Mediterra
McGreevy and Comisar of Domain Realty Group: Top 1% nationally since 2008. #1 SW Florida team since 2012, selling and buying Mediterra homes in Naples. $900M+ personal, $2.5B+ team sales.
McGreevy and Comisar of Domain Realty Group: Top 1% nationally since 2008. #1 SW Florida team since 2012, selling and buying Mediterra homes in Naples. $900M+ personal, $2.5B+ team sales.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
When Mediterra homeowners decide to sell, and when serious buyers set their sights on this gated estate community, the first call goes to McGreevy and Comisar. Jesse McGreevy and Marc Comisar are the number one luxury team selling and buying in Mediterra. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Mediterra is a 1,697-acre luxury gated golf community in Naples, Florida, straddling the Collier and Lee county line, and no address inside it is unfamiliar to this team. If you own here, you want a listing team that already knows the neighborhoods, the club membership mechanics, the CDD tax lines, and the buyer pool that pays these prices. If you are buying here, you want the same depth working for you. Sellers, start with a precise, no-obligation valuation of your home at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072. Buyers, call Marc Comisar at (239) 287-5873. This page is the most complete, honestly-sourced guide to Mediterra you will find anywhere: how it was built, what it costs to own, every neighborhood, the Club, the golf, the storms, and the real pros and cons. Read it, then let us put it to work for you.
McGreevy and Comisar are the best realtor for Mediterra because no other team pairs top-1%-nationally production with this depth of Mediterra-specific knowledge: the neighborhoods, the member-owned Club, the CDD and HOA fee stack, and the exact buyer pool that closes at these prices. Sellers get premium positioning; buyers get an insider advantage.
Here is what stands behind that claim:
Recent Mediterra track record (last 12 months): 58 homes sold in Mediterra, with a median sale price of $2,125,000, a highest recorded sale of $10,950,000, and homes going to contract in an average of 149 days (Stellar MLS, July 2026).
For luxury Mediterra sellers: we market estate homes the way estate homes deserve to be marketed. Professional architectural photography and cinematic video, targeted digital campaigns to the affluent relocation and second-home buyer, private-network exposure across the number one team in Southwest Florida, and pricing built on our own verified Mediterra sales data rather than a portal estimate. When a home in here carries a transferable golf membership, we know how to translate that into real dollars at the closing table.
Sellers, get your Mediterra home valued now at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buyers ready to tour Mediterra, call Marc at (239) 287-5873.
Mediterra is one of North Naples’ most established luxury golf communities, and a handful of facts define it. Here are the eight that matter most before you buy or sell here:
Why McGreevy and Comisar Are the Best Realtor for Mediterra · Key Takeaways · Table of Contents · Living in Mediterra as a Homebuyer · Mediterra Market Snapshot · How Mediterra Came to Be · The Master Plan: Acres, Neighborhoods, Build-Out · Governance: HOA, CDD, and the Fees You Actually Pay · The Neighborhoods of Mediterra · The Club at Mediterra: Membership, Equity, and Dues · Golf at Mediterra: Two Tom Fazio Courses · The Mediterra Beach Club on Bonita Beach · Racket Sports, Fitness, and Wellness · Dining at Mediterra · The Storm Posture: Hurricanes, Damage, and Hardening · Flood Zones at Mediterra and What They Mean · Insurance Reality for Mediterra Homeowners · Schools Serving Mediterra · Healthcare Near Mediterra · Daily Drive Times from Mediterra · What Is Coming Near Mediterra: The Civic Pipeline · Daily Logistics: Gates, Pets, Leasing, and ARC · Member Clubs and Community Life · Comparable Communities to Consider · Why Buy in Mediterra: Honest Pros and Cons · Thinking of Selling Your Mediterra Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Seller Edition · Sources and Authoritative References · Downloadable Documents
Living in Mediterra means owning inside a 1,697-acre, guard-gated North Naples community of fewer than 930 to 950 homes, where more than 1,000 acres are preserved and daily life orbits a member-owned Club with two Tom Fazio golf courses, a private Gulf beach club, and a nearly 60,000-square-foot clubhouse. It is estate living built around nature, not density.
Day to day, Mediterra feels less like a subdivision and more like a private Italian-inspired village. The community was deliberately laid out as a series of intimate neighborhoods, some as small as two homes, stitched together by nearly eight miles of walking and biking paths that pass lakes, preserves, and three uniquely themed parks. The named parks are part of the identity here: Parque Celestial (astronomy-themed and a winner of the American Society of Landscape Architects Florida Chapter Award of Excellence), the Calusa Play Park (a children’s play area themed around Calusa Indian heritage), and the Parterre Garden, a formal garden with a reflecting pond and waterspouts that sits within a short walk of the newer neighborhoods of Caminetto, Cabreo, and Lucarno. Residents who ask “what is a typical day like in Mediterra” tend to describe a morning round or a fitness class, a walk or a bike ride through the preserve, lunch at the Tavern overlooking the 18th holes, and an afternoon at the beach club watching the sunset from the Gulf.
Because Mediterra straddles the Collier and Lee county line, the community carries two ZIP codes: 34110 on the primary Collier (North Naples) side and 34135 on the northern Lee (Bonita Springs) portion. There are two gated entrances, the main gate on Livingston Road and a second entrance off Old 41 Road, and the community pairs staffed guardhouses with roving patrols in the North Naples luxury-gate tradition. Buyers frequently ask whether Mediterra is “gated” or “guard-gated”: it is guard-gated, though exact staffing hours and the security vendor are not published publicly and are worth confirming during due diligence.
The homes themselves range from coach homes and maintenance-free villas to sprawling custom manor estates, so the community works for a full-time resident, a seasonal snowbird, and a family alike. Buyers often ask whether Mediterra is a seasonal or a year-round community: it is genuinely both. Programming and social life peak from November through April in the classic Southwest Florida snowbird rhythm, but a growing core of full-time residents keeps the community alive in summer, and the maintenance-free villas and coach homes in particular appeal to owners who want a lock-and-leave second home. Families are well served too, with the Calusa Play Park, junior programs at the Club, and highly-rated North Naples schools nearby.
Buyers also frequently ask about the everyday rules of living here, since a community this considered has real standards. In brief, Mediterra permits a reasonable number of usual household pets (dogs must be leashed outside the home), caps leasing at no more than four leases per calendar year with a minimum lease term set by the Board or the individual neighborhood, requires garbage and recycling to be kept in screened enclosures except on pickup day, and enforces a strict architectural review before any exterior change. We cover all of this in depth in the daily-logistics section further down, and we brief every client on the specifics that apply to the home they are considering.
The one thing every buyer should understand up front is that Mediterra is a three-layer ownership: a master homeowners association, a Community Development District that appears as a second line on your tax bill, and (for most homes) a Club membership that runs with the property. We walk every one of our buyers through all three before they write an offer, so there are no surprises at closing. If you want a candid, numbers-first tour of what ownership here actually costs and delivers, call Marc at (239) 287-5873. Sellers weighing the market, start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Mediterra is a premier North Naples luxury market where custom estates, villas, and coach homes trade across a wide price band, from coach homes near the community’s entry point up to multi-million-dollar custom estates. As an established, nearly-built-out community with fewer than 950 homes, inventory is limited and every sale is meaningful, which is exactly why pricing and positioning by a Mediterra specialist matters.
North Naples is one of Southwest Florida’s most desirable submarkets, prized for its newer luxury inventory, top-rated schools, proximity to Gulf beaches, and quick access to Interstate 75 and Southwest Florida International Airport (RSW), roughly a 30-mile drive. Within that landscape, Mediterra sits about 20 to 30 minutes from downtown Naples, a distance that has historically kept its price per square foot a step below the most central golf communities such as Grey Oaks, while offering more land, a private beach club, and a lower-density plan in return. That trade-off is a feature for many estate buyers, not a drawback.
Here is the current community snapshot. All figures below are drawn from a live MLS pull refreshed for this page:
Source: Stellar MLS (Matrix), Development = Mediterra, ZIP 34110 and 34135, pulled July 1, 2026.
Two questions dominate the seller side of Mediterra. The first is timing: when is the best time to sell, and how long will it take? In Naples the peak selling season runs January through April, when seasonal buyer traffic is highest, and luxury homes generally take longer to sell than mainstream homes (a 90-to-120-day marketing window is common at this price point, versus a few weeks for entry-level product). Listing into season, with the home fully prepared and professionally presented, is usually the strongest play, though a well-priced home with the right buyer pool can move in any month. The second question is cost to sell: Naples commission structures typically run in the 5 to 6 percent range and are negotiable, and sellers should also budget standard Florida seller closing costs plus the mechanics unique to Mediterra, principally ordering the HOA estoppel (fees are capped by Florida Statute 720.30851) and coordinating any Club membership transfer. We manage all of that end to end.
Sellers often hear the narrative that Mediterra “appreciates a little slower and takes longer to sell” than a community like Grey Oaks. There is a distance-premium reality behind that, but it is not the whole story, and it is very sensitive to the specific neighborhood, the home’s condition, whether a transferable golf membership conveys, and above all the pricing strategy. We neutralize that narrative with verified, home-specific data rather than a broad market average, and we know how to reach the affluent, often out-of-state buyer who pays a premium for the right Mediterra home. That reach is earned: McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales. If you want to know what your Mediterra home is genuinely worth in today’s market, get a precise valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers who want the honest read on which neighborhoods hold value best, call Marc at (239) 287-5873.
Mediterra was created by the Bonita Bay Group, one of Southwest Florida’s most respected master-plan developers, which opened the community in 2000 as its highest-value, first Naples-address community; after the 2008 to 2009 downturn, Naples-based London Bay Homes acquired the remaining developer lots in 2009 and has built and marketed Mediterra’s new construction ever since. It is a blue-chip pedigree, and it shows in the land plan.
The story starts with the developer’s lineage. The brand of record was The Bonita Bay Group, which operated through Bonita Bay Properties, Inc. (a Florida for-profit corporation) as the Authorized Member of the land-holding entity, Long Bay Partners, LLC, the Florida limited liability company that actually held the Mediterra land, petitioned Collier County for the zoning, and created the community’s special districts. Bonita Bay Group had earned its reputation building environmentally-driven master plans, most famously Bonita Bay itself (opened 1985 on roughly 2,400 acres), and it applied the same “master of the master plan” philosophy to Mediterra’s 1,697 North Naples acres.
The build-out chronology is well documented. Infrastructure and entitlement work began around 1999, marked by the creation of the Mediterra South Community Development District under Collier County Ordinance 99-67 (1999); the community opened in 2000, with the earliest neighborhoods delivering in 2001, and the Mediterra North CDD followed under Ordinance 01-04 in 2001. The land was rezoned into the operative Mediterra Planned Unit Development under Collier County Ordinance 2001-61, which remains the active PUD. A subsequent PUD amendment adopted December 13, 2022 (petition PL20210001368) corrected a tract-designation error on the master plan.
Then came the transitions that shaped Mediterra as residents know it today. During the 2008 to 2009 financial crisis, the Bonita Bay Group sold off its recreational clubs. In December 2009, the members of The Club at Mediterra purchased the club’s assets, the two Tom Fazio courses, the clubhouse, the sports club, and the private beach club, from the developer, making it a member-owned equity club (covered in detail below). In that same window, in November 2009, London Bay Homes signed a definitive agreement to buy Bonita Bay Group’s remaining 50 single-family and villa lots, and London Bay has been the community’s exclusive builder-developer of new construction ever since. Founded in 1990 by Mark and Gemma Wilson and later named “America’s Best Builder” by Builder magazine, London Bay brought its custom, Private Label Living model to Mediterra’s remaining homesites. Finally, the master Mediterra Community Association was turned over from the developer to the residents in 2010.
So the one-line history is this: Bonita Bay Group entitled and opened Mediterra (2000), members bought the Club (2009), London Bay Homes took over new construction (2009), and residents took control of the master HOA (2010). Every layer of Mediterra you evaluate as a buyer or seller traces back to that clean, well-capitalized lineage, and it is one of the quiet reasons the community has aged so gracefully.
Mediterra’s master plan covers roughly 1,697 acres, of which more than 1,000 acres are preserved as open space, nature preserves, lakes, parks, and golf, leaving fewer than 950 permitted residences (the Club cites fewer than 930 homes) arranged in intimate neighborhoods. It is one of the lowest-density luxury plans in North Naples, and that scarcity is now the story for buyers.
The headline acreage figure used by the developer and the community is 1,697 acres; the precise figure inside the Community Development District’s jurisdiction is 1,687.87 acres, with the roughly nine-acre difference attributable to rights-of-way and dedications. Within that footprint, the environmental commitment is genuine and measurable: the CDD alone manages approximately 400 acres of preserves and approximately 200 acres of stormwater ponds across both Collier and Lee counties, and the broader “more than 1,000 acres” of open space additionally counts golf course land, the themed parks, formal gardens, and landscape buffers. Nearly eight miles of walking and biking paths connect it all.
On density, the entitlement math is straightforward. Mediterra was permitted for a maximum of 950 units, and actual build-out is landing under that ceiling; the official Club community page states fewer than 930 residences. The product mix is deliberately varied: custom single-family manor estates, maintenance-free luxury villas, and coach homes, so the community can serve a $1 million coach-home buyer and a $7 million custom-estate buyer within the same gates. The community was mid-build marketed as “21 neighborhoods” around 2015; today the official governance roster lists 33 named neighborhoods, the difference reflecting later enclaves such as Caminetto, plus phased villa additions.
The low density is not an accident, and it is one of the reasons homes here hold their character. Spreading fewer than 950 residences across 1,697 acres, with more than 1,000 of those acres left as preserve, golf, parks, and lakes, produces generous lots, long water and preserve views, and a quiet that denser communities cannot replicate. It also means that even at full build-out Mediterra will never feel crowded, which supports long-term value. Home sizes reflect the range of product, from roughly 2,500-square-foot coach homes and villas up to custom estates well past 7,000 square feet, and the developer’s original vision, an Italian-inspired village of intimate neighborhoods rather than a wall of houses, has largely been preserved through the architectural review process described later on this page.
For buyers, the most important master-plan fact in 2026 is scarcity. Mediterra is in its final build-out phase, and London Bay Homes describes its current showcase residences as “some of the last opportunities” and “the only new construction buying opportunities right now in Mediterra,” with limited homesites remaining and pricing generally from the $3 millions and up. Active and recent new construction is concentrated in Cabreo, Lucarno, Cortile, Caminetto, Terrazza, and Cambridge Park, all through London Bay. Once these final homesites close, Mediterra will be fully built out, and every future sale becomes a resale. That dynamic rewards buyers who move decisively and rewards sellers who own a well-positioned home in a finished, supply-constrained community. If new construction is on your list, call Marc at (239) 287-5873 and we will tell you exactly what is genuinely available. Sellers, a nearly-built-out community is a seller’s advantage; find out what yours is worth at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Mediterra ownership means paying three separate governing bodies: the master Mediterra Community Association (the HOA), the Mediterra Community Development District (a special-purpose government that adds a second line to your tax bill), and, for most homes, the member-owned Club. Understanding all three fee streams before you buy or sell is the single most important piece of Mediterra due diligence.
This is the section buyers and sellers get wrong most often, so we lay it out precisely and cite the primary sources. There are three parallel structures, plus neighborhood-level sub-associations.
1. The master HOA: Mediterra Community Association, Inc. (MCA). This is a Florida not-for-profit corporation (Sunbiz Document No. N00000000565, filed January 28, 2000) that governs community-wide common areas, gates, roads, landscaping, walkways, parks, architectural and design review, and use restrictions. It levies the annual master (“Base”) assessment plus, at each sale, two one-time-at-transfer charges that every buyer and seller must budget for:
Both figures come straight from the MCA’s recorded 2022 resolution (Collier INSTR 6295168, OR 6162 PG 3073) and are confirmed on the official mediterraliving.com governing documents library. To put that in perspective, on a $2 million Mediterra home the 1.0% transfer fee alone is about $20,000, on top of the $6,000 Capitalization Assessment. The specific current annual master HOA dues dollar amount is not published publicly; it appears in the resale estoppel, and we obtain it for every client as part of due diligence.
2. The Community Development District: the Mediterra CDD. Separate from the HOA, Mediterra has a Community Development District, an independent special-purpose unit of local government under Chapter 190 of the Florida Statutes. It owns and maintains the stormwater system (about 200 acres of ponds) and the preserves (about 400 acres) across roughly 1,687.87 acres in both counties. The CDD funded that public infrastructure with tax-exempt bonds, and it recovers its costs through two lines on your annual county tax bill: an operations-and-maintenance (O&M) assessment and a bond debt-service assessment. Per the CDD’s official FY2027 notice:
The two original districts (Mediterra North CDD and Mediterra South CDD) were merged into a single Mediterra Community Development District effective June 11, 2018, a consolidation the District says saves the community roughly $57,000 per year. You can read the District’s own explanation, budgets, and assessment notices at mediterracdd.net.
3. The Club (a private amenity, covered in full below). Legally the Club is separate from both the HOA and the CDD. It has its own dues and an annual Amenity Preservation Fee, and its membership obligation runs with most homes. We flag it here only so buyers grasp that Club economics are a fourth bucket, not part of the HOA.
4. Sub-neighborhood associations. Villa, coach-home, and condominium neighborhoods (for example Cabreo, Lucarno, Cortile, Monterosso, Porta Vecchio, Terrazza, Villoresi, and others) each carry a separate sub-association or condominium assessment that funds neighborhood landscaping, exterior maintenance, and building insurance. This is why buyers correctly sense that villas and coach homes can carry higher total HOA-type dues than a single-family home: the maintenance-free product bundles more services (exterior upkeep, building insurance, sometimes a neighborhood pool) into that second assessment. Single-family neighborhoods are managed directly by the MCA and pay master plus neighborhood-line assessments through it. Several neighborhoods (Treviso, Verona, Cortile) straddle the county line and have governing documents recorded in both Collier and Lee counties, which can affect the tax rate and FEMA panel for that home.
A fair question is why Mediterra needs both an HOA and a CDD. The short answer, in the District’s own words, is that a Chapter 720 homeowners association does not have the CDD’s authority to finance, build, and maintain large stormwater infrastructure, its ability to issue tax-exempt bonds, its sovereign-immunity protection, or its power to levy assessments on the tax roll. The CDD financed the roads, lakes, and preserves with tax-exempt bonds (cheaper money than an HOA could raise) and recovers the cost on the tax bill, while the HOA handles the gates, landscaping, and architectural review. The two even share a recorded maintenance agreement dividing physical responsibilities. It is a common and well-run structure in premier Southwest Florida communities, not a red flag, but it is a real second cost line that a buyer must model.
The practical takeaway for a Mediterra buyer: model four buckets, the master HOA (base dues plus, at closing, the $6,000 Capitalization Assessment and the 1.0% Transfer Fee), any sub-association dues, the CDD (about $1,600 O&M plus your neighborhood’s bond assessment), and, if applicable, Club dues and the Amenity Preservation Fee. For a seller, the estoppel and resale certificate are where the binding numbers live, and ordering them correctly and early is part of a clean closing. We handle that fee analysis on every transaction so nothing surprises anyone at the table. Sellers, start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 for a full cost-of-ownership breakdown on any home you are considering.
Mediterra is organized into roughly 33 named neighborhoods, ranging from two-home custom estate enclaves to villa and coach-home communities of dozens of residences, spanning coach homes near the community’s entry price up to multi-million-dollar custom estates. Knowing the character, product type, and price tier of each neighborhood is essential to buying or selling well here.
The single most authoritative roster is the Mediterra Community Association’s official Neighborhood Governance page, which lists 33 named neighborhoods grouped by product type: 18 single-family neighborhoods managed directly by the MCA, 4 coach-home neighborhoods, and 11 villa neighborhoods (some neighborhoods carry both villa and single-family product, which is why MLS-side counts sometimes read as “31 subdivisions”). One useful piece of history for the “how many neighborhoods” question: Mediterra was marketed as roughly 21 neighborhoods mid-build around 2015 and grew to 33 as later enclaves such as Caminetto and phased villa additions came online.
It helps to think of Mediterra in three product buckets. Coach homes (Monterosso, Porta Vecchio, Calabria, Brendisi) are the maintenance-free, condo-style entry point, generally the most attainable price tier and the highest-liquidity segment. Villas (Lucarno, Cabreo, Cortile, Terrazza, Villalago, Villoresi, Bellezza, Medici, and others) are maintenance-free single-family-style homes, several still delivering new construction from London Bay. Custom single-family estates (Verona, Marcello, Caminetto, Il Trebbio, Savona, Serata, Celebrita, and the ultra-exclusive Il Cuore) span the premium-to-ultra tiers on the largest homesites. The table below summarizes each neighborhood; home counts and build years marked “verify” are drawn from resale data and should be confirmed against county plat records, and current market price tiers move with the market.
Neighborhood | Product type | Builder(s) | Approx. homes | Price tier |
|---|---|---|---|---|
Lucarno | Villa (plus some single-family) | London Bay Homes | ~71 | Premium (new construction active) |
Cabreo | Villa | London Bay Homes | ~23 (phased/expanded) | Premium (new construction active) |
Cortile | Villa + single-family estate | London Bay Homes | ~18 to 46 (approximate) | Premium to Ultra |
Caminetto | Single-family estate enclave | London Bay Homes | 15 | Ultra |
Il Cuore | Custom estate, gated-within-gated | London Bay Homes | 2 | Ultra (top of community) |
Verona | Single-family estate (dual-county) | London Bay / custom | ~20 to 30 (approximate) | Ultra |
Marcello | Single-family estate | London Bay / custom | 31 | Premium to Ultra |
Padova | Single-family (maintenance-free) | London Bay | 35 | Premium |
Positano | Villa + single-family | London Bay | verify | Premium to Ultra |
Villalago | Villa | London Bay | verify | Mid to Premium |
Villoresi | Villa | London Bay | verify | Mid |
Bellezza | Villa | London Bay | 43 | Mid to Premium |
Terrazza | Villa | London Bay | ~38 | Premium |
Medici | Villa | London Bay | verify | Premium |
Milan | Villa + single-family | London Bay | verify | Mid to Premium |
Monterosso | Coach home (condo) | Taylor Woodrow (per MLS) | ~80 to 100 (approximate) | Entry to Mid |
Porta Vecchio | Coach home (condo) | Taylor Woodrow | ~56 | Entry to Mid |
Calabria | Coach home (condo) | verify | ~54 | Entry to Mid |
Brendisi | Coach home (condo) | verify | ~36 | Entry to Mid |
Amarone | Single-family | London Bay | verify | Premium |
Bello Lago | Single-family | London Bay | verify | Premium |
Benvenuto | Single-family estate | Stock (per MLS) | ~11 to 15 (approximate) | Premium |
Buonasera | Single-family estate | Stock Construction | 15 | Premium |
Celebrita | Single-family estate | London Bay / custom | verify | Ultra |
Cellini | Single-family estate | London Bay / custom | verify | Premium |
Felicita | Single-family estate | London Bay / custom | verify | Premium |
Il Corsini | Single-family estate (small enclave) | London Bay / custom | verify (very small) | Ultra |
Il Trebbio | Single-family estate | London Bay / custom | 22 | Ultra |
Ravello | Single-family | London Bay / custom | verify | Premium |
Savona | Single-family estate | London Bay / custom | verify | Premium to Ultra |
Serata | Single-family estate (custom) | London Bay Homes | 36 | Premium to Ultra |
Teramo | Single-family | London Bay / custom | verify | Premium |
Treviso | Single-family (dual-county) | London Bay / custom | verify | Premium |
A few neighborhoods deserve a special word. Il Cuore is the community’s crown jewel, a gated-within-gated enclave of just two palatial custom estates behind their own second gate, wrapped by more than 50 acres of preserve, with homesites up to roughly 1.5 acres, the largest in Mediterra. Caminetto is the newest single-family enclave, just 15 estate homes near the Parterre Garden. Verona, Marcello, and Cortile anchor the estate tier, with oversized homesites and, in Cortile’s and Verona’s case, dual-county governing documents. On the more attainable end, Monterosso, Porta Vecchio, Calabria, and Brendisi are the coach-home neighborhoods that provide Mediterra’s most accessible entry point.
We are building dedicated neighborhood pages for Mediterra’s highest-demand spokes. Priority pages are coming for Lucarno, Cabreo, Cortile, Caminetto, and Verona. A dedicated /neighborhoods/[slug] page is coming with HOA schedules, recent comps, and street-by-street analysis. We will link it here when it goes live. In the meantime, if you want a candid read on which neighborhood fits your goals, whether you are chasing new construction in Lucarno or Cabreo, an intimate estate in Caminetto, or the best-value coach home in Monterosso, call Marc at (239) 287-5873. Selling in a specific neighborhood and want street-level comps, call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
The Club at Mediterra is a member-owned equity club, purchased by its members from the developer in December 2009, where members hold shares and votes; membership is mandatory for owners, runs with most homes, and spans five tiers with 2025-26 joining fees from $62,500 up to $250,000. Understanding the tiers, the golf cap, and the fee stack is critical for anyone buying or selling here.
The ownership story is a genuine differentiator. In December 2009, an entity formed by members (The New Club at Mediterra, Inc.) bought the club’s assets from developer Long Bay Partners, LLC, paying $6.8 million to the developer (with the real estate deeded for $5.5 million) and assuming roughly $15 million in Community Development District debt, per the Business Observer’s contemporaneous reporting. That makes Mediterra a true equity club: as the Club’s own materials put it, members own Mediterra and have shares and votes, and the joining fee is a non-refundable donation to capital reserves. The Club has held Distinguished Clubs “Elite” status for 13 consecutive years, a distinction awarded to fewer than three percent of private clubs worldwide.
Here are the current tiers and fees, taken directly from the Club’s official 2025-26 “Discover Mediterra At-A-Glance”:
Membership tier | One-time joining fee | Annual dues | Equity | Golf access |
|---|---|---|---|---|
Golf (at cap) | $250,000 | $25,700 | 4 shares/votes | Unlimited, no green fees |
Limited Golf (at cap) | $200,000 | $10,300 (plus green fees) | n/a | Morning rounds in winter, unlimited after 1pm and all summer |
Sports & Beach (waiting for Limited Golf) | $175,000 | $10,300 | n/a | Limited winter rounds, unlimited summer |
Sports & Beach | $125,000 | $10,300 | 2 shares | Afternoon rounds in winter, unlimited summer |
Lifestyle | $62,500 | $4,000 | 1.5 shares | Limited summer rounds, winter range access |
On top of the tier fees, every membership category pays the same mandatory add-ons: a one-time $8,750 capital assessment at joining, an annual $1,200 food-and-beverage minimum, and an annual Amenity Preservation Fee (APF) of $3,900 to $4,900 depending on home type. Memberships are family memberships (two adults plus children up to age 23), and new members complete an application, interview, and orientation.
Two things buyers should know about the trajectory of these fees. First, they have climbed materially over the past decade: the golf joining fee was around $150,000 with roughly $19,450 in dues in the Club’s October 2021 guide, versus $250,000 and $25,700 today, and the old complimentary “Social” membership has been discontinued in favor of the paid Lifestyle tier. So a buyer who heard about a “free social membership” should know that option no longer exists in the current schedule. Second, the joining fee is described by the Club as a non-refundable donation to capital reserves, so buyers should not assume it is refundable at resale. General Florida equity-club practice sometimes returns a portion of a resigning member’s contribution, but that is an industry pattern, not a confirmed Mediterra term, and any such figure should be confirmed in writing with the Club. These are precisely the details we pin down for clients before they commit.
Two points matter enormously for buyers. First, membership is mandatory for owners: the Club’s current materials state plainly that you must be a member if you become an owner, and membership runs with most homes. (Legally, the Club is a “Private Amenity” separate from the HOA, and the exact obligation attaches to homes whose prior owner joined, so a buyer should always confirm the specific home’s membership status and category in writing with the Club before closing.) Second, golf is at capacity. The bylaws allow up to 500 golf members for 36 holes, but the Club is currently capped and full at 450 golf members (250 per course); full Golf has been at cap since 2012 and Limited Golf since 2021. Currently the Sports & Beach and Lifestyle tiers are available, while full Golf and Limited Golf are wait-listed.
That cap is why the golf-membership question is both a top buyer question and a top seller value lever. There are three ways to get a full golf membership despite the cap: buy a golf membership from a London Bay new home (small inventory), assume the vacancy left by a resigning golf member (usually a resale seller), or join Limited Golf and wait (the Club currently estimates a 12-to-18-month wait, with the golf joining fee locked in during the wait). The fastest route is to buy a resale home from a resigning golf member so the membership transfers at closing and skips the wait. For a seller, a home that conveys a transferable golf membership can command a real premium, because it lets a buyer bypass the waitlist. Translating that membership into dollars at the closing table is exactly the kind of nuance we handle. One honest caution: whether a membership transfer or capital contribution is charged at resale, and its amount, is not published on any official Club source, so treat any quoted transfer figure as unverified and confirm it in writing with the Club membership office.
If a transferable golf membership might convey with your home, that is a selling advantage worth quantifying; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation. Buyers who want to reach full golf without a multi-year wait, call Marc at (239) 287-5873 and we will hunt down homes with a resigning-member membership attached.
Golf at Mediterra means two 18-hole championship courses designed by Tom Fazio, the South (built 2000) and the North (built 2002), both par 72, which together became the world’s first 36-hole facility certified as an Audubon International Silver Signature Sanctuary. It is one of the most decorated 36-hole setups in Naples.
Both courses were designed by Tom Fazio with his team of Beau Welling, Bruce Howard, and Tom Marzolf, and both have been re-grassed with Platinum Paspalum. The South Course (2000) is generally regarded as the more demanding “championship” layout, playing roughly 7,225 to 7,253 yards from the tips (slope 137, rating 75.5), and it is characterized by elevated greens, large chipping areas, and expansive hazards. The North Course (2002) plays to about 7,075 yards from the tips (rating 73.2, slope 133 at the back tees) and has a more rustic, natural South Florida character with water and sand hazards. Membership is limited to 250 members per course.
The environmental distinction is the headline: this was the world’s first 36-hole golf facility to earn Audubon International’s Silver Signature Sanctuary certification, and the courses have also collected the Environmental Leaders in Golf Award and recognition among the best golf communities in America, including nods from national golf and travel publications. As of the current cycle, the courses are undergoing an ongoing renovation and refresh, a reflection of the member-owned model reinvesting in the asset (Tom Fazio himself toured the courses in 2010 to advise the new member-owners on a long-range plan).
For buyers comparing Naples golf communities, it is worth being clear-eyed about what Mediterra’s golf is and is not. It is two genuinely championship-caliber Fazio courses, meticulously conditioned, with a nationally recognized environmental pedigree and a manageable 250-member-per-course cap that keeps the courses playable rather than crowded. What it is not is a three-or-four-course mega-facility like some larger communities; Mediterra’s pitch is quality and exclusivity over sheer variety, paired with amenities (the private beach club especially) that most golf communities cannot match. The right buyer values that balance. If golf access is your priority, the membership route matters more than the course tour, and we make sure you understand both before you commit.
Practice and instruction are handled at the Golf Learning Center at the south end of a double-sided driving range, equipped with TrackMan launch monitors, V1 video analysis, and club-fitting systems, plus a locker concierge service and an award-winning pro shop at member pricing. Tee times run through the ForeTees system and the golf shop. For a golf-focused buyer, the key is understanding the membership routes described in the Club section above; the golf is genuinely excellent, but access is capped, so a resale with a conveying membership is often the smartest path. Call Marc at (239) 287-5873 to target those homes. Sellers with a golf membership to convey, that is a value lever; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
The Mediterra Beach Club is a private, roughly 10,000-square-foot, two-story Gulf-front club on Bonita Beach’s Little Hickory Island, with an elevated heated pool, a full-service restaurant, and cabana service on the sand. A private beach club is the single biggest amenity differentiator between Mediterra and most other Naples golf communities.
Located at 26110 Hickory Boulevard in Bonita Springs, roughly eight to nine miles from the main club, the beach club overlooks about 200 feet of shoreline on the Gulf of Mexico. Members reach it by car (self-drive); no shuttle or boat-access model is described in the Club’s official materials, so buyers should treat any “shuttle” claim as unverified. The building features a second-story heated swimming pool and expansive sundeck over the Gulf, indoor and al fresco seaside dining, and cabana service where beach attendants set chairs, umbrellas, and towels and deliver refreshments from the Cabana Kiosk. A daily “Sunset Club” tradition gathers members to watch the sun go down over the water.
This is the amenity buyers ask about most when comparing Mediterra to peers like Grey Oaks, Talis Park, Quail West, and Tiburon, and it is the honest differentiator. Many top Naples golf communities offer world-class golf, dining, and racket sports, but a deeded, private, member-owned beach club directly on the Gulf is rare. It means a Mediterra member can spend the morning on a Fazio course and the afternoon on the sand with full service, all within their own club, no public beach parking, no separate membership. Beach access is consistently one of the top reasons buyers choose Mediterra over a more central community, and it is a genuine value anchor for the whole membership.
There is an honest storm footnote here, and we surface it because it matters for the capital-reserve conversation. The beach club sits on a barrier island in the Gulf surge zone, and it was damaged by Hurricane Ian in 2022. It was fully rebuilt, with a total overhaul of fixtures and finishes (including a new 360-degree central bar and folding-glass walls opening to the Gulf, designed by David Corban Architects), and reopened after roughly a year of construction around 2024. In practical terms, that means Mediterra’s one truly surge-exposed asset has already been through a storm and come back stronger, which is a point in the community’s favor, but it is also a reminder that a member-owned club funds these rebuilds through its capital program. Buyers should ask the membership office directly about any active or planned capital assessments. Want the full amenity and cost picture before you buy? Call Marc at (239) 287-5873. Sellers, the private beach club is a headline selling point we know how to feature; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Mediterra’s Sports Club delivers a serious racket-sports and wellness program: eight Har-Tru tennis courts (including an award-winning “Coliseum” stadium court and a learning court), seven pickleball courts, four bocce courts, a full fitness center and spa, and a heated pool, with a new Sports & Lifestyle Center under construction and slated to complete around 2028. It is a genuinely active community, not just a golf community.
The tennis program runs on eight Har-Tru (soft clay), sub-surface-irrigated courts, anchored by a spectator “Coliseum” stadium court and a dedicated learning court, with round robins, clinics, private lessons, a ball machine, lit courts for night play, league play, and tournaments. Pickleball has grown to seven gel-surface courts (up from five in 2021) and a booming scene. Bocce is a Mediterra institution: a Bocce Garden with four courts and a Bocce Bar, three leagues, and more than 700 players. The fitness center offers yoga, Pilates, barre, spin, and more, with professional staff and personal training; the Club brands itself a wellness-focused “Blue Zone” and has been recognized among America’s Healthiest Clubs. The spa at the Sports Club provides facials, massage, and body treatments plus a sauna, and there are two pools community-wide (a “lively” pool at the beach club and a heated “reflective” lap-and-lounge pool at the Sports Club, with a poolside Sports Café and a “Bella Vita” lifestyle space for social groups).
Two smaller details matter to buyers evaluating the active-lifestyle side. The tennis program is nationally recognized and USTA-award-winning, with league play, tournaments, and a program depth that draws serious players (around 200 regularly playing tennis members historically); the pickleball and bocce scenes are large and social, with the bocce leagues alone drawing more than 700 players. And wellness is treated as a pillar, not an add-on, with a full class schedule (yoga, Pilates, barre, spin, and golf-specific fitness) and a “Blue Zone” wellness philosophy. For a buyer who wants an amenity-rich, everyday-active community rather than a golf-only club, Mediterra genuinely delivers.
The most significant near-term development is the new Sports & Lifestyle Center, a complete transformation the members voted to fund. Construction is underway (foundational work as of early 2026) with completion anticipated in the summer of 2028. The plans include a 5,600-square-foot fitness center, dedicated yoga, spin, and Pilates studios, a 2,000-square-foot spa with infrared saunas and a cold plunge, expanded locker rooms, meeting and card rooms, a new bocce garden, covered terraces, and an aquatic center, with a European-inspired architectural aesthetic (porte cochère, grand staircase, cupola). For buyers and sellers, the smart move is to confirm with the Club whether a dedicated special assessment is active or planned for this build, since the funding mechanism and any per-member assessment amount are not published. Call Marc at (239) 287-5873 and we will help you get those answers before you buy. Sellers, an active, amenity-rich community with a major new center coming is a story that sells; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Dining at Mediterra is a private, members-only experience across a nearly 60,000-square-foot clubhouse and its satellite venues: the Grille Room, the Lounge, the Ballroom, Tavern on 18, the Wine Room, and al fresco spaces around the Piazza, all cashless and non-tipping. The culinary program is a genuine draw, not an afterthought.
The main clubhouse, which grew from 25,000 square feet at the 2009 member purchase to nearly 60,000 square feet of social, dining, and recreational space today, houses the community’s principal venues. The Grille Room is the central a la carte dining room, with a culinary Chef’s Table and a majestic fireplace. The Lounge offers aperitifs, dessert, and an al fresco terrace. The Ballroom hosts events with banquet capacity around 250. Tavern on 18 is the casual “hot spot” overlooking the 18th holes of both the North and South courses, with a sports bar, brick-oven pizzas, and open-air grilled fare. The Wine Room and a reservable six-course Chef’s Table with sommelier pairings round out the fine-dining side; the Club’s award-winning wine program earned a Club Managers Association of America Award of Distinction. Beyond the clubhouse, the poolside Sports Café at the Sports Club and the Beach Club restaurant and Cabana Kiosk on the Gulf complete the dining map.
The service model is worth knowing before you visit: the Club is cashless (major credit card only, no cash accepted) and a non-tipping facility except for valet and beach cabana service. The culinary team has been led by a certified Master Chef, and the Club serves roughly 900 members across three food-and-beverage outlets, with hundreds of covers a week in season and a banquet capacity around 250 for member events and private functions. Dress is refined-casual, and informal attire is welcomed in the everyday venues. Menus, hours, and current-season food-and-beverage minimums sit behind the member portal, so we do not publish specific hours; the $1,200 annual F&B minimum noted in the membership section is the current figure to plan around. For a buyer, the dining and social program is a big part of what makes Mediterra a lifestyle rather than just an address, and it is one more reason the Club membership is central to the value proposition. Call Marc at (239) 287-5873 to experience the community. Sellers, the Club lifestyle is part of your home’s story; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Mediterra’s storm posture is fundamentally strong: the residential community sits inland in North Naples, well back from the coast, so Hurricanes Ian (2022) and Irma (2017) were wind events for the homes rather than storm-surge events, and post-2002 construction with impact glass and generators is the norm. The one surge-exposed asset is the Gulf-front beach club, which has already been rebuilt.
This is one of the most reassuring things about Mediterra, and it is grounded in geography. The homes are built inland along the Livingston Road corridor in North Naples, not on a barrier island, so the destructive storm surge that devastated coastal Naples and the barrier islands during Hurricane Ian did not reach the residential neighborhoods here. What Mediterra homes face in a major hurricane is wind, and the community is well suited to it: most of Mediterra was built after the 2002 tightening of the Florida Building Code, and impact-resistant glass and standby generators are standard features in the estate product. The community’s design review guidelines reinforce hardening, requiring, for example, high-profile tile roofs (no asphalt shingles) and treating impact glass as the preferred storm protection, with hurricane shutters kept open except during a storm warning.
The clear exception, which we flag honestly, is the Mediterra Beach Club on Little Hickory Island. As a Gulf-front structure in the surge zone, it took damage from Hurricane Ian in 2022 and was rebuilt over roughly a year, reopening around 2024. That is the community’s single storm-exposed asset, and it is worth understanding as part of the member-owned Club’s capital picture. For the homes themselves, the inland location and modern construction are a meaningful advantage over coastal alternatives, and it is a point we make sure buyers appreciate and sellers emphasize.
There is also a direct financial upside to Mediterra’s hardening that flows into the next two sections. Impact-resistant windows and doors, tile roofs, and other wind-mitigation features do not just protect the home; in Collier County they typically earn meaningful wind-mitigation credits on the homeowners insurance premium. Combined with the community’s mostly lower-risk inland flood mapping, that construction quality is part of why Mediterra’s insurance profile is generally more favorable than a comparable coastal home’s. We cover flood zones and insurance in detail just below, because in today’s Florida market those two line items can make or break a buyer’s monthly number, and they deserve their own honest treatment rather than a footnote. Want the storm and insurance picture for a specific home? Call Marc at (239) 287-5873. Sellers, the inland, wind-hardened story is a genuine advantage in today’s market; call Jesse at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Flood zone at Mediterra is genuinely parcel-specific, so any buyer needs to pull the exact address on the current FEMA map before contract. Mediterra sits inland in North Naples, several miles east of the Gulf and at higher elevation, so much of the community reads as low-risk Zone X. A meaningful minority of lots, especially those adjacent to the community’s lakes, fall in the higher-risk AE Special Flood Hazard Area.
Collier County adopted new FEMA Flood Insurance Rate Maps (a Digital Flood Insurance Rate Map, or DFIRM) that became effective February 8, 2024. That means any flood determination for a Mediterra home must be run on the post-February-2024 map, not the older 2012 version. The countywide FIRM carries the community panel prefix 12021C, and the Lee County (Bonita Springs, 34135) slice of Mediterra falls on Lee County’s separate FIRM under prefix 12071C. You can check a specific parcel using the county’s simplified flood-map tool at collier.gov/floodmap, the Collier DFIRM 2024 interactive map, or the FEMA Map Service Center.
What the zones mean in practice: a Mediterra home in Zone X (minimal risk, outside the 0.2 percent annual-chance floodplain) generally carries no lender-required flood insurance, though an inexpensive preferred-risk policy is available. A home in Zone AE sits in a Special Flood Hazard Area with a published Base Flood Elevation, and a federally backed mortgage will require flood insurance. Independent modeling from First Street, a climate-risk data provider (not a real estate site), reads Mediterra’s overall long-horizon risk as minor, driven mostly by rainfall rather than storm surge, while also placing a substantial share of mapped Mediterra parcels in a FEMA Special Flood Hazard Area, almost certainly the lake-adjacent and lower-lying lots. See the First Street Mediterra flood report for the neighborhood-level model.
One important cost offset: Collier County is a Community Rating System (CRS) Class 5 community, which earns a 25 percent discount on NFIP flood insurance premiums for eligible policies. So even a Mediterra home that does sit in an AE flood zone gets a meaningful cut on its flood premium purely because of the county’s CRS standing. Source: Collier County Floodplain Protection Newsletter.
Because the flood picture varies lot by lot, this is exactly the kind of detail we verify for every Mediterra client before an offer goes in. Thinking of selling? Get your Mediterra home value at mcgreevyandcomisar.com/home-valuation.
Insurance for a Mediterra estate is a two-policy conversation: a wind/homeowners policy priced by the private market, and a separate flood policy that is required only on the lots that sit in a FEMA flood zone. Because most Mediterra homes have a dwelling replacement cost well above $700,000, they generally cannot be written by Citizens (Florida’s insurer of last resort) and are placed instead with private admitted or surplus-lines carriers.
Here is why that Citizens point matters. Under current law, Citizens is barred from writing a policy for a home with a dwelling replacement cost of $700,000 or more. See WUSF’s coverage of the coverage cap. Nearly every Mediterra estate exceeds that replacement-cost threshold, so Mediterra owners are effectively pushed into the private and excess-and-surplus (E&S) market. That used to be a headache. In 2025 and 2026 it has become far less of one.
The premium environment is stabilizing after a hard run. On average, home insurance in Collier County rose about 42 percent between 2022 and 2024, per the Florida Office of Insurance Regulation’s Insurance Stability Unit (January 2025 ISU report). Since then the market has turned. At least 17 new insurers have entered Florida since 2024 (see Fitch Ratings), and Citizens recommended its first average rate decrease since 2015, a statewide average of minus 2.6 percent for personal lines for 2026, with most policyholders seeing a larger reduction (Citizens press release). More carriers competing for high-value Naples homes has improved availability for exactly the estate profile Mediterra represents.
Mediterra’s construction era works in the buyer’s favor. The community was built largely from 2000 onward, which places the vast majority of homes at or after the modern Florida Building Code that took effect statewide in 2002, one of the strictest wind codes in the country. NAHB damage assessments after Hurricanes Harvey and Irma found that Florida homes built after 1994 sustained significantly less roof and wall damage than older homes (NAHB Florida results). Post-2002 estate homes here are also the profile that earns the deepest wind-mitigation credits: features like hurricane straps, hip roofs, and impact-rated windows are documented via a wind-mitigation inspection and can reduce premiums materially. Citizens and private carriers both grant these credits (Citizens Discounts). Impact-rated windows and doors are effectively standard on Mediterra’s newer estate homes, and whole-home standby generators are common in this luxury tier, both of which help offset Southwest Florida’s elevated base rates.
For sellers, we know how to package a home’s construction era, wind-mitigation features, and flood-zone status so buyers and their lenders see the real, lower risk profile. Call Jesse direct at (239) 898-6072 to talk through how your home shows on paper.
Mediterra’s assigned Collier County public schools for the 2026-2027 year are Veterans Memorial Elementary, North Naples Middle, and Aubrey Rogers High, all A-rated and all clustered on the Livingston Road and Veterans Memorial Boulevard corridor right at Mediterra’s doorstep. Attendance zones are set by the district and can change, so buyers should always confirm the current zoning for a specific address.
Veterans Memorial Elementary School (15960 Veterans Memorial Blvd, Naples 34110; PK-5) is an A-rated school, a status stated on its official district site. It sits a very short drive from Mediterra’s gate.
North Naples Middle School (16165 Learning Lane, Naples 34110; grades 6-8) is likewise an A-rated school per its official district site. Learning Lane is just off Livingston Road, close to Mediterra.
Aubrey Rogers High School (15100 Veterans Blvd, Naples 34110; grades 9-12) is the differentiator. It opened in August 2023 as the first new high school in Collier County in 19 years, earned an “A” in its first state grade in the FLDOE School Grades 2024 dataset, and was built right on Mediterra’s Livingston Road/Veterans Boulevard corridor. Its opening triggered a district-wide North Naples boundary redraw approved January 10, 2023, so older listings and third-party school widgets may still show Gulf Coast High as the assigned school. That is out of date. Verify per address.
Zones do change. Collier County Public Schools states on its own map that the information is general and not a guarantee of student placement. Buyers should confirm the current assignment for a specific address at collierschools.com attendance boundaries or by calling the CCPS Department of Student Assignment at (239) 377-0540.
Private and independent options are strong, led by the Community School of Naples (13275 Livingston Road), a PK-12 college-preparatory day school on the very same road as Mediterra’s gate. Other choices include First Baptist Academy (3000 Orange Blossom Drive), Seacrest Country Day School (7100 Davis Boulevard), and Naples Christian Academy (6800 Golden Gate Parkway). School quality is one of the first questions relocating families ask us, and we walk every buyer through current zoning before they fall in love with a home. Buying? Call Marc at (239) 287-5873.
Mediterra sits in Collier County’s densest medical corridor, and the closest full-service hospital, NCH North Naples, shares Mediterra’s own 34110 ZIP code. That means a major hospital with a 24-hour emergency room, including 24-hour pediatric emergency care, is only minutes from the gate. A second full hospital system and abundant urgent care round out the options.
NCH North Naples Hospital (11190 Health Park Blvd, Naples 34110; main line 239-624-5000) is part of the Naples Comprehensive Health (NCH) system. Per the Florida AHCA facility profile, it is a 311-bed hospital with a 24-hour emergency department. It also provides 24-hour pediatric emergency care in collaboration with Nicklaus Children’s Hospital (Nicklaus Children’s care collaborator page). NCH describes itself as delivering care through two hospitals and five emergency rooms across Naples (nchmd.org).
Physicians Regional Healthcare System offers a second full hospital option. Its Pine Ridge campus (6101 Pine Ridge Rd, Naples 34119) is a 177-bed hospital with all private rooms and a 24-hour emergency room, open around the clock (physiciansregional.com). It is a bit farther south than NCH North Naples but a full-service alternative.
Urgent and immediate care is plentiful along the Immokalee Road and US-41 North corridors, including NCH Immediate Care walk-in locations, a Physicians Regional urgent care on Pine Ridge Road, and Collier Urgent Care Center at Founders Square. Naples also has a well-developed concierge and direct-primary-care market that is common in affluent Southwest Florida communities. Proximity to top-tier healthcare matters to nearly every Mediterra buyer, and it is one more reason the Livingston Road location holds its value. Get your home value at mcgreevyandcomisar.com/home-valuation.
Mediterra’s position on Livingston Road, about two miles north of Immokalee Road, is a genuine logistics sweet spot: it is closer to RSW airport than downtown Naples is, minutes to Vanderbilt Beach and everyday luxury grocery, and quick to I-75 at two exits. All times below are estimates that vary with season, time of day, and exact origin and destination, so treat them as directional and verify per trip.
Destination | Approximate drive time | Notes |
|---|---|---|
RSW (Southwest Florida International Airport) | ~20 to 30 minutes | Via I-75; Mediterra is north of the city, so it is closer to RSW than downtown Naples is |
Downtown Naples / 5th Avenue South | ~20 to 30 minutes | South via US-41 or Goodlette-Frank/Livingston |
Vanderbilt Beach / Delnor-Wiggins Pass State Park | ~15 to 20 minutes | Short west/southwest drive to the Gulf |
Bonita Beach (near the Mediterra Beach Club) | ~15 to 25 minutes | West on Bonita Beach Road to the Gulf |
The Mercato (US-41 and Vanderbilt Beach Rd) | ~10 to 15 minutes | Whole Foods, dining, retail, nightlife |
Seed to Table (4835 Immokalee Rd) | ~5 to 10 minutes | On Immokalee Road in Mediterra’s own 34110 ZIP |
I-75 access (Immokalee Rd Exit 111 / Bonita Beach Rd Exit 116) | ~5 to 10 minutes | Two nearby interchanges |
Base geography verified via the developer’s location page and RSW distance context from the City of Naples. Being closer to the airport than downtown Naples is a real, ownable perk for fly-in and second-home owners, and it is a point we lean on when marketing a Mediterra listing to out-of-state buyers.
The most material civic changes near Mediterra sit right at the community’s south approach and along its primary access road, Livingston. The headline items are an approved (but not yet built) commercial node at Livingston and Veterans Memorial, a major long-term Livingston-over-Immokalee flyover, regional I-75 widening, and a future recreational trail along Livingston. One common misconception is worth correcting up front: Founders Square is not adjacent to Mediterra.
Livingston Veterans CPUD (Ordinance 24-21), immediately south of the community. At the southeast corner of Livingston Road and Veterans Memorial Boulevard, Collier County approved a rezoning in 2024 to allow up to 100,000 square feet of commercial floor area including gas stations, car washes, and indoor air-conditioned self-storage. See the Collier Clerk public-hearing notice and Gulfshore Business coverage. As of the county’s November 2025 permit report there were zero building permits on Veterans Memorial Boulevard, so this is approved but not yet built. The already-completed neighbor at that same corner is the Allura Naples luxury apartment community. For a Mediterra buyer, this is the honest answer to “what is just outside the south gate”: rental apartments now, and a future commercial and gas node once it is built.
The Livingston Road / Immokalee Road flyover (Collier project 60628) is the biggest nearby road project, a grade-separated overpass carrying Livingston over Immokalee near Seed to Table to relieve one of North Naples’ worst intersections. Total budget is about $64.9 million, with design notice-to-proceed in February 2026 and design completion in February 2028, so construction follows later. See the Collier Transportation Capital Projects update. It sits directly on Mediterra’s primary access road about two miles south of the gate, a long-term congestion win with near-term design and eventual construction activity at that node.
Regional road work includes FDOT’s plan to widen I-75 from six to ten lanes across an 18.5-mile Collier-to-Lee stretch, with a diverging-diamond interchange at I-75 Exit 111 (Immokalee Road) expected to start construction in early 2027 (Gulfshore Business roads coverage). This is the corridor Mediterra residents use to reach RSW and points north.
A lifestyle positive: the Livingston SUN Trail. FDOT is studying a new 12-foot separated shared-use path in the FPL easement running along Livingston Road past Mediterra, part of the statewide SUN Trail network, which would connect toward North Collier Regional Park and Lee County’s trail system (SWFLRoads project page). A future paved biking and walking trail adjacent to the community is a connectivity amenity, not a nuisance.
Correcting the Founders Square misconception. Founders Square sits at the southeast corner of Immokalee Road and Collier Boulevard, roughly seven to eight miles east of Mediterra. It is a regional retail node, not a Mediterra-adjacent one. It is a nice 15-to-20-minute drive for dining and errands, but it is not “next door.” Mediterra itself remains a fully entitled, largely built-out PUD (Ordinance 01-61) with no active rezoning of the community itself, which is a stability positive for buyers.
Day-to-day life at Mediterra runs on two staffed gated entrances plus roving patrols, a strict architectural-review process for any exterior change, leasing limits that cap short-term churn, and clear pet and wildlife rules. Investors should note the four-lease-per-year cap and per-neighborhood minimum lease terms; homeowners planning a renovation should budget for the $1,000 construction deposit and the 15-day design review.
Gates and security. Mediterra has two gated entrances: the main entrance on Livingston Road (the Collier/North Naples side) and a second entrance on Old 41 Road (the northern Lee County/Bonita Springs side). The community combines staffed guardhouses with roving patrols, a model shared by North Naples’ top luxury communities. Exact gate staffing hours and the security vendor are managed behind the member portal, so confirm specifics through the association. Master POA phone: (239) 254-3040. Source: mediterraliving.com community page.
Leasing and rentals (investor-critical). Per the master Use Restrictions, no owner may lease a unit more than four times in any calendar year, all leases must be in writing, and notice plus a copy of the lease must be given to the board within 10 days of execution or before occupancy, whichever comes first. The board may set a minimum lease term that varies by neighborhood, so there is no single community-wide minimum in the master document; the specific minimum for a given neighborhood must be verified per neighborhood. Timesharing and fraction-sharing are prohibited. Source: Use Restrictions, updated 05.28.2026. Short-term vacation rentals in the Airbnb sense do not fit within a four-lease-per-year, board-notice framework, so Mediterra is not a short-term-rental play.
Architectural review (ARC/DRC). All owners must receive written approval before any exterior construction begins, administered by the Design Review Committee through the association. Repainting or re-roofing in the exact same color scheme with no deviations is exempt, but any project needing outside construction facilities (dumpster, portable toilet, large equipment) requires a Notice of the Project and a $1,000 refundable construction deposit (surety for items like road damage, returned after completion). The committee provides a written response within 15 calendar days of a complete submission; construction must commence within one year of approval and be completed within 18 months. Physical standards are specific: minimum 4:12 roof pitch with tile (no asphalt shingles), side-entry garage for at least two cars, no above-ground pools, and generators must be screened rather than prohibited. Source: Design Review Guidelines, revised 3/27/2025 and the $1,000 deposit resolution.
Pets and wildlife. A reasonable number of usual and common household pets is permitted; dogs must be leashed or otherwise confined whenever outside, and pets must be registered, licensed, and inoculated as required by law. Feeding wildlife is strictly prohibited (songbirds excepted), pet food may not be stored outside, and garbage must be kept in county-approved containers inside the home or a secured garage except on the roadside pickup day. Mediterra straddles a bear-active corridor, which is part of why the no-feeding rule is enforced. Source: same Use Restrictions plus the wildlife and waste resolution.
Vehicles. No parking on community streets, and no commercial vehicles, RVs, boats, or trailers except inside enclosed garages. Low-speed vehicles are permitted on roadways if county-registered with a plate and driven by a licensed driver. We help clients read the governing documents before they buy, so the rules are never a surprise after closing.
Community life at Mediterra centers on The Club at Mediterra and its full, active social calendar: a nearly 60,000-square-foot clubhouse with 32,000 square feet of dining and social space, an award-winning wine program, wellness and Blue Zones programming, and a steady rhythm of member events that peaks November through April. The Club describes creative, alluring events that “fill the social calendar,” and it is a genuine draw for full-time and seasonal residents alike.
The social hub is the Piazza, the Club’s central al fresco gathering space, where members mark the sunset from the clubhouse terraces. Dining venues include the Grille Room, the Lounge, the Ballroom, Tavern on 18 overlooking both courses, the Fire Pit Patio, and the Atrium, all cashless and non-tipping, prepared by an award-winning culinary team. The Club won an Award of Distinction at the 2017 CMAA Wine Program Awards, keeps sommeliers on staff, and runs named wine dinners through the season.
Beyond dining, the Club programs interest groups and lifestyle clubs, wellness classes from yoga and Pilates to spin and barre, and racquet and bocce leagues (bocce alone draws more than 700 players across three leagues). The itemized roster of social clubs and the published events calendar live behind the member portal, so buyers who want the full slate should ask us to arrange a look during a showing. The Club is a Blue Zone Project supporter with fitness, nutrition, spa, and personal-training programs (mediterraliving.com/Wellness). For most residents, the answer to “what is a day like here” is simple: golf or racquet sports in the morning, the Sports Club or spa midday, and the Piazza or a wine dinner at night.
Buyers weighing Mediterra almost always compare it to a short list of Southwest Florida’s top guard-gated golf communities: Grey Oaks, Talis Park, Quail West, Bonita Bay, and Pelican Bay. Each is excellent, and the right fit depends on what you value most: golf variety, beach access, membership model, location, and price tier. Here is a fair, factual comparison. We represent buyers and sellers across all of these communities, so our read is neutral.
Mediterra is a 1,697-acre community with fewer than 950 residences and more than 1,000 acres of preserve, two Tom Fazio championship courses (North and South), and a private Beach Club on Bonita Beach, its signature differentiator versus most inland peers. The Club is member-owned equity, membership is mandatory for owners, and golf is capped at 450 members and currently full. Mediterra sits about 20 to 30 minutes from downtown Naples, and that distance is one reason its price entry point can run lower than the most central communities, a value angle for estate buyers who prioritize privacy and preserve over a downtown-adjacent address.
Grey Oaks is known for the most central location of this group and the most golf variety, with three courses across two clubs, sitting close to downtown Naples and the airport. It does not have a dedicated private beach club of Mediterra’s kind.
Talis Park is a smaller, design-forward community just south of Mediterra on the Livingston corridor, with a single Greg Norman and Pete Dye “Signature” course, a distinctive Vyne House clubhouse, and a beach shuttle option. It skews to a more contemporary architectural feel.
Quail West is an estate-focused, resident-only club community straddling the Collier/Lee line with two championship courses and very large custom homes, appealing to buyers who want an all-estate address without a mix of coach homes and villas.
Bonita Bay is a large master-planned community in Bonita Springs with multiple courses, an extensive private park and trail system, marina access, and its own beach park, a strong fit for boaters and buyers who want a bigger-footprint, amenity-dense community north of Mediterra.
Pelican Bay is a large North Naples community best known for direct, tram-served Gulf beachfront access and beach pavilions, plus tennis and an active community life, with golf available through the separate Club Pelican Bay. Buyers who rank walkable, tram-served beach access at the top often shortlist it.
The honest summary: if a private beach club, a preserve-heavy 1,697-acre setting, and two Fazio courses top your list, Mediterra is hard to beat. If your priority is downtown proximity and three golf courses, or a resident-only all-estate club, or marina and boating, another community on this list may fit better. We are glad to run a side-by-side on the specific homes you are considering. Buying? Call Marc at (239) 287-5873.
Mediterra is one of North Naples’ most awarded luxury communities, and it earns that reputation, but it also carries real, recurring ownership costs that a serious buyer should model up front. Here is the honest, data-backed picture, pros and cons, without the fluff.
Pros
Cons
Our job is to make sure you go in with eyes open on all four cost buckets (HOA, CDD, Club, insurance) and still come out ahead on the home you choose.
If you are searching for the best Mediterra listing agent, or asking “how do I sell my house in Mediterra for top dollar,” you are in the right place. McGreevy and Comisar are luxury listing specialists who understand exactly what makes a Mediterra sale different: the Fazio golf, the private Beach Club, the equity Club membership that can transfer at closing, the master-association estoppel, and the discerning buyer who expects flawless presentation. We market Mediterra estates the way they deserve to be marketed, and we bring a national top-producing track record to every listing.
Our listing credentials:
Recent Mediterra sold performance (trailing 12 months):
Metric | Figure |
|---|---|
Homes sold | 58 |
Total sold volume | $158.0 million |
Average days on market | 149 (median 91) |
Average sale-to-list ratio | 91.9 percent |
Highest sale | $10,950,000 |
Fastest sale | 1 day |
Source: Stellar MLS (Matrix), Development = Mediterra, ZIP 34110 and 34135, pulled July 1, 2026.
Luxury Listing Specialists. With over $900 million in personal sales, we sell Mediterra homes with cinematic video and drone, professional architectural photography, a deep database of qualified luxury buyers, and discreet off-market marketing when discretion matters. We know how to position a home that conveys a transferable golf membership, which lets the buyer skip the waitlist and can command a premium. We also handle the mechanics that trip up other agents: coordinating the Club membership transfer with the membership office and ordering and reconciling the HOA estoppel and the master association’s capitalization and 1 percent transfer fee so nothing surprises anyone at the closing table.
Find out what your Mediterra home is worth, free, at mcgreevyandcomisar.com/home-valuation. Or talk to Jesse direct at (239) 898-6072, text or call, confidential conversations welcome.
How much is my Mediterra home worth right now? Value depends on your neighborhood, view, lot, renovations, and whether the sale conveys a transferable golf membership. We give you a real, data-backed number from live Mediterra comps, not a generic algorithm. Start free at mcgreevyandcomisar.com/home-valuation.
Who is the best listing agent for Mediterra? We would put our record against anyone: #1 Team in Southwest Florida since 2012, top 1 percent nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. We list and sell across Mediterra’s estates, villas, and coach homes.
When is the best time to list in Mediterra? Naples peak season runs roughly January through April, when seasonal buyer demand is highest, but a well-marketed Mediterra home sells year-round. We will time your launch to your goals.
Does my golf membership transfer to the buyer? Often yes, and it is a value lever. Because full golf is at capacity, a home that conveys a resigning member’s golf membership lets the buyer bypass the waitlist, which can support a premium. We coordinate the transfer with the Club.
What will it cost me to sell? Commission in the Naples luxury market is negotiable and typically discussed as a percentage of the sale price; we will give you a clear net-proceeds sheet up front so you know your bottom line before you list.
Do I need an HOA estoppel to sell? Yes. The estoppel confirms your standing with the master association and is part of the closing package. We order it and reconcile it, along with the 1 percent transfer fee, so the closing is clean.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar of Domain Realty, a top-reviewed Mediterra realtor team and one of the most recognized luxury real estate partnerships in Southwest Florida. Together they have built a career on results, discretion, and relentless client service across Naples, Bonita Springs, Estero, and the surrounding communities, with particular depth in guard-gated golf communities like Mediterra.
Jesse McGreevy brings a marketing-first, negotiation-sharp approach to every listing and buyer engagement, pairing a national top-producing record with a hands-on, always-available style that clients consistently praise. Marc Comisar partners on the buy side and the sell side with the same standard of care, guiding buyers through Mediterra’s neighborhoods, Club economics, and governing documents so there are no surprises after closing. Between them, McGreevy and Comisar alone have over $900 million in Sales, and their Domain Realty Group team has sold over $2.5 billion in Real Estate.
Accolades:
A top-reviewed Mediterra realtor. Clients regularly leave five-star Google reviews describing the McGreevy and Comisar experience. The themes are consistent:
“They made a complicated luxury sale feel effortless. Communication was constant and honest, and they got us a price we did not think was possible.”
“Jesse and Marc know these communities inside and out. They walked us through every fee, every document, and every step. True professionals.”
“Five stars is not enough. The marketing was cinematic, the negotiation was fearless, and the whole process was first class.”
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at DomainRealtyGroup.com.
Contact: Jesse McGreevy (239) 898-6072 · [email protected] Marc Comisar (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. 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).
Selling? Get your free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to tour Mediterra.
Below are the questions Mediterra buyers ask us most, answered straight. When you want the specific number for a specific home, that is exactly what we do for a living: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Mediterra buyers work with us because we know this community street by street.
Mediterra owners pay a master association (MCA) assessment plus, for villa, coach, and condo neighborhoods, a separate sub-association assessment that covers neighborhood landscaping, exterior maintenance, and building insurance. The exact dollar amount varies by neighborhood and is confirmed on the resale estoppel. The mechanism is set in the master Declaration; we pull the specific number for your target home.
Yes. Single-family neighborhoods are managed directly by the master association, while villa, coach-home, and condominium neighborhoods each have their own sub-association with separate dues on top of the master assessment. Always verify the specific neighborhood’s dues via its estoppel.
Villa, coach, and condo owners pay master dues plus a separate sub-association fee that often covers more exterior and building maintenance, so their total association cost can be higher on a line-item basis. Single-family owners pay master and neighborhood-line assessments through the master association.
The master association covers community-wide common areas, the gates, roads, community landscaping, walkways, parks, and architectural review. A neighborhood sub-association covers items specific to that village, such as building insurance and exterior maintenance for attached product.
Yes. A buyer pays the master association a one-time $6,000 Capitalization Assessment plus a Transfer Fee of 1 percent of the gross selling price at closing (about $20,000 on a $2M home), both separate from any Club fee and the CDD. Source: recorded 2022 resolution.
Yes, Mediterra has a Community Development District covering about 1,687.87 acres across Collier and Lee counties. For FY2027 the operations-and-maintenance assessment is $1,600 per residence, plus a bond debt-service assessment that varies by neighborhood from $553.26 to $3,315.45, both appearing on the county tax bill. Source: CDD FY2027 notice.
Property taxes are set by the Collier (or Lee) County millage on assessed value, and the CDD non-ad-valorem assessment appears as a separate line on the same tax bill. Look up a specific parcel at colliertax.com. We help buyers model the full annual carrying cost.
Special assessments are possible at both the master association and the Club for large unbudgeted projects. The Club is currently building a new Sports and Lifestyle Center, and the CDD raised FY2027 O&M partly to replenish preserve-cleanup costs. We review the association’s and Club’s current status before you buy.
Per the Club’s 2025-2026 schedule: Golf $250,000 to join with $25,700 annual dues, Limited Golf $200,000 with $10,300, Sports and Beach $125,000 with $10,300, and Lifestyle $62,500 with $4,000. All tiers also pay a one-time $8,750 capital assessment, a $1,200 annual food-and-beverage minimum, and an Amenity Preservation Fee of roughly $3,900 to $4,900. Verify current figures with the Club. Source: At-A-Glance 2025-2026.
Yes. The Club’s own materials state you must be a member if you become an owner. It is an equity, member-owned club, and membership runs with ownership. Confirm the specific residence’s tier obligation with the membership office.
The current tiers are Golf, Limited Golf, Sports and Beach (including a “waiting for Limited Golf” variant), and Lifestyle. Golf and Limited Golf are at capacity; Sports and Beach and Lifestyle are available. The older complimentary “Social” tier is no longer in the current schedule.
No. The joining fee is described by the Club as a non-refundable donation to capital reserves; it represents equity shares and votes, but it is not a refundable deposit. Confirm current resale and resignation terms with the Club.
Yes. The current schedule lists a $1,200 annual food-and-beverage minimum across all tiers. Confirm the current-season figure with the Club, as club minimums can change.
Mediterra has two 18-hole championship courses, North and South, both designed by Tom Fazio. It was the world’s first 36-hole facility certified as an Audubon International Silver Signature Sanctuary. Source: Club golf page.
Full Golf has been at capacity since 2012 and Limited Golf since 2021, so both are full; Sports and Beach and Lifestyle are open. The Club’s Limited Golf wait is currently published at 12 to 18 months. Source: Club membership page.
Three ways: buy a golf membership from London Bay’s small builder inventory, assume the vacancy left by a resigning golf member (typically by buying that member’s resale home), or join Limited Golf and wait. The fastest route is buying a resale from a resigning golf member so the membership transfers at closing.
The Club’s bylaws allow no more than 500 golf members for 36 holes, and it is currently capped and full at 450 golf members, with membership limited per course. Source: Club official materials.
Yes. The private Mediterra Beach Club is a roughly 10,000-square-foot, two-story Gulf-front facility on Bonita Beach (Little Hickory Island) at 26110 Hickory Boulevard, with an elevated heated pool, cabana service, and indoor and al fresco dining. Source: Club beach page.
About eight to nine miles, a short drive from residents’ homes. Official sources describe a self-drive model; no shuttle or boat access is described. Which memberships include beach access depends on the tier, so confirm with the Club.
The Gulf-front Beach Club, which sits in the coastal surge zone, was affected by Hurricane Ian and was comprehensively renovated and reopened after roughly a year of construction. The community’s account describes the elevated structure and a full rebuild and hardening, including a new roof. The inland gated community itself was not surge-flooded.
Two Fazio golf courses, a private Beach Club, eight Har-Tru tennis courts (including a stadium coliseum court), seven pickleball courts, four bocce courts, a Sports Club with fitness and spa, two pools, a nearly 60,000-square-foot clubhouse with multiple dining venues, more than 1,000 acres of preserve, three themed parks, and nearly eight miles of trails.
Yes. The Club has begun a complete transformation of its Sports and Lifestyle Center, with completion anticipated in summer 2028, adding a 5,600-square-foot fitness center, a 2,000-square-foot spa with infrared saunas and a cold plunge, new bocce gardens, and an aquatic center. Source: Club announcement.
It depends on the exact lot. Mediterra is inland and much of it reads as low-risk Zone X, but a substantial minority of parcels, especially lake-adjacent lots, fall in the higher-risk AE Special Flood Hazard Area. Always verify the specific address on the post-February-2024 Collier flood map.
The inland gated community was not surge-flooded during Ian; its impact was wind and tree/landscape damage, not surge inundation, because Mediterra sits several miles inland and at higher elevation. Ian’s record storm surge stayed on the coast. Confirm any specific home’s claim history.
Because Mediterra was built largely after 2000, homes meet the modern Florida Building Code (2002), and impact-rated windows and doors are effectively standard on newer estate homes, with whole-home generators common. These features also earn wind-mitigation insurance credits.
Wind/homeowners coverage is priced by the private and E&S market because most Mediterra homes exceed Citizens’ $700,000 replacement-cost limit. Premiums rose sharply through 2024 but are stabilizing in 2025 to 2026 as new carriers enter. Flood insurance is separate and required only on flood-zone lots, discounted 25 percent by Collier’s CRS Class 5 standing.
Collier County’s current DFIRM became effective February 8, 2024 (community panel prefix 12021C); the Lee County slice uses prefix 12071C. Any flood determination must use the post-February-2024 map. Check a parcel at the FEMA Map Service Center.
Yes. Mediterra is a guard-gated community with two staffed entrances (the main gate on Livingston Road and a second on Old 41 Road) combined with roving patrols.
Mediterra is a 1,697-acre community on Livingston Road about two miles north of Immokalee Road in North Naples, straddling the Collier/Lee county line (primary ZIP 34110, northern portion 34135). Source: developer location page.
Both, technically. The main entrance and majority of the community are in Collier County / North Naples (34110), while the northern portion sits in Lee County / Bonita Springs (34135). Several neighborhoods straddle the county line.
London Bay Homes is the exclusive and primary builder and manages new-home construction; the developer/declarant lineage traces to Long Bay Partners (Bonita Bay Group). Some early phases involved other builders such as Taylor Woodrow (coach homes) and Stock (select estates).
The community is planned for fewer than 950 residences, with the Club community page citing “less than 930 residences” set among more than 1,000 acres of preserve. It is a deliberately low-density community.
Mediterra has roughly 33 named neighborhoods spanning single-family estates (such as Caminetto, Marcello, Padova, Verona, Serata), villas (such as Cabreo, Lucarno, Cortile, Villalago, Villoresi, Bellezza), and coach homes (Brendisi, Calabria, Monterosso, Porta Vecchio), plus the ultra-exclusive gated-within-gated Il Cuore enclave.
Il Cuore, a gated-within-gated enclave of just two palatial custom estates (8,000 to more than 15,000 square feet) buffered by more than 50 acres of preserve, with its own second gate. It is the top of the community.
Yes, in a limited way. London Bay is still building in neighborhoods like Cabreo, Lucarno, and Caminetto, but the community is nearing sell-out, so brand-new inventory is limited. We track current London Bay availability for buyers.
The community spans roughly from the high-$900,000s for coach homes to $7 million or more for large custom estates, with villas and mid estates in between. As of July 1, 2026, 27 homes were actively listed, from $959,900 to $6,997,000, with a median list price of $2,495,000 (Stellar MLS). We can pull current live listings and recent sales for any tier.
Product ranges widely, from roughly 2,500-square-foot coach homes and villas to estate homes of 4,000 to 7,000-plus square feet, and up to 15,000 square feet in the fully custom Il Cuore enclave.
Yes, within limits. No owner may lease more than four times per calendar year, all leases must be in writing, and the board may set a minimum lease term that varies by neighborhood. It is not set up for short-term vacation rentals. Source: Use Restrictions.
Yes. A reasonable number of usual household pets is permitted; dogs must be leashed or confined when outside, and pets must be registered, licensed, and inoculated. Feeding wildlife is prohibited given the bear-active corridor. Confirm any sub-association specifics.
For 2026-2027, the assigned schools are Veterans Memorial Elementary, North Naples Middle, and Aubrey Rogers High, all A-rated. Zones can change, so verify per address at collierschools.com.
NCH North Naples Hospital, a 311-bed hospital with a 24-hour ER and 24-hour pediatric emergency care, shares Mediterra’s 34110 ZIP and is minutes away. Physicians Regional Pine Ridge (177 beds, 24-hour ER) is a second option, with abundant urgent care nearby.
Downtown Naples and 5th Avenue South are about 20 to 30 minutes south, Vanderbilt Beach is about 15 to 20 minutes west, and Mediterra is actually closer to RSW airport than to downtown. All times are estimates.
Seed to Table (Oakes Farms) is on Immokalee Road in Mediterra’s own 34110 ZIP, minutes away; multiple Publix stores are close; and Whole Foods at the Mercato lifestyle center is a short drive southwest.
Mediterra offers a rare combination of Fazio golf, a private beach club, low density, and strong build quality in a stable, nearly built-out community. Ownership costs (Club, CDD, HOA, insurance) are real and should be modeled, but the community’s amenity depth and North Naples location support enduring demand. We are glad to share verified sales trends.
Just south at Livingston and Veterans Memorial, an approved (not yet built) commercial node will add a gas station, car wash, and self-storage next to the existing Allura apartments. Longer term, a Livingston-over-Immokalee flyover and I-75 widening are planned, plus a Livingston SUN Trail. Founders Square, despite the common assumption, is not adjacent; it is seven to eight miles east.
The Club is a private, member-owned facility, and amenity access flows through membership, with registered guests hosted by a member under the Club’s guest rules (cashless, non-tipping). Confirm the specific access terms for tenants with the association and Club.
When you buy a resale home from a resigning golf member, that member’s golf membership can transfer to you at closing, subject to Club approval, letting you skip the multi-year waitlist. This is one of the most valuable moves in a Mediterra purchase, and we know how to structure it.
We believe our record speaks for itself: the #1 Team in Southwest Florida since 2012, top 1 percent of agents nationally since 2008, and over $2.5 billion in real estate sold with our Domain Realty Group team. We list and sell across every Mediterra product type, from coach homes to custom estates.
Your value depends on neighborhood, view, lot, condition, upgrades, and whether the sale conveys a transferable golf membership. We give you a real, comp-backed number from live Mediterra data. Start free at mcgreevyandcomisar.com/home-valuation.
Recent Mediterra sales span a wide range by neighborhood and product type. We will pull your exact, verified recent comps rather than a generic algorithm estimate. In the last 12 months we tracked 58 Mediterra closings, from $850,000 for coach homes in Calabria and Porta Vecchio to $10,950,000 for a Cortile estate, with a median sale price of $2,125,000 (Stellar MLS, pulled July 1, 2026).
We track live Mediterra list-to-sold ratios, days on market, and price per square foot and will show you the current trend for your specific neighborhood. We would rather show you verified numbers than a headline. The verified 12-month picture as of July 2026: 58 closed sales, up from 40 the prior year, a median of $2,125,000, an average sale-to-list ratio of 91.9 percent, and a blended median of roughly $723 per square foot, down from about $833 the prior year, a shift that partly reflects a heavier coach-home mix in this year’s sales.
Luxury homes typically take longer to sell than entry-level product, and days on market in Mediterra vary widely with price point, presentation, and season. We will give you a realistic timeline for your home and a marketing plan built to shorten it. Over the last 12 months, Mediterra sales averaged 149 days to contract, with a median of 91 days and the fastest going under contract in a single day (Stellar MLS, July 2026).
Usually it comes down to pricing, presentation, or exposure. We audit all three: comp-accurate pricing, cinematic photography and video, and a marketing reach that puts your home in front of qualified luxury buyers. A fresh strategy often resets a stalled listing.
Naples luxury homes commonly run longer on market than mainstream homes, and Mediterra is no exception. The right price and marketing shorten that window materially. We benchmark your home against current Mediterra data before we set a launch strategy.
Selling costs include the real estate commission (negotiable in the Naples luxury market and typically discussed as a percentage of sale price), standard seller closing costs, and any concessions. We provide a clear net-proceeds sheet before you list so you know your bottom line.
Commission is negotiable and is set by agreement, not by law. We will explain exactly what our marketing includes and what the total cost of sale looks like, so you can weigh value, not just rate.
We build you a line-item net sheet: estimated sale price, commission, closing costs, the master association items, and any Club considerations, so you see your projected proceeds before you commit. Contact Jesse at (239) 898-6072 for a personalized figure.
Naples peak buyer season runs roughly January through April, when seasonal demand is highest, but a well-marketed Mediterra home sells year-round. We time your launch to your goals and the current inventory picture.
In-season listings reach the most seasonal buyers, but off-season can mean less competing inventory and motivated year-round buyers. We will advise on the best window for your specific home and situation.
Seasonality shifts buyer volume more than it dictates price for a correctly priced luxury home. Presentation and pricing drive your result more than the calendar. We plan your launch to capture the strongest demand for your price tier.
Presentation is everything at this price point: decluttering, staging or light styling, addressing deferred maintenance, and professional media. We give you a prioritized, high-return prep list before we shoot.
Yes. Thoughtful staging or styling helps discerning buyers picture the lifestyle and can support both speed and price. We advise on exactly where staging pays off for your home.
Absolutely. At the Mediterra price point, cinematic video, drone, and professional architectural photography are the baseline, not a luxury. It is how we make a home stand out in a crowded luxury market.
Florida sellers must disclose known material defects, and you will provide the governing documents and association information a buyer needs for due diligence. We coordinate the full disclosure and document package so nothing is missing at closing.
Because full golf is at capacity, a home that conveys a resigning member’s golf membership lets the buyer skip the waitlist, which can command a premium. We coordinate the membership transfer with the Club’s membership office as part of the sale.
Not automatically; it is handled through the Club, subject to approval, and structured into the transaction. When it does convey, it is a genuine value lever we market aggressively. We manage the mechanics with the membership office.
Yes. Because buyers otherwise face a multi-year golf waitlist, a home that carries a transferable golf membership is more valuable to a golf-focused buyer and can support a higher price. We position that advantage front and center.
An estoppel is a document from the association confirming your account standing (dues paid, any assessments or violations). Yes, you need one to close. We order it and reconcile it so the closing is clean.
Florida caps HOA estoppel fees by statute (Section 720.30851). The exact charge is set within that cap by the association or its manager. We handle ordering it as part of your closing package.
Mediterra’s master association charges a 1 percent Transfer Fee and a $6,000 Capitalization Assessment, typically paid by the buyer at closing per the governing documents. We reconcile these so both sides understand the closing math up front. Source: recorded 2022 resolution.
The CDD debt-service and O&M assessments are on the tax bill and continue with the property; the outstanding bond amount can be prepaid. We make sure buyers understand the CDD line so it does not become a late-stage surprise or objection.
When discretion matters, we can market your home quietly to our qualified luxury buyer network before or instead of a public listing. It preserves privacy while still reaching serious buyers. We will discuss whether an off-market approach fits your goals.
Cinematic video and drone, professional architectural photography, a deep qualified-buyer database, targeted digital and print exposure, and discreet off-market outreach when appropriate. We market Mediterra estates at the level the homes deserve.
We price to live Mediterra comps, current inventory, and your home’s specific view, lot, and upgrades, then position it to attract the right buyer without leaving money on the table. Overpricing a luxury home costs time and, ultimately, price.
There is a narrative that Mediterra can appreciate more slowly than the most central communities, partly because of its location premium and price entry point. We answer it with verified, home-specific data rather than a blanket claim, and we position your home to sell at its true market value. For context: in the 12 months ending July 2026, Grey Oaks closed at a median of roughly $1,004 per square foot, up about 1 percent year over year, while Mediterra’s blended figure was about $723, down from $833, with a heavier coach-home mix in this year’s closings. Blended community numbers move with product mix as much as with appreciation, which is exactly why we price from your neighborhood’s own comp set.
Recent changes to how buyer-agent compensation is negotiated make it more important than ever to have an experienced luxury team explaining your options clearly. We walk you through the current structure and how it affects your net.
It depends on cost versus return. We give you a prioritized list of the improvements that actually move a Mediterra buyer, and steer you away from spending that will not pay back at your price point.
Once we agree on strategy and pricing, we can move quickly through media, staging guidance, and launch. Contact Jesse at (239) 898-6072 to start, text or call, confidential conversations welcome.
Depth in guard-gated golf communities, a national top-producing record, luxury marketing that stands out, and hands-on command of the Mediterra-specific mechanics: Club membership transfer, the master association estoppel, the 1 percent transfer fee, and the CDD. We close cleanly and for top dollar.
Start with a free, no-obligation valuation at mcgreevyandcomisar.com/home-valuation, then talk to Jesse direct at (239) 898-6072. Text or call, confidential conversations welcome.
The facts on this page are drawn from government records, official association and district sites, the Club’s own published materials, and reputable news and data sources. Competitor real estate sites are never linked. Market and sold statistics are filled from our own MLS data at publish.
County, state, and federal government
Official association, district, and Club sources
News, data, and specialist sources
Below are the key public-record and officially published documents for Mediterra, with a plain-language note on what each one tells you. Each document links to a public copy in our records library or the official government source, so you are always reading the current recorded version.
1,167 people live in Mediterra, where the median age is 69 and the average individual income is $179,242. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Mediterra, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Scratch Golf Academy.
Mediterra has 579 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Mediterra do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,167 people call Mediterra home. The population density is 686 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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