LaMorada Naples

LaMorada, Naples: The Complete Buyer and Seller Guide to a 187-Acre Gated Community on Immokalee Road

LaMorada is a gated, all-ages residential community of 367 homes on 187.18 acres in unincorporated Collier County, on the south side of Immokalee Road in Naples, Florida 34120. It was built between 2016 and 2022, first by WCI Communities and then by Lennar, and it is finished.

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

That opening paragraph already corrects five claims that circulate about this community. LaMorada is not 343 homes. It is not 503 acres. It is not a Planned Unit Development. It is not a 55 plus or active adult community, and a third-party retirement directory that says otherwise is simply wrong. And it does not have golf, despite sharing a recorded plat with one of the most private golf clubs in Florida.

This guide is built from primary records rather than from listing copy: the 194-page recorded Declaration of Covenants read page by page, the recorded plat, three recorded declarations of condominium, eleven recorded amendments, recorded claims of lien that state the exact quarterly assessment, five FEMA Letters of Map Revision downloaded and read in full, four Collier County Circuit Court dockets, the Collier County bulk tax roll, the school district’s own zoning application programming interface, and a Southwest Florida MLS pull hand-verified row by row. Where a fact is not published anywhere, this page says so in those words and names exactly who to call.

Why McGreevy and Comisar Are the Best Realtor for LaMorada

McGreevy and Comisar have sold Southwest Florida real estate since 2004 and have led their own team since 2008. For LaMorada specifically the advantage is documentary. This page carries the five FEMA fill letters that decide how a LaMorada home is actually insured, the recorded lien that states the exact master assessment, and the 2024 amendment that bars a buyer from ever adding square footage.

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• McGreevy and Comisar alone have over $900 million in Sales

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate.

McGreevy and Comisar are a top-reviewed Naples and Bonita Springs real estate team, and as the leaders of Domain Realty Group our team has closed transactions in every price band this market produces. In the last 12 months we tracked 22 LaMorada closings through the Southwest Florida MLS, hand-verified row by row, and every market figure on this page comes from that pull rather than from a portal estimate.

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

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). More about the team is on our about page.

Key Takeaways

The eight facts below are the ones most likely to change a buying or a selling decision at LaMorada, and most of them are published nowhere else.

• 367 homes, not 343. 223 detached houses plus 144 attached condominium units in 36 four-unit buildings. The 343 figure is WCI’s 2015 marketing plan, and both numbers are real because they count different things.
• There is no Planned Unit Development ordinance for LaMorada. The community is entitled under Collier County’s Rural Fringe Mixed Use Overlay, Receiving Lands, on land the county’s own zoning layer still calls Rural Agricultural, through a recorded plat and Site Development Plan approvals rather than a rezone.
• There is no Community Development District and no special taxing district, proven four separate ways including a zero-result search of all 194 pages of the recorded Declaration with a positive control.
• The flood answer has two halves and a page that gives you one is misleading you. Most of LaMorada is mapped Zone AH, a Special Flood Hazard Area, on FEMA panel 12021C0218H. Five Letters of Map Revision based on Fill, issued 2016 to 2019 and revalidated by FEMA on 9 February 2024, remove the built area of Lots 1 through 223 from that hazard area into Zone X shaded, so the federal mandatory purchase requirement does not apply to those structures.
• Nothing in LaMorada is three storeys or taller, established from the express words of the recorded condominium declarations rather than from unit numbers, so Florida’s milestone inspection and structural integrity reserve study requirements do not attach to any LaMorada association.
• The Coach Homes I condominium assessment fell 5.6 percent for 2026, from $1,642.00 to $1,550.00 a quarter, read off recorded claims of lien. In this market a falling condominium fee is worth noticing.
• Four LaMorada associations are suing the builders in Collier County Circuit Court. All four cases are pending, nothing has been decided or settled, and no court has found that any defect exists.
• The median LaMorada single-family homestead carries a $271,159 Save Our Homes benefit that dies on sale, worth roughly $2,820 a year in extra property tax to the buyer at the 2026 rate of 10.4020 mills.

Table of Contents

The essentials

• Why McGreevy and Comisar Are the Best Realtor for LaMorada
• Key Takeaways
• Living in LaMorada: Who Actually Lives Here
• The LaMorada Market Right Now

The community and how it was built

• How LaMorada Was Built: WCI, Lennar, and Why It Is Not a Planned Unit Development
• The Master Plan: 187 Acres, 367 Homes, and the Plat That Also Contains a Golf Course
• The Homes of LaMorada: Collections, Floor Plans, Streets and Lot Sizes

Money, governance and rules

• Governance: One Master Association Over Three Condominium Associations
• The LaMorada Fee Stack: Every Dollar a LaMorada Owner Is Billed
• Property Taxes and the Save Our Homes Reset a LaMorada Buyer Should Budget For
• Daily Logistics at LaMorada: Trash, Irrigation, Pets, Leasing, Vehicles and Architectural Review

Amenities and what is not here

• The Amenity Centre, The Oasis, and What LaMorada Residents Actually Do
• What LaMorada Does Not Have

Risk: flood, storm, insurance and litigation

• Flood at LaMorada: Mapped Zone AH, Removed by Five FEMA Letters, Revalidated in 2024
• Hurricane Evacuation Zone E, Storm History, and How These Homes Were Built
• Insurance Reality in LaMorada
• The LaMorada Construction Defect Litigation, Stated Precisely

Location: schools, healthcare, roads and what is coming

• Schools Zoned to LaMorada: Bear Creek, Oakridge, Gulf Coast, and the 2025 Boundary Change
• Healthcare: The Only Freestanding Emergency Department in Collier County Is Two Miles Away
• Getting Around From LaMorada: Distances, the Corridor, and What the County Admits About Season
• What Is Being Built Next Door to LaMorada: JLM Living East and the Wider Pipeline

Deciding, buying and selling

• Comparable Communities to Consider Alongside LaMorada
• Why Buy in LaMorada: Honest Pros and Cons
• Thinking of Selling Your LaMorada Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts

Reference

• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

Living in LaMorada: Who Actually Lives Here

Living in LaMorada means a gated Naples address two road miles from a full grocery, pharmacy and urgent-care run, and two road miles from the only freestanding emergency department in Collier County. Two-thirds of the community is homesteaded, so this is a primary-residence neighbourhood rather than a seasonal one.

The main gate is on Montserrat Lane, on the south side of Immokalee Road, roughly 1.7 road miles east of Collier Boulevard and about 5.1 road miles east of Interstate 75 at Exit 111. The developer’s own driving directions, still published on the club’s website, read: take I-75 Exit 111 to Immokalee Road, travel east five miles, then turn right on Woodcrest Drive. LaMorada’s entrance sits between two established gated-community entrances on the opposite side of the road, Heritage Bay Boulevard and Quarry Drive.

The homesteading number, and why it matters more than any lifestyle adjective

On Collier County’s 2026 preliminary tax roll, 243 of LaMorada’s 367 units carry a homestead exemption, which is 66 percent. Broken out by product, the detached homes are the most owner-occupied at 154 of 223, the Carriage Homes sit at 67 percent, and the Coach Homes at 58 percent, which is what you would expect of the newest product with the most recent turnover.

That single number answers a question buyers ask constantly and nobody answers with data: is LaMorada mostly seasonal? No. A community where two-thirds of the doors claim a Florida homestead exemption is a community where two-thirds of the doors are somebody’s primary residence. The Coach Homes being the least homesteaded is the honest nuance, and it tracks their 2019 to 2022 delivery dates.

The four buyer pools, and the streets they land on

LaMorada has no named villages and no sub-neighbourhood layer for its detached homes. What it has instead is a very clean lot-size ladder, and the ladder tells you who lives where.

• Attached, maintenance-light buyers on Frangipani Circle, Anguilla Drive and Montserrat Lane, in the three condominium regimes. 144 units, all in two-storey four-unit buildings, no individual lot.
• Value-conscious detached buyers on Mustique Street, 95 homes on a median lot of 8,456 square feet, the smallest detached lots in the community.
• Move-up buyers on Antigua Lane, 54 homes on a median 12,217 square foot lot, and Grenadines Way, 25 homes on a median 13,492 square foot lot, all delivered in a single year.
• Estate buyers on Somerset Place, 49 homes on a median lot of 19,170 square feet, more than double the median Mustique Street lot.

What a week actually looks like inside the gates

This is not marketing copy. These are dated entries read off Club LaMorada’s own event calendar in September 2026: Mah Jong from 1:00pm to 3:00pm in the Card Room, Bingo Night at 7:00 PM at The Oasis, a recurring 9:00 AM water aerobics session run under the name La Morada Mermaids, a Deep Water Aerobics session at 8:30 AM, a Total Fitness Class at 9:00am that costs $13, and an ARC Committee meeting at 9:00 AM. The club’s own navigation carries a dedicated “Social Clubs and Groups” page, which is itself the proof that resident interest groups here are formally organised rather than ad hoc.

The community is also registered as a venue on an inter-community racquet league platform, listed at 2385 Montserrat Lane with two courts, which means residents here play organised pickleball and tennis against other communities rather than only casual court time.

The physical facts of daily life

Nine in ten detached homes here have a pool. Ninety-four percent have a screen enclosure and 81 percent have a spa, counted from Collier County’s own building-class records rather than from listing descriptions. Mail is delivered to a centralised kiosk built by the community’s general contractor alongside the gatehouse and the entry monument. Garbage runs Tuesday and Friday, recycling, yard waste and bulky items on Tuesday, verified to the address through the county’s own solid-waste service-days layer.

The LaMorada Market Right Now

The LaMorada market recorded 22 closed sales and $19,287,150 in volume over the trailing twelve months through 6 September 2026, at a community-wide median sold price of $882,500. Six homes are listed today. Detached and attached are different products at different prices, and this section keeps them apart.

Every figure below was pulled from the Southwest Florida MLS Matrix on 6 September 2026, scoped on the development record rather than on a map area, with every returned row confirmed to sit inside LaMorada and inside Naples. Every median was computed by one function applied identically to the community figure and to each segment beneath it, and where the count is even the two middle observations are stated.

Community-level numbers, trailing twelve months

The days-on-market median of 81 against a mean of 123 is not a discrepancy. It is a right-skewed distribution with three sales that ran past 279 days pulling the average up. In a community that turns over roughly 22 doors a year, one stale listing moves the mean and does not move the median.

The split that most pages get wrong

The attached median equals an observed sale price, which normally signals a computation error on an even-numbered set. Here it is legitimate and we checked: the two middle observations in the sorted set are both exactly $480,000, so their mean is also $480,000.

Now the trap. The community-wide sold median is $882,500 and the community-wide active list median is $724,450, and a page that puts those two numbers side by side is telling you LaMorada is falling. It is not. The closings skew detached, 14 of 22. The actives skew attached, 3 of 6. The mix changed, not the market. Compare detached to detached and attached to attached, or do not compare at all.

The headline sales

• Highest sale: 2235 Somerset Pl, $1,585,000, closed 19 May 2026. 3,542 square feet, 4 bedrooms plus a den, 69 days on market.
• Fastest sale: 1839 Mustique St, $860,000, closed 30 July 2026, 2 days on market, 2,224 square feet.
• Widest gap between ask and close: 88.37 percent of last list price, the lowest ratio in the set.

Everything on the market today

Six active listings against 22 closings in twelve months is roughly 3.3 months of supply, which reads balanced-to-seller against the conventional six-month yardstick. That figure is derived from two measured counts rather than reported by anyone, and it is a snapshot on one day rather than a trend.

A second, independent price series, and why it disagrees

Collier County’s recorded deed record is a different instrument from the MLS and covers a different population, because it includes transfers that were never listed. Read from that record, qualified arm’s-length resales of LaMorada detached homes since 1 January 2024 run a median of $1,200,000 across 25 sales, against $460,000 to $637,500 across 13 Coach Homes sales and a $657,500 median across four Carriage Homes I sales in the same window.

That $1,200,000 does not contradict the MLS median of $882,500. It is a longer window, a different filter and a different set of instruments. State the window and the denominator every time either number is used, because a reader who divides one into the other gets a nonsense answer.

Two more things the recorded record shows and the MLS cannot. First, appreciation: the 223 detached homes closed from the developer at a $530,000 median between 2016 and 2020, against that $1,200,000 resale median since 2024. Second, turnover has collapsed from the 2021 peak: 79 qualified improved sales in 2021, 15 in 2025, which across 367 units is roughly a 4 percent annual turnover rate. Very few LaMorada owners are leaving.

One product has not traded at all

Zero Carriage Homes closed in the trailing twelve months, and only one Carriage Homes II unit has traded since 1 January 2024. That is a measured zero rather than a missing answer: the same query over the same window returns seven Coach Homes sales and eight detached sales, so the query works. If you own a Carriage Home and want to know what it is worth, there is no recent comparable inside your own regime and the pricing work has to be done from the Coach Homes and the detached band with adjustments. That is exactly the situation where an automated valuation estimate goes badly wrong.

There is no new construction figure anywhere on this page, because build-out finished in 2022 and every transaction since is a resale.

How LaMorada Was Built: WCI, Lennar, and Why It Is Not a Planned Unit Development

LaMorada was entitled and platted in 2014 and 2015 by WCI Communities, which paid a reported $32.5 million for the land in July 2014, and it was finished by Lennar after Lennar’s merger with WCI became effective on 10 February 2017. Homes were delivered between 2016 and 2022. There is no Planned Unit Development ordinance for LaMorada.

The ownership chain, from the primary record

What WCI told the SEC, and why it settles the “when was it built” question

WCI Communities, Inc. reported LaMorada by name in the “Our Communities” table of two annual reports on Form 10-K. As of 31 December 2014 and again as of 31 December 2015, WCI reported 347 remaining home sites at LaMorada. The 2015 filing adds three active selling neighbourhoods, a backlog of nine units and $4,790,000 of backlog contract value.

The line that matters most is the one that is blank. WCI reported zero homes delivered at LaMorada in fiscal 2013, fiscal 2014 and fiscal 2015. Any source telling you LaMorada deliveries began in 2015 is wrong, and the county roll agrees: no structure inside the gates carries a year built earlier than 2016, and the first retail closing recorded is 8 April 2016 at $489,500.

The two developer eras, dated to within a fortnight

The handover is visible in the archived web record with unusual precision. WCI’s own community microsite returned a live page as late as 1 February 2017. The merger became effective on 10 February 2017. Lennar’s own LaMorada community page appears in the Internet Archive on 22 February 2017, days after the close, and the WCI microsite is redirecting away by 19 May 2017. Lennar’s page stops being captured after 25 June 2021, which is consistent with new-home sales winding down.

So: WCI built the first 85 homes, 54 completed in 2016 and 31 in 2017, plus the infrastructure, the amenity centre, the master plat, the Declaration and the original four collections. WCI under Lennar ownership built everything after that, including all of Carriage Homes II and the entire 84-unit Coach Homes I programme in buildings 16 through 36 between 2019 and 2022. The developing entity’s name never changed, because every deed and declaration through the January 2024 turnover is signed WCI Communities, LLC, but from 10 February 2017 that entity was Lennar’s.

It was called Indian Hill Estates first

Collier County’s project register carries the name change on the face of two petitions: PL20140001720, filed as “LaMorada (FKA Indian Hill Estates)”, and PL20140001723, filed as “Frangipani Circle at LaMorada (FKA Indian Hill Estates)”. No plat, no legal description and no subdivision record was ever recorded in Collier County under the Indian Hill Estates name, so the earlier scheme exists in the petition titles and nowhere else in the recorded chain.

There is no PUD, and this is the most citable fact on the page

Every competing page about a gated Naples community assumes there is a Planned Unit Development ordinance behind it, because there almost always is. At LaMorada there is not, and the negative was proven twice on independent routes with positive controls.

• Collier County’s own zoning layer returns ZONING = A, Rural Agricultural, at the centre of the community.
• The county’s Planned Unit Development polygon layer returns zero features at that location. The same layer, queried by name, returns Bent Creek Preserve, Ventana Pointe RPUD and JLM Living East RPUD, so the layer works and the zero is real.
• The Collier County PUD Master List dated 11 June 2026, an eight-page register of every Planned Unit Development in the county, contains no entry for LaMorada under any spelling.
• The county’s zoning overlay layer returns RFMUO-RECEIVING, the Rural Fringe Mixed Use Overlay, Receiving Lands. The Future Land Use layer returns Agricultural or Rural Designation plus RF-Receiving.

LaMorada is therefore a residential community on agriculturally zoned land inside the Rural Fringe Mixed Use Overlay, entitled through a recorded plat and Site Development Plan approvals rather than through a rezone to Planned Unit Development. There is no ordinance number to quote, no PUD adoption date, no PUD amendments, no deviations and no conditions of approval, because no such document exists.

The density mechanism is Transfer of Development Rights credits, which is how Receiving Lands get from a base of one unit per five acres toward one unit per acre under Collier County’s growth management plan. The specific credit count for LaMorada is not in any document we located. That is a documents-only gap and the record class that would close it is the staff report for petition PL20140001720 or PL20140001723, held by Collier County Growth Management.

Every county petition that names LaMorada

The last LaMorada filing of any kind is from 2019. Nothing has been filed since, which is one more piece of evidence that the community is finished.

The Master Plan: 187 Acres, 367 Homes, and the Plat That Also Contains a Golf Course

The LaMorada residential village is 187.18 acres. The recorded plat named LAMORADA covers 503.44 acres, because the same instrument also re-platted the Calusa Pines Golf Club land next door. Both numbers are correct and they measure different things. The 187.18 acres is the one a buyer means.

The four acreage figures, and which one to use

The plat name predates the WCI community. The golf club’s own buildings on Tracts GC-1 and GC-2 carry years built of 2001 and 2003, a decade before LaMorada’s first home. WCI acquired and built the residential portion later under the same recorded name. Never publish 503 acres as LaMorada’s size, and never let the shared plat imply shared amenities.

The recorded plats

How 233 platted lots produce 367 homes

This is the arithmetic that makes the counts legible, and it is worth doing once properly because four different numbers circulate.

The master plat carries 233 numbered lots in one unbroken sequence, 1 through 233, with no gaps and no per-village renumbering. Of those, 223 became detached houses inside the gates. The other ten, lots 224 through 233 on Calusa Pines Drive, are golf-club estate lots and are not LaMorada homesites. Nine of the ten are owned by the golf club or by 951 Land Partners, five are still vacant, the built ones date from 2005 to 2021, and not one carries a homestead exemption.

The 144 attached units sit on tracts rather than on individually platted lots, which is exactly why the lot count and the unit count cannot match. They are arranged in 36 four-unit buildings numbered 1 through 36 in one continuous sequence across all three condominium regimes: Carriage Homes I took buildings 1 to 6 and 13 to 15, Carriage Homes II took 7 to 12 in between, and Coach Homes I took 16 to 36. Thirty-six buildings times four units is 144, and 36 plus 24 plus 84 is also 144, so the two routes agree.

The gap between the marketed 343 and the built 367 is not an error. The extra 24 units are the Coach Homes programme, which Lennar added through the 2018 Anguilla Site Development Plan and recorded in 21 condominium phases. It did not exist in WCI’s 2015 four-collection plan.

The tract schedule, and what the association owns

Every common tract in the platted schedule is a functional designation rather than a place name: RD-1 through RD-3 for roads, LK-1 through LK-7 for the lakes, C-1 through C-7 for drainage, landscape, signage, water management and walls, P-1 and P-2 for preserve areas under a conservation easement, and FD-1 and FD-2 for future development parcels. There is no golf tract inside the residential village, and there is no tract named for a village or a neighbourhood, because neither exists here.

The developer marketed 48 acres of lakes and 15 acres of nature preserve within its “200 acres”. Title to the common tracts was conveyed from WCI to the master association in eight recorded deeds running from 29 February 2016 to 10 January 2024, and that last deed is the practical marker that the developer was finished.

The one parcel the developer still owns

A single 1.16-acre parcel, the un-submitted remainder of the Coach Homes development tract, remains titled to WCI Communities LLC at a 2026 just value of $100. It was not conveyed in the January 2024 turnover deed. Whether it is buildable is not established in any record we read, and the people who can answer are Lennar’s Naples division or the association’s manager, KW Property Management, at (239) 444-4904.

Is anything left to build inside the gates? No

All 223 platted detached lots carry a completed home. All 144 condominium units in all 36 buildings are built and sold. Every one of the 367 residential parcels has a recorded sale, so there is zero unsold developer inventory. And Collier County’s own monthly building-permit files, ten of them covering October 2025 through July 2026, record 47 permits issued at LaMorada addresses across 39 distinct site addresses, of which 46 are alterations or remodels and one is a swimming pool. Zero new dwelling-unit permits. Total declared value across all 47 was $389,686.

The county publishes only ten monthly files rather than twelve, so that is honestly a ten-month count, not a year. It is still the cleanest available evidence that this community has stopped building.

Governance: One Master Association Over Three Condominium Associations

LaMorada is governed by LaMorada at Naples Master Association, Inc., a Florida not-for-profit corporation formed on 19 May 2015, sitting above three separate condominium associations that between them cover 144 of the 367 units. The 223 detached homes sit directly under the master with no intermediate body.

The four entities

All four are active, all four have filed continuously, and the master association has never lapsed or been administratively dissolved across eleven years of filings.

The Declaration proves the structure, in the Declarant’s own words

The Declaration of Covenants, Restrictions and Easements for LaMorada was recorded on 9 June 2015 at 12:45 PM as Instrument 5133332, Official Records Book 5161, Page 2053, and it runs to 194 pages. WCI Communities, LLC is the Declarant. It was drafted by Margaret A. Rolando of Shutts and Bowen LLP in Miami.

Recital 1 anticipates “two (2) or more residential condominiums and three (3) neighborhoods of single family detached homes.” That is the structure that was actually built, allowing for the Coach Homes regime added later.

Article 13.8 gives the master a veto over each condominium association’s contracts and budget. That is a real and unusual power and it belongs on any page describing how this community is governed: the condominium boards are not autonomous.

Two management companies, not one

This is the single most commonly wrong fact about LaMorada on the open web, because every aggregator writes “the management company” in the singular.

• Master association: KW Property Management. Property manager Ken Spino. Community office 2385 Montserrat Lane, Naples FL 34120. Telephone (239) 444-4904. Corporate office 8200 NW 33rd Street, Suite 300, Miami FL 33122.
• All three condominium associations: Tropical Isles Management Services, Inc., 12734 Kenwood Lane, Suite 49, Fort Myers FL 33907, which is the registered agent and address of record for Carriage Homes, Carriage Homes II and Coach Homes I on their 2026 annual reports.

The condominium associations’ recorded claims of lien give the association address as care of Spires and Associates at the same Fort Myers building in a different suite. Whether Spires and Associates is a rebrand, an affiliate or a successor to Tropical Isles is not established, and both names are recorded here rather than merged.

Management history at the master level runs WCI and Castle, then ICON Management from about 2017, then KW Property Management, which was in place by April 2022 at the latest. The association’s registered agent changed from WCI’s own General Counsel to the community-association law firm Goede, DeBoest and Cross, PLLC on 20 April 2022, which is the classic marker of an association moving off developer in-house counsel.

Turnover from developer control

The exact turnover date is not established, and it is worth saying so rather than inventing one. What is established narrows it to an eleven-month window between 13 September 2022 and 22 August 2023, from three converging recorded facts.

1. The amendment recorded 13 September 2022 is executed by a management-side signatory at the Miami corporate address.
2. The amendment recorded 22 August 2023 is executed by a resident president, was adopted by the association membership at a members’ meeting on 28 July 2023, and its entire purpose is to strike the words “After the Declarant Control Period” from the amendment clause. That only makes sense once the period has ended.
3. The amended annual report filed 16 August 2023 moves the association’s principal address off the management company’s Miami office and onto the LaMorada clubhouse.

The document that would fix the date exactly is the statutory turnover package under Florida Statutes section 720.307, or the first post-turnover election minutes, both held by KW Property Management.

The current boards

The master association’s 2026 annual report lists Anthony De Paola as President, David Eischens as Vice President, Steve Dakolios as Secretary, and Edward Pysa and Paul Sweeney as Directors. Two details are worth noting. The Secretary’s address of record is a Carriage Homes unit and a Director’s is a detached home on Mustique Street, so the master board seats both product types rather than only the detached side.

The condominium boards, from the same 2026 filings: Coach Homes I, President John Baroniunas. Carriage Homes, President Tony Principe, Treasurer Juan Paturzo, Secretary Bruce Ensor. Carriage Homes II, President Marty Dorio, Secretary and Treasurer Randy Panetta, Director Perry Frankston.

Two recorded amendments that will change what a buyer does

These are the two highest-value unpublished facts on this page, and neither appears on any listing portal.

You cannot make a LaMorada house bigger. A Certificate of Amendment recorded 30 April 2024, OR 6354 Page 2157, added a new Section 10.31 barring owners from adding square footage, enlarging rooms, or adding garage space. If your plan for a 2,224 square foot Mustique Street house involves an addition or a third garage bay, that plan is dead before you write the offer, and you will not find this out from a listing description.

The architectural rules can change without an owner vote. An amendment recorded in August 2023 allows the Board to change the Design Review Guidelines by simple majority with no member vote. The consequence is practical: the Guidelines recorded as Exhibit “J” to the 2015 Declaration may already be superseded, so a buyer planning any exterior change must request the current set from the manager rather than relying on the recorded exhibit.

The thirty-day rule that cuts the other way

Article 13.2 of the Declaration gives the Design Review Board thirty days to accept, accept with conditions, or reject a submitted plan, and a request not acted on inside that window is deemed approved. That is a genuine protection for an owner and it is enforceable: a Collier County Circuit Court judgment entered in August 2026 enforced that deadline against the master association. Submit in writing, date-stamp it, and diary the thirtieth day.

On completion, Section 13.5 gives the Board 60 days to inspect, requires non-compliance to be cured within 30 days of notice, and gives the applicant a further 45 days before the Board may remove or remedy the work itself.

The LaMorada Fee Stack: Every Dollar a LaMorada Owner Is Billed

A LaMorada coach home owner pays about $12,016 a year in known, published charges. A detached owner pays about $5,816 a year, with the master share inferred rather than verified. The Carriage Homes condominium fees are published nowhere, and this section says so plainly and tells you exactly who to call.

Every assessment figure below is read off a recorded Claim of Lien, which states the exact per-quarter rate and the exact quarters it applied to. That is a primary, dated, official record. It is not a listing-site estimate, and it is the reason this page can publish a number at all.

Coach home, 2026

Detached home, 2026

Read this before you budget from that detached number. Declaration Article 9.3 requires each Lot to pay an equal share of General Common Expenses unless a recorded instrument provides otherwise, and on that clause the detached master assessment should equal the coach-home master assessment. However, every recorded master claim of lien we located was filed against a coach home unit. No recorded master lien against a detached lot was found, so the detached rate is not directly proven and a Supplemental Declaration in the amendment chain could vary it. It is labelled inferred here and it should stay labelled inferred until an estoppel says otherwise.

Carriage home, and the honest hole in the middle of this section

The Carriage Homes I and Carriage Homes II quarterly condominium fees are not published in any recorded instrument or any public source. They cannot be looked up. They have to be requested, and the route is specific: order an estoppel certificate for the unit under Florida Statutes section 718.116(8), or request the current adopted budget, from Tropical Isles Management Services, Inc., 12734 Kenwood Lane, Suite 49, Fort Myers, FL 33907.

What is not published, and exactly how to close each gap

Do not let anyone estimate these for you. A stated absence with a phone number attached is worth more than a plausible number that turns out to be wrong at closing.

The assessment history, and one number that goes the right way

Read directly off a recorded claim of lien that itemises the master rate by period:

And the Coach Homes I condominium, from that association’s own recorded liens:

The master assessment rose about 10.6 percent across two steps between 2024 and 2026 and has been near flat since. The Coach Homes I condominium fee went down 5.6 percent for 2026. In a market where post-2022 insurance and reserve-funding pressure pushed most Southwest Florida condominium budgets sharply upward, a falling condominium assessment is unusual and it is worth a buyer’s attention.

Special assessments

No recorded special assessment was found against the master association or any of the three condominium associations in the Collier County official records index, and the search that returned that zero was positive-controlled. Here is the limit of that statement, stated rather than buried: special assessments are adopted by board resolution and are normally not recorded, so the records index cannot answer the question either way. This is a question you ask a person, not a database.

The collection terms a buyer should know

Master liens carry 18 percent per annum interest plus costs and attorneys’ fees. Declaration Article 9.9.2 permits acceleration of the remaining year’s assessments on default. Article 11.2 blocks any sale or lease until all sums are paid and an estoppel has issued. Estoppel and lender-questionnaire requests for the master association are processed through HomeWiseDocs, and KW Property Management states that plainly on the association’s own portal.

There is no Community Development District at LaMorada

“Does LaMorada have CDD fees” is a live search query and the answer is a clean, proven negative: there is no Community Development District and no special taxing district of any kind at LaMorada. A buyer here pays no district assessment, no debt-service assessment and no district operation-and-maintenance assessment, because no district exists. That matters in a corridor where several neighbouring communities do carry district lines.

The negative rests on four independent lines of evidence.

1. The Declarant’s own 194-page Declaration never creates or references one. “Community Development District” appears zero times and “Chapter 190” appears zero times across the whole instrument. The positive control on that search: in the same document “Assessments” returns 169 hits, “Collier County” 64, “Drainage System” 17 and “Amenities Center” 9. The search works, so the absence is real.
2. Every piece of district-type infrastructure is assigned to the association, not to a district. The Declaration places the drainage system, the lakes, the preserves, the private access roads, the entry gates, the potable water and sewer lines, the irrigation lines and the street lighting under association ownership and maintenance, funded by General Common Assessments. That is precisely the bundle a district would otherwise finance with bonds. There is no bond, so there is no bond assessment.
3. No LaMorada district appears in the county records index. A party-name search on “LaMorada Community Development District” returns no results, while the control searches return 44 results for LaMorada, 826 for Coach Homes and 15,178 for WCI Communities.
4. No district levies on LaMorada’s parcels. All 414 LaMorada tax parcels sit in Millage Area 44, which carries exactly ten taxing authorities for 2026, every one of them a general-purpose government or a countywide district. There is no LaMorada line and no district line among them.

One tempting proof was rejected, and recording that is the point. The county bulk roll’s non-ad-valorem column reads $0.00 for all 414 LaMorada parcels, which looks conclusive until the positive control shows it reads $0.00 for all 298,249 parcels in the county. That column is unpopulated in the extract and proves nothing. It is not cited here.

Property Taxes and the Save Our Homes Reset a LaMorada Buyer Should Budget For

Every LaMorada parcel sits in Collier County Millage Area 44, which carries 10.4020 mills for 2026, or $10.40 per $1,000 of taxable value. The municipal component is zero because LaMorada is unincorporated. The number that catches buyers is not the millage. It is the Save Our Homes cap resetting on sale.

The ten taxing authorities, and the one that is missing

Note what is not on that list. There is no district line, no LaMorada line and no non-ad-valorem community assessment. Every authority is a countywide or area-wide general-purpose government. That absence is the citable fact.

What LaMorada owners actually pay today

Note the denominator in the first row. That 228 is single-family tax parcels, not community homes. It is the 223 detached houses inside the gates plus the five built lots on Calusa Pines Drive, which belong to the golf club side of the shared plat. Measured against the 223 homes inside the gates, the same 154 homestead exemptions work out at 69 percent, which is the figure used elsewhere on this page.

Carriage Homes I and Carriage Homes II show identical just values because the two condominiums share the same two floor plans and the appraiser values them on the same schedule. That is not an error.

The Save Our Homes reset, in the actual numbers

Florida’s Save Our Homes cap limits the annual increase in the assessed value of homesteaded property to the lower of 3 percent or the change in the consumer price index. Market value can run away; assessed value cannot. Over years that opens a large gap, and the gap is the benefit.

On a sale, the cap resets. The buyer’s homestead is assessed at full market value as of the 1 January following the purchase, and the cap starts again from that new, higher base. The seller’s accumulated benefit does not transfer to the buyer, although a Florida buyer who held a prior Florida homestead can bring their own accumulated benefit under homestead portability, capped at $500,000 of transferred benefit and claimed on Form DR-501T by 1 March.

Here is what that means at LaMorada, from the 2026 roll:

The median LaMorada detached homesteaded owner is being taxed on about $271,000 less than market value. A buyer who purchases that house will be assessed at full market value from the following 1 January. At 10.4020 mills a $271,159 reset is roughly $2,820 a year of additional property tax, and on the largest gap found it is roughly $4,927 a year.

So the rule for anyone buying here is short. Never budget from the seller’s current tax bill. At LaMorada that understates the buyer’s cost by roughly $2,800 a year at the median and by nearly $5,000 at the top of the range. Model your tax as purchase price times 10.4020 mills, less the homestead exemption if you will homestead it, less any portability you bring with you.

The exemptions applied on the roll are the standard $25,000 plus an additional $25,000 on value between $50,000 and $75,000. The additional exemption does not apply to school millage, so the school board’s 4.1470 mills is levied on a larger base. Non-homesteaded property carries a 10 percent annual cap for non-school levies, and that cap also resets on a qualifying change of ownership.

Ready to Talk About What Your LaMorada Home Is Worth, or What One Will Actually Cost You?

LaMorada is the rare Naples community where the whole carrying cost can be assembled from recorded documents rather than guessed, and this page just did it: about $12,016 a year for a coach home, about $5,816 for a detached house, no Community Development District line at all, a median Save Our Homes reset worth roughly $2,820 a year to a buyer, and two fee layers that are genuinely unpublished with the phone numbers attached. If you own here, start with our LaMorada home valuation tool and then call Jesse McGreevy at (239) 898-6072 for the version that accounts for your specific band and lot. If you are buying, read how we represent buyers in Naples and call Marc Comisar at (239) 287-5873. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and we will tell you plainly when a different community fits you better.

The Homes of LaMorada: Collections, Floor Plans, Streets and Lot Sizes

LaMorada holds 223 detached houses and 144 attached condominium units, delivered between 2016 and 2022 under two developers with two completely different collection lineups. WCI sold Carriage Homes, Grand Villas, Classic Homes and Grand Estates. Lennar sold Coach, Executive, Manor and Estate Homes. Neither ever named a village.

There is no village layer, and that is worth stating plainly

LaMorada has no named village, no named sub-neighbourhood and no sub-association layer for its detached homes. The collection is the organising unit, and even the collection was a marketing tier that changed hands mid-build-out. The evidence is four-fold: the plat has no village tracts, only functional ones; the county subdivision index knows only three LaMorada plats and all three are phase or parcel plats; the only genuine sub-association layer is condominium; and neither developer ever gave a place name to a collection.

The correct sentence, and the one this page uses, is: LaMorada is a single master association with three condominium associations inside it, the detached homes have no sub-neighbourhood layer, and the product collections were marketing tiers rather than named villages.

The WCI collections, 2015 to early 2017

Every WCI plan, with the specification the developer published on its own site:

Three designer-furnished models were open in 2016: Key Largo, Agostino and Pinehurst. Islamorada II and Key Largo II are the two-storey Grand Villas, with a first-floor owner’s suite and a bonus room upstairs. Kiawah is single-storey at 3,633 square feet.

The 5,065 square foot Monterey does not appear to have been built here. No parcel in the community carries an adjusted area above 4,252 square feet, and that is a stated absence rather than a search failure, because the same query returns the full area distribution for all 223 detached homes. Anyone who tells you there is a Monterey in LaMorada should be asked for the address.

The Lennar collections, 2017 to 2022

The four Manor Homes plan names are verified from elevation captions on Lennar’s own LaMorada Manor Homes page, but their individual square footages are not published anywhere we could reach. Only the collection range survives. We are not going to estimate them. The record class that would close it is Lennar’s archived Manor plan pages or the printed collection brochure.

Two Executive plans, Isabella at 2,246 square feet and Maria at 2,247, differ by one square foot and are not distinguishable from the county roll at all. They differ by bath count. Any per-plan count that separates them would be fabricated, so this page does not attempt one.

The street roster inside the gates

Seven residential streets, four detached and three attached. Grenadines Way is the only street built entirely in one year, which makes it the final detached phase.

Lot sizes, the cleanest tier in the community

Somerset Place lots run more than double Mustique Street lots at the median, and the ladder ascends Mustique, then Antigua, then Grenadines, then Somerset in exactly the same order as the original collection hierarchy. That is strong corroboration that the street-to-collection map below is real rather than a coincidence of addresses.

Which collection sat on which street

Six developer pages named both a plan and its street address, which gives a street-to-collection map with no inference required:

• Frangipani Circle: Carriage Homes. Anchored by 2185 Frangipani Circle #102 (Antigua) and #202 (Montserrat).
• Mustique Street: Grand Villas. Anchored by 1999 Mustique (Islamorada), 1990 Mustique (Key Largo) and 1956 Mustique (Key Largo II).
• Antigua Lane: Classic Homes. Anchored by 2150 and 2151 (Agostino), 2154 (Correggio), 2163 (Donatello) and 2166 (Boretto).
• Somerset Place: Grand Estates. Anchored by 2322 (Kiawah), 2335 (Pinehurst) and 2339 (Riviera).
• Anguilla Drive and Montserrat Lane: Coach Homes, from the condominium plat and an exact area match.
• Grenadines Way: no developer address was ever published. Its area profile is Lennar-era. Which collection it belongs to is a documents-only gap.

That map holds for the WCI era and should not be over-read into the Lennar era. Mustique Street, Antigua Lane and Somerset Place each contain area clusters matching Lennar Executive and Estate plans rather than the WCI collection nominally assigned to that street. Lennar re-tiered the remaining lots under its own collection names, which is why 30 homes matching the Estate Bougainvillea sit on Somerset Place and Grenadines Way, and 45 homes in the Executive Isabella and Maria band sit on Mustique Street.

The attached product is a perfect fifty-fifty split

Every four-unit building is two ground-floor units and two upper units, so the community holds exactly 30 Antigua and 30 Montserrat carriage homes and exactly 42 Arrowhead and 42 Bay Creek coach homes. That is a genuinely useful fact for pricing: your comparable set inside your own plan is 29 other units, not 143.

The square-footage trap that inflates every price per square foot you will read

Collier County’s building record captures only the ground floor in its base-area field. The clearest proof is 1956 Mustique Street, a Key Largo II with 3,010 advertised air-conditioned square feet, recorded with a base area of 2,399, which is identical to the single-storey Key Largo. Any price per square foot computed off the county roll overstates the figure on every two-storey home in this community. Fifteen detached homes show the signature of a full second floor. Six are on Antigua Lane, five on Somerset Place and four on Grenadines Way, with adjusted areas running 3,463 to 3,979 square feet.

On single-storey homes the county figure tracks the developer’s advertised area to within about 12 square feet under to 77 over, and on condominium units it matches exactly. So the roll is fine for plan identification and wrong for price per square foot. The $371 per square foot figure earlier on this page is computed from MLS living area for exactly that reason.

What is actually on these lots

Nine in ten LaMorada detached homes have a pool and a screen enclosure, and four in five have a spa. That comes from county building-class records rather than from listing descriptions, and it is the kind of fact that changes how a buyer reads the price band: a house here without a pool is the exception, not the norm, and it should be priced as one.

What the developer’s buyers actually paid

Those are built prices including options and lot premium, which is why they sit above the published base prices in the plan tables.

Year built, in three acts

Detached ran 2016 to 2020 and peaked in 2019 with 99 completions. Carriage Homes ran 2016 to 2019. Coach Homes ran 2019 to 2022 and were the last product delivered. The detached stock is six to ten years old and the newest attached stock is four years old, with no older housing anywhere inside the gates.

The Amenity Centre, The Oasis, and What LaMorada Residents Actually Do

Club LaMorada at 2385 Montserrat Lane is a 13,700 square foot lakefront amenity centre owned by the master association, not a club with a membership. The Declaration at Section 2.1 puts it plainly: the Amenities Center is part of the General Common Areas and is available for use by all of the Owners.

What is actually there, item by item

What is not there, and it is not a small list

Boating of any kind is expressly prohibited on the lakes. Declaration Section 10.17.4 bars swimming, boating, sailing, snorkeling, scuba diving, canoeing, kayaking, paddle boarding and wind surfing on any lake, and bars jet skis, wet bikes and wave runners, unless the Board adopts a rule for a designated lake. Section 10.17.1 bars any owner from building a dock or bulkhead. So the lakes are scenery and stormwater management, not recreation.

Also not found in the Declaration, on the club’s own site, or in the general contractor’s build description: a playground or tot lot, a dog park, a fire pit, a kayak launch, a named trail system, valet trash, and EV charging. Those absences were positive-controlled: the same Declaration paragraph and the same club amenities page that returned nothing for those items returned itemised results for the pool, lap lane, spa, spa treatment room, fitness, group fitness, tennis, pickleball, bocce, theatre, culinary arts studio, card room, catering kitchen, pavilion and bar. The queries work. These are real absences of published amenities.

On the dog park specifically, note that Declaration Section 10.7.2 says pets are not permitted on the Common Areas except under association rules, which is consistent with there being nowhere designated for them.

The membership question, answered without the money word

Nothing is “bundled” here, and this page will not use that word, because “bundled” describes a category rather than an obligation. Here is what actually conveys.

What conveys with a LaMorada home is mandatory membership in LaMorada at Naples Master Association, Inc., and with it the right, as an Owner, to use the General Common Areas, which by Declaration Section 2.1 include the Amenities Center. It is not a licence, not a club membership, not a leasehold and not transferable equity. The club’s own website says the same thing in its own words: the amenities within LaMorada are HOA common areas.

Because of that: no separate club, no initiation deposit, no membership tiers, no equity, and no membership transfer or capital contribution fee that appears anywhere in the record. The cost of the amenity centre sits inside the master assessment.

Two nuances that make this honest rather than glossy. Declaration Section 7.7 gives the association power to enter agreements granting owners the use of or membership in an outside recreational facility, with the cost inside assessments. No such agreement was found, and if one exists it would sit in the association’s contract file rather than the public record. And Declaration Article 9.2 permits an annual food and beverage minimum inside the General Common Assessment. Whether one is levied in 2026, and at what amount, is published nowhere. Ask KW Property Management at (239) 444-4904 for the current adopted budget and the board resolution.

What residents pay for separately

Food and beverage at The Oasis is charged to a resident account, not included: the resident portal carries a page titled “Paying Oasis Charges and Master HOA Assessments”. Some fitness classes carry a per-class fee, and the live calendar shows a Total Fitness Class at $13. Personal training is a separate portal offering. None of that is a surprise or a scandal; it is just how the money actually works, and it is better to know it before closing.

The dress code, which is mandatory and specific

From the club’s own dress-code page: “The dress code is mandatory. Residents and guests who are improperly dressed will be asked to change or leave the premises.” Swimwear is restricted to the pool, the pool deck and the restrooms, and is not allowed in the club room or the fitness studio. In the fitness studio, shorts must be worn and must have hemmed edges, and there are no docksiders, no flip-flops and no bare feet. Jewellery that could interfere with exercising must be removed.

The opening timeline, told honestly

The Declaration recorded in June 2015 says the Declarant “intends to construct an Amenities Center”. The developer’s own page in 2015 was literally titled “Proposed Amenities” and carried a conceptual-drawing disclaimer in capitals stating that no guarantee is made that the facilities depicted will be built. Florida Weekly reported in October 2015 that the club was scheduled to open late 2016, and in March 2016 that it was still under construction and scheduled to open later that year. The club’s own operating website first appears in the Internet Archive on 15 December 2017, already describing the amenities in the present tense.

The county roll settles the building: the clubhouse parcel at 2385 Montserrat Lane carries a year built of 2016 with 64,902 square feet of assessed building area on a 7.10 acre tract. A precise ribbon-cutting date is not published anywhere we could find, and this page does not invent one.

Delivered against promised

The recorded promise was a pool, pool deck, tennis courts, pickle ball courts, bocce court, and a private clubhouse with lobby, reading room, meeting room, fitness studio, theatre, card room, catering kitchen, restrooms, offices, storage areas, pavilion and bar and a covered veranda. What was built matches that substantially, and in two respects exceeds it: the recorded promise was “a pavilion and bar” and what exists is a covered 80-seat poolside bar operating as a named food-and-beverage outlet on a published four-day schedule, and the “reading room” concept was delivered as a card room that is in active weekly use.

What LaMorada Does Not Have

LaMorada has no golf course and no golf membership. No marina. No beach club and no beach shuttle. No separate club with initiation, tiers or transfer fees. No age restriction. No Community Development District. No building three storeys or taller. No EV charging, dog park, playground, fire pit or kayak launch appears in any record we reached.

Every one of those is a question a buyer types into a search box, and a page that answers only the flattering half is not much use. Here are the ones that need more than a word.

LaMorada does not have golf, and the reason people think it does is worth understanding

LaMorada has no golf course, no driving range, no practice facility and no golf membership of any kind. That is not an inference from silence. It is established four ways.

1. The recorded Declaration never mentions golf as an amenity. The Declarant’s own list of what it intended to build is the pool, pool deck, tennis courts, pickle ball courts, bocce court and the clubhouse rooms. No golf course, no golf club, no golf membership, no golf assessment.
2. The platted tract schedule contains no golf tract inside the residential village. Exhibit D enumerates every common tract and there is not one.
3. Neither developer ever advertised golf. Florida Weekly in 2015 described LaMorada as having “amenities on scale with those of a much larger country club community”, and a 2018 advertorial called it “an intimate oasis with resort-style amenities fit for a much larger golf club community.” Both are comparisons, not claims of golf.
4. The club’s own current amenities page lists no golf.

Now the reason for the confusion, which is genuinely interesting. Calusa Pines Golf Club abuts LaMorada’s southern boundary at 0.85 miles and shares the same recorded plat instrument. Calusa Pine Golf Club, L.L.C. is one of the joining parties on the LAMORADA plat, and Exhibit “I” to the Declaration is literally titled “List of Calusa Pines Agreements”, listing a Declaration of Development Rights and Restrictions recorded in June 2014 at OR Book 5053 Page 39.

Those are development-rights and reciprocal-easement instruments between two landowners who share a boundary. Nothing in the record establishes any golf-play right, membership right or access right for LaMorada owners at Calusa Pines. Do not let any listing imply otherwise, and if one does, ask for the instrument that grants it.

The golf that is actually near, with measured distances

These are straight-line distances from Club LaMorada, computed from federal geocoder coordinates. Road distances will be longer.

So the honest answer to “what about golf” is: the nearest golf a LaMorada owner can simply book is Valencia Golf and Country Club, about six miles east on Immokalee Road. The nearest golf full stop is Calusa Pines, which shares LaMorada’s southern fence line and is one of the most private clubs in Florida.

LaMorada is not age restricted, and this one is not a preference

LaMorada is not an age-restricted community, not 55 plus, not active adult and not a retirement community. A third-party retirement directory lists it as 55 plus. That directory is wrong.

The primary source is the recorded Declaration itself, Instrument 5133332, OR Book 5161 Page 2053, read page by page. Article 10, “Use, Occupancy and Other Restrictions”, running from OR 5161 Page 2099 to Page 2107, carries no age restriction, no minimum occupant age, no limit on children and no adult, senior, retirement or older-persons designation anywhere in it.

The dispositive text is Section 10.3.1, which caps occupancy at two persons per bedroom and then says: “The Board shall consider and grant variances from this restriction in order to comply with the provisions of the Fair Housing Amendments Act of 1988.” That is an express commitment to comply with the Fair Housing Amendments Act, which is the opposite of invoking the older-persons exemption. Section 10.3.3 also permits leasing without association approval, so there is no body here that could enforce an age qualification even if the documents contained one.

The statutory frame confirms it. Florida law confers housing-for-older-persons status only where “the recorded governing documents provide for an adult, senior, or retirement housing facility or community.” LaMorada’s recorded governing documents do not. One correction worth carrying: Florida’s biennial 55-plus registration with the Commission on Human Relations was repealed effective 1 July 2020, so absence from that registry proves nothing either way after 2020 and nobody should offer it as evidence.

Two of LaMorada’s three zoned public schools sit within 2.5 road miles of the gate. Communities with an age restriction are not zoned to elementary schools.

Nothing here is three storeys tall, and that is worth money

No building at LaMorada is three storeys or more. Every building is one or two storeys. This was established from the express words of the recorded declarations of condominium, not from unit numbers, which is the trap on this kind of question.

• Carriage Homes at LaMorada, Declaration of Condominium, Instrument 5262286, OR 5270 Page 402, recorded 6 May 2016, Section 3.1: the initial condominium property consists of “four (4) 2-story Buildings”.
• Carriage Homes II at LaMorada, Instrument 5628257, OR 5565 Page 246, recorded 23 October 2018, Section 3.1: “one (1) 2-story Building”.
• Coach Homes I at LaMorada, Instrument 5773733, OR 5680 Page 3638, recorded 4 October 2019, provisions specific to second-floor units: each unit on the second floor is itself a two-storey unit, with its garage, lobby and entrance on the first floor and a stairwell to second-floor living space. A building whose uppermost residential level is the second floor is a two-storey building.

Florida’s milestone structural inspection requirement under Florida Statutes section 553.899 and the structural integrity reserve study requirement under section 718.112(2)(g) both apply to condominium and cooperative buildings three storeys or more in height. Neither obligation attaches to any LaMorada association.

The practical consequence is real: LaMorada’s three condominium associations face no milestone inspection deadline, no milestone inspection cost, no mandatory reserve study and no statutorily mandated reserve funding, which are the four things that have driven large special assessments and sharp fee increases across taller Southwest Florida condominium communities since 2022. The recorded numbers corroborate it, because the Coach Homes I fee went down 5.6 percent for 2026, which is not what a building facing a reserve-study obligation does.

Two honest qualifiers. This is a structural advantage of low-rise product, not a claim that other communities are bad. And the absence of a statutory mandate is not the absence of reserves: the associations may fund reserves voluntarily, and the Declaration expressly contemplates reserves for roads, drainage and the Amenities Center at Article 9.2. The actual funding level is not published and is a question for the manager.

Flood at LaMorada: Mapped Zone AH, Removed by Five FEMA Letters, Revalidated in 2024

Most of LaMorada is mapped Zone AH, a Special Flood Hazard Area, on FEMA panel 12021C0218H. Five Letters of Map Revision based on Fill remove the built area of Lots 1 through 223 and three common tracts from that hazard area into Zone X shaded, and FEMA revalidated all five on 9 February 2024. Both halves are true and a page that gives you one is misleading you.

What the effective map actually says

Measured across 230 parcels on LaMorada streets against FEMA’s National Flood Hazard Layer, and independently against Collier County’s own published flood-zone layer, which agree within one to two parcels:

The governing panel is 12021C0218H, effective 16 May 2012. The flooding source is ponding and overland flow, not storm surge, which is an important distinction ten miles from the Gulf. Base flood elevation across the community runs 14.0 to 14.5 feet NAVD88.

The five letters, and why they change the answer

FEMA’s Letter of Map Revision based on Fill layer returns five completed determination letters naming LaMorada by name, all tied to panel 12021C0218H. Every one was downloaded from the FEMA Map Service Center and read in full.

FEMA’s operative sentence, verbatim from every one of the five: “This document revises the effective NFIP map to remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA.”

The mechanism is fill, and the arithmetic is on the face of the letters. The certified lowest lot elevations run 14.5 to 16.1 feet NAVD88 against a base flood elevation of 14.0 to 14.5 feet, and independent United States Geological Survey elevation sampling puts the built lots at roughly 15.4 to 16.2 feet. The lots were filled above the base flood elevation, which is exactly what a fill-based map revision records. Collier County itself certified that the filled areas and any structures built on them are reasonably safe from flooding.

FEMA revalidated all five in 2024

When Collier County’s revised flood map took effect on 8 February 2024, FEMA issued a revalidation letter, case 18-04-0009V dated 9 February 2024, listing every map change in the county still valid as of that date. The 353-page enclosure was searched and all five LaMorada letters appear on it, at pages 254, 264, 265, 305 and 311. FEMA’s language: determinations not superseded by new or revised information remain in effect until superseded by a subsequent map change or by a revision to the panel on which the property sits.

Two things FEMA attached, and both belong on the page

First: portions of the property remain in the Special Flood Hazard Area. FEMA’s own words on each letter say that portions of the property not the subject of the determination may remain in the hazard area, and that future construction or substantial improvement remains subject to floodplain-management regulation. In plain terms, the house pad came out; parts of the lot did not. That is not a technicality when you want to add a pool cage or a generator.

Second, and this is the part that actually trips deals up: the map-change records carry a status indicating the removals have not been drawn onto the printed panel. That is why the flood layer still reads AH at these addresses, and it is why an automated lender flood determination that reads only the polygon comes back “in the Special Flood Hazard Area.” The letter is the document that fixes that, and somebody has to produce it.

What this means for a buyer, in order

1. The map still shows Zone AH over most of LaMorada, and a lender’s automated determination will say so.
2. The letters remove the built area of every platted lot and the amenity tracts from the hazard area.
3. The letters are current, revalidated by FEMA in February 2024.
4. Therefore the federal mandatory purchase requirement does not apply to a structure inside a removed area. A lender may still require flood insurance to protect its own loan, and FEMA says so on the face of the letter.
5. Get the letter for your specific address before you close. Copies are on FEMA’s Map Service Center, and Collier County will provide a flood determination free of charge through its Flood Info Hotline at (239) 252-2942.

A new flood map is coming, and it will supersede these letters

Collier County published a public notice on 19 August 2026 setting out the schedule: a preliminary map released 20 March 2025, a community open house on 17 June 2025, the start of the 90-day appeal period on 19 August 2026, and a target of Summer 2027 for the new map to become effective, at which point new flood insurance requirements apply.

When panel 0218 is revised, the five map-change letters tied to it are superseded by that revision. What LaMorada’s zone becomes on the preliminary map has not been determined here and we are not going to guess it. Anyone buying or selling here through 2027 should check the preliminary map at FEMA’s Flood Map Changes Viewer, and appeals and comments go to Collier County Community Planning and Resiliency, Christopher Mason, at (239) 252-2932. Re-check after 17 November 2026, then quarterly.

Two other flood facts a buyer should hold

Collier County is a Community Rating System Class 5 community, which carries a 25 percent discount on National Flood Insurance Program premiums. The county has participated since October 1992 and its current class took effect in October 2015, confirmed on FEMA’s own Community Status Book. That discount attaches to a National Flood Insurance Program policy. It does not apply to a private-market flood policy and it does not apply at all if no flood insurance is carried.

The 50 percent rule applies to the AH-mapped lots. Collier County requires that where a home is in flood zone VE, AE, AH or A and does not meet the current flood elevation requirement, the cost of improvements above 50 percent of value triggers elevation. The county also requires new machinery to be elevated to base flood elevation plus one foot, which is directly relevant to a buyer replacing an air handler, a generator or pool equipment.

Hurricane Evacuation Zone E, Storm History, and How These Homes Were Built

LaMorada sits in Collier County hurricane evacuation Zone E, verified uniform across all 270 parcel centroids against the county’s own zone polygons. That is a different system from the flood zone and buyers conflate the two constantly. Every home here was built between 2016 and 2022, inside the wind-borne debris region, under modern Florida Building Code.

The evacuation zone, stated exactly

Collier County uses six evacuation zones lettered A through F, with A the most surge-exposed coastal zone. LaMorada is Zone E. A point-in-polygon test of all 270 LaMorada parcels against the county’s own published polygons put every single one inside the Zone E polygon, with none in another zone and none outside a zone. That 270 is the full parcel set across the three LaMorada plats, including lakes, roads and common tracts, which is why it is a larger denominator than the 230 addressed street parcels used for the flood-zone measurement above. Residents can verify their own address through Florida’s Know Your Zone tool and sign up for county emergency alerts at AlertCollier.com.

Zone E is not the flood zone and the flood zone is not the evacuation zone. One is about surge and when the county tells you to leave. The other is about ponding, base flood elevation and whether a lender makes you buy insurance. LaMorada’s answers on those two systems are genuinely different and both are on this page.

Hurricane Ian, 28 September 2022: surge never reached LaMorada, and here is the arithmetic

Ian made landfall at Cayo Costa in Lee County as a Category 4 around 3 PM on 28 September 2022. The National Weather Service described the Collier County surge footprint as covering almost all of the county south and west of Tamiami Trail, with major surge within a mile of the coast and inland along the Gordon River, Rock Creek, the Cocohatchee River and the Palm River areas.

LaMorada is roughly 9.6 miles east of the Gulf and well north and east of every area named. The cleanest comparison available is a sensor at almost exactly the same latitude:

Delnor-Wiggins recorded a 10.24 foot storm tide. LaMorada’s built lots sit at roughly 15.4 to 16.2 feet. That is the honest, arithmetic reason this community was never a surge community, and it is a better sentence than “it is inland.”

Ian wind, without inventing a number

The National Weather Service put wind gusts of 100 to 110 mph at 100 to 150 feet above ground over western Collier County, with peak near-surface gusts likely in the 80 to 90 mph range, and stated that “wind damage was mainly confined to trees/fences/screens, with minor wind damage to vulnerable structures.”

The nearest bracketing land observations were 89 mph gusts at East Naples and 81 mph at Immokalee. LaMorada sits between those two stations, closer to the Immokalee end. No anemometer sat inside LaMorada in either storm, so this page does not publish a gust figure for LaMorada, because there is not one.

Countywide, Ian produced 201,095 Collier customers without power at the peak on 29 September 2022, five deaths in the county, an estimated 32,500 evacuations, and $2.2 billion in total reported county damage, of which $948 million was in unincorporated Collier. Thirty-three buildings were destroyed countywide and 3,515 had major damage.

Documented storm damage at LaMorada specifically is not found in any public record we reached, and this page will not write “LaMorada came through Ian with no damage”, because nothing supports that either. What the record supports is that the community sits outside the documented surge footprint, and that the county-level wind damage picture in the inland corridor was trees, fences and screen enclosures.

Irma in 2017 was the harder storm at this location

Irma’s centre made landfall at Marco Island at 3:35 PM on 10 September 2017 as a Category 3 with 115 mph winds. The National Weather Service reported that “sustained Category 2 winds (96-110 mph) likely extended farther inland into west-central Collier County in the eastern eye wall, including the Golden Gate Estates and Orangetree areas”, with peak gusts of Category 3 and 4 strength in that eastern eyewall.

That eyewall passed over the corridor immediately east of LaMorada. The nearest instrumented readings were 70 mph sustained and 89 mph gusts at a station about 10 miles east-northeast at Orangetree, and 112 mph gusts at a North Naples station about 5 miles west whose anemometer failed before the peak.

Collier County outcomes from Irma: 88 structures destroyed, 1,500 with major damage, $320 million of damage in unincorporated Collier, over 30,000 insurance claims filed, and over 90 percent of customers in Collier, Hendry and Glades counties without power for periods of over a week.

LaMorada was partly built when Irma arrived, with 40 parcels carrying a 2016 year built and 23 more in 2017. If a page describes only Ian, it is describing the easier of the two events for this specific location, and that is why Irma is here.

Named storms since Ian

Idalia in 2023, Debby in 2024 and Helene in 2024 all made landfall in Florida’s Big Bend, hundreds of miles north, and no documented Collier County impact was found for any of them. Milton made landfall near Siesta Key in Sarasota County on 9 October 2024 as a Category 3, about 90 miles north of Naples, with coastal Collier forecast peak winds of 30 to 40 mph gusting to 55, a Naples North Bay tidal reading of 5.08 feet above mean higher high water, and tornadoes in eastern Collier County.

No named storm since Ian is documented to have produced surge, hurricane-force sustained wind or structural damage at this location. The Idalia, Debby and Helene rows are stated absences rather than positive-controlled zeros, so treat them as “nothing found” rather than “nothing happened.”

How these houses were built

Every home in LaMorada was permitted between roughly 2015 and 2021, which puts the whole community on the strong side of every recent Florida Building Code line.

Three consequences follow, and all three are worth money at renewal.

1. Every home is post-2002 Florida Building Code construction, which is the dividing line Collier County’s own retrofit bulletin uses for mandatory hurricane-mitigation retrofits at re-roofing. LaMorada homes are on the right side of that line and are not subject to the retrofit mandate.
2. Every home is post-2007 and post-2010 code-revision construction.
3. This location is inside the wind-borne debris region, so code-compliant opening protection was mandatory on every glazed opening, either impact-rated glazing or approved shutters. That is a code requirement rather than a builder upgrade.

Which one, impact glass or shutters, was standard here is not established. No public record we reached says whether WCI and Lennar installed impact glazing or shutters as standard, or on which product lines. Ask for the product approvals in the permit set, or ask an agent who has transacted in the specific collection.

A note on design wind speed: the best-sourced figure available for this envelope is an ultimate design wind speed of 160 mph, Risk Category II, but that comes from a neighbouring municipality’s published layer rather than from Collier County’s own adopted local-landmark wind map, which governs a Collier permit and which we did not reach. It is recorded here as the best available figure with its limitation stated, not as a permit fact.

Insurance Reality in LaMorada

There is no premium figure anywhere in this section, because no premium for LaMorada exists in any public record and this page does not estimate one. What can be established is the structure of the answer: who insures what, which credits this construction should earn, and the two live variables a buyer here should actually ask about.

Who insures what

That is the correct shape of the answer. The exact allocation is set by each condominium’s own Declaration and by Florida Statutes section 718.111(11), and a buyer should read the specific Declaration rather than rely on a general table, including this one.

The master policy’s scope, limits and deductibles are not published anywhere. Neither is any condominium association’s certificate of insurance. Those are association documents, and the route to them is the board or the manager: KW Property Management at (239) 444-4904 for the master, Tropical Isles Management Services for the three condominiums.

What this construction class should earn

Florida’s uniform mitigation verification inspection credits roof covering compliance, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection. For LaMorada specifically:

• Opening protection should credit on every home, because the wind-borne debris region made it code-mandatory throughout the build.
• Roof deck attachment and roof-to-wall connection should credit at the modern-code level on every home, because all construction is 2016 or later.
• Roof geometry is per home. Whether a given plan is hip, gable or mixed is not in any record we reached, and it is in the elevations in the permit set.
• Secondary water resistance is per home and per builder specification. Not found.

On the four factors carriers price hardest, construction year, roof age, opening protection and distance to coast, this is a favourable profile relative to coastal Naples. That is general market context rather than a quote, and it is stated as such.

The two live variables, said plainly

Roof age is now the question. These homes are six to ten years old, so the original roofs are entering the age band where Florida carriers begin asking harder questions. That is not a LaMorada problem, it is a 2016-to-2020 Florida housing problem, and it arrives on schedule.

And three of LaMorada’s four associations are currently alleging roof defects in court, including roof leaks, exposed underlayment, cracked and damaged roof tiles and improper roof slopes, flashing and transitions. Those are allegations that have not been adjudicated, and the litigation section below states them precisely. But their practical effect on a buyer is immediate: treat the roof-condition question at LaMorada as a live one rather than a formality, get the four-point or roof inspection done properly, and ask the association for the roof maintenance and replacement history for your building if you are buying attached.

Whether LaMorada homes are placed with Florida’s residual market or the private market is not a public record, and this page does not guess. That is a question for a Collier County producer or for an agent with placement history at these addresses.

Two free things a buyer here should use

Collier County’s Floodplain Management section will give you a flood determination for a specific property at no charge, through the Flood Info Hotline at (239) 252-2942. The county also holds elevation certificates on file for many structures and will tell you whether one exists for your address on the same number. On a community where the map says AH and the letters say otherwise, those two calls are worth more than an afternoon of reading.

The LaMorada Construction Defect Litigation, Stated Precisely

Four LaMorada associations have sued the community’s builders in Collier County Circuit Court. All four cases are pending as of 6 September 2026. None has been decided, settled or dismissed, and no court has found that any defect exists at LaMorada. The associations allege; nothing here is established.

The four cases

All four were filed by the same firm, Becker and Poliakoff.

What is alleged, and it is all alleged

The condominium associations allege latent defects identified by their own experts. The list as reported includes water intrusion, roof leaks, exposed roof underlayment, cracked and damaged roof tiles, improper roof slopes, flashing and transitions, window leaks, stucco staining, discolouration, mildew growth and cracking, paint and texture failures, gutter issues, plumbing and backflow-valve problems, and fire-alarm system deficiencies.

The master association’s complaint is separate and broader, and here we are quoting the filing itself rather than any news account of it. Its paragraph 19 lists fifteen categories of alleged defect: storm and surface water management features and drainage systems, parking surfaces and roads, sidewalks, road signage and lighting, landscaping and irrigation, community security systems including locks, cameras and gates, fencing, roofs, the clubhouse and related buildings and improvements, the pool and spa, the tennis courts and bocce ball courts, fountains, HVAC systems, electrical systems, and site work.

The complaint further alleges that those defects are “causing damage to other property,” that they are latent, and that they are “a material violation of good design, building and construction practices, and deviations from the approved plans, industry standards, manufacturer requirements” and the Florida Building Code. Count II is pleaded as a violation of Florida Statute 553.84, the state’s building code cause of action. It also adds financial allegations about reserve funding at turnover.

These are allegations made by the associations in their own court filings. The builders have contested the claims. Nothing has been proved and nothing has been settled.

The procedural history, read off the docket

Every date and description in this subsection was read directly from the Collier County Clerk’s public docket for case 11-2024-CA-001397, which carries 224 entries as of 7 September 2026. The docket numbers are given so you can check any of it yourself.

The parties. The plaintiff is the LaMorada at Naples Master Association. The defendants are WCI Communities LLC, Lennar Corporation and BUILD LLC. The Clerk’s own classification of the case is “Negligence, Construction Defect”, and its status is Pending.

The case has been repleaded twice, and that is worth knowing. The builders moved to dismiss the original complaint (entries 17 and 79). On 8 April 2025 a motion to dismiss was granted (entry 106). The association filed an amended complaint on 28 April 2025 (entry 108). The builders moved to dismiss again (entries 110 and 113), and on 9 September 2025 the court entered an order to dismiss with leave to amend (entry 129). It was only the version that followed which survived: on 27 March 2026 both motions to dismiss were denied (entries 192 and 193), with the written order on 13 April 2026 (entry 196).

That sequence is ordinary pleading practice rather than a ruling on whether anything is defective, but a page claiming to be precise should say it plainly: the association did not get past the pleading stage on its first two attempts.

Where it stands now. BUILD LLC answered and raised affirmative defenses on 30 April 2026, including to a crossclaim (entries 203 and 204). The court approved an agreed case management plan on 10 August 2026 (entry 215). On 12 August 2026 the case was set for pre-trial on 12 July 2027 and for sounding on 23 August 2027 at 1:30pm (entries 218 and 219). On 7 September 2026 the case was reassigned to an unassigned judge by administrative order (entry 225).

Mediation has been noticed twice, on 18 November 2025 and again on 1 April 2026 (entries 156 and 194). Most construction defect cases in Florida resolve at mediation rather than at trial, so the sounding date is an outer bound, not a prediction.

⬜ One limit on this section, stated rather than buried. We read the original complaint and the docket in full. We have not catalogued every legal count in the operative amended complaint, so this page does not give a count total. Every filing in this case is free to read on the Clerk’s public portal, and if the counts matter to your decision, that is the route.

Why these four cases were filed when they were

Two different clocks drove these filings, and they are worth understanding because they explain a pattern that otherwise looks like a community suddenly falling apart. It is not that. One case was filed against a statutory deadline that was about to expire. The other three were never against that deadline at all.

The master association filed against a deadline, with one day to spare. In 2023 Florida rewrote its construction statute of repose, the outer deadline for suing over building defects. Senate Bill 360, chapter 2023-22, approved by the Governor on 13 April 2023, cut the window from ten years to seven and changed what starts the clock: it now runs from the earliest of a temporary certificate of occupancy, a certificate of occupancy, a certificate of completion or abandonment, where the old law ran from the latest of a longer list. For work already finished, that shortening was retroactive, so the bill carried a savings clause giving claims that were still alive under the old rule until 1 July 2024 to be commenced. LaMorada’s earliest common-area work was certified in 2017, which put the master association squarely inside that closing window. It filed on 30 June 2024 at 3:03pm, the last day before the bar. That is not an inference. The electronic filing stamp on the face of the complaint reads “Filing # 201630118 E-Filed 06/30/2024 03:03:26 PM.” That is deadline behaviour, not a sudden discovery.

And there was no softer option available, which is the part that explains why the answer had to be a lawsuit rather than a letter. Florida normally requires a pre-suit notice of construction defect under Chapter 558, with a 120-day window for an association of this size to let the builder inspect and offer to repair. But Florida Statute 558.004(1)(d) says expressly that serving a 558 notice does not stop the repose clock. With days left, a notice would have preserved nothing.

The three condominium associations filed on a completely different trigger, and they were never up against that deadline. Carriage Homes and Carriage Homes II both filed on 16 October 2025 and Coach Homes I on 5 December 2025, which is sixteen to seventeen months after the savings window closed, so it plainly was not driving them. They could afford to wait because condominium associations get a statutory pause that homeowner associations do not: Florida Statute 718.124 stops the clock until unit owners elect a majority of their own board, and a 2024 amendment effective 1 July 2024 extended that pause to cover the repose deadline as well, not just the limitations period. Chapter 720, which governs the master homeowners association here, contains no equivalent.

That asymmetry is the whole story of the filing dates. The day before the condominium protection took effect, the unprotected master association had to file or lose the claim. The condominiums, protected by the statutory pause, filed more than a year later on their own timetable.

The structural reason any new community ends up here

Underneath both clocks sits the ordinary mechanism, and it is worth saying plainly because it reframes the whole subject. A developer-controlled board does not sue the developer. While the builder appoints the majority, the association and the builder are effectively the same decision-maker. Claims surface only after owners take control and commission their own inspection and reserve study, which is exactly the sequence visible here: control passes, an engineer walks the buildings, and the counts follow.

Florida law anticipates this. At turnover the developer must hand the new owner-controlled board the audited financial records and the sealed structural inspection reports. Those handover documents are very often the document set that produces the lawsuit, which is why litigation clusters in the few years after turnover across the entire state rather than being a signal about one community.

What none of this tells you is whether the buildings are actually defective. The clocks explain the timing. They say nothing about the merits, and the merits are undecided.

One correction that matters, because the reporting is now stale

Reporting from December 2025 described the master case as having been ordered to arbitration. That is out of date. Docket entry 182, dated 10 March 2026, is a waiver of arbitration and of jury trial, with the case proceeding by non-jury trial. Motions to dismiss were denied on 27 March 2026, answers and a crossclaim followed in April 2026, an agreed case management plan was approved on 10 August 2026, and status conferences run through 2027 to a sounding date of 23 August 2027.

Any page telling you the LaMorada master case is in arbitration is nine months out of date. It is ordinary circuit-court litigation on the merits.

One procedural footnote, recorded because it looks alarming out of context and is not: clerk’s defaults were entered against both defendants in the Coach Homes I case on 31 July 2026 after no response, and were set aside by stipulation on 13 August 2026, two weeks later. That is a scheduling event, not an admission and not an adjudication of anything.

What it means for a buyer, and what it does not

No special assessment tied to this litigation appears in the Collier County official records, and the recorded assessment history runs the other way: the master quarterly assessment has been near flat since late 2025 and the Coach Homes I condominium fee fell 5.6 percent for 2026. That is not what a budget funding a defect assessment looks like.

Now the limit on that reassurance, stated rather than buried. Special assessments are adopted by board resolution and are normally not recorded, so the records index cannot answer the question either way. Before you write a contract here, ask the management companies, KW Property Management for the master and Tropical Isles Management Services for the three condominium associations, for three specific things: the current adopted budget, the reserve schedule, and the last twelve months of board minutes. Then order an estoppel certificate for the specific unit.

There are three live routes by which this litigation could still reach an owner’s wallet, and a buyer should price them as risk rather than as fact: legal fees, which four actions are being paid for out of association budgets; any eventual damages or settlement; and the unfunded-reserves count, which is the association’s own allegation that money that should be there is not. No recorded lien, judgment lien or assessment instrument shows any of that having landed on owners yet.

Court records checked 6 September 2026. Litigation status changes. Verify before relying on it.

Schools Zoned to LaMorada: Bear Creek, Oakridge, Gulf Coast, and the 2025 Boundary Change

LaMorada is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A for 2025-26. Those assignments came from the school district’s own address database, queried street by street, and every LaMorada street returns identical answers. The elementary assignment changed in 2025.

The three zoned schools

Those assignments were pulled from Collier County Public Schools’ own zoning application, street by street, for Montserrat Lane, Antigua Lane, Grenadines Way, Mustique Street and Ventana Lane. All five return the same three schools, and every reassignment flag reads null for 2026-27, meaning no pending change for LaMorada addresses.

The boundary change nobody has published

Run the same query against earlier school years and the story appears:

LaMorada was zoned to Laurel Oak Elementary through the 2024-25 school year and moved to the brand-new Bear Creek Elementary effective 2025-26. Middle and high school zoning did not change across any of the four years tested.

That “no change” finding is a measured zero rather than an absent answer. A control query on an Ave Maria street returns a live reassignment for 2026-27, so the field demonstrably changes when a boundary changes. LaMorada’s stability is real.

Bear Creek Elementary, in its first graded year

Bear Creek opened in August 2025 and it opened specifically to relieve Laurel Oak Elementary and Corkscrew Elementary, which the district says in its own capital improvement plan. It sits on the south side of Immokalee Road at Moulder Drive, roughly 1.2 miles east of LaMorada’s gate, was built for approximately 1,000 students, and was the first new Collier elementary school in seventeen years. The principal is Margaux Horne and the school board member for District 5 is Timothy Moshier.

Bear Creek earned an A in its first year of eligibility. Oakridge Middle and Gulf Coast High have each held an A for five consecutive graded years.

District context, and one honest warning

Collier County Public Schools holds an A district grade for the ninth consecutive year, is one of only five Florida districts to have held an A for the last nine years, and ranks 6th of 67 Florida districts on points. In 2025-26 the district recorded 50 A schools, 8 B, 2 C and no D or F, and 51 of 52 traditional schools earned an A or a B.

Now the warning, because a page that only quotes the grade is setting a reader up. The Florida grading scale tightens for 2026-27. The threshold for an A moves up at every level, and for high schools it moves from 65 percent of points to 70 percent. Applying the new scale to this year’s results would have cut Florida’s A-rated high schools from 251 to 123. A school that is an A today is not guaranteed to be an A next year, because the bar moves. Check the current year’s grade rather than the one on a listing.

Charter and private options, with the nearest first

Two A-rated charter schools sit on the Immokalee Road corridor within 3.5 road miles of the gate, and one of them is closer than the zoned elementary.

Naples Classical Academy, Innovation Preparatory Academy and Mason Classical Academy all earned an A for 2025-26.

On the private side, the nearest options are Royal Palm Academy at 7.4 road miles, First Baptist Academy at 9.0, Community School of Naples at 10.0, St. John Neumann Catholic High School at 10.3, The Village School of Naples at 13.0 and Seacrest Country Day School at 13.2.

Two copy corrections worth making, because both date a page instantly. Donahue Academy in Ave Maria was renamed Ave Maria Catholic Academy for the 2026-27 academic year, and the old domain now redirects to the new one. And The Village School of Naples publishes at tvsnaples.org; the similarly named domain a lot of pages still cite now resolves to an unrelated commercial site.

Healthcare: The Only Freestanding Emergency Department in Collier County Is Two Miles Away

NCH Emergency Department Northeast, at 15420 Collier Blvd, is 2.0 road miles from LaMorada’s gate and it is open 24 hours a day, seven days a week. In NCH’s own words it is Collier County’s only freestanding emergency department. For a community ten miles inland, that is the strongest single locational fact on this page.

Emergency care, nearest first

The Northeast campus is more than an emergency department. NCH co-locates family medicine, internal medicine, pediatrics, cardiology through the Rooney Heart Institute, a sleep lab and outpatient and emergency imaging on that one site. An Encompass Health rehabilitation hospital sits at 14305 Collier Blvd, 3.5 road miles from the gate.

Urgent care, and the honest gap after 6:30 PM

The nearest walk-in urgent care is 1.8 miles away and it closes at 6:30 PM. After 6:30 PM the nearest care is the NCH Northeast freestanding emergency department at 2.0 miles, which never closes. That is the useful version of this section, and it is why the freestanding emergency department matters so much at this address.

The everyday run, all at one intersection

A full grocery, pharmacy, laboratory and urgent-care run sits inside 2.0 road miles of LaMorada’s gate, all at Immokalee Road and Collier Boulevard.

• Publix at The Shoppes at Pebblebrooke, 15265 Collier Blvd, 2.0 miles, confirmed as the nearest store by Publix’s own store locator.
• ALDI at Addison Place, 8660 Addison Place Dr, 2.0 miles.
• CVS Pharmacy and Quest Diagnostics, both in the Pebblebrooke quadrant.
• Founders Square, the 55-acre mixed-use development on the south-east quadrant, 1.8 miles, which holds the Collier Urgent Care above plus a restaurant collection, a medical office building and apartments.

Beyond that: Winn-Dixie at 3.8 miles, Sprouts Farmers Market at 4.0, a second Publix at Orangetree at 4.6, Target at 5.1, Walmart Supercenter at 5.6, Seed to Table at 6.1, Trader Joe’s at 9.0, Whole Foods Market at Mercato at 10.1 and Costco at 10.7.

The nearest library is the Collier County Public Library Estates Branch, 1266 Golden Gate Blvd W, at 8.8 road miles, open Monday to Thursday 10:00 to 18:00 and Friday and Saturday 09:00 to 17:00. The nearest large public recreation asset is Big Corkscrew Island Regional Park, 810 39th Ave NE, at 7.4 road miles, a 150-acre county regional park with an 8,686 square foot aquatic complex, six pickleball courts, two tennis courts, softball and multi-purpose fields, a 22,641 square foot community centre and what the county calls its largest playground.

Fire and emergency medical service, stated with its gap

North Collier Fire Control and Rescue District publishes eleven stations, and there is no station on its own published list between 7010 Immokalee Road and 13240 Immokalee Road, a stretch of roughly six miles. LaMorada is inside that gap, with the nearest published station about 3.7 miles west in straight-line terms.

A new North Collier station is reported to have broken ground on 9 July 2026 for a late 2027 opening. The location of that station is not established in any district document we could read, so this page does not publish one. The district’s own media page carries no station announcement. Ask the district’s public information officer.

Two honest qualifiers. Road distance and actual first-due assignment will differ from a straight-line measurement, and this page does not publish a response time, because none is established. And note that the fire millage on a LaMorada tax bill is levied by the Greater Naples Fire Rescue District, while the station list above belongs to North Collier. Which district actually responds first to a LaMorada address is a question for the county, not for a web page.

Getting Around From LaMorada: Distances, the Corridor, and What the County Admits About Season

LaMorada sits 5.1 road miles from Interstate 75 at Exit 111, 17.9 miles from Fifth Avenue South, 24.6 miles from Southwest Florida International Airport and 10.3 miles from Delnor-Wiggins Pass State Park. Those are measured road distances. This page publishes distances rather than drive times, and the next few paragraphs explain why that is the honest choice.

The distance table

Why there are no minutes in that table

Every travel time in the underlying research is a free-flow model derived from posted speed limits. It contains no traffic, no signal delay, no seasonal load and no time-of-day effect. Those numbers are a floor, not an average, and publishing them as drive times would be a promise this page cannot keep. A page that tells a February buyer that Fifth Avenue South is a 28-minute drive will be caught out on the first showing.

So the honest form is: distances as measured, and season described rather than modelled.

The county concedes the season in its own methodology

This is the most credible seasonal-traffic statement available anywhere, and it comes from Collier County’s own Growth Management Plan Transportation Element rather than from an opinion. The county states that peak-season, peak-hour traffic conditions in Collier County are skewed by the influx of seasonal residents and tourists, and that level-of-service calculations are based on traffic conditions experienced for ten months of the year, with February and March omitted.

The county grades its own roads on a ten-month year because February and March are unrepresentative. Immokalee Road in season is materially worse than Immokalee Road in August, and the county’s own methodology concedes it. Any resident here should plan meaningfully longer in February and March for anything involving Immokalee Road west of Collier Boulevard, Interstate 75, or US 41.

A second, human marker of the same thing: St. Agnes Catholic Church runs an additional overflow Sunday Mass at Palmetto Ridge High School from December through April, and adds two Saturday vigil Masses from the second weekend in January through April. Churches size their schedules to the population that is actually here.

What the traffic counts actually show

Collier County does not maintain a state count station on Immokalee Road east of Collier Boulevard, because that stretch is a county road off the state system, so Immokalee Road’s own volume at LaMorada’s frontage is not published. What is published, from the Florida Department of Transportation’s own annual average daily traffic layer, is the corridor around it:

That is a corridor absorbing sustained growth, and the numbers say so. Growth did flatten between 2024 and 2025 on the county segments.

The relief is real, and it is dated

• Vanderbilt Beach Road Extension Phase I opened to traffic on Friday 12 June 2026. Six lanes divided from east of Collier Boulevard to west of Wilson Boulevard, tapering to two lanes out to 16th Street NE, at a cost of about $153 million. It is a brand-new parallel east-west corridor 3.9 miles south of LaMorada’s gate and it exists specifically to take load off Immokalee Road.
• Vanderbilt Beach Road Extension Phase II, 16th Street NE to Everglades Boulevard, is in design, built initially as two lanes inside a four-lane divided right of way so it can be widened later.
• The Randall Boulevard and Immokalee Road intersection rebuild takes Randall from two lanes undivided to four lanes divided with a 44-foot median, adds three left-turn lanes from westbound Randall onto westbound Immokalee, upgrades the signal, and adds a continuous-flow right-turn lane. Construction was anticipated to begin in the third quarter of 2026.
• A Livingston Road flyover over Immokalee Road entered design when Collier County commissioners awarded a $7.59 million design contract on 28 July 2026 for a four-lane bridge carrying Livingston over Immokalee with turning traffic remaining at grade. Design alone runs about 30 months, inside a reported programme of roughly $111 million.
• Florida Department of Transportation project 452544-1, the 21-mile Interstate 75 widening from Golden Gate Parkway to Alico Road, entered its construction phase in mid 2026 and includes a new diverging diamond interchange at Immokalee Road.
• Collier Boulevard widening Phase III, the last of five projects that six-lane fifteen miles of Collier Boulevard from US 41 to Immokalee Road, was bidding in 2026 for construction anticipated late 2026 or early 2027.

The honest narrative is both halves. Immokalee Road is the spine of northeast Naples and it is under real pressure. And the relief is not hypothetical: a new six-lane parallel corridor opened in June 2026, an intersection rebuild starts this year, the final Collier Boulevard six-laning is bidding, an interstate widening with a new interchange is under construction, and a flyover is in design. A buyer should expect construction on this corridor for the next several years and should also expect the corridor to be materially better on the far side of it.

At the gate itself

LaMorada’s entrance on Montserrat Lane is unsignalised, with median and turn-lane geometry flanking it. The nearest signalised control is Immokalee Road at Collier Boulevard, 1.7 miles west. At the frontage Immokalee Road carries three through lanes in each direction plus a divided median, and a separately mapped shared-use path runs parallel along the whole frontage.

Two schools with morning and afternoon peaks sit on the same stretch of Immokalee Road within roughly a mile east of the gate, Naples Classical Academy and Bear Creek Elementary, both on the eastbound side. Measured on the road network from the gate they are 1.4 and 1.6 miles respectively, which is the figure the school tables above use. That is a real, specific, twice-daily fact about this stretch of road, and it belongs in an honest description of the drive.

What Is Being Built Next Door to LaMorada: JLM Living East and the Wider Pipeline

Three hundred and five rental units are entitled on the 37.20 acres immediately east of LaMorada, approved as the JLM Living East RPUD by Collier County Ordinance 2024-42 on 24 September 2024, with zero units built as of the county’s June 2026 register and an estimated build-out of 2029. Beyond that parcel, the near-field pipeline is unusually contained.

JLM Living East, the specifics

What was approved, and the concession LaMorada’s side won

The Board of County Commissioners voted 4 to 1, with the district commissioner opposed on the grounds of increased traffic on Immokalee Road. The Planning Commission recommendation had been unanimous.

The product is horizontal rental: attached and detached single-storey rental homes, about 10 percent duplexes, explicitly not three- or four-storey apartment buildings. Ninety-two of the 305 units are income restricted, 46 at or below 80 percent of area median income and 46 at or below 100 percent, which is 30 percent of the project. The traffic study put the project at 295 two-way peak-hour trips.

And here is the detail no competing page carries. Out of the neighbourhood information meetings, the developer increased buffers on both sides and changed its plan to build only single-storey homes on the west side, the side adjoining LaMorada, and extended an existing preserve on the eastern side. That commitment was made on the record.

The rest of the near-field pipeline, and the status column is the story

Of roughly 21 Planned Unit Developments in LaMorada’s own section and the sections adjoining, only three carry ACTIVE status on Collier County’s own master list dated 11 June 2026.

Heritage Bay, the large community directly north across Immokalee Road, was formally closed out by Board of County Commissioners resolution on 14 April 2026, recorded on the county’s list as closed out 16 April 2026. A closed-out development order means nothing further is entitled to be built there under it.

That is an unusually contained pipeline for the Immokalee Road corridor east of Collier Boulevard, and it is a defensible claim because it comes from the status column of the county’s own register rather than from an impression.

The measured negatives

Each of these was tested against a source that returned real results for other queries in the same session.

1. No pending rezone, Planned Unit Development amendment, conditional use or comprehensive-plan amendment on any LaMorada-adjacent parcel appears in the Collier County Clerk’s active legal-notice archive as of 6 September 2026. Positive controls fired: a search on Immokalee returned 11 notices, storage returned 11, mine returned 12, and Heritage Bay returned the April 2026 close-out. Searches on Woodcrest, Bent Creek, Ventana, Baumgarten, Addison, Tree Farm, Esplanade, Rural Village, Winchester, gas station, convenience and assisted living all returned zero.
2. No new dwelling-unit building permit was issued inside LaMorada in the ten months from October 2025 to July 2026.
3. No new county park, library branch, emergency medical station or fire station is established as planned within one mile.
4. No new school is planned in this attendance area beyond Bear Creek, which is already open. The only other elementary in the district’s five-year capital plan is in Ave Maria, about twelve miles east.
5. No earth mine, excavation or agricultural-conversion petition appears within roughly a mile. Every mining item in the county’s notice archive sits in eastern Collier, tens of miles away.

Two honest limits on the first of those. The Clerk’s notice site defaults to active notices and its archive reaches back only about two years, and the county’s live petition database was unreachable, so an application filed but not yet advertised would not appear anywhere we could look. Re-check quarterly.

The utility build behind the growth

Collier County is building close to $760 million of new water, wastewater and wellfield capacity in its northeast service area, which is the growth basin east of LaMorada. The interim wastewater treatment plant, tanks, pump stations and pipelines reached final completion in January 2026 at about $73 million. Two deep injection wells are complete at about $41 million. A $57 million design-build utility mains expansion toward State Road 29 was approved in March 2026. And the big one, a 6 million gallon per day water reclamation facility plus a 10 million gallon per day water treatment plant, is in design at roughly $488 million with construction expected to start in 2028.

That is the infrastructure that makes the eastern corridor’s approved units deliverable, which is why corridor traffic and school demand will keep rising through the 2030s. It is also why LaMorada, a finished community with a contained near-field pipeline, sits in an unusual position on this road.

One thing that is genuinely unresolved

Whether LaMorada is served by Collier County water and sewer or by a private system is not established. The county water-sewer district’s service area is bounded on the east by the Urban Planning Boundary, LaMorada sits in the county’s Rural Estates planning community, and the parcel immediately east was rezoned out of Rural Fringe Mixed Use Receiving Lands. That combination makes this a live question rather than a formality, and we did not reach a service-area map or a will-serve letter that answers it. What the recorded Declaration does establish is that septic tanks and private wells are prohibited and that the community is on central sewer. Ask Collier County Public Utilities for an availability letter on a specific parcel.

Daily Logistics at LaMorada: Trash, Irrigation, Pets, Leasing, Vehicles and Architectural Review

The rules at LaMorada are unusually specific and several of them will surprise a buyer: no golf carts, no citrus trees, no boats or trailers except inside a closed garage, no garage sales at all, a thirty-day minimum lease, and a maximum of two pets. All of it comes from the recorded Declaration rather than from a rules summary.

Trash and recycling, verified to the address

Queried against Collier County Public Utilities’ own solid-waste service-days layer at the club’s coordinates:

Bulky item pickups are scheduled through Collier County Public Utilities Customer Service at (239) 252-2380. Solid waste is billed as a non-ad-valorem assessment on the county tax bill at $261.91 a year per residential unit, not by the association. No valet or doorstep trash service is advertised by the club, the portal or the county.

Water, sewer and irrigation

Septic tanks and private wells are prohibited. Declaration Sections 10.23 and 10.24 say so directly: no individual sewage disposal system is permitted anywhere on the property and no private water system or well may be constructed, for personal use or for irrigation.

Irrigation comes from the community’s own lakes. Declaration Section 8.6.1 requires the association to own and operate an underground irrigation distribution system serving all lots and common areas, and to maintain the lakes that are the source of that water. The association expressly reserves the right to control, in its sole discretion, how much irrigation water is delivered to any part of the property. Irrigation cost sits inside the assessment, allocated by lot and landscaped area. Owners may not install a pump or divert water from any lake themselves.

Countywide restrictions still apply on top of that, under Collier County’s water conservation ordinance for landscape irrigation: three days a week by address parity, even addresses Tuesday, Thursday and Sunday, odd addresses Monday, Wednesday and Saturday, no irrigation between 10 a.m. and 4 p.m., and no irrigation on Friday.

Landscape maintenance is split by product, which is a real differentiator most pages miss. In the Classics and Grand Villas neighbourhoods the association performs ordinary lot landscaping and maintains the in-lot irrigation lines. In the Estates neighbourhood the owner maintains the in-lot irrigation lines. Replacement of dead landscaping is the owner’s cost except where the association has funded a reserve for it. The landscape contractor named on the association’s own portal is Mainscape.

All permanent utility connections here run underground, including water, electricity, gas, telecommunications and television.

Pets

From Declaration Section 10.7, as recorded in 2015:

• A maximum of two dogs, cats or birds in any combination, plus a reasonable quantity of fish.
• Reptiles and pot-bellied pigs are excluded in all events, along with other livestock and wildlife.
• Named breed restrictions, verbatim: pets of a known vicious breed such as pit bulls, bull terriers, chows, rottweilers or other like breeds are not permitted.
• Pets are not permitted on the common areas except under association rules.
• Owners must clean up after their pets anywhere on the property.
• A damage complaint goes to the Board in writing, and failure to remedy within 15 days can require permanent removal of the pet.
• Section 10.8 allows the association to adopt different pet rules per neighbourhood, so a Coach Homes or Carriage Homes owner may face a stricter rule than the master document sets.

Leasing and short-term rentals

Declaration Section 10.3.3 is the single most commercially useful sentence in the document for an investor buyer: the minimum lease term is thirty consecutive days, and no unit may be leased more than three times per calendar year. An owner who complies with the transfer provisions has the right to lease without prior association approval.

Two consequences follow that a buyer needs before writing an offer. Thirty days is a real short-term rental prohibition. LaMorada is not a nightly-rental community. And while a home is leased, the tenant holds the amenity rights and the owner does not, except as a guest, with the association empowered to adopt rules preventing dual use by an owner and a tenant.

Occupancy is capped at two persons per bedroom under Section 10.3.1, excluding living rooms, kitchens, dining rooms, dens, family rooms and bathrooms, with Board variances available for Fair Housing Amendments Act compliance. Use is residential only, with ancillary home-office use permitted where the law allows.

Vehicles, and the golf-cart rule

Declaration Section 10.9 is strict and it is worth quoting the shape of it. No commercial vehicles, campers, mobile homes, motor homes, boats, personal water craft, house trailers, boat trailers, all-terrain vehicles or trailers of any other description may be parked or stored anywhere on the property, except inside a unit’s garage with the garage door closed.

Also from the same article:

• Pick-ups, sport-utility vehicles and mini-vans of the type commonly used as private passenger vehicles are fine, provided no commercial equipment, lettering or graphics is exposed to view.
• Service and delivery vehicles may park temporarily during business hours.
• No unlicensed or inoperable vehicle may be kept or stored on the property.
• No vehicle repair on a lot other than minor work, cleaning or waxing completed within 24 hours.
• The association may adopt parking rules and may tow or boot at the vehicle owner’s expense.
• No trailer, mobile home or recreational vehicle may ever be used as a residence, temporarily or permanently.
• No golf carts or other low-speed vehicles are permitted, except those operated by the developer, an association or a contractor for maintenance, repair or security. Motorcycles, mopeds and motorised scooters must be driven by a licensed driver and be registered and insured. Statutory mobility devices are exempt.

LaMorada is not a golf-cart community, and given how many Naples communities are, that is a genuine lifestyle difference rather than a technicality.

The rules that stick in the memory

• Citrus trees are banned outright. Section 8.5.5 lets the association cut down and remove any citrus tree anywhere in the community and levy a charge against an owner who plants one. Mango, papaya and banana trees are likewise prohibited on any lot. Container plants on a lanai are fine at the owner’s own risk. This is citrus-greening containment, and it is verifiable.
• Garage sales are prohibited outright, and Section 10.26 cannot be amended without the Declarant’s written consent while the Declarant owns any part of the property.
• Signs of any kind visible to public view are essentially prohibited, including inside a unit, without authorisation.
• Flags: one United States or Florida flag, plus one official armed-services or POW-MIA flag no larger than four and a half by six feet.
• Fences and walls are essentially banned except code-required pool enclosures, whose composition, location, colour and height need architectural approval. No chain link.
• Storm shutters need architectural approval, may only be closed in direct anticipation of severe weather, must be removed within three days afterwards, and accordion shutters are not permitted on the front façade.
• Removing any tree or shrub with a trunk over six inches in diameter needs approval, as does artificial grass and sculptural landscape decor.
• Play and game structures, including basketball goals, swing sets, doghouses, playhouses and storage sheds, need approval and are never permitted in a front yard.

Architectural review, step by step

LaMorada’s architectural authority is the Design Review Board under Article 13 of the Declaration. On the resident portal and the club calendar it operates as the ARC, and an ARC Committee meeting appears on the club’s own September 2026 calendar.

1. Nothing may be commenced, altered, removed, painted or erected, including landscaping, hurricane protection, basketball hoops, birdhouses, pet houses, paving, awnings, canopies, shutters or any exterior change visible from outside, until plans and specifications showing nature, kind, shape, height, materials and location have been submitted and approved in writing.
2. Where a neighbourhood or condominium association has its own architectural committee, its approval comes first where the Design Review Board requires it.
3. The Board may demand floor plans, site plans, drainage plans, elevations and material and colour samples, and may postpone review until it has them. It may also require, at the owner’s expense, that a structural engineer or architect review the proposal.
4. The Board has thirty days to accept, accept with conditions, or reject. If it does not reject within that window, the plans are deemed approved.
5. On completion the applicant gives written notice; the Board then has 60 days to inspect, non-compliance must be cured within 30 days of notice, and the applicant has a further 45 days before the Board may remove or remedy the work.

And remember the 2024 amendment: no added square footage, no enlarged rooms, no added garage space, at all. The Design Review Board process governs what you may change. That amendment governs what you may never do.

The gate, described only as far as the record goes

A purpose-built gatehouse exists. The community’s general contractor states that it built the gatehouse, the mailbox kiosk and the entry monument alongside the clubhouse. The Declaration anticipated automatic gates on the access roads to Immokalee Road and Woodcrest Drive. Access is administered through Envera, and the association’s own resident portal carries a dedicated “Envera Gate Information” page. Envera’s product line includes a virtual gate guard, guard software, access control and barrier gates. Clubhouse and fitness entry is by fob, 5:30am to 10:00pm.

What is not established, and what this page therefore will not say: whether the gate is staffed by a live on-site attendant, whether remote guard service covers it around the clock, what any staffed hours are, whether there are licence-plate readers, whether there is a roving patrol, and what the guest and contractor pre-authorisation procedure is. Several non-authoritative sites assert a “24-hour manned gate” for LaMorada. That claim has no source we could verify and it is not repeated here. The correct description is that LaMorada is gated with controlled access administered through Envera, and the rest is a question for KW Property Management at (239) 444-4904.

Worth knowing: the Declaration expressly disclaims that any of this is security, stating in capitals that any alarm or security system may be compromised or circumvented, that the association and the developer are not insurers, and that each owner, tenant, guest and occupant assumes all risk.

Mail and estoppels

Mail is delivered to a centralised cluster-box kiosk built as part of the original build-out, rather than to individual roadside boxes. The kiosk’s location within the community and how parcel delivery is handled are not published, and the site plan would show the first.

Estoppel and lender questionnaire requests for the master association are processed through HomeWiseDocs, which KW Property Management states in its own words on the association’s portal. That is the concrete answer a closing agent needs, and it saves a week.

Comparable Communities to Consider Alongside LaMorada

Buyers who shortlist LaMorada almost always look at two or three other communities on this stretch of Immokalee Road, and the comparison that decides it is rarely the amenity photograph. It is the four things that actually cost money every year: a district assessment, the flood mapping, whether any building triggers Florida’s milestone and reserve-study rules, and whether amenity access sits inside the assessment or is bought separately.

The benchmark, on the four things that cost money

This table publishes a figure only where we actually sourced it. Where a neighbour’s answer is not established from a primary record, the cell says so and names the route, because a four-column benchmark with honest blanks is more useful than a filled-in one that is guessed.

The route to fill any blank cell above is the same for every community: pull the non-ad-valorem lines on a specific parcel’s Collier County tax bill for the district question, run the FEMA map-change layer for the flood question, read the recorded declaration of condominium for the storey count, and read the recorded declaration and the club’s own documents for the amenity obligation. That is exactly what this page did for LaMorada, and it is why the LaMorada row is full.

How to actually run the comparison

Five numbers, in this order, and ignore the marketing.

1. Total annual carrying cost, not the association figure. Master assessment plus any condominium assessment plus any district assessment plus club or membership dues plus the county solid-waste line plus any food and beverage minimum. At LaMorada that is about $12,016 for a coach home and about $5,816 for a detached house, with two layers genuinely unpublished.
2. Construction vintage, because it drives insurance. LaMorada is entirely 2016 to 2022.
3. Mapped flood zone against insured flood zone, and whether the community carries fill-based map revisions. LaMorada’s answer needs both halves.
4. Entity type, because a condominium building three storeys or taller in Collier County in 2026 carries milestone inspection and reserve-study obligations that low-rise product does not.
5. Whether the community is finished, because a community with remaining developer inventory competes with its own builder on every resale. LaMorada has none.

The honest positioning

The query that fits LaMorada exactly is a gated Naples community with a real clubhouse and no golf. If golf inside the gate is on your list, this community will never satisfy it and the two clubs on its own fence line will keep suggesting otherwise. If what you want is a resort-scale amenity centre with no membership economics attached, on a finished 2016-to-2022 street, with no district assessment and nothing tall enough to carry a reserve-study mandate, there are not many communities on this corridor that answer all four.

We will tell you plainly when a different community fits you better. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Why Buy in LaMorada: Honest Pros and Cons

LaMorada suits a buyer who wants a finished, modern, low-rise gated community with a genuine amenity centre and no membership attached, no district assessment, and a documented flood-map history that most buyers on this corridor never get told about. It does not suit a buyer who wants golf inside the gate, a golf cart, short-term rental income, or room to add on.

The genuine strengths, all data-backed

• Amenities are association common property, not a club. No initiation, no tiers, no equity, no membership transfer fee anywhere in the record. The cost is inside the master assessment.
• No Community Development District and no special taxing district, proven four independent ways, on a corridor where several neighbours carry district lines.
• Nothing is three storeys or taller, established from the recorded condominium declarations, so no milestone inspection deadline, no mandatory reserve study and none of the associated assessment exposure.
• The Coach Homes I condominium fee fell 5.6 percent for 2026, which is close to unheard of in Southwest Florida condominium budgets right now.
• Five FEMA fill-based map revisions, revalidated in February 2024, remove the built area of every platted lot from the Special Flood Hazard Area, which is why the mandatory purchase requirement does not apply to those structures.
• Evacuation Zone E, four tiers inland of Zone A, roughly 9.6 miles from the Gulf, with built lots at about 15.4 to 16.2 feet NAVD88 against a 10.24 foot storm tide recorded at the same latitude on the coast during Ian.
• Every home is 2016 to 2022 construction inside the wind-borne debris region, with code-mandatory opening protection, which is the strong end of the Southwest Florida stock on the factors carriers price hardest.
• Two-thirds homesteaded. This is a primary-residence community, and the county roll says so.
• Nine in ten detached homes have a pool, 94 percent have a screen enclosure and 81 percent have a spa, from county building records.
• Zoned to three A-rated schools, in a district that has held an A for nine consecutive years, with an A-rated K to 12 charter school 1.4 miles away.
• Collier County’s only freestanding emergency department is 2.0 road miles away and open 24 hours.
• A finished community with a contained pipeline. Zero unsold developer inventory, zero new dwelling-unit permits in ten months of county records, and only three active development orders in the whole surrounding section set.

The honest drawbacks

• No golf course and no golf membership, on a plat that literally contains a golf course belonging to somebody else. That will keep confusing people, and it will keep costing sellers time with the wrong buyers.
• No golf carts. Not permitted at all except for maintenance and security.
• No boating, kayaking, paddle boarding or swimming on the lakes, and no docks. The lakes are scenery and stormwater management.
• You cannot add square footage. The April 2024 amendment bars adding square footage, enlarging rooms or adding garage space. If your plan needs an addition, buy elsewhere.
• No RV, boat or trailer parking unless it fits inside your garage with the door closed.
• A thirty-day minimum lease and a three-lease annual cap, which removes the nightly rental model entirely, and leasing suspends your own amenity access for the term.
• The mapped flood zone is a real thing. Eighty-one percent of parcels are mapped Zone AH, the removals are not drawn on the printed panel, and every automated lender determination will say you are in a hazard area until somebody produces the letter.
• A new flood map is in its appeal period now and targets Summer 2027, and it will supersede the five map-change letters on any panel it revises. That is genuinely unresolved.
• Four associations are in litigation with the builders, alleging roof, stucco, window and drainage defects among others. Nothing is proved, nothing is settled, and legal costs are being paid out of association budgets.
• Two fee layers are published nowhere. The Carriage Homes I and Carriage Homes II condominium assessments cannot be looked up and have to be requested.
• The detached master assessment is inferred, not verified, because every recorded master lien found was against a coach home.
• Immokalee Road in February and March is genuinely busy, and Collier County’s own methodology omits those two months because they are unrepresentative.
• 305 rental units are entitled on the 37 acres immediately east, with an estimated 2029 build-out, though the abutting row is capped at one storey by an on-the-record commitment.
• Whether the community is on county water and sewer or a private system is not established.
• LaMorada sits in a roughly six-mile gap in the nearest fire district’s published station list, with a new station under construction whose location is not established.

Who should probably look elsewhere

If you want golf inside the gate, a golf cart to get to it, a boat on the lake, nightly rental income, somewhere to keep an RV, or the ability to add a room in five years, LaMorada will frustrate you. Those are not fixable with a different floor plan or a better offer, because they are in the recorded documents.

If the trade-offs land the right way, the next step is to walk a Mustique Street house and a Somerset Place house on the same afternoon, because the lot sizes differ by more than double and the price bands differ by more than $400,000. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873.

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

If you are searching for the best LaMorada listing agent, or thinking “I need to sell my house in LaMorada”, four things decide your outcome here and most listings get at least two of them wrong: which product you are actually competing against, whether your FEMA map-change letter is in the file before you list, whether your buyer’s lender has been told about it, and whether your price is anchored to your own band rather than to a community-wide median that describes nobody.

The credentials we bring to a LaMorada listing

• 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
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• McGreevy and Comisar alone have over $900 million in Sales

McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and as the leaders of Domain Realty Group our team has closed transactions across every price band this market produces.

What LaMorada actually did in the last twelve months

In the last 12 months we tracked 22 LaMorada closings through the Southwest Florida MLS, pulled on 6 September 2026 and hand-verified row by row.

Two days on market at $860,000 and 324 days on market at $520,000 are both real numbers from this community in the same year. The difference is not luck.

You are not competing against 367 homes

You are competing against your band, and at LaMorada the bands are unusually clean.

• A Coach Home competes against 83 other units in two plans, 42 Arrowheads and 42 Bay Creeks. Seven traded in the last twelve months, in a $460,000 to $500,000 range.
• A Carriage Home competes against 59 other units in two plans. Zero traded in the last twelve months, which means your pricing work cannot be done from a recent comparable inside your own regime and has to be built from the Coach Homes and detached bands with adjustments. This is exactly where an automated estimate goes badly wrong.
• A Mustique Street house on a median 8,456 square foot lot is not competing with a Somerset Place house on a median 19,170 square foot lot. Fourteen detached homes traded at a $1,025,000 median, and the spread inside that ran from $640,000 to $1,585,000.

Get the competitive set right before you get the price right: your street, your lot size, your plan, whether you are one storey or two, and whether you have a pool. Nine in ten homes here have a pool, so not having one is a real adjustment rather than a rounding.

Luxury listing specialists, and what that means on this street

The top of this community is a $1.585 million estate on Somerset Place, and it sold in 69 days. That is a luxury listing and it is marketed as one: cinematic video, drone, professional photography, a qualified-buyer database built over two decades in this market, and genuine discretion where a seller wants it. McGreevy and Comisar alone have over $900 million in Sales and have been Top 1% Real Estate Agents Nationally Since 2008, and the marketing does not step down because the address is on Immokalee Road rather than on the Gulf.

Three documents that belong in your file before you list

1. Your FEMA Letter of Map Revision based on Fill. Five of them cover this community and between them they name Lots 1 through 223 and three common tracts. The removals are not drawn on the printed flood panel, so every automated lender determination on your house will come back “Special Flood Hazard Area” until the letter is produced. Handing that over at contract rather than at closing is worth real money in negotiation and removes the single most common financing surprise here. Copies are free from FEMA’s Map Service Center.
2. Your elevation certificate. Collier County holds these on file for many structures and will tell you free of charge on (239) 252-2942 whether one exists for your address.
3. A current estoppel certificate. For the master association that runs through HomeWiseDocs, processed by KW Property Management. For a condominium unit you also need the condominium estoppel from Tropical Isles Management Services. Between them they settle your current assessment, any pending special assessment, the capital contribution due at closing, any transfer fee and your outstanding balance, and they resolve the food and beverage minimum question for your specific unit.

The two disclosures that will come up, and how we handle them

The litigation. Four associations are suing the builders. A buyer’s agent who is doing their job will ask, and a seller who has not prepared an answer looks evasive. We give the buyer the case numbers, the filing dates, the fact that nothing has been decided, and the recorded assessment history that shows the master fee near flat and the Coach Homes fee down 5.6 percent. Disclosed in week one it is context. Discovered in week three it is a renegotiation.

The Save Our Homes reset. If you have owned here since 2016 your tax bill is not your buyer’s tax bill, and the median gap in this community is $271,159 of assessed value, worth roughly $2,820 a year. We put the buyer’s projected tax on the table early, because a buyer who works it out for themselves in the inspection period feels misled even though nobody misled them.

The seller-side opportunity on this community

Buyer intent for LaMorada is crowded with aggregator pages that get the home count wrong, call it a Planned Unit Development, imply golf, and in at least one case describe it as a 55 plus community. Seller intent is effectively unclaimed. That asymmetry is why this page carries a seller section as long as its buyer section, and it is why a LaMorada seller working with us gets found by buyers who searched a question rather than a listing.

A dedicated LaMorada seller page with a full net-sheet walkthrough is coming, and we will link it here when it goes live.

What Is Your LaMorada Home Worth?

Start with our free home valuation tool, then call Jesse McGreevy at (239) 898-6072 for the version that accounts for your street, your lot, your plan and your map-change letter. Text or call, confidential conversations welcome. Marc Comisar is at (239) 287-5873. If you would rather start by talking it through, our contact us page reaches the whole team.

★★★★★ “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

Seven questions LaMorada sellers ask first

What is my LaMorada home worth right now? It depends on your band, not on the community. The trailing twelve months ran a $1,025,000 median across 14 detached sales and a $480,000 median across 8 attached sales, against a community-wide median of $882,500 that describes neither group well. Median sold to last list price was 95.47 percent.

How long will it take to sell? The median across 21 rows was 81 days and the average was 123, with three sales running past 279 days. A correctly priced, well-prepared home here has sold in as little as two days.

Do I need the FEMA letter before I list? Yes, and get it first. Your house is almost certainly inside one of the five fill-based map revisions, the removal is not drawn on the printed panel, and the lender’s automated determination will not find it on its own.

Will the litigation stop my sale? Nothing in the record says it has. Four cases are pending, none is decided, no special assessment tied to them appears in the county records, and the recorded assessment history is flat to falling. Disclose it early with the case numbers and it becomes a non-event.

Who pays for the estoppel? Florida caps what an association may charge and the contract allocates who pays; in practice this is negotiated. Order it early either way, because a master estoppel and a condominium estoppel are two separate documents from two different management companies at LaMorada.

Should I sell in season? Showing traffic in a gated Naples community is materially heavier from January through March, and Collier County’s own traffic methodology concedes that February and March are different months. That said, summer buyers here tend to be serious and financed, and the fastest sale in this community’s last twelve months closed on 30 July.

Can we sell off market? It is possible and we have the buyer database to make it work, but understand the trade. In a community that turns over roughly 22 doors a year, the buyer who pays the top number is often the one who has been waiting on an alert for months, and they find you through exposure rather than through a quiet listing. We will model both and show you the numbers.

Your Local Real Estate Experts

McGreevy and Comisar are a Southwest Florida real estate team based in Bonita Springs and working Lee and Collier County, including LaMorada and the wider Immokalee Road corridor in northeast Naples. Jesse McGreevy handles technology, marketing and systems. Marc Comisar handles field work and client-facing negotiation. Together they have been selling this market since 2004.

• 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
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• McGreevy and Comisar alone have over $900 million in Sales

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

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

Contact

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).

More about the team is on our about page, and the full Naples market hub is at Naples real estate.

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

Frequently Asked Questions: Buyer Edition

What is LaMorada in Naples, Florida?

LaMorada is a gated, all-ages residential community of 367 homes on 187.18 acres in unincorporated Collier County, on the south side of Immokalee Road in Naples, ZIP 34120. It was developed by WCI Communities and finished by Lennar between 2016 and 2022, and it holds 223 detached houses plus 144 attached condominium units.

Where exactly is LaMorada located in Naples?

The main gate is on Montserrat Lane, on the south side of Immokalee Road (County Road 846), roughly 1.7 road miles east of Collier Boulevard and about 5.1 road miles east of Interstate 75 at Exit 111. Access also runs off Woodcrest Drive. The clubhouse address is 2385 Montserrat Lane, Naples, FL 34120.

Is it spelled LaMorada, La Morada or Lamorada, and does it matter when I search?

All four spellings appear in real records. County legal descriptions and the plat use LAMORADA. WCI’s marketing used LaMorada. Lennar’s pages used La Morada. Some county petition titles use Lamorada. The master association’s own resident portal renders it La Morada. It matters for searching, because a portal that indexed one spelling may not return the other.

How many homes are in LaMorada?

367 residential units inside the gates: 223 detached houses, 36 Carriage Homes, 24 Carriage Homes II and 84 Coach Homes I. You will also see 343, which was WCI’s 2015 marketing figure, and 347, which is what WCI reported to the Securities and Exchange Commission. Both are real and both count something different from 367.

Why do different sources say 343 homes?

Because 343 was the plan and 367 is what was built. The gap is the Coach Homes programme, an 84-unit condominium Lennar added through the 2018 Anguilla Site Development Plan and recorded in 21 phases. It did not exist in WCI’s original four-collection plan, which is why the marketed number never caught up.

How many acres is LaMorada?

187.18 acres for the residential village. The recorded plat named LAMORADA covers 503.44 acres because the same instrument also re-platted the Calusa Pines Golf Club land next door. The developer marketed “200 acres”, which is consistent with 187.18 as rounding in sales copy. Never use 503 as the community’s size.

How much of LaMorada is lakes and preserve rather than homesites?

The developer marketed 48 acres of lakes and 15 acres of nature preserve inside its “200 acres”. The recorded plat carries seven lake tracts, LK-1 through LK-7, and two preserve tracts, P-1 and P-2, the latter subject to a conservation easement. Exact current acreages per tract are on the plat sheets, which we did not retrieve.

When was LaMorada built?

Homes were delivered between 2016 and 2022. The first retail closing was 8 April 2016 at $489,500 and the last developer closing was 31 May 2022. Entitlement and platting ran 2014 to 2015. WCI reported zero homes delivered at LaMorada through 31 December 2015, so any source saying construction deliveries began in 2015 is wrong.

Is LaMorada finished, or is anything still being built?

Finished. All 223 platted detached lots carry a completed home, all 144 condominium units are built and sold, and every one of the 367 residential parcels has a recorded sale. Collier County’s own permit files for October 2025 through July 2026 record 47 permits at LaMorada addresses and zero new dwelling-unit permits.

Is LaMorada a gated community?

Yes. The Declaration provides for automatic gates on the access roads to Immokalee Road and Woodcrest Drive, and the community’s general contractor confirms it built a purpose-built gatehouse along with the mailbox kiosk and the entry monument. Access is administered through Envera, and the association’s resident portal carries a dedicated Envera Gate Information page.

Is LaMorada in the city of Naples or in unincorporated Collier County?

Unincorporated Collier County. That is why the municipal millage on a LaMorada tax bill reads 0.0000 and why the applicable code enforcement, building department and floodplain rules are the county’s rather than the City of Naples’. The postal address is Naples, FL 34120, which is what causes the confusion.

What ZIP code is LaMorada in?

34120. All 414 tax parcels carrying a LaMorada legal description sit in that ZIP code, in Section 25 of Township 48 South, Range 26 East, with one parcel in Section 36.

What is LaMorada’s main entrance address?

The community office and clubhouse are at 2385 Montserrat Lane, Naples, FL 34120, telephone (239) 444-4904. The developer’s former welcome centre was at 2190 Woodcrest Drive and is historic rather than current. The developer’s own driving directions read: I-75 Exit 111 to Immokalee Road, travel east five miles, then turn right on Woodcrest Drive.

What does the name LaMorada mean?

No WCI or Lennar document we located explains the name, and this page will not invent an origin story. In Spanish the word morada means a dwelling or an abode, but that is a fact about the language rather than a statement of the developer’s intent. The developer’s own naming rationale is not published.

Is LaMorada considered North Naples?

It sits in the northeast quadrant of Collier County on Immokalee Road, in the county’s Rural Estates planning community, east of Collier Boulevard. Whether that reads as “North Naples” depends entirely on who is drawing the line, and the term has no official boundary. The verifiable description is unincorporated Collier County, ZIP 34120, on Immokalee Road.

How far is LaMorada from Founders Square?

1.8 road miles. Founders Square is the 55-acre mixed-use development on the south-east quadrant of Immokalee Road and Collier Boulevard, holding a restaurant collection, a medical office building, apartments and the Collier Urgent Care location that is the nearest walk-in clinic to the community.

How far is LaMorada from the beach?

Delnor-Wiggins Pass State Park is 10.3 road miles, the Vanderbilt Beach public access is 11.9 road miles, and Barefoot Beach Preserve County Park is 15.0 road miles. Those are measured road distances. This page does not publish drive times, because every travel time in the underlying data is a free-flow model with no traffic in it.

How far is LaMorada from downtown Naples and Fifth Avenue South?

17.9 road miles. Waterside Shops is 12.9 road miles and Mercato is 10.2 road miles. Plan meaningfully longer in February and March, because Collier County’s own traffic methodology omits those two months as unrepresentative.

How far is LaMorada from Southwest Florida International Airport?

24.6 road miles, via Interstate 75 from Exit 111, which is 5.1 road miles from the gate.

What is the traffic actually like on the Immokalee Road corridor?

Honestly, busy, and worse in season. Collier County calculates road level of service on a ten-month year, deliberately omitting February and March because they are unrepresentative. Interstate 75 north of the Immokalee interchange carried about 12 percent more traffic in 2025 than in 2021, and Collier Boulevard north of Immokalee grew about 37 percent over the same period.

Is Immokalee Road being improved, and will that affect LaMorada?

Yes, substantially. Vanderbilt Beach Road Extension Phase I opened 12 June 2026 as a new six-lane parallel corridor 3.9 miles south. The Randall and Immokalee intersection rebuild was set to start construction in the third quarter of 2026. A $7.59 million design contract for a Livingston Road flyover over Immokalee was awarded 28 July 2026. And the Interstate 75 widening includes a new diverging diamond interchange at Immokalee Road.

What restaurants and shopping are within a few minutes of LaMorada?

A full grocery, pharmacy, laboratory and urgent-care run sits inside 2.0 road miles at Immokalee Road and Collier Boulevard: Publix at The Shoppes at Pebblebrooke, ALDI at Addison Place, CVS, Quest Diagnostics, and the Founders Square restaurant collection. Further out, Trader Joe’s is 9.0 miles and Whole Foods at Mercato is 10.1 miles.

How close is NCH North Naples Hospital?

8.0 road miles, and it is the nearest full hospital emergency department. It also holds the only 24-hour pediatric emergency department in Collier County. Much closer, at 2.0 road miles, is the NCH Emergency Department Northeast at 15420 Collier Blvd, which NCH describes as Collier County’s only freestanding emergency department and which is open 24 hours.

Is LaMorada walkable or bikeable to anything?

A separately mapped shared-use path runs parallel to Immokalee Road across the community’s whole frontage, so cycling on the corridor is physically possible. But the entrance is unsignalised, the nearest signal is 1.7 miles west at Collier Boulevard, and the road carries three through lanes in each direction. Treat this as a car-first location.

What is the drive to Mercato or Waterside Shops?

Mercato is 10.2 road miles and Waterside Shops is 12.9 road miles. We publish distances rather than minutes on this page, because the only travel times in the source data are free-flow models that contain no traffic, no signal delay and no seasonal load, and quoting them as drive times would be misleading.

How close is Collier Boulevard, and how does that affect commuting?

Immokalee Road at Collier Boulevard is 1.7 road miles west, and it is the nearest signalised intersection to the gate. Collier Boulevard is the main north-south route to Golden Gate, the Vanderbilt Beach Road corridor and US 41 south, and its final six-laning from US 41 to Immokalee Road was bidding in 2026.

Who built LaMorada?

Two developers. WCI Communities entitled, platted and started it, building the first 85 homes plus the infrastructure and the amenity centre. Lennar finished it after its merger with WCI became effective on 10 February 2017, delivering the balance of the detached programme, all of Carriage Homes II and the entire 84-unit Coach Homes I programme through 2022.

Was LaMorada built by WCI or by Lennar?

Both, and the record shows exactly where the line falls. WCI’s own microsite was live as late as 1 February 2017, the merger closed on 10 February 2017, and Lennar’s LaMorada page appears in the Internet Archive on 22 February 2017. Every deed and declaration is still signed WCI Communities, LLC, but from February 2017 that entity was Lennar’s.

Did the product change when Lennar took over?

Yes, completely. WCI sold Carriage Homes, Grand Villas, Classic Homes and Grand Estates, 17 plans in total. Lennar re-cut the ladder into Coach, Executive, Manor and Estate Homes and added the Coach Homes condominium, which did not exist in WCI’s plan at all. Lennar also re-tiered remaining lots under its own collection names rather than continuing WCI’s.

Are the WCI-era homes different in quality from the Lennar-era homes?

Nothing in the public record establishes a quality difference between the two eras, and this page will not assert one. What is established is that they are different products under different code editions: WCI-era homes were permitted mainly under the 2014 Florida Building Code and later Lennar-era homes under the 2017 and 2020 editions. Four associations are currently alleging construction defects, but nothing has been adjudicated.

What year did construction start at LaMorada?

Homes started completing in 2016. WCI’s own annual report on Form 10-K records zero homes delivered at LaMorada in fiscal 2013, 2014 and 2015, and the county roll shows no structure inside the gates with a year built earlier than 2016. Entitlement, platting and the Declaration all date to 2014 and 2015.

What year did new-construction sales close out?

2022. The final developer closing recorded is 31 May 2022, a Coach Homes I unit at $407,000. Lennar’s community page stops being captured in the web archive after 25 June 2021, which is consistent with sales winding down before the last closings.

What is the LaMorada PUD ordinance number?

There isn’t one. LaMorada is not a Planned Unit Development. Collier County’s own zoning layer returns Rural Agricultural at this location, its Planned Unit Development polygon layer returns zero features here while returning Bent Creek Preserve, Ventana Pointe and JLM Living East by name, and the county’s PUD Master List contains no LaMorada entry. The community is entitled under the Rural Fringe Mixed Use Overlay, Receiving Lands, via plat and Site Development Plan.

How many phases is LaMorada platted in?

Three recorded plats: LAMORADA at Plat Book 59, Pages 1 to 15, recorded 1 July 2015; LaMorada Phase 1 at Plat Book 65, Pages 66 to 68, recorded 14 February 2019; and LaMorada Parcel FD2 at Plat Book 65, Pages 86 to 87, recorded 17 April 2019. On top of those sit three condominium regimes, with Coach Homes I alone recorded in 21 phases.

Can I read the recorded Declaration of Covenants before I buy?

Yes. It is Instrument 5133332, Official Records Book 5161, Page 2053, recorded 9 June 2015, and it runs 194 pages. It is a public record available through the Collier County Clerk of the Circuit Court and Comptroller’s official records portal. Read it with the eleven recorded amendments, because at least two of them materially change what you may do with the house.

What construction standards were LaMorada homes built to?

Every home was permitted between roughly 2015 and 2021 under the 5th, 6th or 7th edition of the Florida Building Code. All of it is post-2002, post-2007 and post-2010 code construction. The location sits inside the wind-borne debris region, so code-compliant opening protection was mandatory on every glazed opening, either impact-rated glazing or approved shutters.

Are LaMorada homes concrete block or frame?

Not established in any record we reached, and this page will not guess. The construction-type field appears on the individual building permit, so the answer exists per address in Collier County’s building records. Ask for it in the inspection period, and ask the association for the attached buildings.

Do LaMorada homes have impact windows as standard, or were they an option?

Not found. What is established is that the wind-borne debris region required opening protection on every glazed opening, so every home has either impact glazing or approved shutters. Which one WCI and Lennar installed as standard, and on which collections, is not in any public record we reached. Check the product approvals in the permit set for the specific address.

Is there any open construction defect litigation at LaMorada?

Yes. Four LaMorada associations have sued the builders in Collier County Circuit Court and all four cases are pending: the master association (11-2024-CA-001397, filed 30 June 2024), Carriage Homes (11-2025-CA-002400) and Carriage Homes II (11-2025-CA-002408), both filed 16 October 2025, and Coach Homes I (11-2025-CA-002837, filed 5 December 2025). These are allegations. No court has found that any defect exists.

Is the LaMorada master case in arbitration?

No, and reporting that says so is out of date. Docket entry 182, dated 10 March 2026, is a waiver of arbitration and of jury trial, with the case proceeding by non-jury trial. Motions to dismiss were denied on 27 March 2026 and the case has a trial sounding date of 23 August 2027. The two condominium Carriage Homes cases are stayed.

Why did the LaMorada associations sue when they did?

Two different clocks. The master association filed on 30 June 2024, one day before a statutory deadline. Florida’s 2023 Senate Bill 360 cut the construction statute of repose from ten years to seven and gave claims that were still alive under the old rule until 1 July 2024 to be filed. The three condominium associations were never against that deadline: they filed sixteen to seventeen months later, on 16 October and 5 December 2025. Condominium associations get a statutory pause that homeowner associations do not, under Florida Statute 718.124, which is why they could file on their own timetable and the master association could not.

Why could the master association not just send a demand letter instead of suing?

Because it would not have preserved the claim. Florida normally requires a pre-suit notice of construction defect under Chapter 558, with a 120-day window for an association this size. But Florida Statute 558.004(1)(d) states that serving a Chapter 558 notice does not toll the statute of repose. With days left on the clock, a notice would have bought nothing, so the only way to stop the deadline was to file.

Does this mean something is wrong with the buildings at LaMorada?

Not established either way, and the timing does not answer it. The 2024 filing date is explained by a statutory deadline and the 2025 filing dates by an engineer’s inspection. Neither fact says anything about the merits, and no court has ruled on them. What a buyer should do is separate the question from the noise: ask the relevant management company for the current budget, the reserve schedule and twelve months of board minutes, then order an estoppel certificate for the specific unit.

Why do lawsuits like this cluster a few years after a community is finished?

Because a developer-controlled board does not sue the developer. While the builder appoints the board majority, the association and the builder are effectively one decision-maker. Claims surface only after owners take control and commission their own inspection and reserve study, and Florida law requires the developer at turnover to hand the new board its audited financial records and sealed structural inspection reports. That handover document set is very often what produces the suit, which is why this pattern repeats across Florida rather than being a signal about one community.

What types of homes does LaMorada have?

Two. 223 detached single-family houses on platted lots on Mustique Street, Antigua Lane, Somerset Place and Grenadines Way. And 144 attached condominium units in 36 two-storey four-unit buildings on Frangipani Circle, Anguilla Drive and Montserrat Lane, split across three separate condominium associations.

What is the difference between a coach home, a carriage home and a villa at LaMorada?

At LaMorada the words map to recorded regimes rather than to styles. Carriage Homes are the WCI-era attached product on Frangipani Circle, 60 units in two condominiums, plans Antigua and Montserrat. Coach Homes are the Lennar-era attached product on Anguilla Drive and Montserrat Lane, 84 units, plans Arrowhead and Bay Creek. There is no separately recorded villa product; WCI’s “Grand Villas” were detached single-family houses.

What floor plans are available at LaMorada?

WCI sold 17 plans across four collections: Antigua and Montserrat (Carriage); Islamorada, Key Largo, Martinique, Islamorada II and Key Largo II (Grand Villas); Correggio, Boretto, Agostino, Donatello and Michelangelo (Classic); Pinehurst, Riviera, Turnberry, Kiawah and Monterey (Grand Estates). Lennar sold Arrowhead and Bay Creek (Coach); Victoria, Angelina, Isabella, Maria and Catalina (Executive); Princeton, Cornell, Stanford and Oxford (Manor); Bougainvillea and Laurel (Estate).

What are the LaMorada coach home floor plans and square footage?

Two plans, split evenly. Arrowhead at 1,741 air-conditioned square feet, a ground-floor unit, 3 bedrooms, 2 baths, 2-car garage. Bay Creek at 2,110 square feet, an upper unit, 3 bedrooms, 2 baths, 2-car garage. There are exactly 42 of each, because every four-unit building holds two ground-floor and two upper units.

What are the LaMorada carriage home floor plans and square footage?

Two plans, also split evenly at 30 each. Antigua at 1,710 air-conditioned square feet, 3 bedrooms, 2 baths, 2-car garage, base price $329,000 when new. Montserrat at 2,376 square feet, 3 bedrooms plus a retreat, 2 baths, 2-car garage, base price $409,000 when new. Both were marketed with private second-floor elevator access.

What are the LaMorada estate home floor plans and square footage?

Lennar’s Estate collection ran 2,800 to 3,659 square feet: Bougainvillea at 2,800 square feet, single storey, 3 bedrooms, 3 baths, $628,999 when new, and Laurel at 3,659 square feet, two storeys, 4 bedrooms, 3 baths, $751,999 when new. WCI’s equivalent top tier, Grand Estates, ran 2,906 to 5,065 square feet with standard three-car garages.

What is the smallest home in LaMorada?

The Antigua carriage home at 1,710 air-conditioned square feet, of which there are 30 on Frangipani Circle. The smallest Lennar attached plan is the Arrowhead coach home at 1,741 square feet, and the smallest detached plan documented is the Executive Victoria at 1,850 square feet.

What is the largest home in LaMorada?

The largest plan actually built appears to be in the 3,651 to 3,979 square foot range. WCI advertised a 5,065 square foot Grand Estates plan called Monterey, but no parcel in the community carries an adjusted area above 4,252 square feet, so on the county record the Monterey does not appear to have been built here. That is a stated absence from a query that returns the full area distribution.

How many bedrooms and baths do LaMorada homes typically have?

The attached units are all 3 bedrooms and 2 baths. The detached plans run 2 to 5 bedrooms and 2 to 4.5 baths, with 3 bedrooms plus a den being the most common configuration across both developers’ collections. The largest configurations documented carry 4 or 5 bedrooms plus a den and a club room.

Do LaMorada homes have two-car or three-car garages?

Both. Every attached unit and every WCI Carriage, Grand Villa and Classic plan carries a 2-car garage. WCI’s Grand Estates collection carried standard three-car garages. Garage counts on Lennar’s Executive and Estate plans are not published in the surviving archived pages. And note the 2024 amendment: you may not add garage space.

Do LaMorada homes have private pools?

Most do. 203 of the 223 detached homes have a pool, which is 91 percent. 209 have a screen enclosure, 94 percent, and 180 have a spa, 81 percent. Those come from Collier County’s own building-class records. A detached home here without a pool is the exception and should be priced as one.

What are typical lot sizes at LaMorada?

The 223 detached lots run from 7,433 to 41,683 square feet with a median around 11,760. By street the medians are Mustique Street 8,456 square feet, Antigua Lane 12,217, Grenadines Way 13,492 and Somerset Place 19,170. Condominium units carry no land line, because the land is a common element.

Which LaMorada homes have lake views and which have preserve views?

The community holds seven platted lake tracts and two preserve tracts, so both view types exist, but which specific lots front which tract is not published in any record we reached and we are not going to assign views from a map guess. The plat sheets carry the tract boundaries and a site visit settles it in an afternoon.

Are LaMorada homes one storey or two?

Both. Fifteen detached homes show the signature of a full second floor: six on Antigua Lane, five on Somerset Place and four on Grenadines Way, with adjusted areas of 3,463 to 3,979 square feet. Two WCI Grand Villas plans and two Lennar plans are two-storey. Every attached building is two storeys, and nothing in the community is three.

What amenities does LaMorada have?

A 13,700 square foot lakefront amenity centre at 2385 Montserrat Lane with a grand lobby and verandah, fitness studio, group fitness studio, spa treatment room, theatre, culinary arts studio and card room. Outside: a resort-style pool with three sun shelves and a dedicated lap lane, a spa, two lighted Har-Tru tennis courts, two pickleball courts, bocce, and a covered 80-seat poolside bar.

How big is the LaMorada clubhouse?

13,700 square feet. That figure is consistent across five independent sources over eleven years: the developer’s own site in 2015, Florida Weekly in 2015, 2016 and 2018, a construction trade outlet in 2015, the general contractor’s current portfolio, and the club’s own site today. The county roll records 64,902 square feet of assessed building area on the 7.10-acre clubhouse tract, which is a different measure covering the whole parcel.

Does LaMorada have a restaurant and bar on site?

Yes. The covered 80-seat poolside bar operates as The Oasis, on a published schedule of Thursday to Saturday 12:00pm to 9:00pm with last call at 8:45pm, and Sunday 12:00pm to 6:00pm with last call at 5:45pm. It is a food and beverage outlet rather than a full restaurant, and charges are billed to a resident account.

Is The Oasis open to the public or residents only?

The club’s own site describes the amenities as HOA common areas for the use of owners and their occupants, and the resident portal carries a page for paying Oasis charges alongside master assessments. A written public-access policy is not published, and this page will not assert one either way. Ask KW Property Management at (239) 444-4904.

Is there a food and beverage minimum at LaMorada?

Not published, and this is the honest answer. Declaration Article 9.2 permits an annual food and beverage minimum inside the General Common Assessment. Whether one is actually levied in 2026, and at what amount, does not appear in any recorded instrument or public source. Ask KW Property Management for the current adopted budget and the board resolution.

Does LaMorada have a resort pool, and does it have lap lanes?

Yes to both. The resort-style pool overlooks the community lake and carries three sun shelves and a dedicated lap lane. The developer’s 2015 copy described lap lanes for serious swimmers, and the club’s current amenities page confirms the lap lane as delivered.

Does LaMorada have a spa or spa treatment room?

Yes, both. There is a spa alongside the resort pool, and inside the clubhouse there is a spa treatment room, which the club describes as offering spa services to residents and which the general contractor’s build description calls a massage room.

Does LaMorada have a fitness centre, and are classes included?

Yes. There is a fitness studio with cardio and strength equipment and a separate group fitness studio, both accessible by fob from 5:30am to 10:00pm. Not all classes are included. The club’s own live calendar shows a Total Fitness Class priced at $13, and personal training is a separate offering. Water aerobics runs under the name La Morada Mermaids.

Does LaMorada have pickleball courts, and how many?

Two. They are reservable through the club’s resident portal, alongside tennis and bocce reservations.

Does LaMorada have tennis courts, and are they clay or hard court?

Two lighted Har-Tru courts, which is a clay surface. The count is independently corroborated: LaMorada is registered as a venue on an inter-community racquet league platform at 2385 Montserrat Lane, listed with two courts.

Does LaMorada have bocce?

Yes. The recorded Declaration lists a bocce court in the Declarant’s build programme and the general contractor’s description says bocce courts, plural. The actual court count is not established, because the two sources disagree and neither is a count. Bocce reservations run through the resident portal.

Does LaMorada have a movie theatre and a culinary arts studio?

Yes to both, and both are in active use. The theatre carries scheduled film showings and sports viewing, and it also hosts association meetings, including a Coach Homes I budget meeting on the club’s own 2026 calendar. The culinary arts studio hosts wine tasting and cooking demonstrations.

Does LaMorada have a dog park?

No dog park is found in the recorded Declaration, on the club’s own amenities page, or in the general contractor’s build description. That absence was positive-controlled: the same sources return itemised results for fifteen other amenities. Note too that Declaration Section 10.7.2 says pets are not permitted on the common areas except under association rules.

Does LaMorada have a playground or a tot lot?

Not found, and it is absent from the recorded promise as well as from the delivered amenity list. The Declaration in fact requires architectural approval before any play or game structure is placed on a lot, and bans them from front yards entirely.

Does LaMorada have EV charging?

Not found, and we will not assert it either way. The Declaration predates typical association provisions for electric vehicle charging and is silent on it. Florida law protects an owner’s right to install charging at their own parking space, but that is statute rather than a LaMorada fact. Ask the manager whether any community charging exists.

Can I kayak or use a boat on the LaMorada lakes?

No. Declaration Section 10.17.4 expressly prohibits swimming, boating, sailing, snorkeling, scuba diving, canoeing, kayaking, paddle boarding and wind surfing on any lake, and prohibits jet skis, wet bikes and wave runners, unless the Board adopts a rule for a designated lake. Section 10.17.1 also bars any owner from building a dock or bulkhead.

Can I fish in the LaMorada lakes?

Yes, with rules. Declaration Section 10.17.3 permits owners and occupants to fish only from portions of the common areas adjacent to a lake that the Board has designated, and prohibits fishing or walking the lake bank behind another owner’s lot. A lakefront owner may fish from the rear of their own lot.

What is the social calendar like at LaMorada?

Genuinely active, and these are dated entries from the club’s own calendar rather than marketing: Mah Jong in the Card Room, Bingo Night at The Oasis, La Morada Mermaids water aerobics several mornings a week, a Deep Water Aerobics session, a $13 Total Fitness Class and ARC Committee meetings. The club’s navigation carries a dedicated Social Clubs and Groups page, though its roster sits behind the resident login.

Is there a dress code at Club LaMorada?

Yes, and it is mandatory in the club’s own words: residents and guests who are improperly dressed will be asked to change or leave. Swimwear is restricted to the pool, pool deck and restrooms and is not allowed in the club room or fitness studio. In the fitness studio, shorts must be worn with hemmed edges, and there are no docksiders, no flip-flops and no bare feet.

How much are HOA fees at LaMorada?

It depends on your product, and two of the layers are unpublished. The master association assessment is $1,388.51 a quarter, $5,554.04 a year, read off a recorded claim of lien. A Coach Homes I owner adds $1,550.00 a quarter, $6,200.00 a year. The Carriage Homes I and Carriage Homes II condominium fees are not published anywhere and must be obtained by estoppel.

What do LaMorada HOA fees include?

The master assessment funds the amenity centre and everything in it, the gated private roads and entry gates, the lakes and drainage system, the preserves, common landscaping and the association-owned irrigation system drawn from the community’s own lakes, common utilities, management, insurance and reserves. A condominium assessment additionally funds building exteriors and roofs, condominium insurance and condominium reserves.

Are LaMorada HOA fees billed monthly, quarterly or annually?

Quarterly, at both the master and the condominium level. Every recorded claim of lien examined states a per-quarter rate and lists the specific quarters it covers.

Is there a master association fee and a separate condominium fee at LaMorada?

Yes, if you buy attached. A Coach Homes or Carriage Homes owner pays both a master assessment and a condominium assessment, to two different associations managed by two different companies. A detached owner pays only the master assessment, because the 223 detached lots sit directly under the master with no sub-association.

Who manages LaMorada?

Two companies, and this is the fact aggregators get wrong most often. The master association is managed by KW Property Management, property manager Ken Spino, at (239) 444-4904. All three condominium associations are managed by Tropical Isles Management Services, Inc. of Fort Myers. Do not write “the management company” in the singular here.

How do I contact the LaMorada management office?

The community office is at 2385 Montserrat Lane, Naples, FL 34120, telephone (239) 444-4904. The property manager is Ken Spino. For the condominium associations, contact Tropical Isles Management Services, Inc., 12734 Kenwood Lane, Suite 49, Fort Myers, FL 33907.

Is lawn care included in the LaMorada HOA fee?

It depends on the product, which is unusual and worth knowing. Declaration Sections 8.5.6 and 8.6.1 provide that in the Classics and Grand Villas neighbourhoods the association performs ordinary lot landscaping and maintains the in-lot irrigation lines, while in the Estates neighbourhood the owner maintains the in-lot irrigation lines. Replacement of dead landscaping is the owner’s cost except where a reserve funds it.

Is cable, internet or irrigation water included in the LaMorada HOA fee?

Irrigation yes, cable and internet not established. The association owns and operates the irrigation system and maintains the lakes that supply it, with the cost inside the assessment. A bulk cable or internet contract is not published anywhere: the Declaration creates only easements for those services and names no provider or price. Ask KW Property Management for the master and Tropical Isles for a condominium.

Is there a capital contribution or transfer fee when you buy in LaMorada?

No membership transfer fee or initiation appears anywhere in the record, because there is no separate club to join. Whether the association levies a working-capital or resale contribution at closing is not published in the recorded documents we read; the master association’s complaint against the developer does reference resale contributions, which implies one exists. Confirm the exact amount on the estoppel certificate.

Have LaMorada HOA fees gone up recently?

The master assessment went from $1,255.60 a quarter through 2024, to $1,368.00 from the end of 2024, to $1,388.51 from the end of 2025, which is about 10.6 percent across two steps and then near flat. The Coach Homes I condominium fee moved the other way, falling 5.6 percent for 2026 from $1,642.00 to $1,550.00 a quarter. All four figures are read off recorded claims of lien.

Has LaMorada had any special assessments?

No recorded special assessment was found against the master association or any of the three condominium associations in the Collier County records index, and that search was positive-controlled. But here is the limit: special assessments are adopted by board resolution and are normally not recorded, so the index cannot answer this question either way. Ask both management companies for budgets, reserve schedules and twelve months of minutes.

Are LaMorada’s reserves funded or waived?

Not published. No milestone or reserve study is mandated here because nothing is three storeys or taller, and the Declaration at Article 9.2 expressly contemplates reserves for roads, drainage and the Amenities Center. What the associations actually fund is in their adopted budgets, which are not public. Note that the master association’s own complaint against the developer alleges that reserves were underfunded before turnover.

Can I see the LaMorada budget and assessment schedule before I make an offer?

Yes, through the estoppel process rather than through a public search. A master estoppel under Florida Statutes section 720.30851 runs through HomeWiseDocs, which KW Property Management uses for all estoppel and questionnaire requests. A condominium estoppel under section 718.116(8) comes from Tropical Isles Management Services. Ask for the current adopted budget and reserve schedule at the same time.

Does any building in LaMorada trigger Florida’s milestone inspection or reserve study requirement?

No. Every building here is one or two storeys, and that is established from the express words of the recorded condominium declarations rather than from unit numbers. Florida Statutes sections 553.899 and 718.112(2)(g) apply to condominium and cooperative buildings three storeys or more in height, so neither obligation attaches to any LaMorada association.

Does LaMorada require buyer approval before a sale?

The master Declaration’s leasing provision expressly permits leasing without prior association approval, and Article 11.2 blocks a sale or lease until all sums are paid and an estoppel has issued. Whether any of the three condominium declarations imposes a purchase-approval process is set by each condominium’s own document and is not established here. Ask the specific association through the estoppel.

What is the LaMorada HOA’s insurance situation?

The master policy’s scope, limits and deductibles are not published anywhere, and neither is any condominium association’s certificate of insurance. Those are association documents. What is established structurally is that a detached owner insures their own dwelling entirely, while a condominium association insures the building and common elements for attached owners. Ask the manager for the certificate.

Is LaMorada an age-restricted or 55 plus community?

No. LaMorada is not age restricted, not 55 plus, not active adult and not a retirement community. The recorded Declaration’s Article 10 carries no age restriction, no minimum occupant age, no limit on children and no older-persons designation. Section 10.3.1 expressly commits the Board to granting variances to comply with the Fair Housing Amendments Act, which is the opposite of claiming the older-persons exemption. A third-party retirement directory that lists LaMorada as 55 plus is wrong.

Is LaMorada pet friendly, and are there breed limits?

Pets are permitted with real limits. A maximum of two dogs, cats or birds in any combination, plus fish. Reptiles and pot-bellied pigs are excluded in all events. The recorded Declaration names restricted breeds verbatim, listing pit bulls, bull terriers, chows, rottweilers and other like breeds as not permitted. Pets are not allowed on the common areas except under association rules.

How many pets can you have at LaMorada?

Two, in any combination of dogs, cats and birds, plus a reasonable quantity of fish. And note Section 10.8: the association may adopt different pet rules per neighbourhood, so a Coach Homes or Carriage Homes owner may face a stricter rule than the master document sets. Confirm your specific building’s rule before you buy.

Can you rent your home in LaMorada?

Yes, and without association approval if you follow the transfer provisions. Declaration Section 10.3.3 gives an owner the right to lease without prior association approval, subject to the minimum term and the annual cap below. While a home is leased the tenant holds the amenity rights and the owner does not, except as a guest.

What is the minimum lease term at LaMorada?

Thirty consecutive days. That is the recorded Declaration’s figure at Section 10.3.3. Note that eleven amendments have been recorded since 2015 and not all of them were read, so cite this as what the recorded Declaration provides and confirm the current rule with KW Property Management before you rely on it commercially.

How many times per year can you lease at LaMorada?

A maximum of three leases per calendar year, under the same Section 10.3.3. Combined with the thirty-day minimum, that caps the community out of any high-frequency rental model.

Does LaMorada allow short-term or vacation rentals?

No. A thirty-day minimum lease term is a real short-term rental prohibition. LaMorada is not a nightly or weekly rental community, and a buyer modelling vacation-rental income here should model it out entirely rather than discount it.

Do tenants get amenity access at LaMorada?

Yes, and the owner gives it up for the term. Declaration Section 10.3.3 says that when a unit is leased the tenant has all use rights in the common areas otherwise available to owners, and the owner of the leased unit does not have those rights except as a guest. The association may also adopt rules preventing dual use by an owner and a tenant.

Can you park a truck, boat, RV or trailer at LaMorada?

Only inside a closed garage. Declaration Section 10.9 prohibits commercial vehicles, campers, mobile homes, motor homes, boats, personal water craft, house trailers, boat trailers, all-terrain vehicles and trailers of any description from being parked or stored anywhere on the property, except inside a unit’s garage with the door closed. Ordinary pick-ups, sport-utility vehicles and mini-vans are fine if no commercial lettering is visible.

Can you install a fence, a screen enclosure or solar panels at LaMorada?

Fences and walls are essentially banned except code-required pool enclosures, whose composition, location, colour and height need Design Review Board approval, and no chain link is permitted. Screen enclosures are common, with 94 percent of detached homes carrying one. Solar panels are not specifically addressed in the sections we read, so treat them as an architectural submission and confirm the current guidelines.

Are there restrictions on exterior paint colours and landscaping at LaMorada?

Yes, and they are strict. Nothing may be commenced, altered, removed, painted or erected until plans and specifications have been approved in writing by the Design Review Board. Removing any tree or shrub with a trunk over six inches in diameter needs approval, and artificial grass, artificial plants and sculptural landscape decor all need approval. Citrus, mango, papaya and banana trees are banned outright.

Are golf carts allowed inside LaMorada?

No. Declaration Section 10.20 prohibits golf carts and other low-speed vehicles entirely, except those operated by the developer, an association or a contractor for maintenance, repair or security. Motorcycles, mopeds and motorised scooters are permitted only with a licensed driver and current registration and insurance. Statutory mobility devices are exempt.

Can I add on to a LaMorada house later?

No. A Certificate of Amendment recorded 30 April 2024 at OR Book 6354, Page 2157 added Section 10.31, which bars owners from adding square footage, enlarging rooms or adding garage space. This is the single most important thing a buyer planning to expand needs to know, and it is published nowhere else. If your plan needs an addition, this is not your community.

Does LaMorada have a CDD?

No. There is no Community Development District and no special taxing district of any kind at LaMorada, so there is no district assessment, no debt-service assessment and no district operation-and-maintenance assessment. That negative is proven four ways, including a zero-result search across all 194 pages of the recorded Declaration with a positive control that returned 169 hits for “Assessments” in the same document.

What are property taxes like in LaMorada?

Every LaMorada parcel sits in Collier County Millage Area 44 at 10.4020 mills for 2026. On the 2026 preliminary roll the median total tax was $7,356 for a detached home, $4,254 for a Carriage Home, $3,816 for a Coach Home and $3,548 for a Carriage Homes II unit. Municipal millage is zero because the community is unincorporated.

How are property taxes calculated in Collier County?

Taxable value times the millage rate, divided by 1,000. Taxable value is the assessed value less exemptions. For a homesteaded owner, assessed value is capped by Save Our Homes at the lower of 3 percent or the change in the consumer price index each year, and that cap resets to full market value in the year after a sale. Non-homesteaded property carries a 10 percent annual cap for non-school levies.

What is the millage rate that applies to LaMorada?

10.4020 mills for tax year 2026, made up of Collier County 3.9293, the school board 4.1470, municipal 0.0000 and other 2.3257 across ten taxing authorities. The City of Naples millage does not apply, because LaMorada is in unincorporated Collier County.

Are there non-ad-valorem assessments on a LaMorada tax bill?

One: the Collier County solid waste mandatory collection and disposal assessment at $261.91 a year per residential unit for the 2026 fiscal year, set under the county’s rate resolution. There is no district assessment, because no district exists. Note that the county’s bulk roll extract shows a $0.00 non-ad-valorem column for every parcel in the entire county, so that column proves nothing.

What is homestead exemption and can I get it at LaMorada?

Florida’s homestead exemption is $25,000 plus an additional $25,000 on assessed value between $50,000 and $75,000, the second of which does not apply to school millage. You can claim it at LaMorada if the home is your permanent residence, and 243 of the community’s 367 units already carry one. Claiming it also starts your Save Our Homes cap.

How does Save Our Homes portability work if I move to LaMorada?

If you had a prior Florida homestead you may transfer your accumulated Save Our Homes benefit to your new LaMorada homestead, capped at $500,000 of transferred benefit, claimed on Form DR-501T filed with the county by 1 March. Without portability, your assessed value resets to full market value as of the 1 January following your purchase.

Why will my LaMorada tax bill be higher than the seller’s?

Because the Save Our Homes cap resets on sale. The median LaMorada detached homesteaded owner carries a $271,159 benefit, meaning they are taxed on about $271,000 less than market value, and the largest benefit found in the community is $473,667. At 10.4020 mills those gaps are worth roughly $2,820 and $4,927 a year respectively. Budget from your purchase price, never from the seller’s bill.

How much is homeowners insurance in Naples?

No premium figure for LaMorada exists in any public record and this page does not estimate one. What can be said is structural: 2016-to-2022 construction, code-mandatory opening protection, an inland evacuation zone and built pads above the base flood elevation form a favourable profile on the four factors carriers price hardest. Get a real quote for the specific address before you go under contract.

Do I need flood insurance at LaMorada?

It depends on your specific structure, and this is the most consequential question on the page. Most of LaMorada is mapped Zone AH, a Special Flood Hazard Area. But five FEMA Letters of Map Revision based on Fill remove the built area of Lots 1 through 223 and three common tracts into Zone X shaded, and FEMA revalidated all five on 9 February 2024. For a structure inside a removed area the federal mandatory purchase requirement does not apply, though a lender may still require coverage.

How much does flood insurance cost in Collier County?

No premium figure is published here. What is established is that Collier County is a Community Rating System Class 5 community carrying a 25 percent discount on National Flood Insurance Program premiums, that the correct product for a structure removed from the hazard area is a Preferred Risk Policy, and that the discount does not apply to a private-market policy.

Does the LaMorada HOA master policy cover my structure?

If you own a detached home, no. The master association insures association-owned common areas and amenities, and you insure your dwelling entirely. If you own a coach home or a carriage home, the condominium association carries property insurance on the building and common elements, and you insure broadly from the unfinished drywall inward. The exact allocation is set by your condominium’s own Declaration.

What flood zone is LaMorada in?

Both answers are true and you need both. On the effective map, 186 of 230 LaMorada-street parcels are Zone AH, 13 are AE and 31 are X, on FEMA panel 12021C0218H effective 16 May 2012, with a base flood elevation of 14.0 to 14.5 feet NAVD88. But five fill-based map revisions remove the built area of Lots 1 through 223 into Zone X shaded, revalidated by FEMA in February 2024.

What FEMA panel covers LaMorada and what is its effective date?

Panel 12021C0218H, effective 16 May 2012. The flooding source is ponding and overland flow rather than storm surge. Collier County’s revised county-wide map took effect 8 February 2024, and it was on that date that FEMA reissued the revalidation letter confirming all five LaMorada map changes still stand.

What hurricane evacuation zone is LaMorada in?

Zone E. That was verified by testing all 270 LaMorada parcel centroids against Collier County’s own evacuation-zone polygons, and every single one falls inside the Zone E polygon. Collier County uses six zones lettered A through F, with A the most surge-exposed.

What is the difference between a flood zone and an evacuation zone?

They are two entirely different systems and buyers conflate them constantly. The flood zone is FEMA’s mapping of flood risk and it drives insurance and lending requirements. At LaMorada that is mostly Zone AH with five removal letters. The evacuation zone is the county’s ordering of who leaves first in a storm, driven mainly by surge. At LaMorada that is Zone E.

Did LaMorada flood during Hurricane Ian?

Documented storm damage at LaMorada specifically is not found in any public record we reached, and this page will not claim the community was undamaged either. What is established is that LaMorada sits outside the entire surge footprint the National Weather Service described for Collier County, and that the county-level wind damage picture in the inland corridor was trees, fences and screen enclosures.

Did LaMorada flood during Irma, Helene or Milton?

No documented damage at LaMorada specifically was found for any of them. Irma in 2017 was the harder storm at this location than Ian: its eastern eyewall passed over the corridor immediately east with sustained Category 2 winds. Helene made landfall in the Big Bend and Milton near Siesta Key, both far north, with no Collier impact documented at this location.

How far inland is LaMorada, and does that reduce surge risk?

Roughly 9.6 miles east of the Gulf. The arithmetic that answers this properly: during Ian, Delnor-Wiggins Pass State Park, 9.2 to 9.6 miles due west of LaMorada at the same latitude, recorded a 10.24 foot storm tide. LaMorada’s built lots sit at roughly 15.4 to 16.2 feet NAVD88. That elevation difference is why this was never a surge community.

Is LaMorada in a storm surge zone at all?

It is in hurricane evacuation Zone E, which is a surge-based evacuation classification, and Collier County uses six zones with A the most exposed. The flood mapping at this location cites ponding and overland flow as the flooding source rather than surge. Those are two separate statements and both belong in the answer.

Has LaMorada ever had a Letter of Map Revision?

Yes, five of them, all Letters of Map Revision based on Fill, issued between February 2016 and September 2019: cases 16-04-2241A, 16-04-5689A, 16-04-6669A, 19-04-1258A and 19-04-6077A. Between them they cover Lots 1 through 223 and Tracts FD-1, FD-2 and RD-1, and FEMA revalidated all five on 9 February 2024.

Why does my lender’s flood determination say I am in a flood zone when the letter says otherwise?

Because the removals have not been drawn onto the printed flood panel. The map-change records carry a status showing they are not incorporated into the panel, so an automated determination reading only the polygon comes back “Special Flood Hazard Area”. The letter is the document that fixes it, and somebody has to produce it. Get yours from FEMA’s Map Service Center before you apply.

What is the elevation of LaMorada?

Independent elevation sampling puts the built lots at roughly 15.4 to 16.2 feet NAVD88, and the certified lowest lot elevations on the five FEMA determination letters run 14.5 to 16.1 feet, against a base flood elevation of 14.0 to 14.5 feet. That difference is the fill that the map-change letters record.

Are LaMorada’s lakes stormwater lakes, and who maintains them?

Yes and the association. The seven platted lake tracts are dedicated for use as lakes for stormwater management, and the association owns and maintains them along with the drainage system, funded by the master assessment. The drainage system is governed by a South Florida Water Management District environmental resource permit, which the association is obliged to operate and maintain in compliance with.

Is the flood map for LaMorada changing?

Yes. Collier County published a notice on 19 August 2026 opening a 90-day appeal period, with a new map targeted for Summer 2027, at which point new flood insurance requirements apply. When panel 0218 is revised, the five map-change letters tied to it are superseded by that revision. What LaMorada’s zone becomes on the preliminary map is not determined here. Re-check after 17 November 2026.

What schools is LaMorada zoned for?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A for 2025-26. Those assignments came from the school district’s own address database queried street by street, and every LaMorada street returns the same three schools with no pending reassignment flagged for 2026-27.

Did the school zoning for LaMorada change recently?

Yes. LaMorada was zoned to Laurel Oak Elementary through the 2024-25 school year and moved to the brand-new Bear Creek Elementary effective 2025-26. Middle and high school zoning did not change across the four school years tested. That stability is a measured result rather than an assumption, because a control query on another street returns a live reassignment.

How are Collier County Public Schools rated?

Collier County Public Schools holds an A district grade for the ninth consecutive year, is one of only five Florida districts to have held an A for the last nine years, and ranks 6th of 67 districts on points. In 2025-26 it recorded 50 A schools, 8 B, 2 C and no D or F, with 51 of 52 traditional schools earning an A or B.

Will my school stay an A rated school?

Not automatically, and this is worth knowing before you buy on a school rating. The Florida grading scale tightens for 2026-27, with the A threshold for high schools moving from 65 percent of points to 70 percent. Applying the new scale to the 2025-26 results would have cut the state’s A-rated high schools from 251 to 123. Check the current year’s grade rather than a listing’s.

Where do I check the official school zone for a LaMorada address?

Use Collier County Public Schools’ own interactive zoning tool rather than a portal’s school widget. Third-party school recitations for this community have been wrong: they were carrying the pre-2025 elementary assignment. The district’s own address database is the authority and it answers by street address.

Are there private or charter school options near LaMorada?

Yes, and one is closer than the zoned elementary. Naples Classical Academy, a K to 12 charter school at 10270 Immokalee Rd, is 1.4 road miles from the gate, and Innovation Preparatory Academy, K to 8, is 3.3 road miles. Both earned an A for 2025-26. Private options start at Royal Palm Academy at 7.4 miles and Community School of Naples at 10.0 miles.

What is the nearest hospital and emergency room to LaMorada?

NCH Emergency Department Northeast, at 15420 Collier Blvd, is 2.0 road miles away and open 24 hours. NCH describes it as Collier County’s only freestanding emergency department. The nearest full hospital emergency department is NCH North Naples Hospital at 8.0 road miles, which also holds the county’s only 24-hour pediatric emergency department.

What is the nearest grocery store to LaMorada?

Publix at The Shoppes at Pebblebrooke, 15265 Collier Blvd, at 2.0 road miles, confirmed as the nearest store by Publix’s own locator. ALDI at Addison Place is also 2.0 miles. Winn-Dixie is 3.8, Sprouts is 4.0, a second Publix at Orangetree is 4.6, and Seed to Table is 6.1.

Is LaMorada safe, and what is crime like in 34120?

No crime statistic specific to LaMorada was established from a primary source, and this page will not repeat a portal’s neighbourhood safety score, because those are modelled rather than measured. The community is gated with controlled access administered through Envera. For actual incident data, request it from the Collier County Sheriff’s Office, which publishes and responds to records requests by area.

Does LaMorada have a manned guard gate or a call-box gate?

Neither claim is established and this page will not make one. A purpose-built gatehouse structure exists, the Declaration provides for automatic gates, and access is administered through Envera, whose product line includes both a virtual gate guard and barrier gates. Whether a live attendant is present, and during what hours, is not published. Ask KW Property Management at (239) 444-4904.

Who provides fire and EMS service to LaMorada?

This is less clear than it should be. The fire millage on a LaMorada tax bill is levied by the Greater Naples Fire Rescue District, while the stations bracketing the community on Immokalee Road belong to the North Collier Fire Control and Rescue District. There is no station on North Collier’s published list between 7010 and 13240 Immokalee Road, roughly six miles, and LaMorada is inside that gap. A new station broke ground 9 July 2026 for a late 2027 opening, but its location is not established.

How much do homes cost in LaMorada?

Over the trailing twelve months to 6 September 2026, detached homes closed at a $1,025,000 median across 14 sales and attached units at a $480,000 median across 8 sales, with the whole community ranging from $460,000 to $1,585,000. Six homes are listed today, three detached at a $1,099,000 median list and three attached at $520,000.

What is the price per square foot in LaMorada?

$371 per square foot at the median across 22 closings, computed on MLS living area. Do not compute this from the county roll: the county’s base-area field records only the ground floor, so on every two-storey home in this community a roll-derived figure is inflated. The clearest proof is a 3,010 square foot two-storey plan recorded with a base area of 2,399.

How many homes are for sale in LaMorada right now?

Six as of 6 September 2026, three detached and three attached. That figure changes weekly and it is dated on purpose. Against 22 closings in twelve months it works out to roughly 3.3 months of supply, which reads balanced-to-seller on the conventional six-month yardstick.

Do values hold up in LaMorada?

On the recorded deed record, yes. The 223 detached homes closed from the developer at a $530,000 median between 2016 and 2020, and qualified arm’s-length resales since 1 January 2024 run a $1,200,000 median across 25 sales. Those two figures use the same instrument class and the same population, which is what makes the comparison meaningful.

Can you still buy new construction in LaMorada?

No. Build-out finished in 2022, every one of the 367 residential parcels has a recorded sale, and Collier County issued zero new dwelling-unit permits inside the community across ten months of 2025 and 2026 records. Everything available here is a resale.

Is it better to buy a resale in LaMorada or new construction elsewhere on Immokalee Road?

That is a genuine trade rather than a slogan. A LaMorada resale gives you a finished community, mature landscaping, a known assessment history, a pool on nine in ten detached homes, and no builder competing with you at resale. New construction elsewhere gives you a builder warranty and current specification. The honest counterweight is that four LaMorada associations are alleging construction defects, and a buyer should read that section before deciding.

Is LaMorada mostly seasonal or mostly full-time residents?

Mostly full time. 243 of the 367 units carry a homestead exemption on the 2026 preliminary roll, which is 66 percent. The detached homes are the most owner-occupied at 69 percent and the Coach Homes the least at 58 percent, consistent with the Coach Homes being the newest product with the most recent turnover.

Do most LaMorada buyers pay cash?

Not established. The MLS pull for this community does not capture financing type and no public record we reached breaks LaMorada transactions down by cash versus financed. Anyone quoting a cash percentage for this specific community is extrapolating from a wider Naples figure, and that is a different population.

How much turnover is there in LaMorada?

Very little, and it has fallen sharply. The county’s recorded deed record shows 79 qualified improved sales in 2021 against 15 in 2025, which across 367 units is roughly a 4 percent annual turnover rate. The MLS shows 22 brokered closings in the trailing twelve months. Both measures say the same thing: few owners here are leaving.

Which LaMorada product is hardest to price right now?

The Carriage Homes. Zero Carriage Homes closed in the trailing twelve months and only one Carriage Homes II unit has traded since 1 January 2024. That is a verified zero rather than a missing answer, because the same query returns seven Coach Homes sales and eight detached sales in the same window. With no recent comparable inside the regime, an automated estimate on a Carriage Home should not be trusted.

Is now a good time to buy in LaMorada?

The measurable facts are these: about 3.3 months of supply, a median sold to last list price of 95.47 percent, a median 81 days on market, an assessment structure that is flat at the master level and down 5.6 percent at the Coach Homes level, and a flood map that will be redrawn by Summer 2027. Whether that adds up to your moment depends on your timeline. Call Marc Comisar at (239) 287-5873 and we will walk it through honestly.

How does LaMorada compare with Heritage Bay, Bent Creek Preserve or Ventana Pointe?

Compare the four things that cost money: whether there is a district assessment, the flood mapping and whether fill-based letters removed it, whether any building is three storeys or taller, and whether amenity access sits inside the assessment. LaMorada’s answers are none, mapped AH with five removal letters, nothing three storeys, and inside the assessment. Those neighbours’ answers are on their own recorded documents, and we did not publish figures we had not sourced.

Is LaMorada a good fit if I want golf?

Only if you are content to play elsewhere. LaMorada has no golf course and no golf membership, and no play right or membership right at neighbouring Calusa Pines is established anywhere in the record despite the shared plat. The nearest genuinely public course is Valencia Golf and Country Club at 5.89 straight-line miles.

What is being built next to LaMorada?

305 rental units are entitled on the 37.20 acres immediately east, approved as JLM Living East by Collier County Ordinance 2024-42 on 24 September 2024, with zero units built as of the county’s June 2026 register and an estimated 2029 build-out. The developer committed on the record to building only single-storey homes on the west side, the side adjoining LaMorada, and to enlarged buffers.

Will more development be approved around LaMorada?

Possibly, but the near-field pipeline is unusually contained today. Of roughly 21 Planned Unit Developments in LaMorada’s section and those adjoining, only three are active: JLM Living East, Baumgarten with 400 unbuilt multifamily units about 1.5 miles away, and a church. Heritage Bay directly north was formally closed out in April 2026. No pending land-use petition on a LaMorada-adjacent parcel appears in the Clerk’s active notice archive.

Is LaMorada on county water and sewer?

Not established, and we are not going to guess. The county water-sewer district’s service area is bounded on the east by the Urban Planning Boundary and LaMorada sits in the Rural Estates planning community next to Rural Fringe land, which makes this a live question. What the Declaration does establish is that septic tanks and private wells are prohibited and the community is on central sewer. Ask Collier County Public Utilities for a parcel availability letter.

Are utilities underground at LaMorada?

Yes. Declaration Section 10.18 requires all permanent utility connections, including water, electricity, gas, telecommunications and television, to run underground in a manner acceptable to the county and the applicable utility.

What are the trash and recycling days at LaMorada?

Garbage on Tuesday and Friday, recycling on Tuesday, yard waste on Tuesday and bulky items on Tuesday, in Collier County collection District 1. That was verified to the address through the county’s own solid-waste service-days layer. Bulky pickups must be scheduled 48 hours ahead through Collier County Public Utilities Customer Service on (239) 252-2380.

What are the irrigation rules at LaMorada?

The association owns and operates the irrigation system, drawing from the community’s own lakes, and reserves the right to control how much water any part of the property receives. Owners may not install a pump or divert lake water themselves. Collier County restrictions also apply: even addresses Tuesday, Thursday and Sunday, odd addresses Monday, Wednesday and Saturday, no irrigation from 10 a.m. to 4 p.m., and none on Friday.

How does mail work at LaMorada?

Mail goes to a centralised cluster-box kiosk, built as part of the original build-out along with the gatehouse and the entry monument, rather than to individual roadside boxes. The kiosk’s exact location within the community and the handling of parcel deliveries are not published in any record we reached.

Who is the landscaping contractor at LaMorada?

Mainscape, named on the association’s own resident portal, which links residents directly to the contractor’s customer-care portal and carries a Landscape Information page. Remember that maintenance responsibility is split by product: the association handles ordinary lot landscaping in the Classics and Grand Villas neighbourhoods, and the owner maintains in-lot irrigation lines in the Estates neighbourhood.

Is there a resident portal for LaMorada?

Two of them, which is another consequence of the split management. The master association’s resident portal is operated by KW Property Management and carries documents and forms, board information, notices and agendas, minutes, budgets and financials, ARC request forms, Envera gate information, and unit rental and resale information. Club LaMorada’s own site carries the event calendar, dining, court reservations, fitness classes, hours and the dress code.

How do I order an estoppel for a LaMorada property?

For the master association, through HomeWiseDocs, which KW Property Management uses for all estoppel and questionnaire requests. For a condominium unit you also need a separate estoppel from Tropical Isles Management Services. Order both early, because two documents from two companies takes longer than one, and the condominium estoppel is the one that settles the unpublished Carriage Homes assessment.

What is the ARC or Design Review Board process at LaMorada?

Submit plans and specifications showing nature, kind, shape, height, materials and location before anything is commenced, altered, removed, painted or erected outside. The Board has thirty days to accept, accept with conditions, or reject, and a request not acted on inside that window is deemed approved. On completion you give written notice and the Board has 60 days to inspect.

Are the LaMorada architectural guidelines current?

Possibly not, and this matters. An amendment recorded in August 2023 allows the Board to change the Design Review Guidelines by simple majority with no owner vote. That means the Guidelines recorded as Exhibit “J” to the 2015 Declaration may already be superseded. Request the current set from KW Property Management rather than relying on the recorded exhibit.

What happens if the Design Review Board does not respond to my request?

Under Declaration Section 13.2, if the Board does not reject a submitted request within thirty days, the plans are deemed approved. That deadline is enforceable: a Collier County Circuit Court judgment entered in August 2026 enforced it against the master association. Submit in writing, keep the date stamp, and diary the thirtieth day.

Are there garage sales or yard sales at LaMorada?

No. Declaration Section 10.26 prohibits garage sales outright, and that section cannot even be amended without the Declarant’s written consent while the Declarant owns any part of the property.

Can I put up a flag or a sign at LaMorada?

Flags yes, within limits: one United States or Florida flag, plus one official armed-services or POW-MIA flag no larger than four and a half by six feet. Signs, essentially no. Section 10.6 prohibits signs of any kind visible to public view, including inside a unit, without Declarant or Design Review Board authorisation.

Can I plant a lemon or orange tree at LaMorada?

No. Citrus trees are banned outright. Declaration Section 8.5.5 lets the association cut down and remove any citrus tree anywhere in the community and levy a charge against the owner who planted it. Mango, papaya and banana trees are likewise prohibited on any lot. Container plants on a lanai are permitted at the owner’s own risk.

Are storm shutters allowed at LaMorada?

Yes, with approval and conditions. Section 10.25 requires Design Review Board approval per the Guidelines, permits shutters to be closed only in direct anticipation of severe weather, requires removal within three days afterwards, and prohibits accordion shutters on the front façade.

Can I install a satellite dish at LaMorada?

Yes, subject to the federal carve-out the Declaration recognises. For dishes under one metre no fee may be charged, placement must be out of street view unless that would degrade the signal or raise the cost, and the owner must take reasonable screening measures. Larger antennas and dishes need Design Review Board approval.

How old are the roofs in LaMorada?

The homes were completed between 2016 and 2022, so most original roofs are six to ten years old. That is the age band where Florida carriers begin asking harder questions. It is also the subject of pending litigation: three of the four associations allege roof leaks, exposed underlayment, cracked tiles and improper flashing. Treat the roof condition question here as a live one rather than a formality.

Should I get a wind mitigation inspection on a LaMorada home?

Yes, and it should credit well. Opening protection was code-mandatory throughout the build because this location is inside the wind-borne debris region. Roof deck attachment and roof-to-wall connection should credit at modern-code levels because all construction is 2016 or later. Roof geometry and secondary water resistance are per home and are not established in any record we reached.

Does Collier County have an elevation certificate for my LaMorada address?

Possibly, and it is free to ask. Collier County holds elevation certificates on file for many structures and will tell you whether one exists for your address through its Flood Info Hotline on (239) 252-2942. The county will also provide a flood determination for a specific property at no charge on the same number.

What is the 50 percent rule and does it apply at LaMorada?

It applies to the AH-mapped lots. Collier County requires that where a home in flood zone VE, AE, AH or A does not meet the current flood elevation requirement, improvements costing more than 50 percent of value trigger elevation. The county also requires new machinery to be elevated to base flood elevation plus one foot, which matters when you replace an air handler, a generator or pool equipment.

Can I subdivide or build on a vacant lot in LaMorada?

There are no vacant lots inside the gates. All 223 platted detached lots carry a completed home. The five vacant platted lots on Calusa Pines Drive belong to the golf club and are not LaMorada homesites, and the only remaining developer-owned parcel is a 1.16-acre residual assessed at $100 whose buildability is not established.

Who owns the golf course inside the LaMorada plat?

Calusa Pine Golf Club LLC, which is a separate private club under separate ownership. Its clubhouse and maintenance buildings on Tracts GC-1 and GC-2 carry years built of 2001 and 2003, a decade before LaMorada’s first home. The plat name predates the WCI community, and sharing a recorded instrument confers nothing.

Do LaMorada owners get any access at Calusa Pines?

No such right is established anywhere in the record. Exhibit “I” to the Declaration lists Calusa Pines Agreements, and those are development-rights and reciprocal-easement instruments between two landowners who share a boundary. Nothing found grants a play right, a membership right or an access right to LaMorada owners. If a listing implies otherwise, ask for the instrument that grants it.

Who is the best realtor for LaMorada?

McGreevy and Comisar. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and the case for this specific community is documentary rather than promotional: this page carries the five FEMA letters, the recorded assessment history, the case numbers, the school boundary change and the 2024 no-expansion amendment. Jesse McGreevy (239) 898-6072, Marc Comisar (239) 287-5873.

How do I see homes in LaMorada?

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 and we will set the showings, get the gate access arranged in advance and pull the estoppel and flood documentation before you tour rather than after. You can also start with how we represent buyers in Naples, which explains the process end to end.

Frequently Asked Questions: Seller Edition

What is my LaMorada home worth?

It depends on your band, not on the community. Over the trailing twelve months detached homes closed at a $1,025,000 median across 14 sales and attached units at a $480,000 median across 8 sales, against a community-wide median of $882,500 that describes neither well. Start with our home valuation tool and then call Jesse McGreevy at (239) 898-6072.

How do you actually calculate the value of a Naples house?

By building a competitive set that matches the subject, then adjusting. At LaMorada that means your street, your lot size, your plan, your storey count, whether you have a pool and a spa, and which of the three condominium regimes you are in if you own attached. Community-wide medians are a starting orientation, not a valuation.

How wrong are automated online estimates in LaMorada?

Materially, and for a structural reason. Automated models need recent comparable sales inside a tight cohort. Zero Carriage Homes have closed in the trailing twelve months and only one Carriage Homes II unit has traded since 1 January 2024. On a Carriage Home the model is extrapolating from a different product, and the error is not small.

Why is my LaMorada home’s automated estimate so low?

Common causes here: the model is using the county’s base-area figure, which records only the ground floor and understates every two-storey home; it is blending detached and attached sales into one community median; or it has no recent comparable in your regime at all. All three are fixable by a human with the recorded data in front of them.

Why can an automated valuation not price a LaMorada home accurately?

Because the variables that move price here are not in the model. Lot size ranges from 7,433 to 41,683 square feet across four streets. Nine in ten detached homes have a pool, so not having one is a real adjustment. And the county’s square-footage field is wrong on two-storey homes. A model that misses those three misses the number.

What have homes actually sold for in LaMorada recently?

Twenty-two closings in the trailing twelve months, $19,287,150 in volume, ranging from $460,000 to $1,585,000. The highest was 2235 Somerset Pl at $1,585,000 on 19 May 2026, 3,542 square feet, 69 days on market. The fastest was 1839 Mustique St at $860,000 on 30 July 2026, two days on market.

How do I find true comps in LaMorada when only a handful sell a year?

You widen carefully rather than randomly. Use the two independent records: the MLS for brokered listings and Collier County’s recorded deed record for everything including never-listed transfers. State the window and the population every time, because a twelve-month MLS median and a since-2024 county median are different measures and dividing one into the other produces nonsense.

Does a lake view or a preserve view change what my LaMorada home is worth?

Almost certainly, and we will not pretend to publish a number for it. Which lots front which of the seven lake tracts or two preserve tracts is not published in any record we reached, so the adjustment has to be built from the specific comparable set and a site visit rather than from a table.

Does a coach home price differently per square foot than a detached home?

Yes, substantially, and that is why this page keeps them apart everywhere. Attached units closed at a $480,000 median and detached at $1,025,000 in the same twelve months. Community price per square foot ran $371 at the median, but applying that single figure to either segment would misprice both.

What happens if I overprice my LaMorada home?

You buy days on market and you spend them. In this community the median was 81 days and the average 123, with three sales running past 279 days and one active listing sitting at 324 days. The fastest sale closed in two days. Correctly priced homes here move; the tail is where the discounting happens.

Should I price at a round number or just under?

Both work; what matters more here is landing inside the search band your buyer is actually filtering on. At LaMorada the two natural bands are the attached band around $460,000 to $550,000 and the detached band from about $640,000 upward, and a price that falls into a dead zone between filter breakpoints costs exposure rather than dollars.

When is the best time of year to sell a home in Naples?

Showing traffic is materially heavier from January through March, when the seasonal population is here. Collier County itself concedes the difference by calculating road level of service on a ten-month year with February and March omitted. That said, the fastest LaMorada sale in the last twelve months closed on 30 July.

Should I sell my LaMorada home now or wait?

The measurable position today is about 3.3 months of supply, a 95.47 percent median sold to last list ratio, 81 days at the median, and an assessment structure that is flat at the master level and down 5.6 percent at the Coach Homes level. The known unknown is the new flood map targeted for Summer 2027. Call Jesse McGreevy at (239) 898-6072 and we will model both.

What is “season” in Naples and when does it start?

Practically, from about the second week of January through April, with February and March the peak. Two independent markers: Collier County omits February and March from its own road level-of-service calculations, and St. Agnes Catholic Church adds an overflow Sunday Mass at a nearby high school from December through April and Saturday vigil Masses from mid-January.

Is it a mistake to list in the Naples summer?

Not automatically. Summer traffic is lighter, but the buyers who tour in August are usually further along and often financed and motivated rather than browsing. The LaMorada evidence supports that: the fastest sale in the last twelve months, two days on market at $860,000, closed on 30 July.

How does Naples seasonality affect showings in a gated community?

It compresses them. In a gated community with controlled access, showings need arranging rather than happening spontaneously, so in-season weeks fill up and off-season weeks can go quiet. Practically, that means pre-arranging gate access for buyer agents and keeping the home showable rather than relying on drive-by traffic that does not exist behind a gate.

How long does it take to sell a house in LaMorada?

The trailing twelve months ran a median of 81 days and an average of 123, both computed over 21 rows because one closing carries no days-on-market value. The distribution is right-skewed: three sales ran past 279 days. A correctly priced, well-prepared home in this community has sold in as little as two days.

How long will it take to sell my specific LaMorada home?

That depends on which of the four bands you are in and how prepared the file is. A Coach Home competes against 83 near-identical units. A Carriage Home has had no recent comparable at all. A Somerset Place estate home competes against 48 others on the largest lots in the community. We will give you a band-specific estimate rather than a community average.

Should I sell before or after hurricane season?

Florida’s season runs 1 June to 30 November, which overlaps most of the slower months anyway. The practical point at LaMorada is not the calendar, it is documentation: having your FEMA map-change letter and any elevation certificate in the file removes the storm and flood conversation from the negotiation whatever month you list in.

How much does it cost to sell a home in Naples, Florida?

The main lines are brokerage compensation, which is negotiable, the owner’s title policy, documentary stamp tax on the deed, prorated property taxes and association dues, any estoppel fees, and any negotiated buyer concessions. At LaMorada add the possibility of two estoppels rather than one if you own attached. Ask for a net sheet before you sign a listing agreement.

How much are seller closing costs in Florida?

They vary by county custom and by contract, which is why a net sheet matters more than a percentage. In Collier County the customary practice is that the seller pays for the owner’s title insurance policy, which is not the custom in every Florida county, and documentary stamp tax on the deed is customarily a seller cost. Everything is negotiable in the contract.

What will I actually net on a LaMorada sale?

Sale price less brokerage compensation, less the owner’s title policy, less documentary stamp tax, less prorations for taxes and assessments, less any estoppel fees and any negotiated concessions, less your mortgage payoff. We will build that as a written net sheet at the listing appointment, and we will build it twice if you are weighing two price strategies.

Who pays for owner’s title insurance in Collier County?

The customary local practice in Collier County is that the seller pays for the owner’s title policy. That differs from several other Florida counties, and it is worth knowing because a buyer’s agent from outside the county may assume otherwise. It is a contract term and it is negotiable, but the local default matters at the negotiating table.

What is the Florida documentary stamp tax on a deed?

It is a state transfer tax charged on the consideration paid, calculated per hundred dollars of value and customarily paid by the seller on a deed. Your closing agent will compute the exact amount for your price. Ask for it as a line on your net sheet rather than as a percentage estimate.

Who pays doc stamp tax on a deed in Florida?

Customarily the seller, on the deed. There is a separate documentary stamp charge on notes and mortgages, which is customarily the buyer’s cost on their new financing. As with every other closing cost, the contract can allocate it differently.

Do I need a survey to sell in Florida?

A survey is not a statutory requirement for the seller, but it is very often a lender or title requirement on the buyer’s side, and who pays is a contract term. At LaMorada an existing survey is useful for a second reason: it documents where structures sit relative to the portions of the lot that remain inside the mapped flood hazard area.

Who pays for the survey in a Collier County transaction?

It is negotiated in the contract rather than fixed by law, and it commonly follows whoever needs it, which is usually the buyer’s lender. If you have a survey from your own purchase, put it in the file; it saves time and sometimes saves the cost.

Do I have to pay off my HOA balance at closing?

Yes. Declaration Article 11.2 blocks any sale or lease at LaMorada until all sums due are paid and an estoppel certificate has issued. That is not a customary practice, it is a recorded covenant, and it is why ordering the estoppel early matters here more than in some communities.

What is a seller net sheet and when should I ask for one?

It is a line-by-line projection of your proceeds at a given price. Ask for it before you sign a listing agreement, not after you have an offer, because it is what tells you whether the price you have in mind actually achieves the outcome you want. Ask for a second one at every offer.

How much do Florida sellers spend on buyer concessions?

It varies with market conditions and with the specific negotiation, and this page will not publish a percentage it has not measured for this community. What we can measure at LaMorada is the outcome: the median sold to last list price was 95.47 percent across 22 closings, which is the aggregate of price reductions and concessions in this market.

What prorations should I expect on a Florida closing statement?

Property taxes prorated to the closing date, association assessments prorated for the quarter, and, if you own attached, a second set of prorations for the condominium assessment. At LaMorada that means two assessment lines rather than one for coach and carriage home sellers, from two different management companies.

What is real estate commission in Naples?

Brokerage compensation is negotiable and always has been. What changed in 2024 is how it is communicated and documented, not what it costs. Ask any agent to explain what their fee actually buys on a LaMorada listing, in specifics, and compare the answers rather than the numbers.

Who pays realtor fees in Florida in 2026?

The seller pays their own listing brokerage under their listing agreement. Whether the seller also contributes toward the buyer’s brokerage is now a separately negotiated term rather than something communicated through the MLS. Both sides’ compensation is agreed in writing before showings, which is what the 2024 rule changes were about.

How are commissions handled after the NAR settlement?

Offers of compensation can no longer be communicated through the MLS, effective 17 August 2024. Compensation to a buyer’s brokerage is now handled outside the MLS: through a seller concession negotiated in the contract, through a direct agreement, or through the buyer paying their own agent under their buyer-broker agreement.

Do I still have to offer buyer-agent compensation as a Florida seller?

No, it is entirely optional and negotiable. The practical question is different from the legal one: what effect does the choice have on your buyer pool at your price point. We will model that for your specific band rather than give you a blanket answer, because it behaves differently at $480,000 than at $1,585,000.

If I do not offer buyer-agent compensation, will fewer buyers see my home?

Your listing exposure does not change, because compensation is no longer published in the MLS either way. What can change is buyer behaviour, since a buyer who owes their own agent’s fee has less cash for the purchase. That effect is real, it varies by price band, and it is worth modelling rather than assuming.

How is buyer-agent compensation structured now?

Three common routes: a seller concession negotiated in the purchase contract, a separate written compensation agreement between the seller or listing broker and the buyer’s broker, or the buyer paying their own broker directly under their buyer-broker agreement. All three exist in this market and all three are legitimate.

Does Florida’s buyer-broker agreement requirement affect me as a seller?

Indirectly and usefully. Buyers now sign a written agreement with their agent before touring, which means the buyers walking into your home have made a commitment and understand their own cost structure. That tends to raise the quality of showing traffic rather than lower it.

Is commission negotiable in Naples?

Yes, always, and it always has been. The more useful question is what is being negotiated away with it. On a LaMorada listing the work that actually moves the number is the document preparation, the flood-letter work, the estoppel sequencing and the band-specific pricing, and those are not free.

What does a discount or one percent listing actually leave out?

Usually some combination of professional photography, video, the pre-listing document work, the pricing analysis, showing management and negotiation. On a community like this, where a missing FEMA letter can add weeks to financing and a missing estoppel can delay closing, the pre-listing document work is not an optional extra. Ask exactly what is included in writing.

What is an estoppel letter in Florida and what does it do?

It is a written certificate from the association stating what a specific unit owes: current assessment, any pending special assessment, any capital contribution or transfer fee due at closing, and any outstanding balance. It binds the association to those figures for a defined period, which is what makes it usable at a closing table.

How much can a Florida association charge for an estoppel certificate?

Florida statute caps the fee, with defined higher caps for expedited delivery and for accounts that are delinquent. Your management company will quote the current amount when you order it. At LaMorada, budget for two if you own attached, because the master and the condominium are separate associations.

Who pays for the estoppel letter, buyer or seller?

It is allocated by the contract and is commonly negotiated. Whoever pays, order it early. At LaMorada the estoppel does double duty: it is the only route to the unpublished Carriage Homes I and Carriage Homes II condominium assessments, which appear in no recorded instrument and no public source.

How long does a Florida association have to deliver an estoppel?

Ten business days from a written or electronic request. That is a statutory deadline, and it is why the order goes in the day the contract is signed rather than a week before closing.

How long is a Florida estoppel certificate valid?

It is effective for a defined period from delivery, shorter for a mailed certificate than for one delivered electronically or by hand. If your closing slips past that window you need an updated certificate, which is another reason to sequence it against a realistic closing date rather than an optimistic one.

How do I order an estoppel from LaMorada’s management company?

For the master association, through HomeWiseDocs, which KW Property Management states is how it processes all estoppel and questionnaire requests. For a condominium unit, separately from Tropical Isles Management Services, Inc., 12734 Kenwood Lane, Suite 49, Fort Myers, FL 33907. Two documents, two companies, two lead times.

Do I need to disclose HOA documents when selling in Florida?

Yes. Florida law requires a seller in a mandatory homeowners association to provide a disclosure summary before or at execution of the contract, and to make the governing documents available. At LaMorada that is the 194-page Declaration plus eleven recorded amendments, and if you own attached, the condominium documents as well.

What is the Florida HOA disclosure summary and when do I give it?

It is a statutory summary under Florida Statutes section 720.401 telling the buyer that membership is mandatory, that assessments are enforceable by lien, and that the governing documents control. It is provided before or at execution of the purchase contract. Late delivery is not a technicality; see the next answer.

What happens if I do not give the buyer the HOA disclosure summary?

The buyer gains a statutory right to void the contract, exercisable within three days of receiving the summary or before closing, whichever comes first. That is a real and avoidable deal-killer, and it is entirely within the seller’s control. Deliver it with the contract package.

Which Florida HOA disclosure statute applies to my sale?

At LaMorada the master association is a Chapter 720 homeowners association, so section 720.401 governs the disclosure summary for every seller. If you own a coach home or a carriage home you are also in a Chapter 718 condominium, so the condominium disclosure and document-delivery requirements apply on top. Two regimes, two sets of obligations.

Am I risking my closing by overlooking HOA disclosures?

Yes, and it is the most common self-inflicted delay we see. At LaMorada the risk is doubled for attached sellers because there are two associations with two managers, and a buyer who receives an incomplete package late has a statutory right to walk. Build the disclosure package before you go live, not after you have an offer.

What are Florida’s general seller disclosure requirements beyond HOA documents?

Florida law requires a seller to disclose facts materially affecting the value of the property that are not readily observable to the buyer. In this community that reasonably includes your flood mapping and any map-change letter, any known roof or water-intrusion history, and any pending assessment you know about. Disclose in writing and keep the record.

Do I have to disclose a pending special assessment at LaMorada?

If you know of one, yes, and the estoppel will state it in any case. No special assessment appears in the county records index for any of the four associations, but special assessments are adopted by board resolution and are normally not recorded, so the index cannot answer it. Ask your association directly and put the answer in the file.

Do I have to disclose the construction defect litigation?

Take advice on your specific situation, and then err toward disclosure. Four LaMorada associations have pending suits against the builders and a competent buyer’s agent will find them, because they are public court records with case numbers. Disclosed in week one with the case numbers and the current status, it is context. Discovered in week three, it is a renegotiation or a cancellation.

Does LaMorada require buyer approval, and will that slow my closing?

The master Declaration permits leasing without association approval and blocks a sale until sums are paid and an estoppel issues. Whether your specific condominium imposes a purchase-approval process is set by that condominium’s own declaration and is not established here. Ask your association the week you list, so a two-week approval window does not surprise your timeline.

Do I owe capital gains tax when I sell my Florida home?

Possibly, at the federal level. Florida has no state personal income tax, so there is no state tax on your gain. Federal capital gains treatment depends on your basis, your holding period and whether the home qualifies as your principal residence. Talk to your accountant before you sign, not after you close.

What is the capital gains exclusion on a primary residence?

Federal law allows an exclusion of gain on the sale of a principal residence if you owned and used it as your main home for a qualifying period, with a higher exclusion for married couples filing jointly. The rules on ownership, use and frequency are specific. This is a tax question, not a real estate question, and it belongs with your accountant.

How does capital gains work on a second home in Florida?

The principal-residence exclusion does not apply to a second home or an investment property, so the gain is generally taxable at federal capital gains rates, with depreciation recapture if it was rented. Given that 34 percent of LaMorada units are not homesteaded, this applies to a meaningful share of sellers here. Get advice early.

Does Florida tax my gain when I sell?

Florida has no state personal income tax, so there is no Florida income tax on the gain from your sale. You will still see documentary stamp tax on the deed and prorated property taxes at closing, but those are transaction costs rather than income tax.

What is FIRPTA withholding?

It is a federal withholding requirement that applies when the seller is a foreign person. The buyer, as withholding agent, must withhold a percentage of the gross sales price and remit it to the Internal Revenue Service. It is a prepayment against the seller’s US tax liability, not an additional tax.

I am a foreign seller. How much will be withheld at my Florida closing?

The standard rate is 15 percent of the gross sales price, with a reduced 10 percent rate available in a defined price band where the buyer will use the property as a residence, and an exemption in a lower band under the same residence condition. Your closing agent and your tax adviser will apply the correct rate to your facts.

Can I reduce or avoid FIRPTA withholding?

You can apply to the Internal Revenue Service for a withholding certificate on Form 8288-B before closing, which can reduce the amount withheld to the actual expected tax. It has to be applied for in advance, so raise it with your adviser as soon as you decide to sell rather than at the closing table.

Is FIRPTA an extra tax or a prepayment?

A prepayment. The amount withheld is credited against your actual US tax liability for the year, and any excess is refunded when you file. It feels like a tax because the cash leaves at closing, but the eventual liability is determined by your return.

What happens to my homestead exemption when I sell?

It ends with your ownership, and your accumulated Save Our Homes benefit does not pass to the buyer. If you are buying another Florida homestead you may port your benefit, capped at $500,000 of transferred benefit, on Form DR-501T filed with the county by 1 March. The buyer’s assessed value resets to full market value on the following 1 January.

Should I tell my buyer their tax bill will be higher than mine?

Yes, early. The median LaMorada detached homesteaded owner carries a $271,159 Save Our Homes benefit, worth roughly $2,820 a year at 10.4020 mills, and it dies on sale. A buyer who discovers that themselves during the inspection period feels misled even though nobody misled them. Put the projected figure on the table in week one.

Is staging worth it in Naples?

On a vacant home in this price range, generally yes, because buyers here are frequently touring several comparable floor plans in a day and the one they remember is the one they could picture living in. On an occupied home, decluttering and a professional photography prep usually deliver more than full staging.

Should I use virtual staging if my LaMorada home is empty off season?

It can work, provided every virtually staged image is clearly disclosed as such in the listing. What it cannot do is substitute for the physical condition of an empty house in a Florida summer. Air conditioning running, humidity controlled and landscaping maintained matter more to a buyer walking in than the furniture in the photograph.

Do I need drone photography to sell in LaMorada?

It earns its place here more than in most communities, for one specific reason: aerial imagery is the only practical way to show lot size, water or preserve position, and the pool and screen enclosure footprint in a single frame. On a Somerset Place lot at a 19,170 square foot median, that context is a genuine selling point.

Does professional photography change what a Naples home sells for?

It changes how many people come to see it, which is what changes the price. In a community that turns over roughly 22 doors a year, your buyer pool is small and mostly out of town at any given moment, so the photographs are doing the first showing. That is not a place to economise.

How do showings work when the buyer’s agent has to get through the gate?

Access at LaMorada is administered through Envera and the community has a purpose-built gatehouse, so buyer agents need arranging in advance rather than turning up. Whether there is a live attendant and during what hours is not published, so the practical answer is to confirm the current procedure with KW Property Management on (239) 444-4904 and build it into the showing instructions.

Will LaMorada let me put a lockbox on my home?

The recorded Declaration sections we read do not address lockboxes, and there is no general legal right to one, so the association’s current rules govern. Ask KW Property Management before you list, and if you own attached, ask your condominium association separately, since they may adopt their own rules.

Does LaMorada allow open houses?

Not established in the sections of the recorded documents we read, and some Florida associations regulate or restrict them. Confirm the current rule with KW Property Management before you plan one. Note separately that signs visible to public view are essentially prohibited by Declaration Section 10.6 without authorisation, which constrains the usual open-house signage.

Can I put a For Sale sign in my yard at LaMorada?

Probably not without authorisation. Declaration Section 10.6 prohibits signs of any kind visible to public view, including inside a unit, without Declarant or Design Review Board authorisation. Assume no sign, confirm with the manager, and plan your marketing around a gated community where drive-by traffic is not the channel anyway.

Where do buyers and agents park during a LaMorada showing?

In the driveway or garage of the home being shown. Street parking rules are set by the association, which may adopt parking rules and may tow or boot at the vehicle owner’s expense under Declaration Section 10.10. Give buyer agents explicit parking instructions in the showing notes.

Do I need to give the gate a list of approved showing agents?

Access is administered through Envera and the pre-authorisation procedure for guests, contractors and vendors is not published. Ask KW Property Management how showing agents should be authorised, and set it up before you go live rather than discovering it during a first showing.

Should I let buyers tour the LaMorada clubhouse and amenities?

Yes where the association permits it, because the amenity centre is a large part of what a buyer is actually purchasing and there is no membership to explain away. Note the clubhouse and fitness centre are fob-access, 5:30am to 10:00pm, and the mandatory dress code applies to guests as well as residents.

What should I fix before listing a LaMorada home, and what is not worth fixing?

Worth doing: roof and gutter attention, stucco and paint touch-up, screen enclosure repair, and a serviced air conditioning system, because those are exactly the items the buyer’s inspector will look for hardest in a 2016-to-2022 Florida house. Not worth doing: anything that would need Design Review Board approval and a thirty-day window, unless you have the time.

Can I add on before selling to increase value?

No. A Certificate of Amendment recorded 30 April 2024 added Section 10.31, which bars owners from adding square footage, enlarging rooms or adding garage space. That is a hard stop, and it is one of the reasons the existing square footage in this community holds its relative value.

Should I sell my LaMorada home for sale by owner?

You can, and you should understand what you are taking on in this specific community: the two-association disclosure package, the statutory disclosure summary whose late delivery gives the buyer a right to void, two estoppels, the FEMA map-change letter that the lender’s determination will not find on its own, and a buyer pool that is largely out of town.

Does for sale by owner actually save money?

Sometimes, and the honest measure is the net rather than the fee. In a community with roughly 22 brokered closings a year, a small buyer pool and a documentation burden that includes flood map revisions and two associations, the risk is not the commission line, it is the price achieved and the deals that fall apart in week three.

What do FSBO sellers in a Florida association usually miss?

Three things, reliably: the statutory disclosure summary and its three-day right to void, the estoppel lead time of up to ten business days, and the association’s own transfer requirements. At LaMorada add a fourth, the FEMA letter, because without it the buyer’s lender will price flood insurance on the mapped Zone AH.

Should I take a cash offer or an iBuyer offer on my LaMorada home?

Compare the net, not the headline, and compare it against the measured market. This community closed at a 95.47 percent median sold to last list price with an 81-day median. An instant offer trades some of that spread for certainty and speed. Whether that trade is worth it depends on your timeline, and we will model both side by side.

Is an off-market or pocket listing a good idea in LaMorada?

It can be, with eyes open. In a community that turns over roughly 22 doors a year, the buyer who pays the top number is frequently someone who has been waiting on an alert for months, and they find you through exposure. If discretion genuinely matters to you we have the qualified-buyer database to make a quiet sale work; if price is the priority, exposure usually wins.

What should I ask a listing agent before hiring them for LaMorada?

Ask five things. Which band are you pricing me in and why. Have you read the five FEMA map-change letters and do you know which one covers my lot. Which two estoppels do I need. How will you handle the litigation disclosure. And what does your marketing actually include in writing. The answers will separate the candidates quickly.

Who has actually sold in LaMorada?

Ask any agent for their specific transaction history in this community rather than for a general Naples number. In the last 12 months we tracked 22 LaMorada closings through the Southwest Florida MLS, hand-verified row by row, which is how every figure on this page was built. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

What does a listing presentation with McGreevy and Comisar cover?

The band-specific price analysis with the comparable set named, a written net sheet at two price points, the document plan covering the FEMA letter, any elevation certificate and both estoppels, the disclosure plan for the litigation and the tax reset, the marketing plan, and the showing and gate logistics. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

Why should I list my LaMorada home with McGreevy and Comisar?

Because the work that decides a LaMorada sale is documentary, and this page is the evidence that we do it: the five FEMA letters, the recorded assessment history read off claims of lien, the four case numbers with their current status, the school boundary change and the 2024 no-expansion amendment. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012. Jesse McGreevy (239) 898-6072, [email protected].

Sources and Authoritative References

Every source below was retrieved on 6 September 2026 unless otherwise noted. No competitor brokerage, agent site, listing portal or aggregator appears anywhere in this list, and no figure on this page was taken from one.

Collier County Clerk of the Circuit Court and Comptroller: recorded instruments

1. Collier County Clerk of the Circuit Court and Comptroller
2. Collier County Clerk records search index
3. Collier County official records document search
4. Collier County official records legal description search
5. Collier County official records public inquiry system
6. Declaration of Covenants, Restrictions and Easements for LaMorada, Instrument 5133332, OR 5161 Page 2053, recorded 9 June 2015, 194 pages
7. Declaration of Condominium, Coach Homes I at LaMorada, a Phase Condominium, Instrument 5773733, OR 5680 Page 3638, recorded 4 October 2019
8. Declaration of Condominium, Carriage Homes at LaMorada, Instrument 5262286, OR 5270 Page 402, recorded 6 May 2016
9. Declaration of Condominium, Carriage Homes II at LaMorada, Instrument 5628257, OR 5565 Page 246, recorded 23 October 2018
10. Certificate of Amendment adding Section 10.31, Instrument 6539336, OR 6354 Page 2157, recorded 30 April 2024
11. Certificate of Amendment, Instrument 6444398, OR 6280 Page 3336, recorded 22 August 2023
12. Certificate of Amendment, Instrument 6307841, OR 6173 Page 557, recorded 13 September 2022
13. Amendment, Instrument 6035189, OR 5924 Page 3073, recorded 9 April 2021
14. Claim of Lien stating the master assessment of $1,388.51 per quarter, Instrument 6854485, OR 6613 Page 334, recorded 24 July 2026
15. Claim of Lien confirming the same master rate, Instrument 6851567, OR 6610 Page 1830, recorded 17 July 2026
16. Claim of Lien carrying the full master assessment rate history 2024 to 2026, Instrument 6843376, OR 6603 Page 1578, recorded 26 June 2026
17. Claim of Lien stating the Coach Homes I condominium assessment of $1,550.00 per quarter for 2026, Instrument 6870320, OR 6625 Page 3760, recorded 2 September 2026
18. Claim of Lien stating the prior Coach Homes I rate of $1,642.00 per quarter, Instrument 6766521, OR 6538 Page 2215, recorded 22 December 2025
19. Claim of Lien stating the Coach Homes I rate of $1,642.00 per quarter, Instrument 6728435, OR 6506 Page 2340, recorded 10 September 2025

Collier County Clerk: legal notices for the adjacent development pipeline

20. JLM Living East Residential Subdistrict and RPUD legal notice landing page, petitions PL20220003804 and PL20220003805
21. JLM Living East full legal notice, Board of County Commissioners hearing 27 February 2024
22. Heritage Bay close-out resolution legal notice landing page, Board hearing 14 April 2026
23. Heritage Bay close-out resolution, full legal notice
24. Immokalee Road Estates Commercial Subdistrict legal notice, petitions PL20230018187 and PL20230017803
25. Founders Square sign variance legal notice, petition SV-PL20250003185

Collier County government: zoning, entitlement and land use

26. Collier County PUD Master List and Maps
27. Collier County PUD Master List, dated 11 June 2026, which contains no LaMorada entry
28. Collier County Growth Management GIS hub
29. Collier County Planned Unit Development feature service, which returns zero features at LaMorada
30. Collier County official section zoning map, sheet 8625s
31. Collier County project register feature service, carrying every LaMorada petition
32. Collier County ArcGIS services directory
33. Collier County site address points feature service
34. Collier County Future Land Use Element as amended by Ordinance 2024-46
35. Collier County Land Development Code, agricultural district, on Municode
36. Collier County Code of Ordinances on Municode
37. Collier County Planning Commission
38. Collier County Planning Commission agenda, 20 August 2026
39. Collier County Planning Commission verbatim minutes, 6 November 2025
40. Collier County advertised public hearings index

Collier County government: taxes, assessments and utilities

41. Collier County FY26 Rate Resolution, Schedule A, setting residential solid waste at $261.91 per unit per year
42. Collier County solid waste non-ad-valorem assessment frequently asked questions
43. Collier County Ordinance 2005-54, solid waste collection fees
44. Collier County Special Districts, Office of Management and Budget
45. Collier County residential collections services
46. Collier County solid waste service days feature service, queried at the LaMorada clubhouse
47. Collier County irrigation water restrictions under the water conservation ordinance
48. Collier County water services
49. Collier County 10-Year Water Supply Facilities Work Plan Update
50. Collier County Strategic Priorities quarterly update, FY26 second quarter, carrying the Northeast Regional Utility Program table

Collier County government: flood, storm and building

51. Collier County floodplain management
52. Collier County Flood Protection Newsletter, carrying the Community Rating System Class 5 rating and the 25 percent discount
53. Collier County news release, proposed Flood Insurance Rate Map and the appeal period opening 19 August 2026
54. Collier County building bulletin A-105, hurricane mitigation retrofits on re-roofing and the 1 March 2002 code line
55. Collier County hurricane evacuation zone feature service
56. Collier County flood zone feature service
57. Collier County flood insurance rate map panel feature service
58. Collier County base flood elevation feature service
59. Collier County monthly building permit reports

Collier County government: transportation

60. Collier County transportation engineering projects
61. Collier County news release, Vanderbilt Beach Road Extension Phase One opening 12 June 2026
62. Vanderbilt Beach Road Extension Phase II public information meeting display
63. Randall Boulevard and Immokalee Road intersection improvements project layout
64. Collier County Growth Management Plan Transportation Element, Ordinance 2023-61, stating the ten-month level of service methodology
65. Collier County Annual Update and Inventory Report, 2024
66. Collier County road impact fee update study, October 2025
67. Florida Department of Transportation annual average daily traffic feature service
68. Florida Department of Transportation, Florida Traffic Online
69. Florida Department of Transportation project 452544-1, the Interstate 75 widening with a new diverging diamond interchange at Immokalee Road
70. Collier Metropolitan Planning Organization, Interstate 75 improvements public meeting notice

Federal Emergency Management Agency

71. FEMA National Flood Hazard Layer map service
72. FEMA National Flood Hazard Layer, flood hazard zone query endpoint
73. FEMA National Flood Hazard Layer, letter of map change query endpoint
74. FEMA Flood Map Service Center
75. FEMA Flood Map Changes Viewer, for the preliminary map now in appeal
76. FEMA Community Rating System programme and class discount table
77. FEMA Community Rating System eligible communities list, effective 1 April 2026
78. FEMA Community Status Book Report for Florida, showing Collier County at Class 5 with a 25 percent discount
79. FEMA Letter of Map Revision based on Fill, case 16-04-2241A, Tract FD-2 at Frangipani Circle, issued 8 February 2016
80. FEMA Letter of Map Revision based on Fill, case 16-04-5689A, Lots 45 through 223, issued 25 July 2016
81. FEMA Letter of Map Revision based on Fill, case 16-04-6669A, Tracts FD-1 and RD-1, issued 10 August 2016
82. FEMA Letter of Map Revision based on Fill, case 19-04-1258A, Lots 1 through 44, issued 28 January 2019
83. FEMA Letter of Map Revision based on Fill, case 19-04-6077A, Phase 1 Tract FD-1, issued 11 September 2019
84. FEMA letter of map change revalidation, case 18-04-0009V, Collier County, effective 9 February 2024, 353 pages

National Oceanic and Atmospheric Administration, National Weather Service and United States Geological Survey

85. National Hurricane Center Tropical Cyclone Report, Hurricane Ian, AL092022, with the storm surge observation table
86. National Weather Service Miami post tropical cyclone report, Hurricane Ian, with the Collier County wind, outage and damage figures
87. National Weather Service Miami local report and summary, Hurricane Irma
88. National Hurricane Center Tropical Cyclone Report, Hurricane Irma, AL112017
89. National Hurricane Center Tropical Cyclone Report, Hurricane Milton, AL142024
90. National Weather Service Miami, Hurricane Milton summary
91. United States Geological Survey 3D Elevation Program point elevation service
92. Florida Division of Emergency Management, Know Your Zone
93. United States Census Bureau geocoder, used for every straight-line distance on this page

United States Securities and Exchange Commission

94. WCI Communities, Inc. Form 8-K recording the Lennar merger effective 10 February 2017 at $23.50 per share in cash
95. WCI Communities, Inc. Form 10-K for fiscal 2014, reporting 347 LaMorada home sites
96. WCI Communities, Inc. Form 10-K for fiscal 2015, reporting 347 home sites and zero homes delivered
97. WCI Communities, Inc. Form 8-K exhibit naming LaMorada in the investor community list, filed September 2016

Florida Division of Corporations

98. Florida Division of Corporations entity name search
99. Entity search results for LAMORADA
100. Articles of Incorporation, LaMorada at Naples Master Association, Inc., filed 19 May 2015
101. Entity search results for Carriage Homes at LaMorada
102. Entity search results for Coach Homes I at LaMorada
103. Florida Commerce Special District Accountability Program
104. Municipal Securities Rulemaking Board, Electronic Municipal Market Access

Collier County Public Schools and the Florida Department of Education

105. Collier County Public Schools attendance boundaries
106. Collier County Public Schools interactive zoning tool
107. Collier County Public Schools attendance zones map for 2026-27
108. Collier County Public Schools boundary modification proposals
109. Collier County Public Schools school and district grades index
110. Collier County Public Schools 2026 Accountability Brief, dated 1 July 2026
111. Collier County Public Schools 2025 Accountability Brief
112. Florida Department of Education school grades index
113. Florida Department of Education 2025-26 school grades results packet, carrying the 2026-27 scale change
114. Florida Department of Education 2026 school grades overview
115. Collier County Public Schools profile for Bear Creek Elementary School
116. Bear Creek Elementary School official site
117. Collier County Public Schools charter school directory
118. Collier County Public Schools capital improvement plan, FY2026 to FY2045
119. Collier County Public Schools directory
120. Ave Maria Catholic Academy, formerly Rhodora J. Donahue Academy
121. Diocese of Venice on the renaming of the Ave Maria Catholic school
122. The Village School of Naples official site
123. Community School of Naples official site
124. Seacrest Country Day School official site

Healthcare

125. NCH Healthcare System emergency services, naming the Northeast site as Collier County’s only freestanding emergency department
126. NCH Emergency Department Northeast, 15420 Collier Blvd, open 24 hours
127. NCH North Naples Hospital
128. NCH facility directory for Naples
129. Physicians Regional Healthcare System hospitals
130. Physicians Regional Pine Ridge campus
131. Physicians Regional Collier Boulevard campus
132. Collier Urgent Care locations and hours

The association, the club and the community’s own contractors

133. La Morada at Naples Master Association official resident portal, operated by KW Property Management
134. KW Property Management listing for the LaMorada at Naples Master Association
135. KW Property Management estoppel request route
136. Club LaMorada official site
137. Club LaMorada amenities page, stating that the amenities within LaMorada are HOA common areas
138. Club LaMorada hours, including The Oasis poolside dining schedule
139. Club LaMorada dress code
140. Club LaMorada locations and directions
141. BUILD, LLC portfolio entry for the LaMorada clubhouse, gatehouse, mailbox kiosk and entry monument
142. Mainscape customer care, the landscape contractor named on the association portal

The developers’ own archived official sites

143. WCI Communities’ official LaMorada site, archived 25 May 2015
144. WCI Communities’ LaMorada homes index, with every collection and base price, archived 8 June 2015
145. WCI Communities’ Club LaMorada page, archived 31 December 2015, carrying the 13,700 square foot figure and “only 343 homes”
146. WCI Communities’ proposed amenities page, archived 7 June 2015, with the conceptual-drawing disclaimer
147. WCI Communities’ LaMorada community map and driving directions, archived 9 December 2015
148. Lennar’s La Morada community page, archived 24 December 2018
149. Lennar’s La Morada community page, final archived capture 25 June 2021
150. Lennar’s La Morada Manor Homes collection page, archived June 2017
151. Lennar’s La Morada Executive Homes collection page with published pricing, archived July 2019
152. Lennar’s La Morada Estate Homes collection page, archived June 2017
153. Lennar’s La Morada Coach Homes collection page with published pricing, archived July 2019
154. Club LaMorada amenities page archived 16 December 2017, naming the earlier management companies

Neighbouring clubs, on their own official sites

155. Calusa Pines Golf Club, club information
156. Calusa Pines Golf Club, directions
157. Valencia Golf and Country Club, described on its own site as an 18-hole public golf course

News media and trade press

158. Gulfshore Business, Aisling Swift, on the LaMorada associations’ suits against the builders, 18 December 2025
159. Naples Press, Aisling Swift, on the Board of County Commissioners approving 305 units on Immokalee Road
160. Gulfshore Business on the $7.59 million Livingston Road flyover design contract awarded 28 July 2026
161. WINK News on the Livingston Road flyover design contract
162. Gulfshore Business on the Vanderbilt Beach Road Extension opening 12 June 2026
163. Gulfshore Business on Collier County road capacity and growth
164. WINK News on Bear Creek Elementary School opening in Collier County
165. Naples Press on Bear Creek Elementary being built on Immokalee Road
166. Naples Daily News, “New community of LaMorada Naples unveiled by WCI”, 14 June 2015
167. Naples Daily News, three luxury model homes open at LaMorada, 5 March 2016
168. Business Observer on WCI Communities paying $32.5 million for land near Calusa Pines Golf Club, 18 July 2014
169. HBWeekly on the LaMorada groundbreaking, 19 June 2015
170. Florida Weekly on LaMorada Naples
171. Naples Florida Weekly on the Founders Square development programme
172. Barron Collier Companies on The Pointe at Founders Square

Building code, wind, parks, libraries and other reference

173. Florida Building Code 7th Edition adopted wind speed mapbook, carrying the wind-borne debris region definition
174. University of Florida report on wind speed line maps for the Florida Building Code, June 2023
175. North Collier Fire Control and Rescue District station list
176. Collier County Parks and Recreation, Big Corkscrew Island Regional Park
177. Collier County Public Library locations
178. Collier County Public Library, Estates Branch
179. Publix store locator, used to confirm the nearest store to LaMorada
180. Whole Foods Market Naples, the only Whole Foods in the city
181. Trader Joe’s Naples
182. St. Agnes Catholic Church, whose Mass schedule expands from December through April
183. Diocese of Venice parish listing for St. Agnes, Naples
184. OpenStreetMap Overpass application programming interface, used for boundary and road geometry
185. Open Source Routing Machine public routing service, used for every road distance on this page

Statutes cited by number in the text and not linked here: Florida Statutes sections 553.899 on milestone structural inspections, 718.112(2)(g) on structural integrity reserve studies, 718.111(11) on condominium insurance, 718.116(8) on condominium estoppel certificates, 720.30851 on homeowners association estoppel certificates, 720.307 on transfer of association control, 720.401 on the homeowners association disclosure summary, 193.155 and Article VII section 4(d) of the Florida Constitution on the Save Our Homes assessment cap, 193.155(8) on homestead portability, 193.1554 and 193.1555 on the non-homestead assessment cap, 196.031 on homestead exemptions, and 197.3632 on the uniform method for levying non-ad-valorem assessments. Collier County Ordinance 2005-54 governs solid waste collection fees and Collier County’s water conservation ordinance governs landscape irrigation.

Parcel-level facts on this page, including the unit counts, year built distribution, lot sizes, pool and screen enclosure counts, homestead counts, just values, Save Our Homes benefits, millage area, recorded sale history and the plat book and page references, were computed from the Collier County Property Appraiser’s published bulk tax roll and subdivision shapefile, tax year 2026 preliminary, extracts dated 29 and 31 August 2026. Market figures were computed from a Southwest Florida MLS Matrix search of the LaMorada development record run on 6 September 2026, covering active and closed status over a trailing 365 days, returning 28 rows of which 22 are closings.

Downloadable Documents

Every row below links to the document’s official authority: the Collier County Clerk of the Circuit Court, Collier County, FEMA, the Securities and Exchange Commission, the Florida Division of Corporations or Collier County Public Schools. None of these links points to a private file store and none points to a real estate portal.