ornithological. The eastern campus, by contrast, uses a botanical vocabulary: Chinaberry, Silver Palm, Indigobush, Plumbago, Cocoplum, Bulrush, Tarflower, Spicebush.

The Estuary is also the community's most expensive place to hold title, at $3,345 per quarter to its own master association against $1,509 on the eastern campus. Its ten year median qualified sale is $3,597,500 and it has recorded sales to $13,000,000.

The Estates

At 160 built homes on 167 platted lots across twelve streets, The Estates is the largest single neighborhood in Grey Oaks and holds the original estate product. These are the largest lots in the community and the ones most often bought today for replacement building.

Traditions at Grey Oaks

Traditions is two legal entities rather than one: the Villas of Traditions, 62 single family villas, and the Traditions Golf Residences, 60 coach home condominiums. The 122 built residences were delivered between 2008 and 2015 by CC Homes.

A developer figure of 139 residences circulates and refers to the parcels acquired in 2011, which the developer's own description notes included partially completed units and developed pads. The built count is 122, confirmed independently by the association roster and the tax roll.

Torino and Miramonte

Torino and Miramonte share a single plat, which is why the county roll files them together, but they are distinct neighborhoods of 54 and 36 homes respectively. Torino was the final parcel released by the developer, opening in 2015 in the low $900,000s. Homes here were built between 2007 and 2017, making this the newest significant housing stock in Grey Oaks.

Terra Verde

48 condominium residences completed between 1998 and 2001, with a roll median just value of $1,547,547 and a ten year median qualified sale of $950,000. Terra Verde is the entry point to Grey Oaks and the most consistent product in the community, with a base area range of just 2,434 to 2,699 square feet across all 48 units.

L'Ermitage and La Residence

L'Ermitage is 11 single family homes on L'Ermitage Lane, built between 1993 and 2000, making it among the oldest product in the community. La Residence is 16 condominiums on Grey Oaks Drive North. The two are frequently conflated because both fall under a shared plat family.

L'Ermitage is the only Grey Oaks condominium association currently recorded in Collier County's milestone inspection program, and its status is cycle completed, next inspection due 2035, structural integrity reserve study filed.

Isla Vista, Venezia and Capistrano

Three estate neighborhoods built in a tight window between 2000 and 2006. Isla Vista holds 25 homes with the largest median base area in the community outside The Estates. Venezia's 26 to 27 homes were built almost entirely in 2000 and 2001. Capistrano's 24 homes date from 2001 to 2006 and carry the community's lowest homestead rate at 42%, which suggests a higher seasonal ownership mix than the Grey Oaks average.

The island neighborhoods

Banyan Island, Isle Royale, Isle Toscano, Majestic Isle and Palm Island are small enclaves of 18 to 26 homes each within the numbered plat units. Isle Royale carries the highest ten year median qualified sale in the entire community at $5,395,000. These neighborhoods are effectively invisible in county data and almost entirely absent from published material about Grey Oaks.

Avila

59 parcels, 53 homes, across six streets: Twinflower, Avila, Trillium, Caladium, Sorrel and Firebush. Avila is a member of the Grey Oaks master association despite a plat that does not carry the community name, which is provable from recorded liens filed by the master association against Avila lots and from its position on platted Grey Oaks Unit Six.

The homes were built in a tight five year run, 1997 to 2001, with a median completion year of 2000. This is the largest home product in Grey Oaks outside the estate neighborhoods, at a median base area of 5,402 square feet and a range from 2,748 to 8,149. For comparison, every home in Terra Verde falls between 2,434 and 2,699 square feet.

Median just value on the roll is $1,937,606 and the median annual tax bill is $13,450, with no non ad valorem assessment on any of the 59 parcels. 56.6% of the homes are homesteaded and 25.4% of owners carry an out of state mailing address.

On the sale side, Avila records 45 qualified sales between 2016 and 2026 at a ten year median of $1,500,000. The annual medians moved from $1,149,500 in 2016 to $3,125,000 in 2026. Per street, the ten year medians run from $980,000 on Firebush to $2,300,000 on Sorrel, which is a wider internal spread than the neighborhood's uniform appearance suggests. Treat the thin years with care: 2017 and 2019 record a single qualified sale each, so the ten year median is the honest figure and a year over year curve is not.

Be careful with third party descriptions of Avila. Aggregator listings attribute to it a clubhouse with an indoor pool, exercise room, game room and playgrounds, which is inconsistent with a 53 unit luxury villa enclave and is very likely describing a different Avila elsewhere in Florida.

Moorings Park at Grey Oaks

Four parcels on the City of Naples side, built 2015 to 2017, with a median just value of $29,543,126 and a median annual tax bill of $261,384. This is a continuing care retirement community rather than conventional residential product, and it is covered in the healthcare section below.

Grey Oaks Country Club

Grey Oaks Country Club is a member owned equity club. This is worth stating plainly and sourcing carefully, because it is described otherwise in a great deal of published material.

The club's own membership materials use "Equity Golf Members" and "Equity Sports Members" as formal category names. The corporate structure supports it: Grey Oaks Country Club, Inc. (Florida document V30984, filed 23 April 1992) is the general partner of Grey Oaks Country Club, Ltd. (document A32901, filed 29 April 1992).

The 2019 Amended and Restated Articles set out the equity structure precisely: 2,500 authorized preferred shares, comprising 850 Class A shares carrying three votes each, 500 Class B shares carrying one vote, and 40 Class E shares carrying one vote. The shares pay no dividends and are transferable only back to the club.

Turnover from the developer

The transition to member control was agreed in November 2010 on an eight year plan that carried an explicit acceleration clause tied to membership growth. It completed early, in 2015. Both the eight year framing and the 2015 completion date appear in the record, and they describe the plan and the outcome respectively.

Membership categories

The club operates a three rung ladder, and one feature of it is materially favorable to buyers and almost universally mis-stated.

• Equity Golf Membership, with full golf privileges year round.

• Equity Sports Membership, which the club's summary page describes as excluding golf. The club's own detailed 2026 Membership Guide is more precise, and more generous: Sports members hold unlimited golf privileges from May through October, with on course golf excluded only from November through April. The same seasonal structure appears in the club's 2012 materials, so this has been consistent policy for fourteen years.

• A purchasable Non Equity Golf Joining Waitlist, open to Sports members, which adds limited golf access during the November to April season while a member waits.

There is no "Social Membership" category in the club's current guide, despite the term appearing in circulation.

What membership costs, and what we will not tell you

The club does not publish its current fees. We checked its membership page directly and it carries no dollar figures at all.

What we can source is this. A club issued document from approximately 2021 records a Golf Member joining fee of $200,000, structured as $150,000 membership plus a $50,000 capital contribution, with none of it refundable. The same period records April capital project dues of $3,000 for golf members and $1,350 for sports members, with a step up of $1,850 and $250 respectively applied in 2022. The bylaws cap dues increases at 15% a year, and capital projects above $4 million require a vote of the golf membership.

That $200,000 figure is roughly four years old and should be treated as historical rather than current. Several higher figures circulate in secondary material, and they contradict one another on both initiation and annual dues, so we will not repeat any of them. If you want a current number, the club's membership office is the only reliable source, and we are happy to make that introduction.

One structural feature is worth knowing because it explains a great deal about how this club behaves. Membership refunds run on a "three for two" basis under the bylaws, meaning refunds are funded from new member sales at a defined ratio. The club reports having refunded over $50 million in ten years and having honored the arrangement for 28 years.

The club's financial position

The club discloses its own capital position in member facing documents, and it is unusually healthy for a club of this age.

• Peak debt of $33 million in fiscal 2017, with a stated path to debt free by fiscal 2027.

• An asset base of approximately $75 million and a capital reserve of $7 million.

• Over $57 million of capital invested since 2015, and a cumulative claim by the club of over $60 million.

The capital program is documented line by line. The 2015 Master Club Improvement Plan ran to $30 million. The subsequent GO Forward 2026 plan totals $17.4 million, comprising the Pine course renovation at $15 million, racquets at $950,000, the short game area at $241,000, the Estuary kitchen at $450,000 and parking at $750,000. A wellness enhancement in 2024 added over $1 million.

Recognition

Grey Oaks has climbed steadily in the Platinum Clubs of America national rankings: #136 in 2019 to 2020, #119 in 2021 to 2022, and #112 in 2023 to 2024. The club also holds a USPTA Facility Manager of the Year award from 2023, three Sand Dollar Awards, and the Estuary course has been named a Florida Golf Course of the Year.

The Three Golf Courses

Grey Oaks holds 72 entitled golf holes and operates three eighteen hole courses across its two campuses.

The Pine Course

Designed by Lloyd Clifton and opened in 1993 as the community's original course. Pine underwent a $15 million renovation by architect Andrew Green and reopened in November 2023. It now plays 7,120 yards with a course rating of 74.8 and a slope of 143, and it is ranked 95th in the state of Florida.

Andrew Green is the architect behind recent restoration work at Oak Hill, Inverness and Congressional, which places Pine in unusually good company for a residential club course.

The Palm Course

Designed by Clifton, Ezell and Clifton and built in two stages: the front nine in 1997 and the back nine in 1999. Later redesigned by Tim Liddy. Palm plays 6,882 yards and is the most forgiving of the three.

The Estuary Course

Designed by Bob Cupp and opened in 2003 on the western campus, later re-imagined by Tim Liddy. The Estuary clubhouse opened the year before, in 2002.

Estuary is the shortest of the three at 6,680 yards and simultaneously the hardest, carrying the highest men's slope rating in the community at 145. That combination is the most interesting thing about golf at Grey Oaks and it is rarely mentioned: the shortest course is the one that will beat you.

The Estuary is not a separate club. There is one membership and two campuses. No separate Estuary club entity exists in the Florida corporate record.

Racquets, Wellness and Dining

The club reports more than ten PGA professionals on staff, having cited nearly twenty in 2024. Read that as either a genuine reduction or a shift from counting all golf staff to counting only PGA credentialed professionals; both figures are the club's own.

Racquets. The racquet complex was expanded under the GO Forward plan at a budgeted $950,000, delivered at approximately $1 million. The program won a USPTA Facility Manager of the Year award in 2023.

Wellness. The wellness center operates four studios: a main studio, yoga, functional training and Pilates reformer. Club materials from 2024 separately describe a fifth, private Pilates studio. Group fitness programming has grown from over fifty classes in 2024 to over sixty in 2026. A 2024 enhancement invested over $1 million in the facility.

Dining. Grey Oaks operates three full service restaurants: the Pool Café, the Point Grille and Estuary, alongside a Main Dining Room ballroom and a Grab and Go. The club's own materials count either three or four venues depending on which document you read, because the fourth counted varies. The Point Grille overlooks the Pine and Palm courses.

What It Actually Costs to Own Here

This is the question the internet answers worst about Grey Oaks, so we went to the associations directly.

Association fees

Both figures are published by the associations themselves on their own resident portals.

The master fee is not bare. It covers Comcast cable television, high speed internet and ADT alarm monitoring. When comparing Grey Oaks against a community with a lower headline fee, check what that fee includes before concluding it is cheaper.

The closing cost almost nobody mentions

A buyer at Grey Oaks pays a resale capital contribution to the master association at closing. It is in the recorded declaration, it is the purchaser's obligation rather than the seller's, and we have not seen it disclosed on any other page about this community.

The declaration caps it at one third of one percent, 0.33%, of the sale price, and the Board may not exceed that ceiling without a majority vote of owners. The rate that applies to your purchase is the one in effect when the contract is fully executed, so a later change does not reach a deal already signed. The money may be used only for capital improvements and deferred maintenance reserves.

Treat 0.33% as the ceiling, not as the current charge. The Board sets the actual figure within that cap and does not publish it, so we quote the recorded limit and obtain the live number by estoppel for a specific address. At the cap, a $2,000,000 purchase carries a $6,600 contribution, and across the community's neighborhood medians the range runs from roughly $5,000 to $12,000. It belongs in your closing statement from the first draft, not as a surprise three days before funding.

These are master association fees only. Most Grey Oaks homes also pay a neighborhood level association fee to one of the 19 constituent associations, and condominium residents at Terra Verde, La Residence and Traditions Golf Residences pay condominium assessments that cover building envelope and insurance. Those neighborhood figures are not published centrally, and we will not estimate them. We can obtain the exact figure for any specific address through an estoppel request.

Club dues are separate again, and are not an association fee. Conflating the two is the single most common error in published material about the cost of living here.

The master association, formally

• Grey Oaks Property Owners' Association, Inc., Florida document N48016, filed 23 March 1992, active, registered at 2394 Grey Oaks Drive North.

• Governing document: Amended and Restated Declaration, Instrument 6667205, Official Records Book 6456, Page 3364, recorded 10 April 2025, running to 74 pages. The original Declaration is recorded at Book 1697, Page 1167, dated 19 March 1992. The chain includes 22 supplemental instruments and amendments across 18 recorded plats.

• Day to day management is by Castle Group.

• Association governance runs on a fixed calendar: the budget meeting in November, the annual meeting in March, and a design review committee meeting on the first Thursday.

There is no CDD at Grey Oaks

Every one of the 1,053 Grey Oaks parcels carries a non ad valorem assessment of $0.00.

That single fact is the answer to a question buyers ask constantly and which no published source about this community currently answers. We confirmed it four independent ways:

1. The certified tax roll shows zero non ad valorem assessment on all 1,053 parcels.

2. A search of Florida's special district registry, covering 2,090 active districts, 542 dissolved and 20 inactive, returns no Grey Oaks or Halstatt district.

3. Collier County's 54 active special districts do not include one for this community, although neighboring Pelican Marsh and Talis Park both do have Community Development Districts.

4. The water management record shows the community's stormwater system is permitted to and maintained by private property owners' associations rather than by a district.

The practical meaning is straightforward. In a community with a CDD, a buyer inherits a share of bond debt collected annually on the tax bill, often for twenty or thirty years, and often amounting to several thousand dollars. At Grey Oaks there is no such line. The infrastructure was privately financed and is privately maintained through the association fee.

When you compare a Grey Oaks total cost of ownership against a CDD community at a similar price, the association fee is not the only line that differs. Check the non ad valorem section of the comparison property's tax bill.

Property Taxes and the Save Our Homes Reset

What a Grey Oaks tax bill looks like

The median total annual tax bill across all 1,053 parcels is $20,537, with a mean of $25,855.

Effective rates vary because homesteaded owners of long standing pay tax on a capped assessed value rather than on market value. Which brings us to the most important number on this page.

The Save Our Homes reset, and why it should change how you negotiate

Florida's Save Our Homes provision caps annual increases in the assessed value of a homesteaded property at 3% or the change in the Consumer Price Index, whichever is lower. Over a long ownership, the gap between what a home is worth and what it is assessed at can become enormous. That gap is recorded on the roll as a Save Our Homes benefit.

At Grey Oaks, 547 parcels carry a Save Our Homes benefit. The median benefit is $1,449,024. The largest is $6,713,726, and the benefit across the community totals $920,386,718.

Read that carefully, because it has two consequences pointing in opposite directions.

For a buyer: when a long held Grey Oaks home sells, the cap resets. The new assessed value is the market value, and the buyer's tax bill can be substantially higher than the seller's was, on the same house, in the first full year of ownership. On a median benefit of $1,449,024, at Collier's combined millage, that reset represents roughly ten thousand dollars a year of additional tax that the seller was not paying. Do not budget from the seller's current tax bill. Budget from the assessed value your purchase will create.

For a seller: the same arithmetic explains why some Grey Oaks owners are reluctant to move within Florida, and why Florida's portability provision matters so much. A homesteaded seller can transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead, which is the difference between a move being comfortable and being expensive. If you have held a Grey Oaks home for fifteen years, portability is likely the largest single financial variable in your next move, and it should be modeled before you list, not after.

Cross referenced against tenure, this is the defining feature of the Grey Oaks market: 48% of homes have not traded in over eleven years, and 547 carry a cap benefit with a median around $1.45 million. A very large share of this community is sitting on a substantial unrealised gain and a substantial embedded tax advantage at the same time.

Nobody in Naples luxury real estate publishes this analysis. It is the first thing we model when we sit down with a Grey Oaks owner.

Flood Zones, Elevation and Storm History

This section is deliberately honest, including where the honest answer is less flattering. Buyers at this price point are making an insurance decision as well as a housing decision, and a page that oversells here is worthless.

The flood zones

Grey Oaks is covered by FEMA Flood Insurance Rate Map panels 12021C0392J and 12021C0384J, both effective 8 February 2024. The community straddles two FEMA communities: the Estuary and Moorings Park under the City of Naples, and the remainder under unincorporated Collier County.

Measured by sampling 228 points across the community against the National Flood Hazard Layer:

• 35.1% of Grey Oaks sits in a Special Flood Hazard Area, zones AE or AH.

• 64.9% sits in Zone X, outside the mapped high risk area.

• There is no V or VE zone anywhere in Grey Oaks.

The Special Flood Hazard Areas follow the Gordon River corridor and the community's interior lakes rather than any coastal exposure. Base flood elevations inside the community run 8.5 to 10.5 feet NAVD88, mostly between 9.0 and 9.5.

It is not accurate to say Grey Oaks is not in a flood zone. Roughly a third of it is, and the answer varies lot by lot. Ask for the specific determination on the specific parcel.

The Letters of Map Amendment nobody mentions

There are 21 Letters of Map Amendment or Map Revision on file for Grey Oaks parcels, the most recent dated 18 June 2026.

A Letter of Map Amendment is a FEMA determination that a specific structure sits above the base flood elevation and should not be treated as being in the high risk zone, even though the surrounding map area is. If a Grey Oaks property you are considering already holds one, that changes its flood insurance rating. This is a question almost no buyer thinks to ask and almost no listing discloses, and there are 21 of them here.

Elevation, compared honestly

Measured against USGS elevation data, Grey Oaks has a median elevation of 9.7 feet NAVD88, with a tenth percentile of 7.2 feet and only 1% of the community below 5 feet.

For comparison, Aqualane Shores has a median of 4.3 feet with 73% of it below 5 feet. Port Royal is at 5.6 feet, Old Naples at 5.8.

But the honest reading is more specific than "Grey Oaks is higher." Park Shore and The Moorings are reasonably close to Grey Oaks on median elevation. The real difference is the absent low tail. Grey Oaks does not have the very low lying pockets that the coastal neighborhoods carry, and it is the tail, not the median, that determines what happens in a surge event.

Evacuation zones, which are a different thing entirely

Storm surge evacuation zones are frequently confused with FEMA flood zones. They are not the same. A FEMA zone drives insurance rating; an evacuation zone determines when the county orders you to leave.

This is where Grey Oaks separates most cleanly from the coastal alternatives.

Zone A evacuates first and evacuates most often. Grey Oaks in Zone C is ordered out considerably less frequently, and in many storms not at all.

What the storms actually did

Hurricane Ian, 2022. The National Weather Service's own description of the surge envelope places the inundation south and west of US 41, along the Gordon River and south and west of the Naples airport. The surge did not reach Grey Oaks. Inland Collier County experienced near surface gusts of 80 to 90 miles per hour, with damage described as mainly confined to trees, fences and screens. Collier County recorded 201,095 peak power outages and roughly $2.2 billion in county wide damage, with the City of Naples alone accounting for $989 million.

Hurricane Irma, 2017, was the more serious wind event for this location, producing a 142 mile per hour gust two miles from Grey Oaks. Irma's Naples inundation extended less than half a mile inland; the nearest point of Grey Oaks is 1.53 miles from the coast.

2025 and 2026. NOAA tide gauges at Naples record no surge event in either year, with a 2025 maximum of 1.42 feet above mean higher high water and a 2026 maximum of 1.29 feet.

The wind finding that does not favour Grey Oaks

Measured against Florida's adopted ASCE 7-22 wind speed contours, Grey Oaks sits in the same 160 to 170 mile per hour design band as Old Naples.

Grey Oaks holds a substantial flood and surge advantage over the coastal neighborhoods. It holds essentially no wind design advantage. A home here must be built to the same wind standard, and an older Grey Oaks home carries the same wind questions as an older home anywhere in coastal Collier County.

Collier County is confirmed outside the High Velocity Hurricane Zone, which applies only to Miami-Dade and Broward. It is, however, entirely inside the wind borne debris region, so opening protection is required.

Insurance Reality in 2026

A Grey Oaks home is almost certainly ineligible for Citizens Property Insurance. Florida's state backed insurer of last resort carries a statutory replacement cost cap of $700,000, and essentially no home in this community falls below it. Grey Oaks is a private market community, and that is generally an advantage rather than a disadvantage, because it means these homes are being written by carriers competing for them.

We are not going to publish a premium range. Premiums at this price point vary so widely by roof age, opening protection, construction type, claims history and carrier appetite that a single figure would mislead more than it helps. What we will tell you is what actually drives the number:

• Roof age and material. The most significant single underwriting variable in Florida today.

• Opening protection. Impact glass or code approved shutters throughout, versus partial or none. Given that Grey Oaks homes span 1993 to 2025 construction, this varies enormously across the community.

• Wind mitigation credits. A current wind mitigation inspection is worth commissioning before you shop coverage, not after.

• Flood, separately. Whether the parcel sits in the 35.1% inside a Special Flood Hazard Area or the 64.9% outside it, and whether it holds one of the 21 Letters of Map Amendment.

• For condominium owners at Terra Verde, La Residence or the Traditions Golf Residences: loss assessment coverage. Florida Statute 627.714 sets a statutory minimum of $2,000, and it contains a trap worth knowing. The applicable limit is the one in force the day before the occurrence. Increasing your loss assessment limit after a storm is forecast does not help you.

Milestone inspections and reserve studies

Florida's structural safety legislation requires milestone inspections and structural integrity reserve studies for condominium buildings of three storeys or more. Grey Oaks sits inside Collier County's three mile saltwater buffer, which means a 25 year first inspection clock rather than 30 years.

There are only three condominium associations in Grey Oaks. L'Ermitage is the one currently recorded in Collier County's milestone program, and its status is cycle completed, with the next inspection due 2035 and a structural integrity reserve study on file.

We have deliberately not made a claim either way about Terra Verde or the Traditions Golf Residences, because we could not verify their building heights from a primary source and an exemption claim that turns out to be wrong is worse than no claim at all. If you are buying in either, ask the association directly for its milestone and reserve study status.

Schools

Grey Oaks addresses zone to three schools, and we verified this rather than assuming it. We extracted the school district's own 2026 to 2027 zoning geometry and ran a point in polygon test on ten addresses spread across the eastern campus, the Estuary and Moorings Park.

All ten returned the same three schools.

Two findings are worth stating because they are counterintuitive. Airport-Pulling Road bisects the community but is not a school zone boundary. Neither is the city limit line. Despite Grey Oaks being split across two jurisdictions, it is not split across school zones. The nearest zone edge is roughly a mile north of the north gate.

Poinciana Elementary is at 2825 Airport-Pulling Road, directly across the road from the community.

On performance: Gulfview Middle has held an A grade for 25 consecutive years since 2001. Naples High moved from a B to an A in 2024 to 2025 and held it. Collier County Public Schools is an A rated district for the ninth consecutive year and ranks sixth of Florida's 67 districts.

Private schools

Naples has an unusually deep private school market for a city its size, and most Grey Oaks families consider it. The principal options within a reasonable drive include Community School of Naples, Seacrest Country Day School, First Baptist Academy, Royal Palm Academy, St. Ann Catholic School and The Village School of Naples. Royal Palm Academy opened an $8 million middle school expansion in August 2026, clearing a waiting list.

Two corrections worth carrying into your own research: Naples Classical Academy is a public charter school rather than a private school, and is frequently miscategorized. Hodges University has closed, its Naples campus in 2021 and the institution in August 2024.

Healthcare and Moorings Park

Hospitals

Grey Oaks is unusually well positioned for healthcare access, and the two gates differ in which direction they favour.

NCH Healthcare System operates both campuses. Physicians Regional Healthcare System operates three further campuses in the county. A four year osteopathic medical school is planned twelve miles away for 2028 with NCH as clinical partner.

Two corrections again: NCH holds Pathway to Excellence designation, not Magnet designation, and Moffitt Cancer Center has no Naples location despite frequent claims otherwise.

Moorings Park at Grey Oaks

Moorings Park at Grey Oaks is a continuing care retirement community occupying roughly 16 acres on the City of Naples side of the community. It is adjacent and separately gated, with its own guardhouse and perimeter wall, rather than being a Grey Oaks neighborhood in the ordinary sense. Construction broke ground in April 2014.

It holds 96 garden residences and 13 penthouse residences, and operates a Type B contract rather than the Type A life care model. Entrance fees start from approximately $1.4 million. Monthly fees are not published anywhere we could find, and we are not going to estimate them.

Every residence at Moorings Park at Grey Oaks includes a Grey Oaks Sports Membership, and unusually, that membership includes golf from May through October in line with the club's standard seasonal sports structure.

Moorings Park Grande Lake is a different project on 55.48 acres in unincorporated Collier County, and it is the parcel affected by Ordinance 2026-12. The two are routinely conflated. Grande Lake entrance fees have escalated from $1.5 million in 2020 to $3.2 million in 2023 to approximately $3.7 million in 2026.

Daily Life, Gates and Utilities

The gates

Grey Oaks has four gates, though the master association counts three, and the discrepancy has a clean explanation.

The master association names three entrances because it governs the 19 eastern campus associations. The Estuary is a separately governed development with its own gate, which is why it does not appear on the master association's list.

Practical rules

From the association's own published material: a four vehicle street parking limit, move in and move out permitted Monday to Saturday between 7am and 6pm, and a design review committee that meets on the first Thursday of the month. Exterior paint colors are set by each individual neighborhood association rather than centrally.

Leasing, pets and guests

We pulled these from the recorded master declaration, so the community wide answers below are attributable rather than approximate.

Leasing is restricted, and the restriction is stricter than most Naples golf communities. The declaration opens the section by saying its purpose is to "foster a stable residential community and prevent a motel-like atmosphere", and then does exactly that:

So there is no short term or seasonal rental at Grey Oaks. If a six month floor does not suit your plans, that is worth knowing before you contract rather than after.

One qualification that matters, and it cuts only one way. The declaration expressly allows each neighborhood association to set standards that are more stringent than the master rule, including tenant screening and advance approval. It does not allow them to be more permissive. So the six month minimum is a floor for the whole community, individual neighborhoods may sit above it, and any claim you encounter of a shorter minimum at Grey Oaks, whether ninety days or two months, is not a neighborhood variation. It is simply wrong. We can pull the exact restriction for any specific address.

Pets. Dogs, cats and other household pets are permitted. None may be kept, bred or maintained for a commercial purpose, and the declaration limits numbers by a Board judgment of what is reasonable rather than by a fixed cap, so there is no published two pet rule here and we will not invent one. Pets must be caged, carried or leashed outside the home, may not be tied outside or left on a balcony or patio, and may not be left outside unattended. Waste must be picked up immediately. An animal that becomes a persistent nuisance must be corrected or, on written notice, permanently removed.

Guests. The declaration defines a guest as anyone present in a home on a temporary basis and makes the owner responsible for their conduct and for their compliance with the rules. Occupancy is defined by staying overnight. The rules are enforceable against a guest or a tenant to the same extent as against the owner, and the Board may suspend a guest's, vendor's or contractor's right to enter the community. The master declaration sets no numeric guest limit and no guest registration requirement, though a neighborhood association may.

Enforcement, so the picture is complete. The Board may fine up to $500 per day, capped at $25,000 for a continuing violation, and may suspend use of common areas and non essential services, which the declaration specifies as including bulk cable, internet and use of the residents' lane at the gate.

Utilities

• Water: City of Naples throughout, including the 836 unincorporated parcels. Out of city customers pay a 25% surcharge.

• Sewer: split on the city line. The Estuary and Moorings Park are on City of Naples sewer. The eastern campus is on the Collier County Water-Sewer District, billed on the City's bill. City sewer runs $53.76 base plus $5.21 per thousand gallons with a 20,000 gallon cap; the County rate is $106.12 base plus $7.46 per thousand with a 30,000 gallon cap.

• Reclaimed irrigation water reaches the Estuary only, at $27.16 base plus a $20.02 availability charge whether connected or not, plus $0.90 per thousand gallons.

• Electric: Florida Power and Light.

The setting

Grey Oaks was laid out along the Gordon River corridor, and the community's 137.99 acre dedicated preserve is a permanent recorded feature rather than a marketing amenity. The Estuary's street names read as a deliberate birding register: Anhinga, Osprey, Great Egret, Noble Heron, Marsh Wren, Nighthawk.

We looked specifically for Audubon certification of the golf courses, because it is commonly claimed of Naples clubs. We found no mention of it anywhere on the club's own materials and we are not going to assert it.

Getting Around

Drive times below were computed by road routing from both gates rather than estimated from straight line distance.

The seasonality nobody quantifies

Naples traffic is genuinely seasonal, and it is measurable. County traffic counts on Golden Gate Parkway west of Airport-Pulling ran 36.9% higher in the first quarter than the third quarter in 2023, and 26.5% higher in 2025.

There is a practical consequence. Livingston Road at the Grey Oaks gate carries roughly two thirds the volume of the Airport-Pulling gate. In season, the Livingston gate is the better exit, and residents learn this quickly. It is the sort of thing that never appears in published material about a community and matters every single day between January and April.

What Is Coming Nearby

Buyers want to know what will change around them, and this is the section that is almost universally missing from community pages.

Roads: less than you may have heard

No county or state road construction project touches the Grey Oaks frontage. The Airport Road widening that is frequently associated with this area is the Vanderbilt Beach Road to Immokalee Road segment, four to five miles north, and it does not affect the community's entrances.

Looking further out, the adopted 2050 Long Range Transportation Plan Needs Plan carries a Golden Gate Parkway overpass over Livingston Road and an intersection improvement at Airport-Pulling and Golden Gate Parkway. These are identified needs rather than funded projects, and their funding status is unverified.

The I-75 project in the corridor remains in a design and public involvement phase, with no construction date set as of a public meeting held at the end of August 2026.

The airport, addressed honestly

Grey Oaks is close to Naples Municipal Airport, and a page that skipped this would be doing you a disservice.

The community sits outside the airport's DNL 60 noise contour. For scale, the county wide population inside DNL 60 or above is 97 persons across 46 housing units, against 919 homes in Grey Oaks alone.

But it is not silent, and the airport's own records show it. In the airport's noise complaint table for May 2025 to April 2026, Grey Oaks appears with 2 households filing 48 comments, out of 6,821 county wide. The community does not appear in the August 2025 to July 2026 table.

Traffic is rising. The airport recorded 54,216 jet operations, up 8% year over year, and 127,172 total operations, up 1.5%. Curfew compliance runs at 98.2%, and non exempt curfew flights have fallen 26% in two years.

And the airport is staying. The Naples Airport Authority board voted 3 to 1 on 19 June 2025 to end the relocation study, finding it not financially feasible and unsupported by the county.

Our honest read: aircraft noise at Grey Oaks is real but modest, it varies by where in the community you stand, and it is a question to answer with your own ears on a weekday morning in February rather than from any page, including this one.

Development

City of Naples site plan item 26-SP5, filed for "Estuary at Grey Oaks" at 1600 Estuary Drive, is currently under review. Its scope is not published and we are not going to speculate about it.

The Moorings Park Grande Lake expansion permitted by Ordinance 2026-12 is capped at roughly twelve additional independent living units with no height increase.

County context

Collier County's fiscal 2026 general fund millage is 3.0107 with an aggregate of 3.7675, against a rolled back rate of 3.5870, a 5.03% increase. County taxable value stands at $164.9 billion. Population projections from the state's demographic bureau put Collier at 413,314 in 2025 rising to a medium series estimate of 506,800 by 2050.

Flood maps under revision

FEMA's proposed new Collier County flood maps entered a 90 day appeal period on 19 August 2026, with new maps expected to take effect around summer 2027. If you are buying here, the zone determination that applies today may not be the one that applies at your first renewal after the new maps adopt. This is worth asking about specifically, and almost nobody is.

How Grey Oaks Compares

Grey Oaks is most often cross shopped against Mediterra, Quail West, Talis Park, Pelican Marsh and Bay Colony. A few genuine structural differences are worth naming.

Location. Grey Oaks is the most central of the group. At 3.6 to 5.0 miles from Fifth Avenue South it is materially closer to downtown Naples than the North Naples communities, and unlike the beachfront communities it is not on a barrier island or a coastal spit.

Assessments. Grey Oaks has no Community Development District. Pelican Marsh and Talis Park both do, which means a bond assessment on the annual tax bill that Grey Oaks parcels do not carry.

Surge exposure. Grey Oaks is in evacuation Zone C, with the Estuary in Zone B. The coastal Naples communities are in Zone A.

Wind exposure. No advantage. Grey Oaks is in the same 160 to 170 mile per hour design band as Old Naples.

Owner occupancy. At 69% homesteaded, Grey Oaks is more full time resident than much of the Naples luxury market.

Golf. Three courses on 72 entitled holes, one of them renovated in 2023 at a cost of $15 million and ranked 95th in Florida.

Price entry. The 5.7 times internal spread means Grey Oaks has a genuine entry point. A Terra Verde residence at a ten year median of $950,000 buys the same gates, the same club access and the same schools as an estate home at five times the price. Very few Naples clubs of this calibre have that range inside one community.

The benchmark table

Because the county records every transfer and flags the arm's length ones, we can compare Grey Oaks against its cross shopped alternatives on measures that are actually verifiable, rather than on adjectives.

What the comparison actually turns on

Buyers usually frame the Grey Oaks decision as a lifestyle choice between clubs. In practice, four structural differences do most of the work.

Carrying cost is not the headline fee. A community with a lower quarterly assessment but a CDD bond on the tax bill can cost more annually than Grey Oaks does, and the Grey Oaks fee already includes cable, internet and alarm monitoring that other communities bill separately. Compare the total of association fee plus non ad valorem assessment plus what each fee covers, not the headline number.

Risk is two separate questions, and Grey Oaks answers them differently. On surge and evacuation it is meaningfully safer than the coastal alternatives, sitting two evacuation tiers away from the Zone A neighborhoods. On wind it is not, sitting in the same design band as Old Naples. A community page that blurs those two into a single claim about safety is not helping you.

Centrality is measurable. At 3.6 miles from Fifth Avenue South at the Estuary gate, Grey Oaks is closer to downtown Naples than the North Naples club communities, while sitting well back from the coast. That combination is genuinely uncommon.

Range inside one community is rare at this level. Most Naples clubs of comparable standing have a narrow product band. Grey Oaks spans a 5.7 times price range behind one set of gates, which means a buyer can enter the club and the school zoning at a fraction of the estate price and move up within the community later without changing address, club or neighbors.

Selling a Grey Oaks Home

If you own in Grey Oaks, the market you are selling into is not the market described in most published material, and the difference is worth real money.

What we know about your home before we arrive

We hold the complete recorded sale history of Grey Oaks back to 1992: 1,984 qualified arm's length transactions across the eastern campus and the Estuary, plus a further 154 recorded for Avila, with dates, prices and the property appraiser's own qualification flag. We hold the assessed value, land value, improvement value, base area, adjusted area, lot size, year built and exemption status for every parcel. And we hold the Save Our Homes benefit on every homesteaded property in the community.

That means when we sit down with you, we are not asking you what you think your neighbors sold for. We already know.

The three things that decide a Grey Oaks sale

One: which of the four Grey Oaks markets you are in. The internal price spread is 5.7 times. A comparable analysis that treats Grey Oaks as a single market will misprice your home in either direction. Terra Verde, Traditions, Torino and The Estates are four genuinely different products with different buyers, and the ten year median qualified sale ranges from $950,000 to $5,395,000 across the community.

Two: your tax basis, and your buyer's. With a median Save Our Homes benefit of $1,449,024 across 547 homes, a long held Grey Oaks property carries a tax reset for its buyer that a well prepared listing addresses openly rather than letting it surface as an objection late in a negotiation. We model the buyer's likely first year bill before we go to market, so the conversation happens on our terms.

Three: your own portability. If you are moving within Florida, up to $500,000 of your accumulated Save Our Homes benefit can transfer to your next homestead. For a long tenured Grey Oaks owner this is frequently the single largest financial variable in the move, and it needs modeling before the listing decision, not after the closing.

Why this community rewards preparation

Grey Oaks turns over slowly. Roughly half of all homes here have not traded in more than eleven years, and only 28 to 46 qualified sales have occurred in each of the last five years across nearly 900 homes. In a low turnover market, each listing is measured against a small and highly scrutinized comparable set, and a mispriced first three weeks is expensive to recover from.

At the same time, the top of this market has re-rated sharply. The highest sale of the year has moved from $6.75 million in 2020 to $16.5 million in 2025. If your home sits in the upper tier, the comparable set from even three years ago understates it.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

What we do differently

We represented sellers across Southwest Florida for more than two decades, and in the last 12 months we tracked Grey Oaks closings from the county record rather than waiting for them to appear in a market report. Our pricing work starts from recorded sales, is adjusted for the specific neighborhood rather than the community average, and is checked against the assessed value trend on the roll.

If you would like to know what your Grey Oaks home is worth, we will prepare a full analysis with the recorded comparable set, the neighborhood level trend, and the tax modeling for both sides of the transaction. There is no obligation attached to it.

Jesse McGreevy: (239) 898-6072 · [email protected]

Buying in Grey Oaks

If you are buying, here is the short list of questions that actually matter here and that most buyers do not think to ask.

Which side of Airport-Pulling Road is it on? That determines your jurisdiction, your fire district, your sewer provider and your building department.

What is the seller's Save Our Homes benefit? Because your tax bill will not be theirs. Budget from the assessed value your purchase creates, not from the current bill.

Is the parcel in the 35.1% inside a Special Flood Hazard Area, or the 64.9% outside it? And does it already hold one of the 21 Letters of Map Amendment on file in this community?

Which neighborhood association governs it, and what does that association's fee cover? The $1,509 quarterly master fee is only one of the lines you will pay.

What is the minimum lease term for that specific neighborhood? The master declaration sets a floor of six months and a ceiling of twelve, and individual neighborhoods may be stricter but never more permissive. If rental flexibility matters to you, get the neighborhood's own rule in writing before you go under contract.

For a condominium: what is the association's milestone inspection and reserve study status? Grey Oaks sits inside the 25 year saltwater buffer clock.

What is the roof age and the opening protection? Grey Oaks spans 1993 to 2025 construction, and those two variables will drive your insurance more than anything else.

We work through this list on every Grey Oaks purchase we handle. Marc Comisar: (239) 287-5873.

Primary Source Documents

These are the governing and public records behind the facts on this page, linked at their official source.

Frequently Asked Questions

Does Grey Oaks have CDD fees?

No. Grey Oaks has no Community Development District and no CDD bond debt. All 1,053 parcels in the community carry a non ad valorem assessment of $0.00 on the Collier County certified tax roll. This is confirmed independently by a search of Florida's special district registry, which returns no district for this community.

How much are Grey Oaks HOA fees?

The Grey Oaks master association fee is $1,509 per quarter, or $6,036 per year, and it includes Comcast cable television, high speed internet and ADT alarm monitoring. The Estuary at Grey Oaks is governed by its own separate master association at $3,345 per quarter, or $13,380 per year. Most homes also pay a neighborhood level association fee to one of the 19 constituent associations. Club dues are separate again and are not an association fee.

How many homes are in Grey Oaks?

The Collier County tax roll records 1,053 parcels in the Grey Oaks universe, of which 919 are improved with a structure. The master association separately publishes 732 assessable doors across 19 neighborhoods, its own neighborhood rows sum to 735, and the recorded master declaration divides assessments 737 ways. The Estuary publishes 176 parcels. Those association figures total about 911 against the roll's 919 structures, and the eight door difference is definitional: a roll counts structures, an association counts assessable doors.

Is Grey Oaks in the City of Naples or unincorporated Collier County?

Both. 217 parcels, comprising the Estuary and Moorings Park, are inside the City of Naples. The remaining 836 parcels are in unincorporated Collier County. Roughly 354 acres of the community lie within the city limits.

Is Grey Oaks Country Club equity or non equity?

It is a member owned equity club. The club's own materials use the formal categories "Equity Golf Members" and "Equity Sports Members," and the corporate structure carries 2,500 authorized preferred shares across three classes. Turnover from the developer to the membership completed in 2015.

How much is membership at Grey Oaks Country Club?

The club does not publish its current fees, and we checked rather than assumed. We read the club's own Membership Guide 2026 cover to cover, all 24 pages. It sets out three categories of membership in detail and contains no dollar figure of any kind: no joining fee, no annual dues, no capital contribution, no minimum.

What the recorded declaration does give us is the structure, which is worth knowing even without the amounts. Membership carries a one time joining payment the declaration calls an initiation cost, plus annual dues, fees and a capital contribution, together defined as the "Club Charges". The declaration is explicit that the Club sets these and may change them.

The most recent figure we can source to a club issued document is a Golf Member joining fee of $200,000, structured as $150,000 membership plus a $50,000 capital contribution, dating to approximately 2021 and therefore now historical. Several conflicting figures circulate elsewhere and we do not repeat them. The club's membership office is the only reliable source for current pricing, and we obtain it in writing as part of listing or purchase preparation.

Is club membership mandatory when you buy in Grey Oaks?

Yes. We confirmed it from the recorded Declaration rather than from anybody's description of it.

The Amended and Restated Declaration of Master Covenants, recorded 10 April 2025 at Official Records Book 6456, Page 3364, requires that each owner acquire and maintain in good standing either an Equity Golf or an Equity Sports membership in the Country Club, for each lot, home or unit owned. The obligation originates in a Mandatory Membership Amendment recorded on 16 May 2012, which the 2025 declaration re records as an exhibit and incorporates by reference. The obligation runs with the title.

There is a grandfather clause, and it contains the single most important detail on this page for a buyer. Owners who held property in Grey Oaks before 1 June 2014 and who did not have a club membership on that date are not required to carry one. But the declaration then says, in terms, that successors and assigns of those grandfathered owners are required to maintain a membership. In plain language: the exemption does not transfer with the house. If you buy from a grandfathered owner, you take the property with a membership obligation, whatever the seller's own position was.

Two further points from the same instrument. An owner who combines two or more contiguous lots so that only one residence can be built, in a manner acceptable to the association, is required to maintain only one membership. And the declaration's own wording is conditional: acquisition of a membership "if offered by the Club" is mandatory, which we quote as written rather than smoothing over.

What the declaration does not contain is a price. See the fees question above.

Do Grey Oaks Sports members get to play golf?

Yes, seasonally. The club's 2026 Membership Guide gives Sports members unlimited golf privileges from May through October, with on course golf excluded November through April. The same seasonal structure appears in club materials from 2012, so this is a durable feature of the membership rather than a recent change.

And there is a third category that partly answers the obvious follow up. Alongside Equity Golf and Equity Sports, the 2026 guide describes a Non-Equity Golf Joining Waitlist, available only to Equity Sports members. It holds a place in line for a future Equity Golf membership, and in the meantime it adds limited golf privileges from November through April, which is precisely the window a Sports member is otherwise off the courses.

Read it as an add on, not an alternative. The recorded declaration requires an equity membership, golf or sports, so the waitlist sits on top of a Sports membership and does not satisfy the mandatory membership covenant by itself.

How many golf courses does Grey Oaks have?

Three: Pine, Palm and Estuary, across 72 entitled golf holes.

Which is the hardest course at Grey Oaks?

The Estuary. It is the shortest of the three at 6,680 yards and carries the highest men's slope rating in the community at 145.

When was the Pine course renovated?

Pine was renovated by architect Andrew Green at a cost of $15 million and reopened in November 2023. It now plays 7,120 yards with a rating of 74.8 and a slope of 143, and is ranked 95th in Florida.

Who designed the Grey Oaks golf courses?

Pine was designed by Lloyd Clifton and opened in 1993. Palm was designed by Clifton, Ezell and Clifton, with the front nine opening in 1997 and the back nine in 1999. Estuary was designed by Bob Cupp and opened in 2003. Tim Liddy later redesigned Palm and re-imagined Estuary.

Is the Estuary a separate club?

No. There is one membership and two campuses. No separate Estuary club entity exists in the Florida corporate record.

What are Grey Oaks property taxes?

The median total annual tax bill across all 1,053 parcels is $20,537, with a mean of $25,855. Effective rates by neighborhood range from 0.52% to 0.88% of just value, varying largely because long tenured homesteaded owners pay tax on a capped assessed value.

Why would my tax bill be higher than the seller's?

Because of Florida's Save Our Homes cap. A homesteaded owner's assessed value rises by no more than 3% or the change in the Consumer Price Index each year, whichever is lower. When the home sells, that cap resets to market value. At Grey Oaks, 547 parcels carry a Save Our Homes benefit with a median value of $1,449,024, so the reset can be substantial. Budget from the assessed value your purchase will create.

What is the flood zone in Grey Oaks?

It varies by parcel. 35.1% of the community is in a FEMA Special Flood Hazard Area, zones AE or AH, and 64.9% is in Zone X. There is no V or VE zone anywhere in Grey Oaks. Base flood elevations run 8.5 to 10.5 feet NAVD88. The governing map panels are 12021C0392J and 12021C0384J, effective 8 February 2024.

Did Grey Oaks flood during Hurricane Ian?

The National Weather Service's description of Ian's storm surge envelope places the inundation south and west of US 41 and of the Naples airport. The surge did not reach Grey Oaks. Inland Collier County experienced near surface gusts of 80 to 90 miles per hour, with damage described as mainly confined to trees, fences and screens.

What evacuation zone is Grey Oaks in?

Zone C for the eastern campus and Zone B for the Estuary and Moorings Park. For comparison, Port Royal, Aqualane Shores, Old Naples, Coquina Sands, The Moorings and Park Shore are all in Zone A, which evacuates first and most often.

How high is Grey Oaks above sea level?

The community's median elevation is 9.7 feet NAVD88, with a tenth percentile of 7.2 feet and only 1% below 5 feet. The meaningful comparison is not the median but the absent low tail: Grey Oaks lacks the very low lying pockets found in the coastal neighborhoods.

Is Grey Oaks in a hurricane wind zone?

Yes, like all of coastal Collier County. Measured against Florida's adopted ASCE 7-22 contours, Grey Oaks sits in the 160 to 170 mile per hour design band, the same band as Old Naples. Collier County is outside the High Velocity Hurricane Zone but entirely inside the wind borne debris region, so opening protection is required.

Can I get Citizens insurance on a Grey Oaks home?

Almost certainly not. Citizens carries a statutory replacement cost cap of $700,000, and essentially no home in Grey Oaks falls below it. This is a private market community.

What schools does Grey Oaks zone to?

Poinciana Elementary, Gulfview Middle and Naples High. We verified this by testing ten addresses across the eastern campus, the Estuary and Moorings Park against the district's own zoning geometry, and all ten returned the same three schools. All three currently hold an A grade.

Is Grey Oaks split across school zones?

No. Despite Airport-Pulling Road bisecting the community and the city limit line running through it, Grey Oaks is not split across school attendance zones. The nearest zone boundary is roughly a mile north of the north gate.

How many neighborhoods are in Grey Oaks?

The master association governs 19 constituent neighborhood associations. The Estuary is separately governed and is not one of the 19. Moorings Park at Grey Oaks is a separate continuing care community.

What is the least expensive neighborhood in Grey Oaks?

Terra Verde, with a ten year median qualified sale of $950,000 across 48 condominium residences built between 1998 and 2001.

What is the most expensive neighborhood in Grey Oaks?

By ten year median qualified sale, Isle Royale at $5,395,000 across 20 homes. The Estuary has recorded the highest individual sales, to $13,000,000.

Is Avila part of Grey Oaks?

Yes. Avila is a 53 home neighborhood spread across six streets, Twinflower, Avila, Trillium, Caladium, Sorrel and Firebush, and a member of the Grey Oaks master association. Membership is confirmed by liens the master association has recorded against Avila lots and by its position on platted Grey Oaks Unit Six. Its plat does not carry the Grey Oaks name, which is why it is frequently missed, and why our own county extract initially missed it too until we re ran it on recorded plats instead of on a name search.

How many gates does Grey Oaks have?

Four. Airport-Pulling Road staffed 24 hours, Livingston Road staffed 6am to 6pm, Halstatt Drive unmanned, and Estuary Boulevard off Golden Gate Parkway. The master association names three because the Estuary gate belongs to the separately governed Estuary association.

Which gate should I use in season?

Livingston Road carries roughly two thirds the traffic volume of the Airport-Pulling gate. County counts show Golden Gate Parkway west of Airport-Pulling running 26.5% to 36.9% busier in the first quarter than the third.

Who provides water and sewer to Grey Oaks?

Water is City of Naples throughout, including the unincorporated parcels, with a 25% surcharge for out of city customers. Sewer splits on the city line: the Estuary and Moorings Park are on City of Naples sewer, and the eastern campus is on the Collier County Water-Sewer District, billed on the City's bill.

How far is Grey Oaks from the beach and from Fifth Avenue South?

Fifth Avenue South is 3.6 miles from the Estuary gate and 5.0 miles from the main gate. The Gulf is roughly three miles away.

How far is Grey Oaks from the airport?

Naples Municipal Airport is 2.8 to 3.4 miles depending on gate. Southwest Florida International at Fort Myers is 31.4 miles, about 42 minutes.

Is there aircraft noise at Grey Oaks?

Grey Oaks sits outside the airport's DNL 60 noise contour. It is not silent: the airport's own complaint record for May 2025 to April 2026 shows 2 Grey Oaks households filing 48 comments, out of 6,821 county wide. Jet operations rose 8% year over year. The Airport Authority voted in June 2025 to end the study of relocating the airport.

Is the Airport Road widening going to affect Grey Oaks?

No. That project is the Vanderbilt Beach Road to Immokalee Road segment, four to five miles north of the community. No county or state road construction project currently touches the Grey Oaks frontage.

When was Grey Oaks built?

The first homes were completed in 1993. Construction peaked in 2000 with 91 homes, followed by 81 in 2002, and the median year built across the community is 2003. Torino, the final parcel, was released in 2015. New construction continues today as infill and replacement building, with completions recorded through 2025.

Who developed Grey Oaks?

The land came to Judy Collier Sproul, daughter of Barron Collier Jr., placed in trust in 1969 and vesting on his death in 1976. It was developed through the family's Halstatt entity. Traditions and Torino were built by CC Homes, the Codina Carr partnership, from 2011.

Why is it called Halstatt?

The company was named after Hallstatt, Austria, following a rowing trip Judy Collier Sproul took there with her three daughters in 1987. The Florida spelling drops one letter. The name survives in the county's zoning records, in the DRI designation, and in Halstatt Drive inside the community.

Can you rent a home in Grey Oaks?

The recorded master declaration sets a minimum lease term of six months and a maximum of twelve, community wide. Only the entire home may be leased, never a single room, and no sub leasing is permitted. A copy of the lease must reach the association at least 20 days before the term begins, and an owner whose home is leased gives up use of the recreation and parking facilities for the duration.

Individual neighborhood associations may impose stricter rules, including screening and advance approval, but the declaration does not permit them to be more permissive. So a shorter minimum lease term at Grey Oaks is not a neighborhood variation, it is an error. Confirm the specific neighborhood's rule in writing before contracting.

Is there new construction in Grey Oaks?

Yes, though not new neighborhoods. The community was substantially built out by 2016, and current activity is infill on remaining lots and replacement building on original estate lots. The tax roll records completions in every year through 2025.

How much land does Grey Oaks cover?

The zoning boundary is 1,601± acres. A separate figure of 1,562 acres refers to the footprint of the 1989 South Florida Water Management District stormwater permit. Both are correct and they measure different things.

How many homes can still be built in Grey Oaks?

The master planned unit development is entitled for a maximum of 1,775 dwelling units. Against roughly 919 built homes, headroom exists on paper, but the community is substantially built out and the remaining entitlement largely sits with the Moorings Park Grande Lake parcel and scattered infill lots.

Is Moorings Park inside Grey Oaks?

Moorings Park at Grey Oaks is adjacent and separately gated, with its own guardhouse and perimeter wall, on the City of Naples side. Every residence there includes a Grey Oaks Sports Membership. Moorings Park Grande Lake is a different project on 55.48 acres in unincorporated Collier County.

What is the homestead rate in Grey Oaks?

68.3% of the 904 homes claim a Florida homestead exemption. Measured across all 1,053 parcels, including vacant lots, roads and golf tracts, the figure is 59.0%. Both are correct and they answer different questions.

How often do Grey Oaks homes sell?

Slowly. Across 851 residential parcels, 31% have not traded in 11 to 20 years and a further 18% not in over 20 years. The average parcel has recorded 2.31 qualified sales across the community's entire life. Recent annual volume runs between 28 and 46 qualified sales.

What is the highest price ever paid in Grey Oaks?

$16,500,000, recorded on Indian Pipe Way on 18 December 2025.

Frequently Asked Questions for Sellers

What is my Grey Oaks home worth?

That depends heavily on which of the four Grey Oaks markets it sits in, because the internal spread across neighborhoods is 5.7 times. We prepare a full analysis from the recorded comparable set for your specific neighborhood rather than the community average. Call Jesse McGreevy on (239) 898-6072.

Is now a good time to sell in Grey Oaks?

The median qualified sale has risen every year since 2021, reaching $4,555,000 in 2026, and the top of the market has re-rated faster than the middle. Volume remains low at 28 to 46 sales a year. Whether it is the right time for you depends on your tax basis and your next move, which is why we model portability before recommending a listing decision.

How long does it take to sell a home in Grey Oaks?

Grey Oaks is a low turnover market where each listing is measured against a small comparable set. That makes the first three weeks of pricing disproportionately important. We will give you a realistic timeline for your specific neighborhood and price tier rather than a community average.

What will my tax bill do if I sell and buy again in Florida?

Florida's portability provision lets you transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. For a long tenured Grey Oaks owner this is frequently the largest financial variable in the move.

Should I renovate before selling?

It depends on your neighborhood and your buyer. In The Estates and the island neighborhoods, a portion of demand is for the lot rather than the house, and renovation spend can be recovered poorly. In Terra Verde, Traditions and Torino, condition drives price directly. We will tell you honestly which situation you are in.

How do you price a Grey Oaks home?

From the recorded sale history of the community back to 1992, adjusted to your specific neighborhood, checked against the assessed value trend on the county roll, and stress tested against the current active set. We do not price from portal estimates.

Why does my neighborhood matter so much?

Because Grey Oaks is not one market. Ten year median qualified sales run from $950,000 in Terra Verde to $5,395,000 in Isle Royale. A valuation that averages across the community will be wrong in one direction or the other.

Will the buyer's higher tax bill affect my sale?

It can, if it is not addressed. With a median Save Our Homes benefit of $1,449,024 in this community, a buyer who discovers the reset late in a negotiation may reprice. We put the modeling in front of buyers early, which turns a late objection into an early disclosure.

Do I need to disclose flood zone information?

Florida now requires flood disclosure on residential sales. Roughly a third of Grey Oaks sits in a Special Flood Hazard Area and the answer is parcel specific. If your property holds one of the 21 Letters of Map Amendment on file in this community, that is a selling point and should be documented rather than left for the buyer to discover.

What documents will I need from my association?

An estoppel certificate from the master association and from your neighborhood association, the recorded Declaration and any amendments, the current budget, and for a condominium the milestone inspection and reserve study status. We order these early rather than at the last minute.

Should I sell before or after the new flood maps take effect?

FEMA's proposed Collier County maps entered a 90 day appeal period on 19 August 2026 and are expected to take effect around summer 2027. Whether the revision helps or hurts a specific parcel depends on the parcel. This is worth checking before you list.

How do you market a Grey Oaks home?

Through the gates as much as through the portals. In a community that is 69% owner occupied and turns over slowly, the most likely buyer for your home is already inside the gates or already looking at this community specifically. Broad syndication matters, but so does reaching the club membership and the neighboring associations.

Do you charge for a valuation?

No. There is no cost and no obligation.

What if I am not ready to sell yet?

That is the most useful time to have the conversation. Understanding your Save Our Homes position, your portability, and where your neighborhood sits in the cycle is worth doing well before a decision, not during one.

Who will actually handle my listing?

Jesse McGreevy and Marc Comisar personally. Jesse McGreevy: (239) 898-6072 · [email protected]. Marc Comisar: (239) 287-5873.

Does the Save Our Homes reset make my home harder to sell?

Not if it is handled openly. It is a fact about every long held homesteaded property in Florida, not a defect in yours, and every competing listing in Grey Oaks carries the same dynamic. What damages a sale is a buyer discovering it late and repricing. We put the modeling in the listing materials.

Should I get an estoppel certificate before listing?

Yes. Ordering the master association and neighborhood association estoppels early removes the most common source of delay in the final two weeks of a Grey Oaks closing, and it lets us answer fee questions accurately in the first buyer conversation rather than the last.

My home is in a Special Flood Hazard Area. Does that hurt the price?

It affects the buyer's insurance cost, so it affects what they can pay. The more useful question is whether your specific structure qualifies for a Letter of Map Amendment. There are 21 already on file across this community, and if yours holds one, or could obtain one, that is a documented asset rather than a disclosure problem.

What if my neighborhood association has a low reserve balance?

For a condominium, reserve funding and the structural integrity reserve study are now standard buyer diligence in Florida, and a weak position will surface. It is better to know the number and have an explanation ready than to have a buyer's attorney find it first.

Do I need to be a club member to sell my home?

Membership status travels with the transaction in ways that vary by category and by campus. Because the club does not publish its transfer terms, we confirm the specific position with the membership office before marketing, so no buyer question goes unanswered.

How does the seasonal market affect my listing timing?

Naples is a genuinely seasonal market and traffic counts near Grey Oaks run 26.5% to 36.9% heavier in the first quarter than the third. More buyers are physically present between January and April. That said, in a community with only 28 to 46 qualified sales a year, inventory scarcity matters more than season, and a well priced summer listing is not disadvantaged the way it would be in a higher turnover market.

Will a teardown buyer pay more than a renovation buyer?

In The Estates and the island neighborhoods, sometimes yes, because the value sits substantially in the lot. The tax roll records land value separately from improvement value on every parcel, so we can tell you what share of your assessed value is land before you decide whether to invest in condition.

Should I list before or after the new FEMA maps take effect?

The proposed Collier County maps entered a 90 day appeal period in August 2026 and are expected to take effect around summer 2027. Whether a revision helps or hurts is parcel specific. We check the preliminary mapping against your parcel before advising on timing.

What does the buyer's tax bill actually look like?

We model it from the assessed value the sale will create, at the current millage for your specific side of Airport-Pulling Road, since the fire district differs. Producing that number ourselves keeps the conversation accurate.

How many Grey Oaks homes are on the market at once?

Historically few. With 28 to 46 qualified sales a year across roughly 900 homes, active inventory is thin by design. That is generally favorable to sellers, but it also means the comparable set is small and each new listing repositions the others.

Do you recommend pre-listing inspections?

For homes built in the 1990s, usually yes, particularly roof and opening protection, because those two variables drive the buyer's insurance quote and are the most common source of a renegotiation.

What is my home's land value versus improvement value?

The county roll separates them on every parcel. Across Grey Oaks the median land value is a substantial share of total just value, and in the estate neighborhoods it is the majority. We will show you your specific split.

Can you sell my home privately?

Yes, and in a community that is 69% owner occupied and where roughly half the homes have been held over a decade, a targeted approach reaches a meaningful share of the likely buyer pool. We will discuss the trade off against open market exposure honestly, because quiet marketing usually costs price.

What happens to my club membership when I sell?

That depends on your category and on the club's transfer terms, which are not published. We confirm the position in writing with the membership office as part of listing preparation.

Do I have to bring my home to current code?

No. Existing homes are not required to be retrofitted to current wind or elevation standards to sell. What matters commercially is that a buyer can insure it at a price they will accept, which is a different question from code compliance.

How do you handle a trust or estate sale?

More than half of Grey Oaks parcels are held in a trust, LLC or corporation, so this is the normal case here rather than the exception. We coordinate with your attorney on title, homestead status and the tax consequences of the transfer before listing.

Your Local Real Estate Experts

★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 20 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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

We also publish community guides for Naples and the surrounding Southwest Florida market. Dedicated guides go into further depth on four neighborhoods: the Estuary at Grey Oaks, Traditions at Grey Oaks, Torino at Grey Oaks and Terra Verde at Grey Oaks. Guides to Miramonte, The Estates and Isle Royale follow.

Sources

Collier County Property Appraiser certified real property tax roll, file date 29 August 2026 · Collier County Clerk of the Circuit Court official records, Instruments 6667205 and 6783201, OR Books 6456 and 1697 · Collier County Clerk recorded plats, Plat Book 20 pages 30 to 37 · Florida Division of Corporations records N48016, V30984, A32901, N01000000911, N01000000912 · Collier County Ordinance 07-40 · Collier County Ordinance 2026-12, adopted 28 April 2026 · Collier County Land Development Code Appendix F · Collier County Code Chapter 118 · Collier County Board of County Commissioners agenda item 17C, petition PUDA-PL20250004748 · Collier County adopted fiscal 2026 budget and millage resolution · Collier County Growth Management Department planned unit development master list · City of Naples ordinances and planned development records · City of Naples utility rate schedule 2026 · City of Naples ArcGIS utility service area layers · Grey Oaks Property Owners' Association resident portal · Estuary at Grey Oaks Property Owners' Association resident portal · Grey Oaks Country Club membership materials and 2026 Membership Guide · Grey Oaks Country Club GO Forward 2026 strategic financial and capital plan · Grey Oaks Country Club Amended and Restated Articles of Incorporation 2019 · Platinum Clubs of America submission 2025 to 2026 · South Florida Water Management District environmental resource permit 11-90024-S · FEMA Map Service Center and National Flood Hazard Layer, panels 12021C0392J and 12021C0384J effective 8 February 2024 · FEMA Letters of Map Amendment case records for Collier County · FEMA Collier County flood map revision Project 16-04-1501S · Florida Division of Emergency Management storm surge evacuation zones · National Weather Service Miami post storm reports for Hurricane Ian and Hurricane Irma · NOAA Tides and Currents, Naples gauge · United States Geological Survey 3DEP elevation data · Florida Building Commission ASCE 7-22 ultimate design wind speed contours · Florida Statutes 553.899 and 627.714 · Florida Department of Business and Professional Regulation condominium milestone and reserve study filings · Florida Department of Commerce Special District Accountability Program registry · Florida Auditor General local government audit reports · Municipal Securities Rulemaking Board EMMA · Collier County Public Schools 2026 to 2027 attendance zone geometry · Florida Department of Education school grades · United States Census Bureau American Community Survey and 2020 Decennial Census block data · Collier Metropolitan Planning Organization 2050 Long Range Transportation Plan · Florida Department of Transportation District One project records · Naples Airport Authority monthly noise reports and Part 150 noise exposure maps · Naples Airport Authority board minutes, 19 June 2025 · Bureau of Economic and Business Research Bulletin 174 · Greater Naples Fire Rescue District approved budget · North Collier Fire Control and Rescue District records · Florida Department of Revenue taxing authority file · Gulfshore Life, July 2023 · Naples Daily News archives 2010 and 2013 · Golf Course Architecture · Moorings Park corporate and regulatory filings · Collier County Clerk of the Circuit Court certified official records index · Collier County Growth Management Department zoning and land development records · Collier County Property Appraiser subdivision and condominium dictionary · Collier County millage and taxing authority schedules · Collier County Planning Commission staff reports · Collier County Public Utilities service district records · City of Naples Building Department records · City of Naples City Council ordinances and resolutions · City of Naples site plan review records · Florida Department of Environmental Protection records · Florida Real Estate Commission licensure records · Florida Statutes Chapter 718 and Chapter 720 · Florida Statutes 197.3632 · United States Geological Survey National Map elevation point query service · FEMA Community Rating System eligible communities list · Naples Municipal Airport noise complaint records · Collier County traffic count station data · Southwest Florida MLS Matrix development records · Grey Oaks Country Club Living publications · Halstatt Real Estate Partners published portfolio records · Golfweek and Golf Digest course ratings · Collier County Emergency Management evacuation zone maps