Mercato is North Naples' walkable town center at U.S. 41 and Vanderbilt Beach Road, home to The Strada's 92 condominiums and the 45 homes of Residences at Mercato. Selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a condominium at The Strada or a home at Residences at Mercato and are thinking about selling, or you want to live above or beside the restaurants, Whole Foods and Piazza of North Naples’ best-known town center, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Mercato is the mixed-use planned development at the northeast corner of U.S. 41 and Vanderbilt Beach Road in ZIP 34108, about 53 acres under Collier County Ordinance 05-58, developed by Barron Collier Companies and The Lutgert Companies from 2008 (Collier PUD layer, Mercato; Shopping Center Business). Its homes are the 92 condominiums of The Strada, above the shops on Strada Place, and the 45 single-family homes of Residences at Mercato, a gated enclave on Mercato Way.
McGreevy and Comisar are the best realtor for Mercato in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a record-level read of Mercato’s two residential markets: 92 Strada condominiums, 45 Residences homes, two associations and 14 closings.
If you’re searching for the best realtor for Mercato, whether you’re ready to sell your Mercato home or buy your next one there, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
The Mercato market, last 12 months: We tracked 14 Mercato closings in the Southwest Florida MLS, $20,305,000 in volume, at a $1,305,000 median and a range of $675,000 to $3,200,000; 12 were at The Strada and 2 at the single-family Residences (closed sales Aug 11, 2025 to Aug 11, 2026).
Mercato is a small, finished resale market inside a busy shopping and dining center. Every buyer here is choosing between a condominium with deeded garage parking above the restaurants and a single-family home behind a gate a few minutes’ walk away, and every one of them asks the same questions: what the association fees are, how the building is maintained under Florida’s newer condominium safety laws, how loud the Piazza is at night and how close the beach really is. A Mercato seller who prices from the combined median without the building, floor, view and size, or the model and lot, misprices the home. As the leaders of Domain Realty Group, whose team has closed over $2.5 billion in real estate, we read the records and the comparable sales together before we set a list price. Sellers across the city compare the best real estate agents in Naples before they sign a listing agreement, and this page is our case for Mercato in particular. You can read more about McGreevy and Comisar and how the team works.
For Mercato sellers: professional photography, video and drone, a qualified-buyer database built since 2008, outreach to seasonal, second-home and lock-and-leave buyers, and quiet, off-market options when you want discretion. Mercato’s walkability, its six-minute drive to Vanderbilt Beach and its six-minute drive to NCH North Naples Hospital are selling points we put in front of every buyer.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Mercato realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
Selling your Mercato home? Get a free Mercato home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Mercato seller page walks through pricing and preparing a Mercato home, and the Mercato home value page shows what drives the number.
Buying a home in Mercato? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Mercato buyer page covers buying in Mercato step by step.
Contact McGreevy and Comisar:
Mercato, Naples is a finished mixed-use town center of about 53 acres at U.S. 41 and Vanderbilt Beach Road, ZIP 34108, with two residential associations, The Strada’s 92 condominiums and Residences at Mercato’s 45 single-family homes, and no CDD. The eight facts below change a Mercato buying or selling decision most, each with its source and date.
Living at Mercato means walking downstairs or down the street to Whole Foods, restaurants and bars, a cinema and the Piazza’s concerts and movie nights, with Vanderbilt Beach about six minutes by car and NCH North Naples Hospital about the same; it is town-center living in a county where most homes sit behind a golf course gate.
Fact | Mercato |
|---|---|
What it is | mixed-use planned unit development (Ord. 05-58), about 53 acres |
Location | northeast corner of U.S. 41 and Vanderbilt Beach Road, North Naples, ZIP 34108 |
Developers | Barron Collier Companies and The Lutgert Companies (2008) |
Residences | The Strada, 92 condominiums (2009); Residences at Mercato, 45 single-family homes (2015 to 2021) |
Associations | The Strada Condominium Association, Inc.; Residences at Mercato Homeowners Association, Inc. |
CDD | none |
Center | Whole Foods (53,000 sq ft), restaurants, bars, cinema, the Piazza; over 450,000 sq ft of retail and office (2015) |
Flood | Zone X at all 58 sampled addresses (2024 effective map) |
Evacuation | Zone B |
Schools | Pelican Marsh Elementary, Pine Ridge Middle, Aubrey Rogers High |
Market | 14 closings, $1,305,000 median (Aug 2025 to Aug 2026) |
Sources: Collier PUD layer, Mercato; Shopping Center Business; REBusiness; Florida Division of Corporations, Strada; Florida Division of Corporations, Residences; FEMA NFHL; Southwest Florida MLS.
A Strada morning can start on the third-level amenity deck’s 52-foot lap pool and fitness center, with groceries from Whole Foods downstairs (Strada at Mercato Condominium Association). Evenings bring the Piazza: monthly movies under the stars, Cars and Coffee, PAWty in the Piazza and Mahjong nights on the center’s calendar (Mercato events). Vanderbilt Beach is about 1.9 road miles west (OSRM routing, October 2026).
Mercato sits on the northeast corner of U.S. 41 and Vanderbilt Beach Road, with Pelican Marsh to the north and east and Pelican Bay across U.S. 41 to the west; the Collier PUD layer puts Pelican Marsh’s edge 0.14 miles and Pelican Bay’s 0.29 miles from Mercato’s center (Collier PUD layer).
Mercato is part of North Naples, the unincorporated area of northwest Collier County “located immediately north of Naples” (Wikipedia, North Naples, Florida). Its immediate neighbor to the north and east, Pelican Marsh, is a census-designated place with 2,453 residents at the 2020 census (Wikipedia, Pelican Marsh, Florida). Across U.S. 41 lies Pelican Bay, and south along the highway are Waterside Shops, about 7 minutes away, and Coastland Center, about 14 (OSRM routing, October 2026). Within a ten-minute drive a Mercato owner reaches three of North Naples’ best-known beaches and parks: Vanderbilt Beach, Clam Pass Park and Delnor-Wiggins Pass State Park (same routing).
The Strada is condominium living above the shops: elevator buildings, deeded garage parking and a shared amenity deck. Residences at Mercato is a single-family enclave behind its own gate, with private yards and garages and a short walk to the center. The two have separate associations, separate rules and separate buyers.
Mercato suits buyers who want convenience over acreage: a lock-and-leave condominium a walk from dinner and groceries at The Strada, or a newer single-family home behind a gate, without a golf club, at the Residences. The 14 closings in the last year split 12 to 2 between The Strada and the Residences (Southwest Florida MLS).
With 137 homes in all, Mercato is a small market; a buyer who wants a specific plan or floor at The Strada may wait for it, and a seller who prices well competes with few others.
Mercato is not Pelican Marsh, Pelican Bay or Waterside Shops, though all are minutes away. “Mercato” searches are mostly about shopping and dining; this page is about the homes. Our separate Residences at Mercato entry covers the single-family enclave on its own.
Mercato’s market in the 12 months to August 11, 2026 was 14 closed sales at a $1,305,000 median, from a $675,000 Strada condominium to a $3,200,000 Residences home, with $20,305,000 in volume; we tracked every closing, 12 of them at The Strada at a $990,000 median and two at Residences at Mercato (Southwest Florida MLS).
Data updated: August 2026
Measure | Mercato, closed Aug 11, 2025 to Aug 11, 2026 |
|---|---|
Closed sales | 14 |
Median sold price | $1,305,000 |
Range | $675,000 to $3,200,000 |
Sales volume | $20,305,000 |
The Strada | 12 closings, $990,000 median, $675,000 to $1,900,000 |
Residences at Mercato (MLS name MERCATO) | 2 closings, $2,775,000 and $3,200,000 |
ZIP | 34108 (all 14) |
Median days on market | owed from the next MLS refresh |
Active listings | owed |
Source: Southwest Florida MLS, closed sales with development MERCATO, city Naples, 08/11/2025 to 08/11/2026.
Sold | Month | Part of Mercato |
|---|---|---|
$3,200,000 | March 2026 | Residences at Mercato |
$2,775,000 | May 2026 | Residences at Mercato |
$1,900,000 | July 2026 | The Strada |
$1,800,000 | March 2026 | The Strada |
$1,750,000 | February 2026 | The Strada |
$1,565,000 | March 2026 | The Strada |
$1,500,000 | September 2025 | The Strada |
$1,110,000 | June 2026 | The Strada |
$870,000 | November 2025 | The Strada |
$860,000 | September 2025 | The Strada |
$800,000 | March 2026 | The Strada |
$750,000 | August 2025 | The Strada |
$750,000 | September 2025 | The Strada |
$675,000 | December 2025 | The Strada |
Source: Southwest Florida MLS. With only 14 sales, the combined median sits between the two markets and describes neither; read The Strada and the Residences separately.
The Strada’s sales ran from $675,000 to $1,900,000, with the five highest at $1,500,000 and above. On the county roll, Strada units range from 985 to 2,576 square feet of assessed living area (Florida statewide parcel roll); size, floor, view and finishes explain most of the spread.
The August 2026 extract holds price, date and status only. Days on market, sale-to-list ratio, price per square foot, active inventory and the size and floor of each sale are owed from the next Southwest Florida MLS refresh.
We tracked all 14 Mercato closings in the window, and we price a Strada condominium from the closest matched sales in the same building by size, floor, exposure and finishes, and a Residences home from the closest single-family sales by model, lot and upgrades, then test both against the association file and nearby Pelican Bay and Pelican Marsh sales. A seller who lists from the combined median misprices either one.
Selling a Mercato home this season? Get a free Mercato home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Mercato began in 2007 and 2008 as a joint venture of The Lutgert Companies and Barron Collier Companies, two of Naples’ oldest development families, on a site at U.S. 41 and Vanderbilt Beach Road; Whole Foods broke ground as its anchor in June 2007 and opened in September 2008, and the residences followed in 2009 and from 2015.
The Lutgert Companies describes itself as “a family-owned company rooted in Naples, Florida” for more than 60 years, a developer since it pioneered “Naples’ iconic Park Shore in the 1960s” (The Lutgert Companies). Barron Collier Companies traces its roots to Barron Gift Collier and calls itself “an industry leader in development, construction, leasing, and management” of commercial real estate (Barron Collier Companies). “Mercato was originally developed by Barron Collier Cos. and The Lutgert Cos. in 2008 as an upscale, pedestrian-friendly living experience” (Shopping Center Business).
Whole Foods broke ground on June 30, 2007 on what was to be “the company’s first store in Naples and its 11th in Florida” (Naples Daily News archive); “A 53,000-square-foot Whole Foods has opened its doors at The Mercato, a mixed-use project spanning 53 acres at the intersection of U.S. 41 North and Vanderbilt Beach Road,” REBusiness reported on September 22, 2008, with a grand opening for the center slated for the following year (REBusiness).
The Strada opened into the 2009 and 2010 downturn. A 2011 visitor’s account described “92 condos (also half-sold after two years)” above half-leased retail, “Starting today at $419,000” (Milhaus). In 2011 Madison Marquette bought a stake, and national tenants such as Nordstrom Rack, Ulta and Tommy Bahama joined; in May 2015 the owners sold Mercato’s “over 450,000 square feet of retail and Class A office space” to Prudential (Shopping Center Business). The residences are owned by their owners and governed by their own associations.
The center’s tenant list has turned over as retail changed: the 2015 sale report listed Whole Foods, Silverspot Theaters, Sur la Table and The Capital Grille as early tenants and Nordstrom Rack, Ulta and Tommy Bahama as later additions (Shopping Center Business), and the 2026 directory leads with dining, bars and specialty shops (Mercato directory). The 2025 Piazza expansion moved the center further toward events and gathering (Naples Press). For residents, the constant has been the grocery store and the restaurants a short walk from home.
Date | Event | Source |
|---|---|---|
2005 | Mercato PUD approved, Ordinance 05-58 | |
June 30, 2007 | Whole Foods breaks ground | |
September 2008 | Whole Foods opens | |
July 8, 2009 | Strada condominium recorded (state condominium list) | |
2011 | Madison Marquette buys a stake | |
May 2015 | retail and office sold to Prudential | same |
2015 to 2021 | Residences at Mercato homes built | |
April 26, 2021 | Residences at Mercato sold out | |
July 23, 2025 | Piazza expansion breaks ground |
Mercato’s boundary is the Mercato planned unit development, Collier County Ordinance 05-58, an active PUD of about 53.5 acres on the northeast corner of U.S. 41 (Tamiami Trail North) and Vanderbilt Beach Road; its homes sit on Strada Place, Mercato Way, Mercato Lane and Mercato Drive inside that line.
Record | Detail | Source |
|---|---|---|
PUD | MERCATO, Ord. 05-58, petition PUD-2005, active, about 53.5 acres | |
Address points inside the PUD | 261 (Strada Place 205, Mercato Way 41, Mercato Lane 8, Mercato Drive 3, U.S. 41 and Vanderbilt Beach Road 4) | |
Residential parcels | 92 Strada units; 45 Residences homes |
Planned development | Distance from Mercato’s center | Status | Acres |
|---|---|---|---|
Pelican Marsh (DRI 93-1) | 0.14 mi | active | 2,191.1 |
Pavilion and Pavilion Lake | 0.20 mi | built out | 26.2 and 16.4 |
Pelican Bay (DRI 77-1) | 0.29 mi | active | 2,113.9 |
Naples Daily News PUD | 0.77 mi | active | 35.3 |
Granada Shoppes | 0.97 mi | active | 39.1 |
One Naples MPUD (Ord. 21-09) | 1.35 mi | active | 5.4 |
Source: Collier PUD layer, nearest-edge distances from Mercato’s address-point center, October 17, 2026.
The Strada at Mercato is the condominium of 92 residences in two buildings at 9115 and 9123 Strada Place, built in 2009 above Mercato’s ground-floor shops and restaurants, with deeded spaces in a gated private garage, a third-level amenity deck with a 52-foot lap pool, and its own condominium association.
Building | Residences on the 2026 roll |
|---|---|
9115 Strada Place | 50 |
9123 Strada Place | 42 |
Total | 92 |
Source: Florida statewide parcel roll; the state condominium list gives “STRADA, A CONDO,” 9115 and 9123 Strada Place, 92 units, recorded July 8, 2009 (Florida DBPR condominium list).
Assessed living area | Strada residences | Median 2026 just value |
|---|---|---|
Under 1,200 sq ft | 7 | $498,410 |
1,400 to 1,599 sq ft | 59 | $679,448 |
1,600 to 1,899 sq ft | 8 | $753,129 |
1,900 to 2,299 sq ft | 15 | $1,094,024 |
2,300 sq ft and up | 3 | $1,633,936 |
Total | 92 | $714,052 |
The roll’s range is 985 to 2,576 square feet, with a median of 1,484, and a median 2026 just value of $714,052 (Florida statewide parcel roll). Collier’s qualified recorded sales show 15 Strada sales from January 2025 to May 2026 at a median of $870,000 (Collier County Property Appraiser sales file). Just value is the county’s assessment basis, not a sale price.
Measure | 9115 Strada Place | 9123 Strada Place |
|---|---|---|
Residences | 50 | 42 |
Assessed living area, median | 1,476 sq ft | 1,484 sq ft |
Assessed living area, range | 1,412 to 2,576 sq ft | 985 to 2,576 sq ft |
Median 2026 just value | $714,890 | $684,448 |
Recorded sales, January 2025 to May 2026 | 9, median $875,000 | 6, median $805,000 |
Source: Florida statewide parcel roll, 2026 roll, de-duplicated by parcel ID; sales from the Collier County Property Appraiser’s qualified sales file. The smallest Strada plans, under 1,200 square feet, are all at 9123; both buildings hold the largest plans of about 2,576 square feet.
A 2011 visit found the Strada’s condominiums “Starting today at $419,000” while the buildings were half sold (Milhaus). In the 12 months to August 2026, the 12 Strada closings had a $990,000 median and ran up to $1,900,000 (Southwest Florida MLS). The asking price in a down market and a closed median 15 years later are not the same measure, but the direction is clear: the town-center condominium that sold slowly in 2009 and 2010 now trades well above its launch prices.
“Our two buildings, with 92 luxury condominiums, are secured by private access entryways and are pet friendly. Each unit includes deeded, assigned parking spaces in our gated, private garage. Our third level, tropically landscaped amenities deck, includes a 52’ lap pool and spa, spacious sunning deck, BBQ grills, fire pit, fully equipped fitness center and a dog run.” The clubroom has a full kitchen, a gas fireplace, a pool table and WiFi, and the building has “a full time, on-site maintenance supervisor” (Strada at Mercato Condominium Association).
The Strada Condominium Association, Inc. is an active Florida not-for-profit corporation, document N06000012658 (Florida Division of Corporations); it “is managed by an owner elected Board of Directors and a professional local property management company,” and estoppel requests run through its portal (Strada at Mercato Condominium Association).
Residences at Mercato is the gated enclave of 45 single-family homes on Mercato Way and Mercato Lane, developed by The Lutgert Companies and built by Lutgert Construction on an 11-acre site from 2015 to 2021; it sold out in April 2021 and is governed by the Residences at Mercato Homeowners Association.
“Situated on a unique 11-acre site, the gated community offered 45 coastal contemporary residences accentuated by private open-air living spaces. Winding paver roads and lush landscaping showcase urban living at its finest, located just 1.7 miles from the beach” (Lutgert press release).
Model | Award (as announced by Lutgert) | Size category |
|---|---|---|
Le Ciel | Sand Dollar, Product Design of the Year; Grand Aurora, best single-family detached | 3,000 to 3,499 sq ft |
Enclave | Grand Aurora, best single-family detached | 2,500 to 2,999 sq ft |
Le Jardin | Silver Aurora, best single-family detached model home | 3,500 to 3,999 sq ft |
Source: Lutgert press release.
Year built (roll) | Homes |
|---|---|
2015 | 6 |
2016 | 14 |
2017 | 9 |
2018 | 4 |
2019 | 6 |
2020 | 5 |
2021 | 1 |
Total | 45 |
Source: Florida statewide parcel roll. The median 2026 just value is $2,530,506; Collier’s qualified recorded sales show three Residences sales from March 2025 to May 2026, $2,775,000 to $3,750,000 (Collier County Property Appraiser sales file).
Address | Year built |
|---|---|
9137 Mercato Way | 2015 |
9141 Mercato Way | 2015 |
9145 Mercato Way | 2015 |
9149 Mercato Way | 2015 |
9153 Mercato Way | 2018 |
9161 Mercato Way | 2016 |
9165 Mercato Way | 2017 |
9167 Mercato Ln | 2016 |
9168 Mercato Ln | 2016 |
9169 Mercato Way | 2017 |
9171 Mercato Ln | 2016 |
9172 Mercato Ln | 2017 |
9173 Mercato Way | 2017 |
9175 Mercato Ln | 2016 |
9176 Mercato Ln | 2017 |
9177 Mercato Way | 2019 |
9184 Mercato Ln | 2016 |
9185 Mercato Way | 2020 |
9188 Mercato Ln | 2016 |
9193 Mercato Way | 2017 |
9196 Mercato Way | 2016 |
9200 Mercato Way | 2016 |
9201 Mercato Way | 2020 |
9204 Mercato Way | 2016 |
9205 Mercato Way | 2017 |
9209 Mercato Way | 2018 |
9214 Mercato Way | 2016 |
9217 Mercato Way | 2019 |
9218 Mercato Way | 2016 |
9225 Mercato Way | 2017 |
9229 Mercato Way | 2020 |
9230 Mercato Way | 2016 |
9233 Mercato Way | 2019 |
9234 Mercato Way | 2016 |
9237 Mercato Way | 2019 |
9238 Mercato Way | 2015 |
9244 Mercato Way | 2015 |
9245 Mercato Way | 2020 |
9249 Mercato Way | 2021 |
9253 Mercato Way | 2020 |
9257 Mercato Way | 2019 |
9261 Mercato Way | 2019 |
9265 Mercato Way | 2018 |
9269 Mercato Way | 2018 |
9273 Mercato Way | 2017 |
Source: same roll.
Residences at Mercato Homeowners Association, Inc., document N15000001208, is active (Florida Division of Corporations). Its assessment and rules are not published publicly.
Selling a Strada condominium or a Residences home? Get a free Mercato home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Mercato’s homes are governed by two associations, The Strada Condominium Association for the 92 condominiums and the Residences at Mercato Homeowners Association for the 45 single-family homes; Collier County governs the land in Commission District 2, North Collier Fire serves it, and there is no community development district.
Service | Provider | Source |
|---|---|---|
County commission | District 2 | |
Fire and rescue | North Collier Fire (North Naples district) | |
CDD | none | |
Stormwater basin | Pine Ridge Canal basin, 0.13 cfs per acre |
Layer | The Strada | Residences at Mercato |
|---|---|---|
Association assessment | not published; from the estoppel | not published; from the estoppel |
CDD | none | none |
Property tax | Collier roll | Collier roll |
Parking | deeded, assigned garage spaces | private garages |
Ask for the current budget, reserve schedule and an estoppel certificate before you sign; Florida law sets what the estoppel must state and caps its fee (Florida Statutes 718.116).
Florida’s condominium safety laws apply to The Strada because its residences sit in buildings of three or more stories: the milestone-inspection statute requires periodic structural inspections of such buildings, and Section 718.112 requires a structural integrity reserve study and funded reserves for their key structural components.
Section 553.899 requires milestone structural inspections of condominium buildings “three stories or more in height” on the schedule the statute sets (Florida Statutes 553.899). The Strada’s amenity deck is on its “third level” (Strada at Mercato Condominium Association).
Section 718.112 requires associations of such buildings to have a structural integrity reserve study and to fund reserves for components such as the roof, load-bearing walls, floors, foundation, plumbing, electrical systems, waterproofing and windows (Florida Statutes 718.112).
The milestone inspection status, the latest structural integrity reserve study, the current budget and reserve schedule, any special assessment, and the official records an owner may inspect under Section 718.111 (Florida Statutes 718.111). A resale buyer also receives the documents and disclosures listed in Section 718.503 (Florida Statutes 718.503).
Mercato’s storm posture is that of a near-coast North Naples site: about 1.5 straight-line miles from the Gulf at Vanderbilt Beach, in hurricane evacuation Zone B at every address we sampled, and in FEMA Zone X on the effective map, so its storm planning is about evacuation orders, wind and the building envelope.
Collier County’s evacuation layer returns Zone B at all 58 addresses we sampled, and its Coastal High Hazard Area layer returns none of them (Collier Hurricane Evacuation Zone layer; Collier CHHA layer). Zone B is ordered to evacuate early in a strong storm; check your zone with the state’s lookup (Florida Division of Emergency Management, Know Your Zone).
In Hurricane Ian on September 28, 2022, the National Hurricane Center reported maximum inundation of 6 to 9 feet above ground level in coastal Naples (National Hurricane Center, Ian report). Owners should ask the associations what, if any, water reached the Strada garage or the Residences streets in Ian; we did not find a public record either way.
Collier’s Florida Building Code wind layers give design wind speeds at Mercato of 149 mph (Risk Category I), 163 mph (II, which covers homes), 176 mph (III) and 184 mph (IV) (Collier FBC wind layer, Risk Category II). The Strada (2009) and the Residences (2015 to 2021) were all built under the Florida Building Code, which took effect statewide in 2002 (Florida Building Commission).
Mercato drains to the Pine Ridge Canal basin, which Collier caps at an allowable discharge of 0.13 cubic feet per second per acre (Collier Basins layer). It is in the North Collier Fire district (Collier Fire District layer) and County Commission District 2 (Collier Commissioner Districts layer).
Mercato’s Zone B evacuation status and its Zone X flood status answer two different questions. The evacuation zone is about storm surge risk to the area and the order in which the county asks people to leave; the flood zone is about the 1 percent annual chance flood that lenders use. A Mercato owner can be in Zone X for insurance and still be told to evacuate early in a major hurricane (Florida Division of Emergency Management, Know Your Zone; FEMA NFHL). For Strada owners, the association’s hurricane plan covers the garage, the amenity deck furniture and the building envelope; for Residences owners, shutters or impact glass and a plan for the yard are the owner’s job.
Before June 1 | Why |
|---|---|
Confirm your evacuation zone and route | Zone B is ordered out early (Collier Hurricane Evacuation Zone layer) |
Read the association’s hurricane procedures | garage, deck and building access during storms |
Review your HO-6 or homeowners policy and deductible | wind deductibles are a percentage of the insured value |
Photograph the unit or home | documentation for a claim |
Ask about the master policy’s hurricane deductible (Strada) | it can become a special assessment (Florida Statutes 718.111) |
FEMA flood zones at Mercato are Zone X on the map that took effect February 8, 2024: all 58 addresses we sampled, across The Strada, Residences at Mercato and the commercial buildings, are outside the 1 percent annual chance floodplain on panel 12021C0193J, while FEMA’s preliminary map would place three Residences addresses in shallow-flooding Zone AH.
Map | Zone X | Zone AH | Panel |
|---|---|---|---|
Effective (February 8, 2024) | 58 | 0 | 12021C0193J |
Preliminary (not yet effective) | 55 | 3 | 12021C0193K |
Source: FEMA point queries on Collier County address points inside the Mercato PUD, October 17, 2026 (FEMA NFHL; FEMA Preliminary NFHL). The three preliminary Zone AH points are 9137, 9141 and 9145 Mercato Way. Collier opened a 90-day appeal period for the preliminary maps on August 19, 2026 (Collier County, proposed flood maps).
Address | Part of Mercato | Effective zone (2024) | Preliminary zone | FEMA query |
|---|---|---|---|---|
1025 Vanderbilt Beach RD | Mercato commercial | X | X | |
9006 Mercato DR | Mercato commercial | X | X | |
9060 Tamiami TRL N | Mercato commercial | X | X | |
9105 Strada PL | Mercato commercial | X | X | |
9108 Strada PL | Mercato commercial | X | X | |
9128 Strada PL | Mercato commercial | X | X | |
9096 Mercato DR | Residences at Mercato | X | X | |
9131 Mercato WAY | Residences at Mercato | X | X | |
9137 Mercato WAY | Residences at Mercato | X | AH | |
9141 Mercato WAY | Residences at Mercato | X | AH | |
9145 Mercato WAY | Residences at Mercato | X | AH | |
9149 Mercato WAY | Residences at Mercato | X | X | |
9153 Mercato WAY | Residences at Mercato | X | X | |
9161 Mercato WAY | Residences at Mercato | X | X | |
9164 Mercato WAY | Residences at Mercato | X | X | |
9165 Mercato WAY | Residences at Mercato | X | X | |
9167 Mercato LN | Residences at Mercato | X | X | |
9168 Mercato LN | Residences at Mercato | X | X | |
9169 Mercato WAY | Residences at Mercato | X | X | |
9171 Mercato LN | Residences at Mercato | X | X | |
9172 Mercato LN | Residences at Mercato | X | X | |
9173 Mercato WAY | Residences at Mercato | X | X | |
9175 Mercato LN | Residences at Mercato | X | X | |
9176 Mercato LN | Residences at Mercato | X | X | |
9177 Mercato WAY | Residences at Mercato | X | X | |
9184 Mercato LN | Residences at Mercato | X | X | |
9185 Mercato WAY | Residences at Mercato | X | X | |
9188 Mercato LN | Residences at Mercato | X | X | |
9193 Mercato WAY | Residences at Mercato | X | X | |
9196 Mercato WAY | Residences at Mercato | X | X | |
9200 Mercato WAY | Residences at Mercato | X | X | |
9201 Mercato WAY | Residences at Mercato | X | X | |
9204 Mercato WAY | Residences at Mercato | X | X | |
9205 Mercato WAY | Residences at Mercato | X | X | |
9209 Mercato WAY | Residences at Mercato | X | X | |
9210 Mercato WAY | Residences at Mercato | X | X | |
9214 Mercato WAY | Residences at Mercato | X | X | |
9217 Mercato WAY | Residences at Mercato | X | X | |
9218 Mercato WAY | Residences at Mercato | X | X | |
9225 Mercato WAY | Residences at Mercato | X | X | |
9229 Mercato WAY | Residences at Mercato | X | X | |
9230 Mercato WAY | Residences at Mercato | X | X | |
9233 Mercato WAY | Residences at Mercato | X | X | |
9234 Mercato WAY | Residences at Mercato | X | X | |
9237 Mercato WAY | Residences at Mercato | X | X | |
9238 Mercato WAY | Residences at Mercato | X | X | |
9244 Mercato WAY | Residences at Mercato | X | X | |
9245 Mercato WAY | Residences at Mercato | X | X | |
9249 Mercato WAY | Residences at Mercato | X | X | |
9253 Mercato WAY | Residences at Mercato | X | X | |
9257 Mercato WAY | Residences at Mercato | X | X | |
9261 Mercato WAY | Residences at Mercato | X | X | |
9265 Mercato WAY | Residences at Mercato | X | X | |
9269 Mercato WAY | Residences at Mercato | X | X | |
9273 Mercato WAY | Residences at Mercato | X | X | |
9287 Mercato WAY | Residences at Mercato | X | X | |
9115 Strada PL | The Strada | X | X | |
9123 Strada PL | The Strada | X | X |
Source: FEMA National Flood Hazard Layer and Preliminary NFHL point queries on Collier County address points inside the Mercato PUD, October 17, 2026. Zone X is outside the 1 percent annual chance floodplain; Zone AH is a shallow-flooding special flood hazard area. The preliminary map is not yet effective.
Collier’s elevation-certificate library returns 49 certificates inside Mercato’s address envelope (Collier elevation certificates). For a Residences home on Mercato Way, the certificate matters if the preliminary map takes effect.
Insurance at Mercato starts from the ownership type: a Strada owner insures the unit’s interior and contents while the condominium association insures the buildings, and a Residences owner insures the whole house; both are newer, code-built construction in Zone X on the effective map, which keeps flood insurance optional.
The association’s master policy covers the structure, and Florida law requires the association to insure the condominium property (Florida Statutes 718.111); the unit owner’s HO-6 policy covers interior finishes, contents and liability. Ask the association for the master policy’s deductible, because a large hurricane deductible can become a special assessment. The association’s reserve study funds the building’s major components (Florida Statutes 718.112).
A Residences owner buys a full homeowners policy with wind coverage. Florida’s uniform mitigation verification form documents roof attachment, roof-to-wall connections and opening protection, and insurers must offer discounts for them (Florida Office of Insurance Regulation).
Zone X does not trigger a lender’s flood requirement, but unincorporated Collier is a Community Rating System Class 5 community whose discounts apply to National Flood Insurance Program premiums (Collier County Floodplain Management). Citizens Property Insurance expected its policy count to fall to 385,000 by the end of 2025 as private carriers returned (Citizens Property Insurance).
Schools for Mercato addresses are Pelican Marsh Elementary School, Pine Ridge Middle School and Aubrey Rogers High School at all 9 addresses the district’s lookup returned (it returned no record for 3 unit-number addresses), per Collier County Public Schools’ lookup for 2026 to 2027; all three earned A grades for 2025 to 2026.
School | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|
Pelican Marsh Elementary | A | A | A | A | A |
Pine Ridge Middle | A | A | A | A | A |
Aubrey Rogers High | not graded | not graded | A | A | A |
Source: Collier County Public Schools, 2026 Accountability Brief. Aubrey Rogers High has three graded years because it opened recently; the district earned its ninth consecutive A (same brief).
Address | Elementary | Middle | High | Lookup |
|---|---|---|---|---|
9172 Mercato LN | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9249 Mercato WAY | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9060 Tamiami TRL N | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9145 Mercato WAY | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9193 Mercato WAY | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9006 Mercato DR | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9238 Mercato WAY | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
9096 Mercato DR | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School | |
1025 Vanderbilt Beach RD | Pelican Marsh Elementary School | Pine Ridge Middle School | Aubrey Rogers High School |
The nearest hospital to Mercato is NCH North Naples Hospital, about 2.4 road miles and 6 free-flow minutes away; NCH Baker Hospital downtown is about 15 minutes and Physicians Regional Pine Ridge about 15 (OSRM routing from Mercato’s center, October 2026).
Facility | Road miles | Free-flow minutes |
|---|---|---|
NCH North Naples Hospital | 2.4 | 6 |
NCH Baker Hospital Downtown | 7.6 | 15 |
Physicians Regional Medical Center Pine Ridge | 6.8 | 15 |
Physicians Regional Medical Center Collier Boulevard | 15.9 | 27 |
Source: OSRM routing (OSRM). Fire and emergency medical service come from North Collier Fire (Collier Fire District layer).
Drive times from Mercato, measured from the center of its homes along the fastest free-flow route, are about 6 minutes to Vanderbilt Beach and NCH North Naples Hospital, 7 to Waterside Shops, 9 to Clam Pass Park, 10 to Delnor-Wiggins Pass State Park, 12 to I-75 at Immokalee Road, 16 to Fifth Avenue South and 39 to Southwest Florida International Airport.
Destination | Road miles | Free-flow minutes |
|---|---|---|
Vanderbilt Beach (public access) | 1.9 | 6 |
NCH North Naples Hospital | 2.4 | 6 |
Waterside Shops | 3.1 | 7 |
Clam Pass Park | 3.6 | 9 |
Delnor-Wiggins Pass State Park | 3.7 | 10 |
I-75 Exit 111 (Immokalee Road) | 5.7 | 12 |
Coastland Center | 6.6 | 14 |
Fifth Avenue South, downtown Naples | 8.1 | 16 |
Naples Municipal Airport | 8.6 | 17 |
Naples Pier | 9.3 | 19 |
Southwest Florida International Airport (RSW) | 28.0 | 39 |
Source: OSRM routing (OSRM) from Mercato’s address-point center, October 17, 2026; season traffic on U.S. 41 and Vanderbilt Beach Road adds time.
Destination | Straight-line miles | Road miles | Free-flow minutes | Route |
|---|---|---|---|---|
Southwest Florida International Airport (RSW) | 19.5 | 28.0 | 39 | |
Fifth Avenue South, downtown Naples | 7.7 | 8.1 | 16 | |
Naples Pier | 8.5 | 9.3 | 19 | |
Tigertail Beach, Marco Island | 21.4 | 26.1 | 50 | |
South Marco Beach access | 24.0 | 27.9 | 53 | |
Waterside Shops | 2.7 | 3.1 | 7 | |
Coastland Center | 5.8 | 6.6 | 14 | |
NCH Baker Hospital Downtown | 7.1 | 7.6 | 15 | |
NCH North Naples Hospital | 1.5 | 2.4 | 6 | |
Physicians Regional Medical Center Pine Ridge | 4.9 | 6.8 | 15 | |
I-75 Exit 101 (Collier Blvd) | 9.7 | 12.7 | 22 | |
Marco Island (Jolley Bridge) | 20.1 | 22.4 | 39 | |
NCH Healthcare Southeast (Collier Blvd urgent care campus) | 12.4 | 16.0 | 28 | |
Physicians Regional Medical Center Collier Blvd | 12.4 | 15.9 | 27 | |
Vanderbilt Beach (public access, Vanderbilt Beach Rd) | 1.5 | 1.9 | 6 | |
Delnor-Wiggins Pass State Park | 2.6 | 3.7 | 10 | |
Clam Pass Park | 2.8 | 3.6 | 9 | |
I-75 Exit 111 (Immokalee Rd) | 3.9 | 5.7 | 12 | |
Naples Municipal Airport | 7.1 | 8.6 | 17 |
Selling a Mercato home? We show buyers the real walk to Whole Foods and the real drive to the beach. Get a free Mercato home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
The Mercato town center is a pedestrian main street, Strada Place, lined with a Whole Foods Market, restaurants such as The Capital Grille and Bar Tulia, nightlife such as Blue Martini and Beeline, shops, a cinema and offices, around a central Piazza for concerts, movies and markets; it is the amenity every Mercato homeowner shares.
Whole Foods Market, 53,000 square feet, opened in September 2008 as the center’s anchor and the chain’s first Naples store (REBusiness; Naples Daily News archive). For a Strada owner it is an elevator ride and a short walk.
Mercato’s directory lists The Capital Grille (“Exceptional fine dining featuring dry aged steaks and Sommelier-selected wines”), Bar Tulia, Blue Martini (“Upscale, contemporary nightlife destination”), Beeline, The 239 Naples and BURN by Rocky Patel, among others (Mercato directory). Over the years the center’s tenants have included Silverspot Theaters, Sur la Table, Nordstrom Rack, Ulta and Tommy Bahama (Shopping Center Business).
The directory includes Birch Lane, The Beach House of Naples, Cariloha and Buff City Soap, and marks dog-friendly retailers (Mercato directory).
“Discover the heart of Mercato in the Piazza. From lively concerts and captivating performances to fun-filled block parties, this versatile area is home to some of our most exciting events” (Mercato, Piazza). Mercato “officially broke ground July 23 on its Piazza expansion” in 2025, a project that would “triple the size of the central Piazza along Strada Place” with a performance stage, more seating and shade, turf, seat walls and lighting, and a new lounge on the north side of the street (Naples Press; our Piazza report).
In October 2026 the center’s calendar listed monthly Films Al Fresco movie nights, Cars and Coffee 239, PAWty in the Piazza, Mahj at Mercato, an annual Pumpkin Patch benefiting a pet nonprofit and an NCH blood drive (Mercato events; Mercato).
Center life is the reason to buy at The Strada and the trade-off to weigh: deliveries, evening crowds and live music are part of the address. Visit on a Friday night and a weekday morning before you buy, and ask the association about noise rules and garage access during events.
What is being built near Mercato is mostly the center itself, with the 2025 Piazza expansion reshaping the middle of Strada Place; around it, Mercato’s neighbors are built-out planned developments, Pelican Marsh, Pelican Bay and the Pavilion, so the surrounding land use is settled.
The expansion flattens the curb around the Piazza “so that guests can easily walk across, and it all just flows into one big space,” removes some on-street parking on the north side for a lounge, and moves movies and concerts from the small lawn into the new space (Naples Press).
The Collier PUD layer lists Pelican Marsh (active, 2,191 acres) 0.14 miles away, the built-out Pavilion and Pavilion Lake at 0.20, Pelican Bay (active, 2,114 acres) at 0.29 and the Naples Daily News PUD at 0.77 (Collier PUD layer). No new residential project is pending inside Mercato’s PUD in the county records we read.
Living above the shops at The Strada means thinking about a few things a single-family owner never does: where guests park, how packages and deliveries reach the unit, which side of the building is quieter during Piazza events, how the garage works on busy nights, and what the association’s rules say about move-ins and contractors.
Each unit has deeded, assigned spaces in the gated, private garage (Strada at Mercato Condominium Association). Guests use the center’s parking; ask the association how guest access works on event nights, and whether storage is available.
Strada Place is a busy main street with restaurants and nightlife, and the Piazza hosts concerts and movies (Mercato events). Units facing away from the Piazza and the late-night venues are quieter; visit at 9 p.m. on a Friday before you buy.
Condominium rules usually set hours and elevator procedures for move-ins and contractors; read them in the documents package. The on-site maintenance supervisor is the day-to-day contact (Strada at Mercato Condominium Association).
For seasonal owners, a condominium with a staffed association, a gated garage and an on-site supervisor is the simplest Naples home to leave for the summer; arrange hurricane preparation with the association before you go.
Renting at Mercato depends on the association rules: a Strada owner can lease only as the condominium declaration allows, and a Residences owner as the HOA declaration allows; neither document is posted online, so get the leasing section before you buy if rental income matters.
The minimum lease term, the number of leases a year, any approval or registration of tenants, and whether the association charges a leasing fee. Florida’s condominium statute governs what records an owner may inspect (Florida Statutes 718.111).
Lease activity and rents are owed from the next MLS refresh; for a tenant, the walk to Whole Foods and the drive to Vanderbilt Beach are the selling points.
Term | What it means at Mercato |
|---|---|
PUD | the planned unit development zoning, Mercato Ord. 05-58 |
Condominium declaration | The Strada’s recorded governing document |
Limited common element | parts of the condominium, such as an assigned garage space, reserved for one unit |
Estoppel certificate | the association’s written statement of what a unit owes at closing |
Milestone inspection | the periodic structural inspection of buildings of three stories or more |
SIRS | the structural integrity reserve study required for those buildings |
Special assessment | a one-time charge beyond the regular assessment |
Zone X / Zone AH | FEMA zones outside the floodplain / shallow flooding |
Sources: Collier PUD layer, Mercato; Florida Statutes 718.116; Florida Statutes 553.899; Florida Statutes 718.112; FEMA, Change Your Flood Zone Designation.
Living at Residences at Mercato means a newer single-family home behind a gate, on paver streets among 45 neighbors, with a private yard and garage and Mercato’s restaurants and Whole Foods a short walk away; it is one of the few places in Naples where a detached home and a town center sit side by side.
Lutgert described “Winding paver roads and lush landscaping” on an 11-acre site, with “private open-air living spaces” at each of the 45 “coastal contemporary residences” (Lutgert press release). The homes were built from 2015 to 2021 (Florida statewide parcel roll).
The award categories, 2,500 to 3,999 square feet, place the homes between a large condominium and a golf-community estate (same release).
Residences at Mercato Homeowners Association, Inc. governs the enclave (Florida Division of Corporations); its rules and budget come with the Section 720.401 disclosure summary in a sale (Florida Statutes 720.401).
The effective map puts the Residences in Zone X; the preliminary map would put three Mercato Way addresses in Zone AH (FEMA Preliminary NFHL). An elevation certificate settles where a specific home’s floor sits.
When | What |
|---|---|
January to April | Naples season |
June 1 to November 30 | Atlantic hurricane season; association hurricane procedures |
Monthly | Films Al Fresco, Cars and Coffee, PAWty in the Piazza (Mercato events) |
On the statute’s schedule | milestone inspection (by December 31 of the building’s 30th year, then every 10 years) and reserve study updates for The Strada (Florida Statutes 553.899; Florida Statutes 718.112) |
November | Collier property tax bills mailed |
Mercato suits seasonal owners because The Strada is a lock-and-leave condominium with a gated garage, an on-site maintenance supervisor and a professional manager, and the Residences are newer homes with an HOA; in season, the owner walks to dinner, groceries and the Piazza, and out of season the association watches the building.
Groceries at Whole Foods downstairs, restaurants on Strada Place, and Vanderbilt Beach about six minutes away (OSRM routing, October 2026). NCH North Naples Hospital is about six minutes as well.
Arrange hurricane preparation with the association or a home-watch service, set the air conditioning and humidity controls, and confirm who checks the unit after a storm. The Strada’s on-site supervisor and management company are the first contacts (Strada at Mercato Condominium Association).
Mercato and Pelican Bay sit across U.S. 41 from each other and answer different questions: Mercato is a compact, 53-acre town center where a condominium or home is a walk from Whole Foods and the Piazza, and Pelican Bay is a planned community of about 2,114 acres on the Gulf side of U.S. 41 with a much larger and more varied housing stock.
Factor | Mercato | Pelican Bay |
|---|---|---|
Size | about 53 acres (PUD) | about 2,114 acres (PUD) |
Homes | 92 condominiums and 45 single-family homes | a much larger mix; see our Pelican Bay page |
Daily life | walk to Whole Foods, restaurants and the Piazza | a residential community; Waterside Shops about 3 miles south of Mercato |
Beach | about 6 minutes by car to Vanderbilt Beach | on the Gulf side of U.S. 41; see our Pelican Bay page |
12-month closings | 14, $1,305,000 median | see our Pelican Bay page |
CDD | none | see our Pelican Bay page |
Sources: Collier PUD layer; Southwest Florida MLS; OSRM routing. Read our Pelican Bay page for that community’s fees and market.
Choose Mercato if you want to walk to dinner, a cinema and the grocery store, prefer a lock-and-leave condominium with garage parking or a newer gated home, and value a six-minute drive to the beach and the hospital over a private club.
Choose Pelican Bay if you want a larger planned community on the Gulf side of U.S. 41, a wider choice of condominiums and homes, and a quieter residential setting a short drive from shopping; our Pelican Bay page covers its services and fees.
You buy a home at Mercato as a resale through the Southwest Florida MLS: choose The Strada or the Residences, read the association’s documents, budget, reserve study and milestone inspection status, confirm the parking and pet rules, check the flood zone on both FEMA maps, inspect, and close after the estoppel.
A Strada condominium (985 to 2,576 square feet, 2009) or a Residences single-family home (2015 to 2021). The buyer pools, prices and rules differ.
For The Strada: the declaration, rules, budget, structural integrity reserve study and milestone inspection status (Florida Statutes 718.112; Florida Statutes 553.899). For the Residences: the HOA declaration, rules and budget, with the Section 720.401 disclosure summary (Florida Statutes 720.401).
The Strada’s units come with deeded, assigned garage spaces and the building is pet friendly (Strada at Mercato Condominium Association); confirm the number of spaces, storage and any leasing minimums in the documents.
Zone X on the effective map; check the preliminary map for Mercato Way addresses (FEMA Preliminary NFHL). Inspect even a newer home or unit.
In Collier County the buyer customarily pays the owner’s title policy, though the contract controls; property taxes and the association’s assessments are prorated. Call Marc at (239) 287-5873 and read our Naples buyer guide.
Before you make an offer at Mercato, get the association’s budget, reserve study and milestone inspection status for a Strada unit, or the HOA budget and rules for a Residences home, confirm the parking spaces and storage, the pet and leasing rules, any special assessment, the master insurance deductible and both FEMA maps, and match the price to sales of the same size and floor or model.
Question | Where the answer comes from |
|---|---|
What is the assessment and is a special assessment pending? | the estoppel (Florida Statutes 718.116) |
Is the building’s milestone inspection current? | the association; Florida Statutes 553.899 |
Are reserves funded per the structural integrity reserve study? | the association; Florida Statutes 718.112 |
How many garage spaces come with the unit? | the deed and the association |
What is the master policy’s hurricane deductible? | the association’s insurance summary |
Can I lease, and for how long? | the declaration and rules |
What is the flood zone today and on the preliminary map? | |
Who pays the owner’s title policy? | in Collier County the buyer customarily pays it; the contract controls |
The Mercato pros and cons come down to convenience against activity: walkable dining, grocery and entertainment, newer buildings, six minutes to the beach and the hospital and no CDD on one side; crowds and noise at the center, small inventory, unpublished fees and condominium safety-law costs on the other.
Pros | Cons |
|---|---|
Walk to Whole Foods, restaurants, a cinema and the Piazza | Evening crowds, events and deliveries at the center |
Vanderbilt Beach and NCH North Naples Hospital about 6 minutes | Evacuation Zone B |
Code-built 2009 condominiums and 2015 to 2021 homes | Only 137 homes; few listings at a time |
Deeded garage parking at The Strada | Association fees not published |
Zone X on the effective flood map | Preliminary map shows Zone AH at three Residences addresses |
A-rated Pelican Marsh, Pine Ridge and Aubrey Rogers schools | Milestone inspections and reserve funding add cost for condominium owners |
No CDD | No golf or private club |
Sources: as cited in the sections above.
We market a Mercato home as the town-center address it is: professional photography and video of the unit or home, the amenity deck or the gated enclave, and the Piazza at its liveliest; drone images that show the walk to Whole Foods and the short drive to Vanderbilt Beach; a document packet with the association’s budget, reserve study and milestone status ready before the first showing; and outreach to the seasonal and relocating buyers who search for walkable Naples.
For a Strada unit: the estoppel request, the budget and reserve schedule, the structural integrity reserve study summary, the milestone inspection status, the insurance summary with the master deductible, and the parking and storage deed language (Florida Statutes 718.116; Florida Statutes 718.112). For a Residences home: the HOA disclosure summary, the budget and the elevation certificate (Florida Statutes 720.401).
We market to seasonal, second-home and relocating buyers who want to walk to dinner. We reach them through our buyer database, agent outreach and the searches they use, and we answer the fee, parking and reserve questions in the first conversation.
We schedule showings when the garage and Strada Place are easy to reach, and we host one evening showing so buyers see the Piazza in action. Call Jesse direct at (239) 898-6072 to plan yours.
If you’re searching for the best Mercato listing agent, or thinking, ‘I need to sell my condo at The Strada’ or ‘my home at Residences at Mercato’, start with how your unit or home compares with the 14 that closed this year, and with the seasonal and lock-and-leave buyers who want to walk to dinner.
A Mercato sale is decided by the file: the association’s budget, reserve study, milestone inspection status and any special assessment for a Strada unit, the HOA documents for a Residences home, the parking and storage, and the size, floor and view. We prepare that file before the first showing, price from the closest matched sales, and market the town-center life to buyers nationwide.
The Mercato market, last 12 months: We tracked 14 Mercato closings at a $1,305,000 median, $675,000 to $3,200,000, and $20,305,000 in volume (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026).
McGreevy and Comisar is a top-reviewed Mercato realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
Start with a free Mercato home valuation, then let us refine it with your building, floor, size and view, or your model, lot and upgrades. Our Naples seller guide covers the listing process.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Order the estoppel certificate early; it states every amount due (Florida Statutes 718.116). Give a condominium buyer the documents Section 718.503 requires, and have the milestone inspection and reserve study ready (Florida Statutes 718.503).
In Collier County the buyer customarily pays for the owner’s title insurance policy, although the purchase contract controls. Sellers typically pay documentary stamp tax on the deed and their share of prorations.
The larger plans: on the 2026 roll, the 15 units of 1,900 to 2,299 square feet carry a median just value of $1,094,024 and the three of 2,300 square feet and up $1,633,936 (Florida statewide parcel roll); the MLS’s five highest Strada closings were $1,500,000 to $1,900,000.
Yes. Seasonal buyers often want a turnkey unit; list the furniture in the contract and price it separately so the appraisal reflects the real estate alone.
As part of the price. A current milestone inspection, a funded structural integrity reserve study and a clear budget projection make a Strada unit easier to finance and easier to sell (Florida Statutes 718.112).
Mercato’s buyers are often seasonal; the closings in the window ran from August to July, with four in March 2026 (Southwest Florida MLS). We usually launch for the winter season.
The Mercato documents below are the official records a buyer or seller should read, each from the authority that publishes it: the county’s PUD record, the state’s condominium list, the association filings, FEMA’s flood maps and the Florida statutes that govern condominium and HOA sales.
Document | What it is | Official link |
|---|---|---|
Collier PUD layer, MERCATO (Ord. 05-58) | the PUD record | |
Florida DBPR condominium list | STRADA, A CONDO, 92 units | |
FEMA National Flood Hazard Layer | effective zone by address | |
FEMA Preliminary NFHL | proposed zone by address | |
Florida Statutes 553.899 | milestone inspections | |
Florida Statutes 718.112 | structural integrity reserve studies | |
Florida Statutes 718.116 | assessments and estoppel | |
Florida Statutes 720.401 | HOA disclosure summary |
These answers about Mercato, Naples come from Collier County’s PUD, address and flood records, the state parcel roll and condominium list, the associations’ own pages and filings, the developers’ releases, FEMA, Collier County Public Schools and the Southwest Florida MLS, each with its source and date; where a record is not public, the answer says so.
Mercato is a mixed-use planned development of about 53 acres at U.S. 41 and Vanderbilt Beach Road in North Naples, with a Whole Foods, restaurants, shops, offices and a cinema around a pedestrian main street, plus 92 condominiums and 45 single-family homes (Collier PUD layer, Mercato; REBusiness).
On the northeast corner of U.S. 41 (Tamiami Trail North) and Vanderbilt Beach Road, ZIP 34108, between Pelican Marsh and Pelican Bay. All 14 closings in the last 12 months were in 34108 (Southwest Florida MLS).
Barron Collier Companies and The Lutgert Companies, as a joint venture, opening in 2008 (Shopping Center Business). Lutgert later developed Residences at Mercato (Lutgert press release).
In May 2015 Barron Collier, Lutgert and Madison Marquette sold Mercato’s retail and Class A office space to Prudential (same Shopping Center Business article). The current owner of record is a documents item; the homes are owned by their owners.
Whole Foods opened in September 2008, with the center’s grand opening slated for 2009 (REBusiness). The Strada’s condominium was recorded July 8, 2009 (Florida DBPR condominium list).
About 53 acres: the PUD polygon measures about 53.5 acres, and the 2008 trade press said “53 acres” (REBusiness). A 2015 article described “a 42-acre parcel,” likely the commercial parcel sold.
Yes, in two places: The Strada, 92 condominiums above the shops on Strada Place, and Residences at Mercato, 45 single-family homes in a gated enclave on Mercato Way and Mercato Lane (Florida statewide parcel roll).
137: 92 condominiums at The Strada and 45 single-family homes at Residences at Mercato (same roll).
The condominium of 92 residences in two buildings, 9115 and 9123 Strada Place, built in 2009 above the ground-floor retail, with deeded garage parking and a third-level amenity deck (Strada at Mercato Condominium Association).
985 to 2,576 square feet of assessed living area on the county roll, median 1,484; 59 of the 92 are between 1,400 and 1,599 square feet (Florida statewide parcel roll).
We tracked 12 Strada closings in the 12 months to August 11, 2026 at a $990,000 median, from $675,000 to $1,900,000 (Southwest Florida MLS).
The association does not publish its assessment. Ask for the current budget and an estoppel certificate, which Florida law requires the association to provide on request (Florida Statutes 718.116).
Yes; the association describes its buildings as “pet friendly” and its amenity deck includes “a dog run” (Strada at Mercato Condominium Association). Check the declaration for size and number limits.
Yes, “a 52’ lap pool and spa” on the third-level amenity deck, with a sunning deck, grills, a fire pit and a fitness center (same source).
“Each unit includes deeded, assigned parking spaces in our gated, private garage” (same source). Confirm the number of spaces in the deed.
Leasing rules are in the condominium declaration and rules, which are not public online; ask the association before you buy if renting matters.
“An owner elected Board of Directors and a professional local property management company,” with “a full time, on-site maintenance supervisor” (same source).
Yes. The milestone-inspection statute covers condominium buildings three stories or more, and Section 718.112 requires a structural integrity reserve study for them (Florida Statutes 553.899; Florida Statutes 718.112).
A gated enclave of 45 single-family homes on an 11-acre site, developed by The Lutgert Companies and built by Lutgert Construction from 2015 to 2021, “just 1.7 miles from the beach” (Lutgert press release).
Yes; Lutgert described “the gated community” (same release).
The two closings in the last 12 months were $2,775,000 (May 2026) and $3,200,000 (March 2026) (Southwest Florida MLS). The 2026 roll’s median just value for the 45 homes is $2,530,506 (Florida statewide parcel roll).
Lutgert’s award-winning models were in the 2,500 to 2,999, 3,000 to 3,499 and 3,500 to 3,999 square foot categories (Lutgert press release).
Yes; Lutgert announced on April 26, 2021 that “all of our homes in Residences at Mercato have been sold” (same release). Every sale now is a resale.
Not published. Residences at Mercato Homeowners Association, Inc. (N15000001208) is active (Florida Division of Corporations); ask for the budget and estoppel.
No. The county’s community development district layer shows none (Collier CDD layer).
About 1.9 road miles and 6 free-flow minutes to the public beach access at Vanderbilt Beach; Clam Pass Park is about 9 minutes and Delnor-Wiggins Pass State Park about 10 (OSRM routing, October 2026).
NCH North Naples Hospital, about 2.4 road miles and 6 free-flow minutes away (OSRM routing).
About 16 free-flow minutes and 8.1 road miles to Fifth Avenue South (OSRM routing).
About 39 free-flow minutes and 28 road miles; Naples Municipal Airport is about 17 minutes (OSRM routing).
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High at all 9 addresses the district’s lookup returned, all A for 2025 to 2026 (Collier County Public Schools, 2026 Accountability Brief).
Not on the effective map: FEMA’s map effective February 8, 2024 shows Zone X at all 58 sampled addresses. The preliminary map would place three Residences addresses on Mercato Way in Zone AH (FEMA NFHL; FEMA Preliminary NFHL).
Zone B at all 58 addresses we sampled (Collier Hurricane Evacuation Zone layer).
We found no public record of flooding at the Mercato residences in Ian; ask the associations directly. Ian’s surge reached 6 to 9 feet above ground in coastal Naples (National Hurricane Center, Ian report).
Yes; the 53,000-square-foot Whole Foods opened in September 2008 as the center’s anchor (REBusiness).
The center’s directory lists The Capital Grille, Bar Tulia, Blue Martini, Beeline, The 239 Naples and others (Mercato directory).
Silverspot Theaters was among Mercato’s tenants in the 2015 sale report (Shopping Center Business), and the Piazza hosts monthly Films Al Fresco (Mercato events).
The central event space on Strada Place, being tripled in size by an expansion that broke ground in July 2025, with a performance stage, more seating and shade (Naples Press).
Monthly movies, Cars and Coffee, PAWty in the Piazza and Mahjong nights, plus seasonal events such as the Pumpkin Patch (Mercato events).
The directory marks its dog-friendly retailers, the center hosts a monthly PAWty in the Piazza, and The Strada has a dog run (Mercato directory; Strada at Mercato Condominium Association).
No. Mercato is its own PUD; Pelican Marsh borders it, about 0.14 miles from Mercato’s center by the county’s PUD layer (Collier PUD layer).
Mercato is a 53-acre town center with 137 homes; Pelican Bay is a planned community of about 2,114 acres across U.S. 41 (same PUD layer). See our Pelican Bay page.
Within Mercato, yes: Strada Place is a pedestrian main street, and the Residences are a short walk from the center (Shopping Center Business calls it “upscale, pedestrian-friendly”). Beyond it, U.S. 41 and Vanderbilt Beach Road are major roads.
It is an active center with nightlife venues such as Blue Martini and evening events in the Piazza (Mercato directory; Mercato events). Visit at night before buying a Strada unit, and ask about unit orientation.
14, from August 11, 2025 to August 11, 2026: 12 at The Strada and 2 at Residences at Mercato (Southwest Florida MLS).
$1,305,000 across all 14 closings; The Strada’s 12 closings had a $990,000 median (Southwest Florida MLS).
No. The Strada dates from 2009 and the Residences sold out in 2021; every sale is a resale (Lutgert press release).
9115 and 9123 Strada Place, Naples, FL 34108; the state’s condominium list records “STRADA, A CONDO” at those addresses with 92 units (Florida DBPR condominium list).
Yes, on the third level, “tropically landscaped,” with the lap pool and spa, sunning deck, grills, fire pit, fitness center and dog run, plus a clubroom with a full kitchen and pool table (Strada at Mercato Condominium Association).
Lutgert Construction, for The Lutgert Companies (Lutgert press release).
The Le Ciel model won the Sand Dollar award for Product Design of the Year and a Grand Aurora; the Enclave model a Grand Aurora; and Le Jardin a Silver Aurora (same release).
Yes, about 3.1 road miles and 7 free-flow minutes south on U.S. 41 (OSRM routing, October 2026).
North Collier Fire, North Naples district (Collier Fire District layer).
Mercato is zoned as a planned unit development under Ordinance 05-58 (Collier PUD layer, Mercato); the ordinance text, with its use and unit limits, is a county records item.
Owners who value walking to dinner, a gated garage and a six-minute drive to NCH North Naples Hospital (OSRM routing) find all three here. The homes have no age restriction in the records we read.
No. Mercato has no golf course or private club; its shared amenities are the town center and each association’s own facilities.
Yes; the enclave on Mercato Way and Mercato Lane is inside the same PUD as the center, a short walk from Strada Place (Collier address points layer).
No. Mercato has a Naples mailing address but is in unincorporated Collier County, in County Commission District 2 (Collier Commissioner Districts layer).
Yes. The listing agent represents the seller; your agent reads the association’s budget, reserve study and milestone inspection status for you. Call Marc at (239) 287-5873.
These seller answers for Mercato, Naples cover pricing a Strada condominium or a Residences home, the association and condominium safety-law file at resale, timing and costs, drawn from the Southwest Florida MLS, the county roll, the associations’ pages and filings and Florida statutes, each with its source.
Your unit’s size, floor, view and finishes set its value more than the Mercato median. We tracked 12 Strada closings in the 12 months to August 11, 2026 at a $990,000 median, $675,000 to $1,900,000 (Southwest Florida MLS). Start with a free Mercato home valuation, then we refine it from the closest matched sales.
The two Residences closings in the window were $2,775,000 and $3,200,000 (Southwest Florida MLS), and Collier’s qualified recorded sales show three from March 2025 to May 2026, $2,775,000 to $3,750,000, against a median 2026 just value of $2,530,506 (Florida statewide parcel roll). Model, lot and upgrades decide where your home falls.
The August 2026 extract does not include days on market; it is owed from the next MLS refresh. With 14 sales a year, timing and pricing matter more here than in a large market.
The larger plans. On the 2026 roll, the 15 units of 1,900 to 2,299 square feet have a median just value of $1,094,024 and the three of 2,300 square feet or more $1,633,936, against $679,448 for the 59 units of 1,400 to 1,599 square feet (same roll).
Yes. Floor, view and orientation to the Piazza are part of every comparison; the MLS extract we hold does not yet carry the floor of each sale, so we price with the floor and orientation of each comparable.
Order the estoppel certificate early (Florida Statutes 718.116). For a condominium, give the buyer the documents Section 718.503 requires (Florida Statutes 718.503); for a Residences home, the Section 720.401 disclosure summary (Florida Statutes 720.401).
Yes. The Strada is a building of three stories or more, so its milestone inspection status and structural integrity reserve study are part of every serious buyer’s due diligence (Florida Statutes 553.899; Florida Statutes 718.112). Have the association’s summary ready.
Disclose it and decide with the buyer who pays; the contract controls. An assessment adopted before closing is usually the seller’s, and buyers price it in.
The Strada’s spaces are “deeded, assigned parking spaces in our gated, private garage” (Strada at Mercato Condominium Association); confirm the deed language with the title company so the spaces convey.
In Collier County the buyer customarily pays for the owner’s title insurance policy, although the purchase contract controls. Sellers typically pay documentary stamp tax on the deed and their share of prorations.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price; at The Strada’s $990,000 median it is $6,930 ($990,000 divided by 100, times $0.70).
Inventory is small (137 homes in all), so a well-prepared listing competes with few others. The Strada’s closings in the window ran from $675,000 to $1,900,000 (Southwest Florida MLS). We look at active listings in the building before we set a date.
March 2026 had four of the 14 closings (Southwest Florida MLS). We usually launch for the January to April season, when seasonal buyers are in town.
Its expansion, begun in July 2025, is enlarging the center’s main gathering space (Naples Press). Buyers who come for the town center see it first; we show it in every listing.
Investors read the leasing rules first; check the declaration’s minimum lease term and limits before marketing to them.
Not on the effective map, where Mercato is Zone X. For a Residences home on Mercato Way, a certificate helps if the preliminary map, which shows Zone AH at three addresses, takes effect (FEMA Preliminary NFHL).
Buyers recognize the award-winning plans, Le Ciel, Enclave and Le Jardin (Lutgert press release); we name the model and its award in the listing.
We can market it privately to our buyer database and agent network before, or instead of, a public listing. Call Jesse direct at (239) 898-6072.
Compare the rent the declaration allows you to collect with the assessment, insurance, reserves and any special assessment, and with what a sale nets today.
Professional photography of the unit or home, the amenity deck or enclave, and the town center at its best hours; drone images showing the walk to Whole Foods and the drive to Vanderbilt Beach; and a listing that answers the fee, parking and reserve questions up front.
With few sales, appraisers may reach outside Mercato. We give them the closest matched sales in the same building or enclave and the reasons nearby sales differ.
The buyer’s assessment resets to the purchase price; your homestead and Save Our Homes cap end with your ownership, and portability may move part of your savings to a new Florida homestead (Florida Department of Revenue).
Assessments are prorated by the closing date on the estoppel; any past-due amounts come out of the seller’s proceeds (Florida Statutes 718.116).
Known facts that materially affect value, the association documents the statutes require, any pending special assessment, and for a condominium the milestone and reserve study status.
Start with what a buyer gives up and gains: at The Strada, the walk to Whole Foods and dinner, a deeded garage space and a building from 2009; in a Pelican Bay tower, a different set of amenities and views. We price your unit from Strada sales first, then show buyers the comparison side by side. Our Pelican Bay page covers that market.
Florida’s structural integrity reserve study rules can raise the reserve contribution in the budget (Florida Statutes 718.112). Buyers price the current and the next year’s assessment, so we get the association’s budget projection into the listing file early and explain it plainly.
The count is owed from the next MLS refresh; with 92 units, inventory is thin and each listing is compared with the last few sales in the same plan.
A team that reads the association file and prices from matched sales in your building or enclave. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price and negotiate every listing personally. Call Jesse direct at (239) 898-6072.
Request a free Mercato home valuation or Call Jesse direct at (239) 898-6072.
Yes, subject to the lease and the declaration; give the buyer the lease, deposit and rent history.
It can. Buyers ask about the master policy’s hurricane deductible because it can become a special assessment after a storm; have the association’s insurance summary in your packet (Florida Statutes 718.111).
Many will. We show what Mercato offers that a tower does not, the walk to dinner and groceries and the deeded garage, and price against both.
Seasonal buyers often want turnkey units. We help you decide what furniture to include and how to list it in the contract.
Paint, lighting and flooring updates photograph well and help a seasonal buyer who wants a turnkey unit; we weigh a full kitchen remodel against the matched sales before you spend. We walk the unit with you and rank the projects.
Yes. The 59 Strada units of 1,400 to 1,599 square feet are the core of the market; the larger plans of 1,900 square feet and up draw a smaller pool of buyers willing to pay for space in a walkable location (Florida statewide parcel roll).
Yes; with only 45 homes, a neighbor can be a natural first buyer. We can approach them quietly and still test the price against the open market.
Buyers of Mercato Way homes may, because the preliminary map shows Zone AH at three addresses (FEMA Preliminary NFHL). An elevation certificate and an insurance quote answer the question before it becomes a negotiation.
Some buyers want the view and the activity; others want quiet. We market a Piazza-facing unit to the first group and price with the comparables that share its orientation.
McGreevy and Comisar are your Mercato real estate experts: Jesse McGreevy, in Southwest Florida real estate since 2004, and Marc Comisar lead Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, and represent Mercato sellers and buyers from offices in Bonita Springs and Naples.
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). Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about the team at Domain Realty Group.
Selling your Mercato home? Get a free Mercato home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
