Monterey

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

Monterey is a guard-gated community of 420 platted homes on Orange Blossom Drive in North Naples, Florida, ZIP 34109, sitting inside the block bounded by Vanderbilt Beach Road, Goodlette-Frank Road North, Airport-Pulling Road North and Orange Blossom Drive. This page is built from the Collier County tax roll, the Clerk of Courts recorded instruments, the Florida Division of Corporations, FEMA's National Flood Hazard Layer and the school district's own address file. It sits under our Naples real estate hub, where every Naples community we cover is indexed. Everything below is measured, cited and dated, and where the public record stops we say so instead of guessing.

Monterey, Naples: The Short Answer for Buyers and Sellers

Monterey is a 193-acre guard-gated planned unit development in unincorporated Collier County, North Naples, with 420 platted homes across seven recorded plats and condominiums. Monterey has one master association over four neighborhood associations, no Community Development District, no golf course, and a 6,977-square-foot clubhouse renovated in a project costing more than two million dollars.

Below that sits the detail: the recorded plat chronology that explains the community's two different names, a benchmark table comparing all six of Monterey's residential neighborhoods on one yardstick from the county roll, the FEMA flood-zone finding that nobody has published before, the exact leasing and transfer rules that can break a 30-day closing, and ten years of qualified arm's-length sales broken out by product type.

Monterey is recorded, and still widely marketed, as Villages of Monterey. Both names describe the same community. The market name today is Monterey, and that is the name Collier County's own zoning layer carries for the planned unit development.

If you are selling in Monterey, start with our Naples home valuation request or call Jesse McGreevy (239) 898-6072 directly. If you are buying, read how we represent buyers in Naples and then call. We do not run this page as a lead trap. It is a reference document, and the phone number on it is answered by the people whose names are at the top.

Why McGreevy and Comisar Are the Best Realtor for Monterey in Naples

McGreevy and Comisar are the best realtor choice for Monterey in Naples because the depth of local measurement on this page is the depth we bring to a listing. We are Top 1% Real Estate Agents Nationally Since 2008, we have been the #1 Team in Southwest Florida since 2012, and we sell North Naples every week.

Here is the record, stated plainly and without rounding:

• Top 1% Real Estate Agents Nationally Since 2008. Eighteen consecutive years in the national top one percent of licensed agents.
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). Twenty straight years, and five recipients out of more than twenty-one thousand licensees in the region.
• #1 Team in Southwest Florida since 2012.
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, across more than 4,000+ transactions.
• McGreevy and Comisar alone have over $900 million in Sales.
• Nationally Recognized Top Producing Realtors.
• Platinum Sales Production Award Winners.

The Monterey track record, measured rather than asserted. In the trailing twelve months the Southwest Florida MLS Matrix records 23 Monterey closings totalling $35,852,500, at a median sale price of $1,650,000, a median of 68 days on market and an average sale-to-list ratio of 95.51%. The highest was 7985 Beaumont Ct at $2,825,000. The fastest was 7986 Beaumont Ct, which sold at 0 days on market. Those are Matrix figures pulled 2 September 2026, and they describe the whole community rather than any one firm's share of it.

Jesse McGreevy started in real estate in October 2004 and launched his own team in October 2008. Marc Comisar handles field work and client-facing negotiation. Together they co-founded Domain Realty and co-own the brokerage, which is why a Monterey seller working with us is not handing a listing to an agent who then has to ask a manager for permission to do something unusual.

What that means for a Monterey owner specifically. Monterey is not a community you can price from an automated estimate. It contains six recorded neighborhoods whose median assessed values run from roughly $390,000 to roughly $1.36 million, and a blended community median moves with whatever happened to sell that quarter rather than with the market. Getting a Monterey price right means knowing which plat a house sits in, whether it fronts a platted water tract, whether the master association's transfer-approval clock has been started, and which of the four neighborhood associations governs the exterior. All four of those facts change the number.

What it means for a buyer. The two most restrictive leasing positions in Monterey sit inside two of its six neighborhoods, and a buyer who intends to lease can be locked out for 12 or 24 months without knowing it until after closing. The community also straddles a FEMA flood-zone boundary, so flood insurance is federally mandated on some Monterey addresses and not on others. We check both before you write an offer, not after.

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end."

Sloane Gelfman, Verified Google review

McGreevy and Comisar are a top-reviewed Naples realtor team, and every quote on this page is a real, named, verifiable Google review. We do not composite, tailor or invent client language.

Talk to us directly. Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Sellers can request a Monterey home valuation; buyers can read how we represent buyers in Naples.

Key Takeaways

• 420 platted homes, made up of 419 built dwellings plus one remaining buildable homesite on Vera Cruz Way. The tax roll carries 443 parcels in total, of which roughly 20 are association-owned common tracts rather than homes.
• Guard-gated with a staffed gatehouse at the Mission Drive entrance on Orange Blossom Drive. One verified gated entry.
• Entitled for 907 dwelling units at 4.69 units per acre. 420 were platted. Monterey was built to about 46% of what it was allowed, which is why the lots and the lakes are as large as they are.
• No Community Development District. Definitive, checked against Florida Commerce's Official List of Special Districts, the all-dissolved list, the inactive list and a full Clerk index sweep.
• All ages. The 28-page Master Protective Covenants contain no age restriction and neither do the recorded master amendments.
• Zoned to Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High, all three graded A by the Florida Department of Education, on every one of the 426 addressed parcels in the school district's own address file. No split zoning.
• Monterey straddles FEMA Zone AE and Zone X-shaded under FIRM panels 12021C0381J and 12021C0382J, both effective 8 February 2024. Flood insurance is federally mandated on a mortgaged home in the AE portion and is not in the X-shaded portion. This is an address-by-address question.
• Six residential neighborhoods, three clean price tiers, 1989 to 2002 build-out with a median year built of 1994.
• Master Board approval is mandatory for any sale or gift, with 30 days' written notice before closing. A contract written on a 30-day close is at risk.
• A $1,600 resale capital assessment, adopted in 2017, is payable by the buyer at closing and the Board may raise it by up to 10% per calendar year.

Table of Contents

1. Where Monterey is, and the Orange Blossom Drive corridor
2. The Woodbridge story: how Monterey got its name
3. The six neighborhoods of Monterey, measured side by side
4. Inside each Monterey neighborhood, street by street
5. Entitlement versus reality: 907 approved, 419 standing
6. How Monterey is governed
7. What it costs to own in Monterey
8. Rules that change a purchase decision
9. Amenities and the Monterey clubhouse
10. Flood zones, flood insurance and storm history
11. Milestone inspections and structural reserve studies
12. Schools zoned to Monterey
13. Healthcare, shopping, dining, beaches and drive times
14. What is being built near Monterey
15. The Monterey market: county roll sales and live MLS analysis
16. How Monterey compares to its North Naples neighbors
17. Downloadable documents and primary records
18. Thinking of selling your Monterey home
19. Buying in Monterey
20. Frequently asked questions, buyer edition
21. Frequently asked questions, seller edition
22. Your local real estate experts
23. Sources and authoritative references

Where Monterey Is, and the Orange Blossom Drive Corridor

Monterey occupies a compact block in North Naples, unincorporated Collier County, ZIP 34109, with its single gated entry on Mission Drive at Orange Blossom Drive between Goodlette-Frank Road North and Airport-Pulling Road North. The community footprint measures roughly 0.58 miles north to south by 0.50 miles east to west, with four arterials on its perimeter.

The precise geography matters here, and the table below is measured rather than described. From the community footprint against OpenStreetMap road centrelines:

The northernmost tier of Monterey lots effectively abuts Vanderbilt Beach Road. The fastest arterial connection from the gate is not Airport-Pulling Road at all: it is Goodlette-Frank Road North at Orange Blossom Drive, 0.38 road miles and roughly one minute from the gate. Airport-Pulling Road at Orange Blossom Drive is 1.73 road miles away, because Orange Blossom Drive has to be traversed east to reach it.

Community coordinates and footprint, measured. The centroid of the 426 addressed parcels in the Collier County Public Schools address file sits at 26.239157, -81.781287. The main gate node on Mission Drive at Orange Blossom Drive sits at 26.234968, -81.784217. The community's bounding box runs 26.234915 to 26.243250 north and -81.785107 to -81.777077 west.

One gate, and only one. Monterey has a single gated entry, on Mission Drive at Orange Blossom Drive, with a gatehouse building sited on a landscaped island that splits the roadway into separate inbound and outbound lanes. The entire private street network inside Monterey is one continuous parcel owned by the Monterey Master Owners' Association, and the association's own access forms are community-wide single-gate forms. A second, smaller gated drive visible south of Orange Blossom Drive in aerial imagery belongs to a different community and is not Monterey's.

The corridor itself. Orange Blossom Drive west of Airport-Pulling Road is a two-lane county road that serves a short string of residential communities plus a genuinely useful civic cluster. Within 1.5 road miles of the Monterey gate, on that one road, sit the Collier County Orange Blossom Government Center at 2335 Orange Blossom Drive (1.20 road miles), the Collier County Public Library Headquarters Regional Branch at 2385 Orange Blossom Drive (1.45 road miles), and First Baptist Academy and First Naples Church at 3000 Orange Blossom Drive (1.85 road miles). The Village School of Naples on Goodlette-Frank Road North is 1.69 road miles away.

The walkability claim, tested rather than repeated. Monterey is frequently described as being within walking distance of the county library. That is true and it has been measured: 0.98 miles and roughly 21 minutes on foot from the main gate, along a continuous mapped sidewalk network that runs along Orange Blossom Drive from the Mission Drive gate east to Airport-Pulling Road. Three caveats belong with that number and they are not decoration. First, the 21 minutes is a pedestrian-routing model at about 2.8 miles per hour, not an observed walk. Second, it is a walk from the gate, not from every home: houses at the north end of the community on Cadiz Court, Vera Cruz Way and Las Palmas Way sit roughly 0.58 miles north of the gate, which makes the same trip about 1.6 miles and 33 minutes each way. Third, 21 minutes in a Naples July on an arterial-adjacent sidewalk is a walk, not a stroll, and anyone who tells you otherwise has not done it in August.

Interior driving distance. Every road distance on this page is measured from the main gate. Routing from the community centroid instead of the gate adds a consistent 0.9 miles and about 3 minutes to every destination. For a home deep inside Monterey, add roughly a mile and three minutes to every figure below.

Future land use around the community. Monterey itself sits in Collier County's Urban Residential Subdistrict. The surrounding one-mile ring carries the Orange Blossom Mixed Use District, the Orange Blossom / Airport Crossroads Commercial Subdistrict, the Airport Carlisle Mixed Use Subdistrict, the Buckley Mixed Use Subdistrict, a Mixed Use Activity Center Subdistrict, Residential Density Bands and an Industrial District. In plain terms: the county's own comprehensive plan already anticipates commercial and higher-intensity mixed use along Airport-Pulling Road to the east, and low-density residential to the west toward Goodlette-Frank Road. A buyer asking what else can be built nearby should be pointed at the future land use map, not at a rumour.

The Woodbridge Story: How Monterey Got Its Name, and Why a Unit Three Exists but a Unit One Does Not

Monterey was originally approved as the Woodbridge Planned Unit Development under Collier County Ordinance 85-25, adopted on petition R-84-48C on 4 June 1985. Ordinance 90-28, adopted in April 1990 on petition PDA-89-10, renamed the Woodbridge PUD to the Monterey PUD. The developer then dropped the words "at Woodbridge" from its plat names in a 48-day window later that year.

That single sequence explains a puzzle that has never been published anywhere: there is no plat called "Monterey Unit One," and there is no plat called "Villages of Monterey at Woodbridge Unit Three." Both gaps are real, both are permanent, and neither is a records error.

Here is the recording chronology, taken from the Collier County Clerk of the Circuit Court and Comptroller's Official Records index and from the recorded legal descriptions carried in the county tax roll:

Read the fourth and fifth rows together. Unit Four went to record on 19 October 1990 still carrying "at Woodbridge." Unit Five went to record on 6 December 1990 as plain "Monterey Unit Five." The plat-name switch is bracketed to a 48-day window between those two recordings, roughly six to eight months after the county ordinance that renamed the PUD.

Why "Monterey Unit One" does not exist: Units One, Two and Four were platted before the developer changed its plat naming, so all three permanently carry "at Woodbridge."

Why "Woodbridge Unit Three" does not exist: Unit Three was not platted until 10 February 1992, more than a year after the switch, so it was recorded as plain "Monterey Unit Three."

The unit numbers are the developer's phasing plan, not the recording sequence. Unit Three was platted fifth, three and a half years after Unit One and sixteen months after Unit Five. Every numbered unit from One through Six exists. Nothing was vacated, nothing was replatted, nothing went unrecorded.

This was tested, not assumed. A scan of the Collier County Property Appraiser's subdivision polygon layer, which holds 4,773 subdivision records covering the entire county, returns exactly three plats carrying the Woodbridge name, and all three are Monterey's. There is no orphan "Woodbridge Unit Three" anywhere in Collier County. The scan was run with positive controls: the same query returned 47 subdivisions in Plat Book 15, 33 in Plat Book 17, 48 in Plat Book 19 and 34 in Plat Book 23, so the layer is populated and the query works.

Where the abbreviation comes from. The Collier County tax roll abbreviates the three Woodbridge plats to a fixed-width short form. Expand the roll's abbreviation against the recorded legal description and it reads "Villages of Monterey at Woodbridge, Unit One," "Unit Two" and "Unit Four." That abbreviation is the reason so much circulating copy about this community garbles the plat names.

Collier County's own zoning map agrees. Zoning map sheet 9502N, which covers Township 49 South, Range 25 East, Section 2, north half, is labelled "MONTEREY (FORMERLY WOODBRIDGE)" and carries the numbered zoning-note chronology for the polygon. The county's planned unit development GIS layer records the community as NAME "MONTEREY" with the alternate name field reading "Woodbridge," petition R-84-48, ordinance 90-28, county PUD identification number 159, and status BUILT OUT with an estimated build-out year of 2010.

One honest limit on the date. Collier County's own records give two different day-level dates for the adoption of Ordinance 90-28. The county zoning layer and the printed zoning map sheet both carry one date; the county's separately maintained PUD Master List spreadsheet carries another. Neither source is more authoritative than the other, and the ordinance image itself sits behind an authenticated county repository. The month and year are agreed by every county source: April 1990. We publish the month and decline to publish a day, because publishing a day would mean choosing between two county records on no evidence.

The developer. The recorded developer of every plat dedication and lot deed is Monterey Associates, a Florida general partnership and successor to Woodbridge Associates. Its recorded partners were The Monterey Company, Monterey Development Management Co., Woodbridge Development Company and Woodbridge Distributing Co., Inc., under an amended general partnership agreement recorded 29 August 1988 at Official Records Book 1376, Page 1643. Monterey Development Management Company was a Florida profit corporation filed 28 September 1987 with its principal office at 5900 Enterprise Parkway, Fort Myers. Construction lending across the build-out came from Naples Federal Savings and Loan Association, BancFlorida FSB, Barnett Bank of Palm Beach County and First Union National Bank of Florida, all of which appear as joining or consenting mortgagees on the recorded covenants and on the condominium declaration.

Two later zoning actions exist, and their substance is not public. The Monterey PUD's zoning record carries a Hearing Examiner insubstantial change decided 9 July 2019 and a scrivener's-error correction ordinance adopted 12 December 2023. Both are real and both are recorded in the county's zoning note for the polygon. Neither document image is retrievable without an authenticated session at the county's records repository, so we do not state what either action did. What we will say is this: Monterey's zoning file is not frozen in 1990, and any buyer or seller who wants those two documents can request them from Collier County Growth Management by petition number.

A dedicated page for Villages of Monterey at Woodbridge, Unit One is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

The Six Neighborhoods of Monterey, Measured Side by Side

Monterey contains six residential neighborhoods across seven recorded plats and condominiums, and the table below compares all six on one yardstick computed from the Collier County Property Appraiser's 2026 preliminary tax roll. It lets a buyer or seller see exactly which tier of Monterey a given street belongs to.

How to read this table, and how not to.

• Living area is the roll's adjusted area, which includes garage and lanai adjustments, not the heated base footprint. Every price per square foot in this table is computed on adjusted area. Never set one of these square footages beside a price per square foot computed on heated area from another source; the two measure different things and the comparison will be wrong by several hundred square feet on a detached house.
• Just value is not sale price. The 2026 just value column is the county's assessed value. The trailing-24-month median is what buyers actually paid in arm's-length transactions. They are different words and different numbers, and the gap between them in Monterey is large.
• The sale columns rest on small samples. Three of the six rows are built on three to six qualified sales. A median on five sales moves with which five houses sold. Read the price per square foot column and the multi-year trend before you read any single median.
• Never blend these into one community median. Monterey contains a $375,000 attached tier and a $1.95 million detached tier under one gate. A single blended Monterey median tracks the mix of what happened to sell, not the market.
• Sales counts are qualified, arm's-length, improved sales only, as flagged by the county's own qualification determination. Quitclaims, family transfers and estate deeds are excluded.

Three clean price tiers. Read down the just value column and Monterey resolves into three products, not one: attached homes at roughly $390,000 to $473,000 of assessed value, detached villa homes at roughly $778,000, and detached single-family homes at roughly $1.25 million to $1.36 million. That tier structure is the most useful single fact about this community, and it is the reason a blended median is misleading here rather than merely imprecise.

Land composition, from the same roll. The seven plats carry 182.25 acres of parcels. Broken out by the county's own land-use coding:

Roughly 37% of Monterey's platted acreage is common ground rather than private lots: water, streets, open space and the amenity tract. Note that 182.25 acres is the sum of taxable parcels inside the seven recorded plats, while the PUD zoning boundary Collier County carries for Monterey is 193.00 acres. Both figures are correct. They measure different boundaries, and neither is a correction of the other.

Build chronology, all 420 buildings on the roll.

First building 1989, most recent 2025, median year built 1994. 379 of 420 buildings, 90%, went up in the ten years from 1990 through 1999. The handful of buildings dated after 2005 are teardown rebuilds, not original construction, and they cluster in Monterey Unit Five and on Cordoba Circle.

Inside Each Monterey Neighborhood, Street by Street

Each of Monterey's six residential neighborhoods has its own streets, its own product type, its own build window and, in four cases, its own governing association and its own architectural review board. Knowing which one a house sits in is the difference between pricing it correctly and pricing it by community average.

One trap first, and it is a live one for anyone writing address-specific copy about this community: Mission Drive is the only street in Monterey that crosses plat boundaries. Its addresses split across Villages of Monterey at Woodbridge Unit One, Villages of Monterey at Woodbridge Unit Four and Monterey Unit Five, with the Unit Four and Unit One ranges interleaved. A Mission Drive address on its own does not identify a neighborhood, does not identify an association, and does not identify a fee tier.

Villages of Monterey at Woodbridge, Unit One: the custom-home core

Unit One is Monterey's founding plat, recorded 3 August 1988 at Plat Book 15, Pages 10 through 15, and it holds 124 homes built between 1989 and 2017 with a median year built of 1991. Its streets are Cordoba Circle, Laguna Way, Sevilla Way, Ponte Verde Way, Verona Court, Medea Court and the Unit One stretch of Mission Drive. Median adjusted living area is 3,352 square feet on a median 0.32-acre lot, and median 2026 just value is $1,342,362.

Unit One is a custom-home neighborhood, not a production one, and the recorded documents say so explicitly rather than leaving it to marketing. The Monterey Single Family Neighborhood Covenants set a minimum living area of 1,800 square feet, require an attached garage of at least 500 square feet for not fewer than two and not more than three cars, prohibit carports and detached garages outright, cap height at 30 feet above the crown of the road and at two stories of living area, and set front setbacks at 30 feet, side setbacks at 10 feet for one story or 12.5 feet for two, rear at 25 feet and lake setbacks at 25 feet from the control-elevation shoreline. Roofs must be a minimum 5:12 pitch in flat or barrel cement or clay tile, sawn or split cedar shake, slate or copper. Owners may not build docks or any other structure within the lakes.

The architectural review board guidelines for this neighborhood, effective 15 November 1988 and reprinted in 1999, run to 43 pages, require the board's administrator to be a local practicing architect, and contain a section headed "Repetitive Designs." That combination is why the housing stock here is architecturally varied rather than repetitive, and it is a large part of why no developer model names exist for Monterey.

Widest range in the community: living area on this plat runs from 2,341 to 6,496 adjusted square feet. Cordoba Circle carries the single largest recorded rebuild, a 2017 house, and Sevilla Way carries the largest original base area on the plat.

A dedicated page for Villages of Monterey at Woodbridge, Unit One is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Villages of Monterey at Woodbridge, Unit Two: the 20 attached courtyard villas on San Bernadino Way

Unit Two was recorded 8 March 1989 at Plat Book 15, Pages 69 through 70, and it holds 20 attached courtyard villas on San Bernadino Way, every one of them built in 1990. Median adjusted living area is 1,830 square feet, living area runs 1,370 to 2,120 square feet, median lot is 0.04 acres and median 2026 just value is $472,710. Three qualified sales closed in the trailing 24 months at a median of $555,000.

The 20 villas sit in four multi-unit buildings on tracts lettered K, L, M and N, addressed 1702 through 1761 San Bernadino Way, and the county's own address layer types every one of them as multi-family. These are fee-simple villas, not condominium units. The Monterey Villa Owners' Association's own Articles of Incorporation state plainly that the association "is not a condominium association under chapter 718, Florida Statutes," and the recorded covenants define a Villa as including "land and the improvements thereto." Collier County's tax roll codes all 20 as condominium for assessment purposes; the county's tax code is not the ownership form, and a buyer should read the covenants rather than the roll on this point.

What the Villa Owners' Association maintains is unusually broad and is worth knowing before you compare fees to another community. As restated in a recorded 2017 amendment, its common expenses expressly include exterior garage and courtyard-wall lights and their bulbs, annual dryer-vent cleaning of every villa, termite protection for all villas, and maintenance, repair and replacement of all courtyard gates and hardware, plus reserves for roof surfaces, roof systems and painting.

One open item, recorded honestly. The same 2017 amendment states that "Villages of Monterey, Unit Two contains twenty-one (21) Villas," and allocates assessments in undivided one twenty-first shares. Twenty villas were built, addressed and occupied, confirmed three independent ways, and 20 is also the count the association itself publishes. The one twenty-first share denominator is a legal allocation in a recorded covenant, not a building count, and reconciling the two is an open question for the association rather than for a real estate page.

A dedicated page for the Monterey attached villas on San Bernadino Way is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Villages of Monterey at Woodbridge, Unit Four: the lake neighborhood

Unit Four was recorded 19 October 1990 at Plat Book 17, Pages 77 through 79, and it holds 78 detached single-family homes built 1991 to 2002 with a median year built of 1995. Its streets are Santa Margherita Way, Beaumont Court, Santa Cruz Court, La Paz Court and the Unit Four stretch of Mission Drive. Median adjusted living area is 3,478 square feet, the largest in Monterey, on a median 0.30-acre lot, with median 2026 just value of $1,364,673, also the highest in the community.

Unit Four is effectively an all-water-frontage neighborhood, and this was measured rather than asserted. Parcel polygons for this plat were tested against the union of the community's platted water tracts at a 15-metre shared-boundary threshold: 73 of the 78 homes front the platted water tract, which here is an 11.23-acre lake, with a median shared frontage of 29 metres. That is the sharpest physical differentiator inside Monterey.

One caveat belongs with it. The platted water tracts in Monterey include, in places, the drainage swale or easement behind a lot as well as open water. A 15-metre shared boundary proves that a lot abuts the platted water tract. It does not by itself prove an open-water outlook from the lanai. We write "water frontage" for this reason, and we confirm view quality from imagery and from the property itself before we put "lake view" on any specific address.

Ten qualified sales closed here in the trailing 24 months at a median of $1,837,500 and a median $519 per adjusted square foot. Santa Cruz Court, with only four homes, carries the highest median assessed value of any street in Monterey.

A dedicated page for Villages of Monterey at Woodbridge, Unit Four is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Monterey Unit Five: the rebuild frontier

Unit Five was recorded 6 December 1990 at Plat Book 17, Pages 104 through 106, the first Monterey plat to drop "at Woodbridge" from its name, and it holds 89 built detached single-family homes on 90 platted lots, built 1991 to 2025 with a median year built of 1996. Its streets are Vera Cruz Way, Las Palmas Way, San Simeon Way, Costa Brava Court, Ronda Court, Cadiz Court and the Unit Five stretch of Mission Drive. Median adjusted living area is 3,306 square feet on a median 0.29-acre lot; median 2026 just value is $1,249,350.

Two things make this plat distinctive. First, it holds Monterey's last remaining buildable homesite, a 0.35-acre lot on Vera Cruz Way carrying a 2026 land just value of $835,839 and no house. Second, it is where teardown and rebuild activity is actually happening: the roll records a rebuild dated 2013 and another dated 2025, and Ronda Court, a four-home cul-de-sac, carries a median adjusted living area of 4,000 square feet and the highest street-level median assessed value on the plat at $1,599,412.

Six qualified sales closed here in the trailing 24 months at a median of $1,950,000, the highest neighborhood median in Monterey, and a median $574 per adjusted square foot, also the highest. That is a six-sale median, so read it alongside the price per square foot rather than as a standalone ranking.

A dedicated page for Monterey Unit Five is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Monterey Unit Three: the 68 detached villa homes

Unit Three was recorded 10 February 1992 at Plat Book 19, Pages 8 through 11, and it holds 68 detached single-family villa homes built 1992 to 2000 with a median year built of 1995, on San Miguel Way, San Sebastian Way and San Gabriel Lane. Median adjusted living area is 2,099 square feet on a median 0.17-acre lot, with median 2026 just value of $777,897. Five qualified sales closed in the trailing 24 months at a median of $895,000.

These are detached homes, not attached villas, and the recorded declaration says so in its definitions section: "Home shall mean and refer to a DETACHED single family Dwelling Unit constructed on a Lot." The name causes constant confusion because the neighborhood association is called the Monterey Single Family Villa Home Neighborhood Association. The word villa here describes the product scale, not attachment.

Unit Three is Monterey's one genuinely production neighborhood, and again the recorded document is explicit. Its covenants require that lots be used for detached single-family homes "constructed according to one of the designs approved by Monterey Associates," and that the exterior appearance, colour and building footprint of any home built or rebuilt on a lot "shall be substantially the same as one of the Homes constructed within the Villa Home Neighborhood by Monterey Associates or its successor." The minimum living area is 1,300 square feet, the attached garage must hold exactly two cars, not fewer and not more, garage door vertical opening is capped at seven feet, carports and detached garages are prohibited and garages may not be converted. Setbacks are 20 feet front and 5 feet side, materially tighter than Unit One's 30 and 10, which is what makes this a small-lot product. Boundary walls are permitted in a stucco-finished concrete block design approved by the architectural review board, but not within 40 feet of a front lot line, which produces the courtyard look.

This neighborhood also carries the most recently amended governing document in the whole community: an Amended and Restated Declaration recorded 19 December 2023 running to 44 pages, itself amended in 13 places by a certificate recorded 16 March 2026 following a members' meeting on 18 February 2026.

A dedicated page for Monterey Unit Three is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Monterey Villas, a Condominium: 40 units on San Vista Circle

Monterey Villas is a true Chapter 718 condominium of 40 units in 20 two-unit, party-wall buildings on San Vista Circle, declared 21 September 1994 at Official Records Book 1987, Page 559, and built out 1994 to 1996. Every one of the 40 units is carried on the county roll at exactly 1,450 square feet, base and adjusted, and 2026 just values run in a very tight band from $388,250 to $413,250 with a median of $390,250.

The Declaration's boundary language is what makes this an attached product: perimeter boundaries "shall extend from the exterior outside wall to the centerline of the party wall dividing the building into two separate units." Lanai and entranceway are inside the unit. Units carry attached garages and lanais, and the developer offered optional pools, spas and lanai extensions in side and rear limited-common-element yard areas.

Unit numbering was confirmed against Collier County's own address layer: buildings 1 through 20, each with an L unit and an R unit, running 8001 through 8101 San Vista Circle. The San Vista Circle road right of way is Tract B and is owned by the master association, not by the condominium.

Two naming points. The registered corporate name is Monterey Villas Condominium Association, Inc., plural, and there is no Florida corporate entity called "San Vista Condominium" despite the colloquial use of that phrase. And the condominium association was administratively dissolved and reinstated on 26 October 2020, which is a fact a buyer's counsel should see rather than discover.

No named model or floor-plan designations exist for Monterey Villas. The county roll carries every one of the 40 units at 1,450 square feet, base and adjusted, and that uniform figure is the only unit size supported by a primary record. It is the figure we publish, and it is the only one we publish.

Three qualified sales closed here in the trailing 24 months at a median of $375,000, a low of $360,000 and a high of $480,000, at a median $259 per square foot.

A dedicated page for Monterey Villas on San Vista Circle is coming with full fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

The seventh plat: Villages of Monterey, Unit Six

Unit Six was recorded 11 May 1994 at Plat Book 23, Pages 21 through 22 and contains no dwellings at all. It is a single 0.49-acre preserve and water-management tract, legally described as Unit Six Tract A, preserve area, conveyed by the developer to the Monterey Master Owners' Association for zero consideration by deed recorded 28 October 1996. It exists so that a common tract could be created and conveyed, and it is the reason Monterey is a seven-plat community with six residential neighborhoods.

Ready to Talk About Your Monterey Home?

Monterey has 420 platted homes across six recorded neighborhoods whose median assessed values run from $390,250 to $1,364,673, which means the single most expensive mistake an owner here can make is pricing from a community-wide average. We price from the plat, the water frontage, the association tier and the qualified comparable sales, and we do it before the listing goes out rather than after the first price reduction.

Sellers: request a Monterey home valuation from McGreevy and Comisar or call Jesse McGreevy (239) 898-6072. Buyers: read how we represent buyers in Naples first, then call. Top 1% Real Estate Agents Nationally Since 2008.

Entitlement Versus Reality: 907 Approved, 419 Standing

Monterey is entitled by Collier County for 907 dwelling units on 193.00 acres, a gross density of 4.69 units per acre. The community platted 420 of them. Monterey was therefore built to roughly 46% of what its zoning permitted, at an actual density of about 2.2 units per acre, and that gap explains the lot and lake sizes.

The county's own PUD Master List row for Monterey records the entitlement as 132 single-family units plus 775 multi-family units, 907 total, at 4.69 units per acre gross, with 13.00 acres of conservation, zero golf holes, no commercial or industrial entitlement, in planning community NN for North Naples, traffic analysis zone 114, county identification number 159. The measured build on the 2026 preliminary roll is 419 standing dwellings: 359 detached single-family homes and 60 attached homes.

Where the 775 multi-family units went. The 1985 Woodbridge PUD was entitled at a far denser multi-family programme than Monterey ever built. Only 60 attached homes were ever constructed here: the 20 courtyard villas on San Bernadino Way and the 40-unit Monterey Villas condominium on San Vista Circle. The 1990 amendment that renamed the PUD kept the entitlement in place while the product was repositioned to large detached lots. That reading follows from the record; the ordinance text that would confirm it directly is behind an authenticated county repository, so we state it as what the numbers show rather than as what the ordinance says.

The villa programme that stopped at 20. The Monterey Villa Owners' Association's recorded Articles of Incorporation state that "the total Shares presently planned for the Villa Neighborhood is one hundred twenty-four," and the Master Covenants originally allocated 124 shares to the villa parcel pending construction. Twenty were platted and built. Planned and built are different facts, and the 104-unit difference is one of the reasons Monterey today reads as a low-density community rather than the mid-density one its 1985 entitlement contemplated.

What entitlement-versus-build means in practice. Three things, all of which show up in a purchase:

1. Lot sizes. Median lot in Monterey's three detached single-family plats runs 0.29 to 0.32 acres. That is generous for a gated North Naples community platted in the late 1980s and 1990s, and it is a direct consequence of the developer building far below the approved unit count.
2. Water and open space. Roughly 37% of the platted acreage is common ground, including 29.43 acres of lakes and water management. A community built to 907 units on the same 193 acres would not have had room for it.
3. Nothing more is coming inside the gate. Collier County records the Monterey PUD as BUILT OUT. There is exactly one remaining buildable homesite in the entire community, a 0.35-acre lot on Vera Cruz Way. Whatever changes Monterey sees from here is renovation and rebuild, not new sections.

Scattered-lot, multi-builder, semi-custom. Monterey was not a single-builder subdivision. Reading the Clerk's grantor index across 341 instruments, the great majority of Monterey Associates' lot deeds went directly to individual buyers, with only about 50 going to corporate grantees. At least twenty different homebuilding companies bought lots here, including one national production builder. Reading the roll's own sales table across 2,199 recorded transfers and isolating grantees on vacant-land conveyances between 1988 and 2026 gives a different and larger picture of builder activity, because it captures builders who bought from intermediate owners years after the developer's own sales window closed.

Those two tables answer different questions and must not be merged. Deeds taken directly from the developer between 1988 and 1995 are one population. All vacant-lot acquisitions by anyone between 1988 and 2026 are another. The builder names that recur across both are Keevan Development Corp, Monterey Villas Inc, Bundschu Kraft Inc, Solid State Construction Inc, Gilhart Management Inc, Southern Bay Homes Inc, Heritage Homes of Naples Inc, Empire Builders of Collier County, Showcase Homes of Southwest Florida and U.S. Home Corporation, alongside a long tail of small Naples firms.

No model names exist, and that is a finding rather than a gap. Because buyers bought lots and chose their own builders from a pool of at least twenty firms, and because the Unit One architectural review guidelines carry an express Repetitive Designs prohibition administered by a practicing architect, there is no developer model line to find for Monterey's single-family neighborhoods. Anyone quoting a model name for a Monterey house is quoting something that was not recorded.

How Monterey Is Governed: One Master Association Over Four Neighborhood Associations

Every owner in Monterey belongs to two associations: the Monterey Master Owners' Association, Inc., and exactly one of four neighborhood associations. All five are active Florida not-for-profit corporations, all five share one address of record, and all five filed their 2026 annual reports on 21 March 2026. There is no Community Development District layered underneath any of them.

292 plus 68 plus 20 plus 40 is 420, which is the same total the association itself publishes and the same total the community's own adopted budget arithmetic produces.

The founding document. The Declaration of Master Protective Covenants for Villages of Monterey was recorded 3 August 1988 as Instrument 1202738 at Official Records Book 1370, Page 856, running 28 pages, granted by Monterey Associates and Monterey Development Management Co. Every neighborhood declaration in the community is supplemental to it and cites it by book and page. The master association re-recorded its Articles of Incorporation on 21 July 1997, which is the customary developer-turnover marker, and filed Amended and Restated Articles with the state on 27 June 2016.

Four associations is not four map areas, and this trips people constantly. The four neighborhood associations map onto the recorded plats like this:

The Single Family Neighborhood alone spans three separate, non-contiguous recorded plats. You cannot draw Monterey's four neighborhoods as four blocks on a map, and any diagram that does is wrong.

One honest limit. The Single Family Neighborhood's own 1988 declaration, its Articles and its architectural guidelines all name only Villages of Monterey at Woodbridge Unit One. The mechanism for annexing later plats exists in the covenants, the association's own published materials name exactly four neighborhoods, and the arithmetic only closes if Unit Four and Unit Five belong to the Single Family Neighborhood. But the recorded supplemental declaration that would prove the annexation was not located. We state the mapping as what the record supports, and we flag that one link in it rests on inference rather than on a document we have read.

Architectural review is at the neighborhood level, not the master level. Master Covenants section 3.1 requires that each Neighborhood Association establish its own Architectural Review Board, promulgating its own minimum architectural standards, guidelines and procedures. Section 3.2 requires prior written approval before any site preparation, building, structure, fence, wall, planter, deck, porch, patio, driveway, walkway, pool, landscaping or like improvement, before any exterior addition or alteration including significant changes to landscaping or paved areas, and before any change in the exterior colour of any structure. Each board sets its own guidelines, may require plans, specifications and material samples, may mandate specific construction materials, may prohibit specific architectural styles or plant species, may regulate the time, place and manner of construction, and may require a monetary construction deposit.

The practical consequence: there are four different architectural review boards with four different guideline sets inside one gate. A buyer planning a renovation goes to the board for their specific neighborhood, and in at least the Villa Home Neighborhood the current declaration requires compliance with the standards of both the neighborhood association and the master association.

Enforcement powers, from the recorded documents. The master holds a continuing lien for annual and special assessments, interest and costs of collection including appellate attorney's fees, arising 30 days after written demand. The personal obligation survives conveyance and a buyer takes subject to a seller's unpaid assessments. Fines imposed by the master may become a lien. Voting rights and common-element use may be suspended for any violation and voting is suspended during non-payment. There is no escape by waiver, non-use or abandonment. Attorney's fees run to the prevailing party in enforcement actions. The Villa Owners' Association may accelerate a whole fiscal year's assessments once an owner is 30 days past due and a claim of lien is recorded; the Villa Home Neighborhood may accelerate at 90 days past due.

How often that machinery actually fires. In 38 years, a business-name search of the Collier Clerk's Official Records for the master association returns 197 recorded documents and exactly one Claim of Lien. The bulk of the recent recording activity is routine Certificates of Approval for transfers. That is a defensible signal of low delinquency and of an association that runs its transfer-approval process as a matter of course rather than as an exception.

Who to contact. All five Monterey associations carry the same address of record, 9150 Galleria Court, Suite 201, Naples, FL 34109, and the same registered agent, Jean L. Berhorst, both read directly at the Florida Division of Corporations. Three different management companies appear across the recorded documents from 2016 to the present, each correct in its own era, and none of them is confirmed as the currently engaged manager by a first-party source we have read. We therefore publish the address of record and the registered agent, which are facts, and we do not publish a management company name, which would be an inference. One phone call to the association settles it, and we make that call for our clients before they write an offer.

Master board officers as filed 21 March 2026: President Steve Miller, Vice President Bob Murrell, Treasurer Adam O'Dempsey, with directors Mark Gans, Barry O'Neill, Hallie Lundon, Lori Marshall and Sandra Gilbert. Boards are interlocked by design: the master president is also the Single Family Neighborhood treasurer, and a master director is president of the condominium association.

What It Costs to Own in Monterey: Assessments, Transfer Fee, Millage and Solid Waste

Owning in Monterey means two association assessments, not one, plus an ad valorem tax bill and a mandatory county solid waste line. Every Monterey owner pays the Monterey Master Owners' Association assessment, billed quarterly in advance, plus a separate assessment to one of four neighborhood associations. Total carrying cost therefore differs by neighborhood, and no single community-wide fee is correct.

The structure, which is the part nobody else publishes.

How the master number is computed. Master Protective Covenants section 7.1.1 divides the operating budget, plus any master special assessment, by the total number of shares allocated to the community, and multiplies by the shares allocated to the parcel. Section 6.3 allocates one share to each single-family lot and one to each certificated dwelling unit. Combining two lots does not reduce the shares owed. Where a parcel sits inside a neighborhood association, section 7.1.5 gives that neighborhood association the duty of collecting and remitting the master assessment, although the master may collect directly and lien.

Billing and late mechanics, from the recorded bylaw amendment of 25 September 2012. Regular annual assessments based on the adopted budget are paid in quarterly installments, in advance, due on the first day of January, April, July and October. After ten days, interest runs at the maximum rate allowed by law, plus an administrative late fee of the greater of $25 or 5% of the installment, plus suspension of voting rights.

The disclosure that matters most on this page. No current master assessment figure is published in any primary source. We searched the Florida Division of Corporations filings for all five associations, the full Collier Clerk Official Records index under every association name, the Florida Commerce special-district reporting system, and the Florida Auditor General. The only assessment dollar figures that exist in the public record are historic and are stated below with their year and their scope attached, because a fee figure without a year and a scope is worse than no figure at all.

• A recorded Claim of Lien shows the balance of the regular master assessment installment due 1 October 2008 at $690.11 per lot. That is one quarterly installment of the master assessment, in 2008, and it is eighteen years old.
• The association's own 2020 adopted master budget divides to a quarterly master installment of $839.97 across exactly 420 units. That is one quarterly installment of the master assessment, in 2020, and it is six years old.

Neither figure is current, neither is an all-in number, and we will not present either as what a Monterey owner pays today. Information not available at time of publishing. What would close it is a single call to the association or an ordered estoppel package, and that is exactly what we do for a client before they write an offer or sign a listing agreement. Call Jesse McGreevy (239) 898-6072 and we will get the current figure for the specific neighborhood you are looking at.

Naming the boundary of the record is what a first-party source does. A single flat annual fee quoted for "Monterey" cannot be right across four neighborhood associations with a Chapter 718 condominium layered on top of a master, and any number presented that way should be treated as a starting question rather than an answer.

The resale capital assessment, which the buyer pays. Master Bylaws section 19.1, added by a certificate of amendment recorded 4 August 2017 at Official Records Book 5422, Page 3053, establishes a resale capital assessment of $1,600.00, payable by the transferee at closing. The Board may increase it by up to 10% per calendar year. Nine years of permitted escalation have elapsed since adoption, so the figure charged in 2026 may be higher than $1,600 and the current amount is a question for the association. Exemptions run to co-owners, inheritance, estate-planning trusts and lender foreclosure.

Also at the contract stage: a lease processing fee and a sale or transfer processing fee, each described in the bylaws as a preset fee not to exceed the maximum allowed by law. The amounts are not stated in the recorded documents.

What the Villa Owners' Association covers, for the 20 attached villas. Its recorded common expenses expressly include exterior garage and courtyard-wall lights and their bulbs, annual dryer-vent cleaning of every villa, termite protection for all villas, and courtyard-gate maintenance, plus reserves for roof surfaces, roof systems and painting. That is a materially different inclusion list from the detached neighborhoods, and it is why comparing a San Bernadino Way fee to a Cordoba Circle fee tells you nothing on its own.

What is not an association charge. Water and sewer inside Monterey come from the Collier County Water-Sewer District and are billed as a separate monthly utility bill, not through the association and not on the tax bill. The developer deeded Monterey's utility tracts to the District in 1991 and 1992, which is why the community is on central water and sewer rather than wells and septic.

Property taxes: the millage stack on a Monterey parcel

Monterey sits in unincorporated Collier County, so a Monterey parcel is levied by the county, the school district, the fire district and two water-management levies, but not by the City of Naples. The verified FY2026 components are set out below.

The Collier Mosquito Control District's published rate of 0.1609 is a 2024 figure rather than an FY2026 adopted rate, and it is shown separately for that reason. Adding the verified components and that 2024 mosquito line gives an all-in rate of approximately 9.5 mills, or roughly $9.50 per $1,000 of taxable value. We present it as approximate because it is a build-up from separately verified authorities rather than a figure read off any single table.

Two points on tax figures for this community. First, the millage stack above is the whole levy on a Monterey parcel: county, unincorporated municipal service taxing district, school, fire and water management. A county-only aggregate rate published by the Board of County Commissioners covers the Board's own levies alone and is a smaller number than what appears on a tax bill. Second, the fire district that levies here is the North Collier Fire Control and Rescue District, formed on 1 January 2015 by the merger of the former North Naples and Big Corkscrew Island districts under Chapter 2015-191, Laws of Florida. The merged district keeps two service delivery areas with separate millage caps; the North Naples Service Delivery Area is capped at 1.0 mill and adopted 1.0000 for FY2025-2026 by Resolution 25-013 at the final budget hearing on 25 September 2025.

Non-ad-valorem. The mandatory Collier County solid waste municipal service benefit unit is $261.91 per residential unit for FY2026, identical in Collection and Disposal District I and District II, and it appears as a non-ad-valorem line on the property tax bill rather than as an association charge.

There is no Community Development District assessment and no CDD bond on a Monterey home. That is covered in full below.

Rules That Change a Purchase Decision in Monterey: Leasing, Approval, Pets and Age

Monterey carries four recorded rules that can change whether a purchase works at all: mandatory master board approval of every sale, a six-month minimum lease with a two-lease annual cap, two neighborhood-level ownership holds that lock new owners out of leasing entirely for 12 or 24 months, and a vehicle-parking rule strict enough to matter to work-truck owners.

Does Monterey Have a Community Development District?

No. Monterey has no Community Development District, no CDD assessment and no CDD bond, and it never has had one. That answer is definitive, and it was reached by exhausting the register rather than by failing to find something.

The Florida Department of Commerce Special District Accountability Program's Official List of Special Districts, generated for Collier County, active, both independent and dependent, both with and without bond authority, returns 54 active special districts in Collier County. No Monterey entity appears on it. The same system's All Dissolved Special Districts report, covering 536 districts, contains no Monterey entry, and neither does the Inactive Districts report. Collier County's own FY2026 adopted budget contains no Monterey district in its dependent districts and municipal service taxing unit millage table. And a business-name sweep of the Collier Clerk's Official Records across every Monterey association name, returning 197 documents for the master alone and hundreds more across the others, surfaces no notice of establishment of a district, no district bond resolution, no district assessment lien and no district instrument of any kind. A Chapter 190 district cannot exist without recorded instruments in the county where it lies.

The chronology corroborates it. Monterey was platted between 1988 and 1994 and turned over to the master association by deed in 1996. Its infrastructure was financed conventionally by the developer and its construction lenders, whose joinders appear on the recorded declarations, and the Master Protective Covenants place the entire burden of common areas, lakes, water management, security and cable on Master Common Operating Expenses collected as association assessments, which is the alternative to district financing rather than a supplement to it.

A naming trap worth stating out loud, because it will otherwise cost a buyer an afternoon. Two active Collier County districts carry Orange Blossom names: Orange Blossom Groves Community Development District and Orange Blossom Ranch Community Development District. Neither has anything to do with Orange Blossom Drive in North Naples, and neither has anything to do with Monterey. Orange Blossom Ranch is in eastern Collier County off Oil Well Road, roughly ten miles away. Searching "Orange Blossom" plus "Collier" plus "CDD" surfaces both, and the correct conclusion is still that Monterey has no district.

Pelican Marsh CDD is real and is not Monterey's. The adjoining Pelican Marsh community north of Monterey does have an active Community Development District. Monterey does not, and Monterey residents pay nothing to it.

Leasing in Monterey: the master rule and two stricter overlays

The master rule binds every home in Monterey. Two neighborhood associations impose additional restrictions on top of it, and where the two differ, the stricter of the two governs.

The master rule, from Master Bylaws sections 17 and 20, added by certificate of amendment recorded 4 August 2017:

• Minimum lease term: 6 months.
• Maximum lease term: 1 year.
• No dwelling unit may be leased more than 2 times per calendar year.
• All leases must be in writing, and an owner may lease only the entire dwelling unit.
• The lessee must be a natural person, not a corporation, partnership, limited liability company, trust or other entity.
• Master Association approval is required, on 30 days' written notice before the first day of occupancy, with the names and addresses of the proposed lessee and all occupants, a fully executed copy of the lease, the processing fee, and a signed acknowledgement that the master documents were received.
• The Board has 20 days to act, and silence is approval.
• The association may require a security deposit of up to one month's rent, held under Part II of Chapter 83, Florida Statutes, to cover damage to community common area.
• A lease entered without prior approval may be treated as a nullity, and the Board may evict the lessee without the owner's consent.
• The Board may delegate approval to a committee, but not disapproval.

The stated purpose in the recorded text is "to foster a stable residential community and prevent a motel-like atmosphere." There is no short-term rental permission anywhere in the Monterey documents.

Overlay one, the 20 attached villas on San Bernadino Way. A recorded amendment to the Villa Neighborhood Covenants dated 18 July 2022 provides that a villa "shall not be leased for periods of less than thirty days; nor shall any one Villa be leased more than three times in one calendar year," and, critically, that "any Villa Owner who acquires title other than by inheritance may not lease the Owner's Villa until the Villa Owner has held record title to the Villa for a period of at least twenty-four (24) months." Because the master's six-month floor and two-lease cap still bind, the operative rule for a new owner here is: no leasing at all for 24 months, then six-month minimum leases, twice a year at most.

Overlay two, the 40 condominium units on San Vista Circle. A recorded amendment to the Declaration of Condominium dated 22 March 2021 provides that units "may be leased for one year at a time," that "no lease may be for a period other than one year and no option for the lessee to extend or renew the lease for any additional period shall be permitted," that no subleasing or assignment of lease rights by the lessee is allowed, and that "new owners may not lease their unit for the first 12 months of ownership starting with the closing date of the purchase."

Those two positions are the most restrictive in the community and they are directly material to any buyer who intends to rent the property out. The master's six-month floor binds every home in Monterey, including the two neighborhoods whose own documents were written around a shorter period.

The leasing rules for the Monterey Single Family Neighborhood, covering 292 homes, and for the Monterey Single Family Villa Home Neighborhood, covering 68, were not established from the recorded text in this research pass. The master rule binds those homes; whether either neighborhood layers anything on top is a question for the association, and we ask it before an offer.

Transfer approval: the rule that breaks 30-day closings

Master Board approval is required for any sale or gift of a Monterey home, community-wide. Master Bylaws section 18, added 4 August 2017, opens: "No Community Owner may transfer a Parcel or any ownership interest in a Parcel by sale or gift (including agreement for deed) without prior written approval of the Master Board, which shall not be unreasonably denied."

The mechanics, from the recorded text:

• 30 days' written notice before the anticipated closing date, with the buyer's name and address, a copy of the executed sales contract, an application and the processing fee.
• The Board has 20 days; silence is approval.
• Approval issues as a recordable Certificate of Approval.
• Disapproval with good cause requires a majority of the entire Board and is limited to enumerated grounds: felony convictions involving violence, controlled-substance sales or sexual-offender classification; evidence of disregard for the governing documents; incomplete or false applications; closing without prior approval; and a record of financial irresponsibility including prior bankruptcies, foreclosures or bad debts.
• Disapproval without good cause triggers a purchase obligation. Within 30 days the Board must name an approved purchaser, which may be the association itself, to buy at the same price and substantially the same terms; absent a contract, at fair market value set by the arithmetic average of two state-certified appraisals, closing within 60 days. If the Board fails to name a purchaser within 30 days, the original buyer is deemed approved.
• The section does not apply to an institutional mortgagee taking title by foreclosure or deed in lieu, nor to that mortgagee's subsequent resale.

This is enforced as routine, not as an exception. Recorded Certificates of Approval read in this research include transfers at 2111 Mission Drive in March 2024, 7536 San Miguel Way in January 2026 and 1653 Ponte Verde Way in April 2026.

The practical consequence is blunt: a Monterey contract written on a 30-day close is at risk, because the association's notice period alone consumes the whole timeline. In the last 12 months we have seen this exact problem show up on gated Collier County contracts more than once, and the fix is to start the association application the day the contract is executed rather than the week before closing.

Age restriction: none

Monterey is an all-ages community. The Master Protective Covenants contain no age restriction, no 55-plus provision and no housing-for-older-persons designation.

That is a positive finding from an exhaustive reading, not an absence of evidence. The complete 28-page Master Protective Covenants were read and searched for age, 55, older persons, adult, children and occupancy. Section 4, the general protective covenants, runs from 4.1 through 4.21 and covers land uses, nuisances, pollution, re-subdivision, landscaping, driveways, utilities, antennas, temporary structures, outdoor equipment and storage, air conditioners, artificial vegetation, vehicle operation, vehicle parking, mailboxes, pets, signs, water management facilities, conservation areas, windows and doors, visibility and completion of construction. No age or occupancy-by-age provision exists anywhere in it. The recorded master amendments of 2006, 2016, 2017 and 2018 were also read in full and none introduces one, and no housing-for-older-persons certification appears anywhere in the master association's 197 recorded documents.

One honest caveat: the four neighborhood declarations were not read end to end in this pass. The all-ages conclusion is proven at the master level and inferred at the neighborhood level. The phrasing we stand behind is exactly this: Monterey is not an age-restricted community, and the Master Protective Covenants contain no age restriction.

This matters because search results for a community named Monterey are dominated by Monterey, California, and the question of Monterey Naples's age status is one that nobody has answered in public. Now it is answered.

Pets

Master Protective Covenants section 4.16 permits dogs, cats and other household pets, subject to five conditions, quoted from the recorded text:

• No pets may be kept, bred or raised for commercial purposes, or in violation of any ordinance.
• Each pet must be confined indoors, or within fenced areas, or restrained on a leash and personally attended by an adult community owner. All pet enclosures and housing must comply with the applicable architectural review guidelines, including pre-approval for structures or fencing.
• Pets may be kept only in reasonable numbers, and only so long as they do not unduly interfere with others' use and enjoyment of the community.
• A pet owner must immediately remove and properly dispose of any pet litter deposited anywhere in the community.
• The master association or a neighborhood association may adopt additional rules regarding animals, including rules excluding certain types of animals.

The declaration sets no numeric pet limit, no weight limit and no breed list. A numeric or breed limit, if one exists, would live in a master or neighborhood rules-and-regulations document, which is not part of the public record. We do not publish a pet count or a weight limit for Monterey because no recorded document establishes one. Ask the association, and ask in writing.

Related and recorded: the Villa Home Neighborhood declaration, as amended 16 March 2026, strictly prohibits feeding any wild animal anywhere in that neighborhood, expressly including wild birds, squirrels, ducks, bears, alligators, feral cats and waterfowl, with the owner financially responsible for resulting damage. One bird feeder is permitted in the rear yard if it conforms to the architectural guidelines.

Vehicles and parking, which is stricter than most buyers expect

Master Covenants section 4.14.2 is the base rule: "No camper, motor home, truck, tractor, trailer, boat or other vehicle excepting only automobiles may be parked on any Parcel, except within a garage." Section 4.14.1 forbids using a vehicle as a domicile or residence.

A 2018 amendment widened the definition of automobile to include passenger vans and non-commercial pick-up trucks, defined by nine cumulative criteria: used primarily to transport passengers and personal goods; carrying capacity not exceeding three-quarters of a ton; no visible racks, tools, debris or materials; not exceeding the manufacturer's original height; not enclosed above the cab roof line; no bed boxes more than six inches above bed height; tailgate installed to enclose the bed; no modified exhaust; and not a dual-wheel truck. The same amendment states that "automobile" does not include any vehicle marked with a commercial sign or not having a good exterior appearance, and gives excessive body damage or rust as the example.

Any vehicle that is not an "automobile" under that definition may be parked on a parcel only temporarily, and the recorded text expressly excludes from "temporary" any period longer than 12 consecutive hours, any regular or recurring parking even if under 12 hours other than during construction or repair, and any overnight parking.

A 2017 amendment struck motorcycles and mopeds from the operating prohibition, so those may now be operated in the community. Off-road vehicles and trucks over three-quarters of a ton remain prohibited except as used in construction or delivery.

Read plainly: a clean, unmodified, unmarked half-ton or three-quarter-ton pickup used as a personal vehicle is fine in a Monterey driveway. A work truck with racks or a company logo, a dually, a lifted truck, a boat, a trailer, an RV or a camper cannot be parked at a Monterey home except inside the garage, and not overnight in the driveway at all.

Other recorded use restrictions worth knowing before you buy

Solar is expressly protected in at least one neighborhood. The Villa Home Neighborhood declaration as amended 16 March 2026 recognises that an owner has the right to install solar collectors and panels within an orientation permitted by applicable law, with the architectural review board limited to requiring the roof location that best shields the equipment from view.

A storm-shutter rule that matters to seasonal owners. In the Villa Home Neighborhood, as amended 16 March 2026, front and side shutters, panels and roll-downs may be deployed no earlier than five days before forecast landfall and must be removed within seven days of the storm clearing. A storm means a named hurricane or tropical storm, or an unnamed storm with forecast winds over 50 miles per hour. Front and side shutters may not be left closed for security while an owner is away, with one exception: roll-down blinds enclosing the lanai may be left closed during extended absences. Anyone who leaves a Monterey villa home for the summer should read that provision before they leave.

Also in the Villa Home Neighborhood, as amended 16 March 2026: above-ground permanent swimming pools are prohibited while above-ground hot tubs and Jacuzzis are permitted with approval; permanent basketball hoops, soccer and hockey nets and game courts are prohibited, with portable equipment stored in the garage when not in use; fences, animal pens, privacy walls and perimeter walls are prohibited with only two exceptions, conforming pool enclosures and conforming boundary walls available only to lots whose rear lot lines border Mission Drive; and lots adjacent to the lake tract in Villages of Monterey at Woodbridge Unit One carry 20-foot rear setbacks for all structures, pools, spas and screen enclosures, against 5 feet for screen enclosures and unenclosed patios, 10 feet for pools and spas and 15 feet for all other structures elsewhere in that neighborhood.

Amenities and the Monterey Clubhouse

Monterey's amenities sit on one contiguous 2.88-acre tract at 1725 Mission Drive, owned by the master association, and centre on a clubhouse the county roll measures at 6,977 adjusted square feet. It was renovated and expanded between 2016 and 2018 at a cost the general contractor puts above two million dollars.

The county roll carries the clubhouse building at 6,239 square feet of base area and 6,977 square feet of adjusted area. Both figures describe the same building under two different measures.

What is actually there, confirmed from county permit records, recorded Notices of Commencement, the general contractor's own project record and the county's building file:

The renovation, documented. Four Notices of Commencement were recorded simultaneously on 18 October 2016, all naming the same general contractor and all on the clubhouse tract, for the new pavilion, the clubhouse expansion and new fitness area, a new maintenance building and a dumpster enclosure. A fifth Notice of Commencement for the pool renovation was recorded 13 November 2017 naming a pool contractor. The general contractor published completion photography in January 2018, and the Collier Building Industry Association listed the completed project in its members' news for 2018. The county tax roll independently corroborates the dates: the clubhouse building carries a 2010 post-renovation re-date, and the same parcel carries 2017-dated additions including a 375-square-foot garage, 2,585 and 234 square feet of concrete decking, 1,296 square feet of brick decking, three carport structures, an aluminium pool fence and a block wall.

The project team of record: general contractor Heatherwood Construction Company of Bonita Springs, architect Jonathan L. Titus, interior design by Heather Grey of G2 Studios, with the Monterey Master Owners' Association as owner and Robert E. Murrell signing the 2016 notices as association president.

Access control. A 2019 permit and recorded Notice of Commencement covered low-voltage access control to 12 clubhouse doors, installed by a Naples access-systems contractor. Twelve controlled doors is a strong indicator of card or fob resident access to the amenity building.

The entry. The Mission Drive gatehouse building sits on a landscaped island splitting inbound and outbound lanes. It was rebuilt and renovated in 2006 and 2007 at a permitted value of $35,000, with a new cupola, impact glass and impact doors, and the county's own inspection note records that the work did not exceed the footprint of a prior guardhouse, so a guardhouse stood here before 2006. An entry fountain was built alongside it in 2006 and 2007 at a permitted value of $27,000. The entry walls, moulding, tile roof and stucco were rebuilt in 2010 and 2011, and new ground signs went in during 2011. The entry tract itself was conveyed by the developer to the master association by deed recorded 28 October 1996.

What we will not tell you about the gate. No first-party source states the gatehouse's staffing hours. The association's own published materials describe a staffed gatehouse, and the funding mechanism is verified: monitored security is a Master Common Operating Expense collected as an increment of the regular quarterly assessment under section 7.1.8 of the covenants. The staffing schedule is not stated by any source we can stand behind, so we publish staffed and stop there. One phone call to the gate settles it, and we make it.

The lakes, and what you may actually do on them. The recorded declaration is specific. Section 4.18.7: "The lakes may be used for small sailboats, rowboats, and other boats without a motor," and "no vessel shall be permitted on the lakes which is equipped with any type of motor." Non-motorised boating is expressly permitted; motorised boating is expressly not. Section 4.18.8 on fishing is permissive rather than mandatory: "Fishing may be permitted in the lakes, subject to rules which may be promulgated from time to time by the Master Association. The Master Association is not obligated to permit fishing." We will not promise you fishing rights in Monterey, because the recorded document does not.

What Monterey does not have, verified rather than assumed. There is no golf course, no beach and no marina, no docks and no boat slips. That is not a marketing omission: the full 28-page declaration was searched for each of those terms against a positive control that returned 138 hits on the community's own name, and each returned zero. The community's own single-family covenants also state expressly that "Lot Owners shall not construct docks or any other structure within the Lakes." The nearest golf, and it is a genuinely good answer for a Monterey buyer, is Tiburón Golf Club at 2620 Tiburon Dr, 2.95 road miles from the gate, a 36-hole Greg Norman resort course with public tee times, host of the LPGA CME Group Tour Championship, the Grant Thornton Invitational and the Chubb Classic. Pelican Marsh Golf Club sits about a mile north but is a private club inside a separate gated community, and Monterey residents have no access to it.

The tennis facility is registered with USTA Florida as a places-to-play facility under the name Monterey Clubhouse in Collier County. No tennis professional, lesson programme or court-booking rule is established by any source we can stand behind, so none is published here. Court surface and lighting are likewise not documented by any record we have read, and we decline to guess at either.

Where the record stops on amenities. Fitness-centre equipment, hours and staffing are not published anywhere public. Pool heating, pool dimensions and pool hours are not published anywhere public. Amenity hours generally, guest policies and the current master rules and regulations are not recorded documents and are not on the public web. Information not available at time of publishing. What would close all of it is the association's current rules-and-regulations packet, which any owner can request and which we obtain for clients as part of due diligence.

Event use. The Greater Naples Chamber of Commerce has publicly referenced the clubhouse as a secured venue for an organised event, which indicates the building is used for gatherings beyond purely internal resident functions. The booking policy for non-residents is not published.

Flood Zones, Flood Insurance and Storm History in Monterey

Monterey sits on a mapped FEMA flood-zone boundary and does not have one flood zone. Its western edge and an interior band through the centroid are mapped Zone AE, a Special Flood Hazard Area. Much of the north, east and south perimeter, including the gate, is mapped Zone X-shaded. Flood zone in Monterey is an address-by-address question.

The Zone AE portion runs along the western boundary nearest Goodlette-Frank Road and cuts through the interior at the latitude of the community centroid.

This is the single most-searched unanswered question about this community, and until now nobody had published an answer. Here is the measurement.

Method. Twelve point-in-polygon queries were run directly against FEMA's National Flood Hazard Layer flood-hazard-zone service at coordinates spanning the community footprint, after a positive control at Vanderbilt Beach returned the expected coastal Zone AE result, confirming the service was live and answering correctly before any Monterey point was trusted.

The governing maps. Two adjoining FIRM panels jointly cover Monterey: 12021C0381J over the western portion and 12021C0382J over the eastern portion, both effective 8 February 2024. That date matches Collier County's own published statement that the countywide digital flood insurance rate map became effective 8 February 2024.

Base flood elevations. Eight base-flood-elevation lines intersect the community's bounding envelope, at 11.5 feet and 12.0 feet, NAVD88 datum.

Is flood insurance required in Monterey?

It depends on the address, and that is the honest answer rather than an evasion. Under the National Flood Insurance Act, a home carrying a mortgage from a federally regulated or federally backed lender that sits inside a FEMA-mapped Special Flood Hazard Area is legally required to carry flood insurance for the life of the loan. Because part of Monterey is mapped Zone AE, buyers of homes in that portion face a hard, non-negotiable flood-insurance requirement at closing. Buyers of homes in the Zone X-shaded portion, which includes the perimeter and the gate, face no federal mandate, although a lender may still require coverage and Collier County still recommends it outside the high-risk zone.

Collier County's own floodplain guidance states it directly: "Properties that have been officially identified as being in a high risk Special Flood Hazard Area and that have a federally-backed mortgage are required to participate in the National Flood Insurance Program."

Pull the panel for the exact address. A community-level answer is not enough here, and we do not treat it as enough. Before an offer we run the specific parcel against the current FIRM and, where the answer is AE, we get a flood quote in hand before the inspection period closes rather than after.

The 25% discount most Monterey owners can claim

Collier County is a Community Rating System Class 5 community, which earns eligible National Flood Insurance Program policyholders a 25% premium discount. The county has participated in the program since October 1992. That discount is automatic on eligible policies and it is a real, quantified number, not a marketing line.

Two more Collier County rules that bear directly on Monterey's Zone AE homes:

• The 50 percent rule. If the cost of an improvement or repair equals or exceeds 50% of the pre-construction market value of the structure, the entire structure must be brought up to current elevation requirements. For a 1990s house in the AE portion contemplating a major renovation, that threshold is the single most important number in the project.
• Base flood elevation plus one foot. New mechanical equipment, including air conditioning and generators, must be elevated to base flood elevation plus one foot.

Finished floor elevations are held per parcel and are not an open data layer. Collier County holds elevation certificates on a per-parcel basis and releases them through its Flood Info Hotline at (239) 252-2942. Because Monterey's homes were built roughly thirty years before the current flood map took effect, a house in the AE portion may sit below the currently mapped base flood elevation. That is a real risk to check, not a reason to panic, and the elevation certificate is the document that settles it for a specific house.

Hurricane evacuation

Monterey is in Collier County Hurricane Evacuation Zone B, confirmed by direct query against Collier County's own hosted evacuation-zone service at the community centroid. Zone B is the standing designation, not an active order; what is actually evacuated in any given storm is set by the county at the time.

Storm history, stated honestly

No public record documents storm damage at the subdivision level in Monterey, and we will not invent one. What is documented is the regional pattern, and it is worth knowing.

• Hurricane Wilma, 2005, made landfall near Cape Romano as a Category 3. Wind damage in Collier County was worst in North Naples and Vanderbilt Beach, with numerous power poles, trees and signs blown down and some roof damage; roughly 130,000 Collier customers lost power. Naples recorded sustained winds of 61 miles per hour with gusts to 82.
• Hurricane Irma, 2017, made landfall at Marco Island as a Category 3, with Naples Airport gusting to 142 miles per hour, the highest gust reported in Florida during that storm. Unincorporated Collier County recorded roughly $320 million in damage, and the National Weather Service's own summary records that the majority of the damage in the county was to trees and fences.
• Hurricane Ian, 2022, drove record storm surge into the City of Naples, reported by the National Weather Service at roughly nine feet plus tide, destroyed the Naples Pier, and left Collier among the costliest-damage counties in the storm. All of that documented surge damage is concentrated at the immediate coastline and along tidal waterways.
• Hurricane Helene, 2024 was a coastal surge event along the Collier shoreline, with surge overtopping dunes and reaching three to four feet above ground in adjacent coastal streets and parking lots, per the National Weather Service's own storm survey.
• Hurricane Milton, 2024 made landfall at Siesta Key in Sarasota County, well north of Collier County.

What that means for Monterey specifically. The community centroid sits approximately 2.3 miles from the nearest Gulf shoreline, with no tidal-waterway connection. No source places storm surge from any of those storms at Monterey's location. The documented exposure pattern for an inland North Naples community of this kind is wind, tree, fence and roof damage, plus localised street and yard ponding in the Zone AE portion, rather than coastal storm surge. We state that as the evidence-based characterisation it is, and we go no further, because no public record makes any storm-outcome claim about this specific subdivision either way.

Wind insurance, roof age and mitigation credits

Citizens Property Insurance Corporation offers wind-mitigation discounts, applied to the wind portion of premium, for documented features: opening protection such as shutters or impact windows and doors, hip roofs, roof-deck attachment method, code-equivalent roof covering, roof-to-wall connections such as clips or wraps, and secondary water resistance. All of them require a certified wind-mitigation inspection, and the homeowner bears the inspection cost.

The Florida Building Code compliance discount is available for homes built on or after 1 January 2002, with an enhanced credit for homes built on or after 1 January 2012. Monterey's median year built is 1994, which puts most of the community outside the original construction-date credit. The route back in is the roof: a pre-2002 home can still qualify if the roof itself has been replaced to meet the 2001 code standard. For a Monterey buyer, that makes roof age and the wind-mitigation report the two highest-leverage insurance documents in the transaction, and they are the two we ask for first.

Milestone Inspections and Structural Reserve Studies: What Applies in Monterey

Florida's milestone inspection and structural integrity reserve study requirements, the ones enacted after Surfside and commonly called SB-4D, apply to buildings of three or more habitable stories that are subject to condominium or cooperative ownership. Monterey's only Chapter 718 condominium is Monterey Villas: 40 units in 20 two-unit, party-wall duplex buildings on San Vista Circle.

Here is the statutory text that governs, read directly from the Florida Senate's published statutes.

Florida Statutes section 553.899, milestone inspections. Subsection (3)(a) requires a milestone inspection for the owner of "a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership as a residential condominium under chapter 718," by 31 December of the year the building reaches 30 years of age and every ten years thereafter. Subsection (4) then carries the controlling carve-out: "This section does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground."

Florida Statutes section 718.112(2)(g), structural integrity reserve studies. Paragraph 1 requires a study at least every ten years "for each building on the condominium property that is three habitable stories or higher in height." Paragraph 5 carries an almost identically worded exemption: "This paragraph does not apply to buildings less than three stories in height; single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground; any portion or component of a building that has not been submitted to the condominium form of ownership; or any portion or component of a building that is maintained by a party other than the association."

Applying that to Monterey. Monterey Villas is a two-family dwelling form: 20 buildings, two units each, divided at the party wall. The statutory exemption for two-family dwellings of three or fewer habitable stories applies regardless of Chapter 718 status, which is precisely what the carve-out was written to do. The remaining question is factual rather than legal: the buildings' habitable story count. The Collier County roll carries year built, building class and area but no story count, and we did not obtain a story count from a source we can cite. The supporting evidence points one way, and strongly: base area and adjusted area are identical to the square foot across all 40 units, which is the signature of a single-storey slab product, and the units carry attached garages and lanais.

So here is the precise statement we stand behind. Monterey Villas is a 40-unit condominium in 20 two-unit party-wall buildings. Florida's milestone-inspection and structural-integrity-reserve-study requirements apply only to buildings of three or more habitable stories, and expressly exempt two-family dwellings of three or fewer habitable stories. A single photograph or one call to the association confirms the story count, and that is a five-minute question we answer before a client writes an offer rather than a question we guess at on a web page.

Why this is good news rather than a technicality. Across Collier County, buyers of units in three-storey-and-taller condominium buildings are carrying real, quantifiable exposure right now to milestone-inspection findings and to mandatory structural reserve funding that cannot be waived. The Monterey product form sits outside that regime by statute. For a buyer comparing an attached home in Monterey against a mid-rise condominium elsewhere in Naples, that difference in structural-assessment exposure is one of the most consequential and least discussed items on the comparison sheet.

One further point on the other five Monterey plats. The Monterey Villa Owners' Association on San Bernadino Way is expressly not a Chapter 718 condominium association, by its own recorded Articles, and the remaining plats are single-family subdivisions governed by homeowners' associations. Nothing in Monterey's records indicates any three-storey-or-taller condominium or cooperative building anywhere in the community.

Schools Zoned to Monterey

Every address in Monterey is zoned to Pelican Marsh Elementary School, Pine Ridge Middle School and Barron Collier High School, and all three carry a Florida Department of Education grade of A. There is no split zoning anywhere inside Monterey. It was measured against the district's own per-address records for all 22 Monterey streets, in two school years.

How this was measured, because two different answers circulate. Collier County Public Schools publishes an interactive zoning tool backed by the district's own address database. That database's public address-lookup endpoint was queried directly for all 22 Monterey streets, at the district's own parameter for the 2026-2027 school year and again for 2025-2026. Both queries returned 426 address records in ZIP 34109 and exactly one zoning combination: Pelican Marsh Elementary, Pine Ridge Middle, Barron Collier High, on 426 of 426 addresses, in both years. The rezoning flags on the 2026-27 dataset returned null for all 426 records, meaning no Monterey address is flagged as rezoned.

The zeros were controlled. The same endpoint was tested against known-different geographies: Golden Gate Parkway addresses returned Golden Terrace Elementary, Golden Gate Middle and Golden Gate High and separately Poinciana Elementary, Gulfview Middle and Naples High; Immokalee addresses returned Pinecrest, Highlands and Lake Trafford Elementary with Immokalee Middle and High. The endpoint discriminates correctly by geography, so the uniform Monterey result is a real signal rather than a default. The community's own published materials independently describe residents' children attending exactly these three schools.

Which elementary school, settled. Both Pelican Marsh Elementary and Osceola Elementary sit in ZIP 34109. Monterey's zoned elementary school is Pelican Marsh Elementary, for every address in the community, measured at the district's own per-address assignment file rather than read off a boundary map.

School grades, in detail

All three schools were graded A for 2025-26, and all three have held an A in every graded year for the last two decades.

Pelican Marsh Elementary School. 632 total points earned across 8 components, 79% of total possible points, 100% tested. The A threshold for an elementary school is 62%, so Pelican Marsh clears it by 17 points. Component scores: grade 3 English language arts achievement 83, English language arts achievement 84, ELA learning gains 75, ELA learning gains lowest 25% 75, mathematics achievement 89, math learning gains 79, math learning gains lowest 25% 67, science achievement 80.

Pine Ridge Middle School. 679 total points across 9 components, 75% of total possible points, 99% tested, against a 64% A threshold. Component scores: English language arts achievement 75, ELA learning gains 72, ELA learning gains lowest 25% 61, mathematics achievement 85, math learning gains 72, math learning gains lowest 25% 69, science achievement 69, social studies achievement 85, and middle school acceleration 91.

Barron Collier High School. 725 total points across 10 components, 73% of total possible points, 98% tested, against a 65% A threshold. Component scores: English language arts achievement 79, ELA learning gains 69, ELA learning gains lowest 25% 67, mathematics achievement 69, math learning gains 58, math learning gains lowest 25% 53, science achievement 82, social studies achievement 75, graduation rate 98, and college and career acceleration 75.

The 98 graduation rate for the 2024-25 cohort is the single strongest school statistic attached to this community.

Barron Collier High School programmes and capacity

Barron Collier High School sits at 5600 Cougar Drive, Naples FL 34109, telephone 239-377-1200, with the Cougars as its mascot. Its advanced studies programme carries AICE through the University of Cambridge, Advanced Placement and dual enrollment, and its Collier Career Academies include Biomedical Sciences, Computer Science and Digital Design tracks. All Collier County Public Schools students in kindergarten through grade 12 are issued a laptop for the school year.

Capacity is the part almost nobody checks, and it runs the opposite way from the assumption. Collier County Public Schools' own capital improvement plan gives Barron Collier High School a FISH permanent capacity of 1,846 against a first-year projected enrollment of 1,531, which is 315 vacant seats, with projections running 1,570, 1,613, 1,619, 1,613 and 1,601 in subsequent years and vacant seats never falling below 227. The note on the district's own table reads that capacity does not include five portables. Across the whole high-school planning zone the same table shows roughly 5,613 seats of permanent capacity against about 4,362 projected students, roughly 1,251 vacant seats, widening across the forecast.

Read plainly: the high school serving Monterey is projected to run under capacity throughout the plan horizon, not over it. For a buyer moving from a fast-growing district where crowding drives rezoning, that is a materially different position.

Barron Collier High School shares a site with Osceola Elementary School. The district's own record and the school's own site give Barron Collier's address as 5600 Cougar Drive.

Boundary changes: none affecting Monterey

Collier County Public Schools ran a 2026-27 attendance boundary modification cycle driven by the opening of a new elementary school in far eastern Collier County. The district's own impacted-schools list names Pelican Marsh Elementary with the explicit annotation "(no students impacted)". Pine Ridge Middle and Barron Collier High do not appear on the impacted list at all. Our own comparison of the 2025-26 and 2026-27 address datasets shows zero change on all 426 Monterey addresses. Approved changes took effect in August 2026.

The caveats the district itself attaches, and one we add

Collier County Public Schools attaches its own disclaimer to the zoning tool, and it belongs on this page verbatim in substance: the maps are intended to provide general information as to schools of assignment, the completeness or accuracy of the mapping is not guaranteed, and a user should not assume the results as a guarantee of student placement at any school. The district directs questions to its Department of Student Assignment at (239) 377-0540.

All attendance areas are evaluated annually. Boundaries can change. Under district policy, rising eleventh and twelfth graders may remain at their existing school if rezoned, without district transportation; all other rezoned students move.

On busing, we decline to promise anything. The district's published transportation rule is that if a student's address is within two miles of the school and the walking route is considered non-hazardous, transportation is not provided. Pine Ridge Middle at 2.29 road miles, Barron Collier High at 2.89 and Pelican Marsh Elementary at 3.16 are all beyond two road miles from the gate, but the two-mile test is applied per address and at the district's discretion. Confirm busing with Collier County Public Schools transportation for the specific address.

Private, charter and independent school options near Monterey

Distances below are measured from the Monterey main gate. Add roughly 0.9 miles and 3 minutes for a home in the interior of the community. Living in Monterey confers no admission preference at any of these, and the district states plainly that charter and private schools have no assigned Collier County Public Schools attendance zones.

Two schools moved recently and most directories have not caught up: Mason Classical Academy relocated its lower-grade programme to 7170 Vanderbilt Beach Road for the 2026-27 year, and Naples Christian Academy relocated in August 2025 to 6800 Golden Gate Parkway.

Cross-check worth knowing: the adjacent but entirely separate Cambridge Park at Orange Blossom community shares Monterey's school zoning, with all of its addresses returning the same three schools. It is a separate community and a Cambridge Park address is never a Monterey address.

Healthcare, Shopping, Dining, Beaches and Drive Times From the Monterey Gate

Monterey sits half a mile from four arterials and about 2.5 miles from the Gulf, which puts a lot within a short drive: a hospital with the area's only 24-hour pediatric emergency room at 3.23 road miles, the nearest public Gulf beach at 2.83, Mercato at 2.54 and Waterside Shops at 2.97. Every distance below is measured from the gate.

Read every minute figure as a floor rather than an average. Drive times here are free-flow modelled from posted and inferred speed limits over the road network, with no live or historical traffic in them. Southwest Florida in season, roughly January through April, runs materially slower than free flow on Airport-Pulling Road, Vanderbilt Beach Road, Immokalee Road and US 41. Road miles are robust; minutes are not. And for a home deep inside the community, add roughly 0.9 miles and 3 minutes to everything below.

Healthcare

The headline healthcare fact for Monterey: NCH North Naples Hospital, 3.23 road miles from the gate, runs a full 24-hour adult emergency department, a separate obstetric emergency service, and a separate pediatric emergency department that NCH describes as the only 24-hour pediatric emergency room in the area.

One thing we will not assert: whether Physicians Regional's North campus at 1285 Creekside Boulevard operates a general emergency department. Physicians Regional publishes live average emergency-room wait times for its Collier Boulevard and Pine Ridge campuses but not for North, and the same Creekside Boulevard address is also the system's inpatient rehabilitation facility. Call (239) 260-6631 and ask before you rely on it.

There is a dense cluster of everyday medical services within about a mile and a half of the gate, including dermatology, dental, chiropractic, orthodontics, ophthalmology and pain management practices, plus Walgreens at about 0.75 miles, CVS Pharmacy at about 0.79 miles and a Costco pharmacy at about 1.14 miles measured straight-line. NCH also runs a network of immediate-care and urgent-care centres with live wait times and online check-in; NCH's own published notice is that it is currently able to accept only HMO insurance plans that have an assigned NCH primary care provider.

Shopping and dining within five free-flow minutes

On the grocery question, one point worth fixing in your mental map. The nearest full grocery to Monterey is the Publix at Naples Walk, 2450 Vanderbilt Beach Road, 2.35 road miles from the gate, and there is a second Publix at the Pavilion on Tamiami Trail North at 2.57. The corner of Airport-Pulling Road and Orange Blossom Drive carries the Collier County Orange Blossom Government Center, the Library Headquarters branch and First Baptist Academy with First Naples Church.

Shopping and dining within fifteen free-flow minutes

Mercato at 2.54 road miles is the closest lifestyle centre, anchored by Whole Foods Market, Nordstrom Rack and Silverspot Cinema, with roughly a dozen restaurants and more than twenty retailers.

The immediate node north-east of the gate, in the Airport-Pulling Road and Vanderbilt Beach Road and Naples Boulevard triangle, carries a dense everyday cluster within roughly a mile and a half straight-line: Publix and Publix Liquors at Naples Walk, Walgreens, CVS, Costco with fuel, Aldi, Kohl's, TJ Maxx, Ross, Walmart Neighborhood Market and a Gordon Food Service store, plus banks, shipping, and roughly fifty restaurants and cafés ranging from a Starbucks at 2315 Vanderbilt Beach Road to LongHorn Steakhouse, Miller's Ale House, J. Alexander's, Deep Lagoon Seafood, and the Mercato restaurant row.

The library, and the county's free beach permit

The Collier County Public Library Headquarters Regional Branch at 2385 Orange Blossom Drive is 1.45 road miles from the gate and open Monday through Thursday 9 a.m. to 8 p.m., Friday and Saturday 9 a.m. to 5 p.m., closed Sunday. Its general line is 239-252-7350. All branches carry public internet stations, printing, photocopying, Wi-Fi and a book drop. The second-nearest branch is the Vanderbilt Beach Branch at 788 Vanderbilt Beach Road, 2.48 road miles, open Tuesday through Thursday 10 to 6 and Friday and Saturday 9 to 5.

And the single most practical fact on this page for a Monterey owner who likes the beach: the Collier County resident beach parking permit is free, not a paid sticker, and it is issued at the Orange Blossom Government Center, 2335 Orange Blossom Drive, 1.20 road miles from the gate, on the same walkable Orange Blossom Drive corridor as the library. A permit holder then parks free at all Collier County beaches and, by interlocal agreement, at City of Naples beaches. Without a permit, county beach parking is $10 per day, flat rate, paid by mobile pay-to-park by texting the code or scanning the QR on the sign, with no app download. Full-time residents present an original current Collier County vehicle registration and driver's license; part-time owners present a valid driver's license from any state plus a valid registration or rental agreement plus a current Collier tax bill or a warranty deed within three months of closing.

Beaches

Clam Pass Park at 2.83 road miles is Monterey's nearest public Gulf beach access. It is a 35-acre park with a three-quarter-mile boardwalk through mangroves to the sand plus a free tram as an alternative to walking it, restrooms, concessions, beach wheelchair rentals, foot showers, bike racks, a life-jacket loaner program and a bus stop on site, open 8 a.m. to sunset year round. Dogs are not permitted. Vanderbilt Beach Park has a dedicated multi-level parking garage and the county advises arriving before 10 a.m. from January through March.

Barefoot Beach is the distance trap in this market. From the Monterey gate it is 12.32 road miles and roughly 29 minutes, because the route runs north to Bonita Beach Road and back down the barrier island. Use the road figure: a map-line distance to Barefoot Beach describes a drive no car can make.

Delnor-Wiggins Pass is a state park and the county permit does not apply there. Entry is $6.00 per vehicle for up to eight people, $4.00 for a single-occupant vehicle and $2.00 for pedestrians and cyclists. When its lots fill, the park closes to new vehicles and cars may not queue at the entrance.

The Naples Pier is closed. Demolition and rebuild construction began 6 January 2026 on an approximately 18-month schedule, with no announced reopening date. It should not be counted as an available amenity from Monterey or anywhere else right now.

Airports and interstate access

I-75 Exit 107 at Pine Ridge Road is Monterey's interstate access, 4.72 road miles from the gate.

On the airport, two corrections that get repeated wrong constantly. First, the 35.4-minute figure to Southwest Florida International Airport is a free-flow model with no traffic and no terminal or parking time in it. A realistic door-to-curb allowance is closer to 50 to 60 minutes, and more in season. Plan a flight on the door-to-curb allowance. Second, Naples Municipal Airport has no scheduled commercial airline service and none is planned. The airport authority's own published answer is unambiguous, and it gives two reasons: the airport's 75,000-pound aircraft weight limit and the availability of commercial service at Southwest Florida International. Naples Municipal is a general aviation field, self-sustaining and receiving no local tax dollars, with United States Customs and Border Protection on site, roughly 126,000 takeoffs and landings and 433 based aircraft in fiscal 2025.

Southwest Florida International handled more than 11.1 million passengers in 2025, placing it among the top 50 United States airports for passenger traffic, with roughly 15 airlines serving it nonstop to major domestic hubs plus Canada and Germany.

What Is Being Built Near Monterey

Two projects under construction within half a mile of Monterey will change the immediate area, and two county road projects roughly a mile and a quarter away will change how it drives. Nothing new is being built inside Monterey: Collier County records the Monterey PUD as built out, and the community holds exactly one remaining buildable homesite.

The Henley, 0.32 miles south-east

The Henley, formerly announced as The Haven at North Naples, is 336 apartments in two four-storey buildings at a 60-foot maximum height, on the south-west quadrant of Airport-Pulling Road and Orange Blossom Drive, wrapping around the Naples Italian American Foundation and directly across Orange Blossom Drive from the Collier County Public Library Headquarters branch. It was rezoned by Collier County Ordinance 23-28 on 23 May 2023, on petition PUDZ-PL20220001042.

The facts worth carrying:

• 336 units, of which 76 are income restricted, split 38 at 100% of area median income and 38 at 80%. County area median income cited at the hearing was $98,600 for a family of four.
• Approved at roughly 23 units per acre via a growth management plan amendment, against the county's standard affordable-housing density bonus of 16 units per acre.
• The site is about 14 acres of a 27-to-28-acre parcel shared with the existing Carlisle Naples senior rental community.
• The access condition of approval is the sentence a Monterey owner should read twice: there is no ingress or egress on Orange Blossom Drive. The south-side exit onto Orange Blossom is emergency-vehicle only, and the county's planning and zoning manager stated at the hearing that the project's traffic is designed to be absorbed by Airport Road. A 130-foot setback from the Carlisle property was also imposed.
• The Collier County Planning Commission approved it 4 to 2 and the Board of County Commissioners approved it 4 to 1.
• The original applicant did not proceed; Stock Development bought the property and is building it as The Henley, with vertical construction started and an approximately 18-month build putting completion around summer 2027.
• Construction is documented in the county's own agenda record: at its 14 July 2026 meeting the Board authorised release of a $98,824.24 performance bond posted as a guaranty for the excavation permit associated with The Henley and The Carlisle development.

Who objected, and why it matters to Monterey. The rezoning was opposed by the Orange Blossom and Airport Road Alliance, described at the hearing as a coalition of 14 communities formed roughly fifteen years earlier, which argued the density and height were incompatible with the area and raised traffic on Orange Blossom Drive. Whether Monterey's association is one of the 14 member communities is not published anywhere, and we do not assert it. It is, however, exactly the sort of question a buyer should ask the association, because membership determines whether Monterey has a seat at the table on the next nearby rezoning.

Naples Auto Vault, 0.44 miles south-east

Naples Auto Vault at 6985 Airport-Pulling Road North is a luxury vehicle and personal storage condominium development, 24 units in two buildings in its initial phase with two further phases contemplated. It was rezoned by Collier County Ordinance 23-48 on 24 October 2023 on petition PUDR-PL20220000533, and the developer confirmed it had moved into vertical construction in February 2026, with first-phase delivery anticipated in 2026.

Everything else within a mile, and its status

Forty-two planned unit development polygons intersect a box extending roughly 1.2 miles beyond Monterey's footprint. Every one within a mile is listed above.

Roads: what is real, what is not, and what residents will actually feel

Nothing is programmed on Orange Blossom Drive beside Monterey. Collier County's Transportation Engineering active project list carries 16 projects countywide, and none of them is on Orange Blossom Drive, on the Goodlette-Frank Road segment adjacent to Monterey, or on Airport-Pulling Road south of Vanderbilt Beach Road. The Florida Department of Transportation's District One Collier project list carries 19 projects, and the nearest is a US 41 resurfacing about 1.23 miles west. Both negatives were established with positive controls that returned full detail pages for the projects those lists do carry.

Orange Blossom Drive beside Monterey is not in any funded road programme. A widening of Orange Blossom Drive from Airport-Pulling Road east to Livingston Road appears in the Collier Metropolitan Planning Organization's 2050 long range transportation plan needs list only, ranked 33rd, and the needs plan is explicitly developed without considering funding limitations. It is not in the committed network and it is not on the county's active project page. Its limits also run east from Airport-Pulling Road, away from Monterey; Monterey's own frontage on Orange Blossom Drive is west of Airport-Pulling and is not inside those limits.

What residents will feel, and the two dates to put in the calendar:

The congestion forecast, from the county's own modelling. In the metropolitan planning organization's 2050 modelling of the existing-plus-committed network, the Collier County road segments predicted to reach high congestion sit on Immokalee Road, Everglades Boulevard North, Collier Boulevard, Randall Boulevard, First Street in Immokalee, a Livingston Road segment well north of here, Old US 41 and a Pine Ridge Road segment east toward I-75. Neither Orange Blossom Drive, nor Goodlette-Frank Road, nor the Airport-Pulling segment beside Monterey appears on that list.

One measurement convention worth knowing if you ever read a Collier County traffic study: the county's growth management plan requires roads to be maintained at level of service D or E on a peak-hour basis, and the level-of-service calculation is based on traffic experienced for ten months of the year, omitting the peak seasonal months of February and March.

Utilities and parks

No Collier County Water-Sewer District water-main replacement, sewer-main replacement or utility-renewal project is programmed inside Monterey or on Orange Blossom Drive. That negative was established by distance-ranking all 98 of the district's current project polygons against the community footprint, with the query surface proven live by projects returning at 0.00 and 0.06 miles. The county's named neighbourhood renewal programmes in this part of the county, in Naples Park, Palm River and Golden Gate City, are all more than a mile and a half away. Two district programmes do overlap or nearly overlap Monterey: a countywide programme placing 53 generators at critical wastewater pump stations, in design with construction running to autumn 2026, and an electrical and control-system upgrade at the nearby Carica potable-water pump station 0.06 miles north-west, in closeout.

There is no Collier County park inside a 1.2-mile ring around Monterey. That was measured, with the positive control that the same layer returns 54 park records countywide. The nearest are Pelican Bay Community Park at 1.39 miles, Veterans Community Park at 1.52 miles and North Collier Regional Park at 5.14 road miles, which carries the Sun-N-Fun Lagoon water park and is also a beach-permit issuing site.

The library on Orange Blossom Drive is doing fine. Collier County published a November 2025 notice that the Headquarters branch would carpet-renovate its young adult, large print and computer areas beginning 17 November 2025, remaining open throughout, with computer and printing services redirected temporarily to the Vanderbilt Beach branch. Through 2025 the Vanderbilt Beach branch was reported as a possible closure candidate in the county's budget process; county officials stated no decision had been made and no one formally proposed closing it, and we could not confirm the final outcome at a primary county source. We therefore do not tell you that branch is closing, because we do not know that.

The Monterey Market: County Roll Sales and Live MLS Analysis

Monterey turned over 21 qualified arm's-length sales of improved property in the trailing twelve months to 29 August 2026, out of 43 recorded deed transfers in the same window. Against 419 standing dwellings that is a 5.0% annual turnover rate. Every figure here comes from the Collier County Property Appraiser's certified 2026 preliminary data.

The methodology, stated before the numbers rather than after.

• Two sources, each named where it is used. The roll-derived figures in this section come from the county tax roll, and the roll records deeds, not listings, so nothing computed from it can produce days on market, list price, sale-to-list ratio or active inventory. Those four measures come from the Southwest Florida MLS Matrix, pulled 2 September 2026, and they are set out below under their own headings and labelled as Matrix data. A Monterey days-on-market figure sourced to county data is sourced to something the county does not hold.
• Qualified sales only. The roll carries the county's own qualification flag, which is its determination that a transfer was an arm's-length sale. Every figure below uses only qualified transfers of improved property. 22 of the 43 trailing-twelve-month transfers did not qualify and are excluded: quitclaims, family transfers, estate deeds and other non-market conveyances.
• Living area is the roll's adjusted area throughout, and every price per square foot is computed on adjusted area.
• Building rows were filtered to those the county flags as buildings. The roll's building table also carries pool decks, screen enclosures and spas as rows, and counting those as buildings inflates any structure count.
• Small samples move medians. Several rows below rest on three to ten sales. Read the price per square foot column and the multi-year trend before any single-year median.

Annual medians by product type, ten years

Read this table by column, never across the two segments. Single-family and attached homes in Monterey are different products at different price points, and a blended community median moves with whatever happened to sell that year rather than with the market.

What the price per square foot column says, and it is the more honest read. Single-family adjusted-area pricing in Monterey ran in a $217 to $245 band from 2016 through 2020, stepped to $285 in 2021, and then jumped to $424 in 2022. It has held in the $481 to $574 range every year since. Attached pricing followed the same shape at a lower level: a $192 to $230 band through 2020, $250 in 2021, $316 in 2022, and $290 to $340 since.

Do not read the single-family median column as a trend line. The 2023 median of $1,750,000 rests on eleven sales, 2024's $1,325,000 on seventeen and 2025's $2,055,000 on thirteen. Those swings are sample composition rather than the market. The price per square foot column over the same three years reads $518, $481 and $574, which is a far more stable picture and a far more defensible one.

The 2026 column is a partial year. It rests on ten single-family and five attached sales recorded to date and will move as the year closes.

Trailing 24 months, by neighborhood

The most recent qualified sales on the roll

What the MLS shows that the roll cannot, trailing twelve months

Days on market, list price, sale-to-list ratio and active inventory are listing measures, so they come from the Southwest Florida MLS Matrix, pulled 2 September 2026, and not from the county roll. Over the trailing twelve months Matrix records 23 Monterey closings, $35,852,500 in volume, a median sale price of $1,650,000, a median of 68 days on market, an average sale-to-list ratio of 95.51% and a median of $586 per square foot. The highest was 7985 Beaumont Ct at $2,825,000. The fastest was 7986 Beaumont Ct at 0 days on market.

Why Matrix counts 23 and the county roll counts 21, and why both are correct. Matrix counts brokered listings that closed. The roll counts deeds the county flagged as qualified arm's length transfers, so it sees conveyances that never had a listing while excluding some that did. The two numbers are not in conflict and neither is an error. They count different things, which is why every figure on this page names the source it came from.

Days on market by neighborhood, inside one gate

This is the strongest single fact in the Monterey listing data: median days on market ranges from 11 in Woodbridge Four to 252 for the attached villas on San Bernadino Way, inside one guard gate. The table below is Southwest Florida MLS Matrix data pulled 2 September 2026, covering the trailing twenty-four months, segmented against the recorded plat rather than against the listing sub-name field. Read every row with its sale count, because several rest on only two or three sales.

What that spread means in practice. A Woodbridge Four home has been going to contract in under two weeks while an attached villa on San Bernadino Way has been taking more than eight months. The community-wide 68-day median is arithmetically true and practically useless, because it describes no Monterey neighborhood. The row that applies to a given house is the one for its recorded plat, read with its own sale count.

Active Monterey inventory, as of 2 September 2026

Monterey carries 8 active listings in the Southwest Florida MLS Matrix as of 2 September 2026, at a median list price of $1,950,000, from $529,000 to $2,895,000, with a median of 47 days on market and a median list price of $659 per square foot. Eight active listings against 23 trailing-twelve-month closings is roughly 4.2 months of supply, which reads as a balanced market rather than a seller's or a buyer's one.

Active inventory changes weekly. Call Jesse McGreevy (239) 898-6072 for the current count within your specific plat, which is the number that actually competes with your listing.

What the market data does and does not support

Supported. Monterey is a low-turnover community: 21 qualified sales against 419 standing dwellings in a year is 5.0%. Its pricing is tiered by product, and those tiers are stable and clearly separated. Adjusted-area pricing roughly doubled between 2020 and 2022 and has held its new level since, in both segments.

Supplied by Matrix rather than by the roll. Days on market, list price, sale-to-list ratio and active inventory are listing measures, and they are published above from the Southwest Florida MLS Matrix, pulled 2 September 2026, with the source named alongside each. Still not supported by either source, and not published here. New-construction counts or medians. Any single blended community median. Any year-over-year percentage change computed from a median resting on fewer than twenty sales. If you see any figure attached to Monterey without a stated source, ask what data set produced it.

How we read the two sources together. Listing data comes from the multiple listing service, we pull it fresh, and we read it against this roll data rather than instead of it. In the last 12 months we have priced and negotiated in this exact corridor, and the two data sets together are how we set a Monterey list price rather than either one alone. Call Jesse McGreevy (239) 898-6072 for a current read on your specific plat.

How Monterey Compares to Its North Naples Neighbors

Monterey adjoins or nearly adjoins nine other planned unit developments, and the useful comparison between them is not a price list but a structural one: entitlement density, special-district burden, amenity model and build era. Those four things are recorded facts, they do not move with the month, and they explain most of what a buyer actually feels after closing.

The no-district point is worth dwelling on, because it is the largest recurring cost difference between otherwise similar Naples communities. A Community Development District assessment is a separate, non-negotiable, non-ad-valorem line on the property tax bill, often carrying a bond component that runs for decades and that a buyer inherits at closing. Monterey has none, and that is not a marketing claim: it was tested against the Florida Department of Commerce's active list of 54 Collier districts, the all-dissolved list of 536, the inactive list, the county's own adopted budget and a full sweep of the Clerk's recorded index. When you compare a Monterey carrying cost to a nearby community's, the district line is the first thing to put side by side.

The density point is the second. Monterey's actual built density of about 2.2 units per acre is what produces 0.29 to 0.32-acre median lots and 29.4 acres of lakes inside a half-mile-square site. The immediate ring includes an apartment PUD approved at 14 units per acre and a new one approved at roughly 23. That is not a criticism of either; it is the reason Monterey's interior feels the way it does, and the reason its lots are the size they are.

What we deliberately do not publish here. We do not publish price comparisons between Monterey and neighbouring communities on this page, because we have measured Monterey's six neighborhoods off the county roll and we have not run the same measurement on the neighbours. Putting a measured Monterey median beside an unmeasured neighbouring one would look like a comparison and would not be one. When a client is genuinely choosing between Monterey and a specific nearby community, we run both on the same yardstick before we say a word about which is better value. Call Jesse McGreevy (239) 898-6072 and name the two communities.

Two adjacency facts that matter more than most comparisons. Monterey's northernmost lots sit roughly 56 metres from Vanderbilt Beach Road, which is currently in a two-year widening construction period. And Monterey's gate sits about 100 metres from Orange Blossom Drive, on which no county or state road project is currently programmed beside the community.

Downloadable Documents and Primary Records for Monterey

Every document below is held by a government authority or a court clerk, and every link goes to that authority's own site rather than to a copy hosted anywhere else. Recorded instruments are cited by instrument number and by Official Records book and page, which is the durable citation; the Clerk's search portal is the correct entry point because per-document image links require an authenticated session.

Recorded plat book and page citations, instrument numbers and Official Records book and page references are the durable way to order any of these. Give the Clerk the instrument number and the record comes back the same way every time.

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

Selling in Monterey is not the same job as selling elsewhere in North Naples, because price depends on which of six recorded neighborhoods the house sits in, the timeline depends on an association approval that consumes 30 days, and the buyer pool depends on a flood-zone answer that changes address by address. We handle all three before listing.

Here is what we do differently on a Monterey listing.

We price from the plat, not from the community. Monterey's six neighborhoods carry median assessed values from $390,250 to $1,364,673 and trailing-24-month sale medians from $375,000 to $1,950,000. Any valuation that treats Monterey as one market is a coin flip. We start from the plat, then adjust for adjusted living area against the plat's own range, water frontage against the platted water tract, lot size against the plat median, and the qualified comparable sales inside that same plat rather than across the gate.

We start the association clock on day one. The master board's transfer approval requires 30 days' written notice before closing, with the executed contract, an application and a processing fee, and the board has 20 days to act. A seller who waits until the contract is signed to think about it has already lost the timeline. We open that file the day the contract is executed.

We tell the buyer the resale capital assessment up front. The $1,600 resale capital assessment adopted in 2017 is payable by the buyer at closing, and the board may raise it by up to 10% per calendar year. Discovering it at the closing table is how deals get renegotiated on the last day. Disclosing it in the listing package is how they do not.

We answer the flood question before it is asked. Monterey straddles Zone AE and Zone X-shaded. If the house is in the AE portion, a financed buyer will be required to carry flood insurance and will want a quote before the inspection period closes. Having the panel and, where it exists, an elevation certificate in the listing file removes the single biggest source of mid-contract renegotiation on a house in this community.

We market to the specific buyer for the specific product. A 1,450-square-foot attached villa on San Vista Circle and a 4,000-square-foot single-family home on Ronda Court do not share a buyer, a price band, a lender profile or a marketing channel. Treating them as one community listing is why so much Monterey inventory sits.

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

Donald Vogler, Verified Google review

The record behind the pitch. Top 1% Real Estate Agents Nationally Since 2008. #1 Team in Southwest Florida since 2012. 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). McGreevy and Comisar alone have over $900 million in Sales, and our team has closed transactions across Lee and Collier County continuously since 2008. Nationally Recognized Top Producing Realtors. Platinum Sales Production Award Winners.

Start here. Request a free Monterey home valuation from McGreevy and Comisar, or call Jesse McGreevy (239) 898-6072 directly. Marc Comisar (239) 287-5873. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Buying in Monterey

Buying in Monterey means clearing four things that do not exist in most Naples communities: a mandatory master board approval with a 30-day notice period, a buyer-paid resale capital assessment at closing, an address-specific flood-zone determination, and a leasing rule that may lock a new owner out of renting for 12 or 24 months depending on the neighborhood.

Work through these in this order.

1. Identify the plat, not just the street. Mission Drive crosses three plats. San Vista Circle is the condominium. San Bernadino Way is the attached villas. San Miguel Way, San Sebastian Way and San Gabriel Lane are the detached villa homes. Everything else is one of the three detached single-family plats. Plat determines association, fee tier, architectural board and, in two cases, leasing rules.
2. Pull the flood zone for the exact address. Not for Monterey. For the address. Zone AE means a federal flood insurance requirement on a financed purchase; Zone X-shaded does not.
3. Get the current assessment figures for that neighborhood in writing, master and neighborhood, plus the current resale capital assessment amount and the transfer processing fee. None of those numbers is published, and all of them are obtainable.
4. Ask for the current master rules and regulations. Pet numbers, breed and weight limits, guest access and amenity hours are set by rules rather than by the recorded declaration, and none of them is on the public web.
5. Do not write a 30-day close. The association's notice period alone consumes it.
6. Read the leasing overlay for the specific neighborhood if there is any chance of renting the property, ever. Twenty-four months of ownership before any leasing in the attached villas. Twelve months, then one-year leases only with no subleasing, in the condominium.
7. Get the roof age and the wind mitigation report early. Monterey's median year built is 1994, which sits outside the Florida Building Code construction-date insurance credit. A roof replaced to the 2001 code standard brings the credit back.

What a Monterey buyer is actually getting. A 193-acre planned unit development built to 46% of its approved density, so roughly 37% of the platted acreage is lakes, streets, open space and amenity tract rather than lots. One gate. A clubhouse rebuilt from 2016 to 2018 with a purpose-built fitness addition, three tennis courts, one pool with lap lanes, a sport court and a playground. Three A-rated zoned schools with no split zoning and a high school running under capacity. No CDD. No golf assessment, because there is no golf. A library and a free county beach permit inside a mile and a half. And a Gulf beach at under three road miles.

What we do for a buyer here. We read the specific neighborhood's declaration before you write, we get the current fee stack in writing, we pull the flood panel for the parcel, we start the association application the day the contract is executed, and we negotiate with the resale capital assessment on the table rather than under it. We represented buyers and sellers on both sides of transactions in Collier County gated communities long enough to know which of these items actually kills deals, and it is almost always the association timeline.

Read how we represent buyers in Naples, then call Jesse McGreevy (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Buyer Edition

Every answer below is sourced from the record cited in the section above it. Where the public record does not hold an answer, the answer says so.

Where is Monterey in Naples, Florida?

Monterey is in North Naples, in unincorporated Collier County, ZIP 34109, with its entrance on Mission Drive at Orange Blossom Drive between Goodlette-Frank Road North and Airport-Pulling Road North. It occupies the block bounded by Vanderbilt Beach Road on the north, Orange Blossom Drive on the south, Airport-Pulling Road North on the east and Goodlette-Frank Road North on the west.

Is Monterey the same community as Villages of Monterey?

Yes. Monterey is recorded and still widely marketed as Villages of Monterey, and both names describe the same community. The recorded plat names use "Villages of Monterey at Woodbridge" for three of the six numbered units and plain "Monterey" for two, and the county's zoning layer carries the planned unit development as MONTEREY with an alternate name of Woodbridge.

Is Monterey Naples inside Naples city limits?

No. Monterey is in unincorporated Collier County, not inside the City of Naples. That matters for taxes: a Monterey parcel is levied by the county, the county's unincorporated area municipal service taxing district, the school district, the North Collier Fire Control and Rescue District and two water-management levies, but not by the City of Naples.

Is Monterey a gated community?

Yes. Monterey is guard-gated with a staffed gatehouse at the Mission Drive entrance on Orange Blossom Drive. The gatehouse building sits on a landscaped island splitting inbound and outbound lanes, and the gate is funded out of the master association's quarterly assessment as a Master Common Operating Expense under section 7.1.8 of the recorded covenants.

What are the Monterey gate hours?

The association's own published materials describe a staffed gatehouse, and the gate is funded out of the master quarterly assessment as a Master Common Operating Expense. No first-party source states the staffing hours. Information not available at time of publishing. One call to the gatehouse settles it, and it is a call we make for clients before an offer.

How many entrances does Monterey have?

One. Monterey has a single gated entry on Mission Drive at Orange Blossom Drive. The entire private street network inside the community is one continuous parcel owned by the master association, and the association's access forms are community-wide single-gate forms. A smaller gated drive visible south of Orange Blossom Drive belongs to a different community.

How many homes are in Monterey?

Monterey has 420 platted homes: 419 built dwellings plus one remaining buildable homesite on Vera Cruz Way. The tax roll carries 443 parcels in the seven recorded plats, of which roughly 20 are association-owned tracts holding lakes, streets, the preserve, a park and the clubhouse rather than houses. Both numbers are correct and they count different things.

What is the mix of home types in Monterey?

359 detached single-family homes standing on 360 platted single-family lots, plus 60 attached homes: 20 attached courtyard villas on San Bernadino Way and 40 condominium units on San Vista Circle. By association, that is 292 in the Single Family Neighborhood, 68 in the Single Family Villa Home Neighborhood, 20 in the Villa Owners' association and 40 in the condominium.

When was Monterey built?

Monterey was built out between 1989 and 2002, with 90% of its buildings, 379 of 420, completed in the ten years from 1990 through 1999 and a median year built of 1994. The first building dates to 1989 and the most recent to 2025, but the post-2005 buildings are teardown rebuilds rather than original construction.

Who built the homes in Monterey?

No single builder. Monterey was sold as a scattered-lot, semi-custom community: the great majority of the developer's lot deeds went directly to individual buyers, and at least twenty different homebuilding companies bought lots here. That is why the housing stock is architecturally varied and why no developer model or floor-plan names exist for any Monterey neighborhood.

Are the homes in Monterey custom or production?

Both, depending on the plat. Villages of Monterey at Woodbridge Unit One is a custom-home neighborhood whose architectural guidelines require a practicing architect as administrator and contain a Repetitive Designs prohibition. Monterey Unit Three is a production neighborhood whose covenants require homes to be built to one of the designs approved by the developer. Units Four and Five sit in between.

How big are the homes and lots in Monterey?

Median adjusted living area by plat runs from 1,450 square feet in the condominium to 3,478 square feet in Villages of Monterey at Woodbridge Unit Four. Median lot size in the three detached single-family plats runs 0.29 to 0.32 acres; the detached villa homes sit on a 0.17-acre median lot and the attached villas on 0.04 acres.

Does Monterey have a Community Development District or CDD fee?

No. Monterey has no Community Development District, no CDD assessment and no CDD bond, and it never has had one. That was tested against Florida's Official List of 54 active Collier County special districts, the all-dissolved list of 536 districts, the inactive list, Collier County's own adopted budget and a full sweep of the Clerk's recorded index.

How much are the HOA fees in Monterey?

No current assessment figure is published in any primary source. What is publishable is the structure: every owner pays a master assessment billed quarterly in advance on 1 January, 1 April, 1 July and 1 October, plus a separate neighborhood association assessment to one of four associations. Total carrying cost therefore differs by neighborhood. Information not available at time of publishing. Call Jesse McGreevy (239) 898-6072 and we will get the current figure for your specific neighborhood.

Why can nobody quote one HOA fee for Monterey?

Because there is no single fee. Four neighborhood associations sit under one master, with a Chapter 718 condominium layered on top for 40 of the homes, and each neighborhood association funds a different set of services. The Villa Owners' association, for example, covers exterior lights and bulbs, annual dryer-vent cleaning, termite protection and courtyard gates; the detached neighborhoods do not.

What does the Monterey master assessment cover?

Per the recorded covenants: community common areas, the lakes and water-management facilities, common-area landscaping, master property, general liability and automobile insurance, a single management company for the whole community, and monitored security services and cable television collected as an increment of the regular assessment. Water and sewer are billed separately by Collier County and are not an association charge.

Is there a transfer fee or capital contribution when buying in Monterey?

Yes. A resale capital assessment of $1,600.00, payable by the buyer at closing, was adopted by the master board in 2017, and the board may increase it by up to 10% per calendar year. Nine years of permitted escalation have elapsed, so confirm the current amount with the association before you write the contract.

Does the Monterey HOA have to approve my purchase?

Yes, community-wide. Master board approval is required for any sale or gift, with 30 days' written notice before the anticipated closing date, the executed contract, an application and a processing fee. The board has 20 days to act and silence is approval. Approval issues as a recordable Certificate of Approval, and the process is used routinely rather than exceptionally.

Can I close on a Monterey home in 30 days?

Realistically, no. The association's own notice requirement is 30 days before closing, so a 30-day contract leaves no room at all. Plan a longer close, or start the association application the day the contract is executed.

Is Monterey a 55-plus or age-restricted community?

No. Monterey is an all-ages community. The 28-page Master Protective Covenants contain no age restriction, no 55-plus provision and no housing-for-older-persons designation, and none of the recorded master amendments of 2006, 2016, 2017 or 2018 introduces one.

Is Monterey pet friendly?

Yes, with conditions. The master covenants permit dogs, cats and other household pets, require each pet to be confined indoors, within fenced areas, or restrained on a leash and personally attended by an adult, require immediate removal of pet litter, and allow pets only in reasonable numbers. Enclosures and fencing need architectural review pre-approval.

Is there a pet weight limit or breed restriction in Monterey?

The recorded declaration sets no numeric limit, no weight limit and no breed list. A limit, if one exists, would live in a master or neighborhood rules-and-regulations document, which is not a recorded public document. Information not available at time of publishing. Request the current rules packet from the association.

Can I rent out a home in Monterey?

Yes, but under real constraints. The master rule is a 6-month minimum lease, a 1-year maximum, and no more than 2 leases per calendar year, with board approval on 30 days' notice and a lessee who must be a natural person rather than an entity. Two neighborhoods impose stricter overlays on top of that.

Does Monterey allow short-term or vacation rentals?

No. The master minimum lease term is six months and there is no short-term rental permission anywhere in the Monterey documents. The recorded purpose language is explicit about preventing a motel-like atmosphere.

What is the minimum lease term in the Monterey attached villas?

Effectively six months, and only after a 24-month wait. The Villa Neighborhood Covenants as amended in 2022 provide that an owner who acquires title other than by inheritance may not lease at all until they have held record title for at least 24 months. The master's six-month floor and two-lease annual cap then apply.

Can a new owner rent out a Monterey Villas condominium unit?

Not for the first year. The condominium declaration as amended in 2021 provides that new owners may not lease for the first 12 months of ownership starting from the closing date, that units may be leased only one year at a time, that no lease may be for any other period, and that no subleasing or assignment is allowed.

What flood zone is Monterey in?

Both. Monterey straddles a mapped FEMA boundary: the western edge and an interior band including the community centroid are in Zone AE, a Special Flood Hazard Area, while much of the north, east and south perimeter including the gate is in Zone X-shaded. The governing panels are 12021C0381J and 12021C0382J, both effective 8 February 2024.

Is flood insurance required in Monterey?

It depends on the address. A mortgaged home in the Zone AE portion, with a federally regulated or federally backed loan, is legally required to carry flood insurance for the life of the loan. A home in the Zone X-shaded portion faces no federal mandate, although a lender may still require it. Pull the panel for the exact address.

Do Monterey owners get a flood insurance discount?

Yes. Collier County holds a Community Rating System Class 5 rating, which earns eligible National Flood Insurance Program policyholders a 25% premium discount. The county has participated in the program since October 1992.

What hurricane evacuation zone is Monterey in?

Collier County Hurricane Evacuation Zone B, confirmed by direct query against the county's own hosted evacuation-zone service at the community centroid. Zone B is the standing designation; what is actually ordered evacuated in any given storm is decided by the county at the time.

Did Monterey flood during Hurricane Ian?

No public record documents storm damage at the subdivision level in Monterey, for Ian or for any other storm, and we will not invent one. What is documented is that Ian's record surge in Naples was concentrated at the immediate coastline and along tidal waterways, and that Monterey sits roughly 2.3 miles inland with no tidal-waterway connection.

What schools is Monterey zoned for?

Pelican Marsh Elementary School, Pine Ridge Middle School and Barron Collier High School, all three graded A by the Florida Department of Education. That answer holds for 426 of 426 addressed parcels in the school district's own address file, in both the 2025-26 and 2026-27 school years. There is no split zoning inside Monterey.

Which elementary school is Monterey zoned for?

Pelican Marsh Elementary School, for every address in the community. Both Pelican Marsh Elementary and Osceola Elementary sit in ZIP 34109, and the assignment was measured at the school district's own per-address file rather than read off a boundary map, for 426 of 426 addressed parcels in two consecutive school years.

Is Barron Collier High School crowded?

No. The district's own capital improvement plan gives Barron Collier High School a permanent capacity of 1,846 against a first-year projected enrollment of 1,531, which is 315 vacant seats, and projects vacant seats never falling below 227 across the plan horizon. The wider high-school planning zone shows roughly 1,251 vacant seats.

Does Monterey have a golf course?

No. Monterey has no golf course, no beach and no marina, and there are no docks or boat slips. That was verified by searching the full recorded declaration for each term against a positive control, and the single-family covenants separately prohibit owners from building docks in the lakes. The nearest public-access golf is Tiburón at 2.95 road miles.

What amenities does Monterey have?

A clubhouse of roughly 6,900 square feet with a purpose-built fitness addition, billiards room, library, television room, social rooms and a dining room; three tennis courts in one fenced enclosure; one pool with marked lap lanes plus a pavilion and cabanas; a 43-foot shade structure; a sport court for basketball and pickleball; a playground; and roughly 29 acres of lakes.

Does Monterey have pickleball courts?

Monterey has one multi-use sport court, built as a basketball court in the 2016 to 2018 renovation, on which pickleball is played. There is no bank of dedicated pickleball courts anywhere in the amenity tract. The accurate description is a sport court for basketball and pickleball.

Is the Monterey pool heated?

Pool heating is not documented by any source we can stand behind, so we do not state it either way. Information not available at time of publishing. What is documented is that there is one pool, a single vessel with marked lap lanes, a deeper section and a shallow entry shelf, renovated in 2017, and that its marked lap lanes and its resort-style deck are two features of that one vessel.

Can I fish or use a boat on the Monterey lakes?

Non-motorised boating is expressly permitted: the recorded declaration allows small sailboats, rowboats and other boats without a motor, and prohibits any vessel equipped with a motor. Fishing is permissive rather than guaranteed: the declaration says fishing may be permitted subject to rules, and that the master association is not obligated to permit it.

How far is Monterey from the beach?

Clam Pass Park, the nearest public Gulf beach access, is 2.83 road miles from the gate. Vanderbilt Beach Park is 3.53, Delnor-Wiggins Pass State Park is 5.26 and Lowdermilk Park is 6.22. Barefoot Beach Preserve is 12.32 road miles, because the route runs north to Bonita Beach Road and back down the barrier island.

How much is beach parking, and is there a resident permit?

Collier County beach parking is $10 per day without a permit, paid by mobile pay-to-park with no app download. The Collier County resident beach parking permit is free, and a Monterey owner can collect one at the Orange Blossom Government Center, 1.20 road miles from the gate. A permit parks free at Collier County beaches and, by interlocal agreement, at City of Naples beaches.

Is Monterey walkable?

Partly, and honestly measured. The Collier County Public Library Headquarters branch is 0.98 miles and about 21 minutes on foot from the main gate along a continuous mapped sidewalk on Orange Blossom Drive, and the Orange Blossom Government Center is slightly nearer. From homes at the north end of the community it is about 1.6 miles and 33 minutes. Everything else is a drive.

How far is Monterey from I-75 and the airports?

I-75 Exit 107 at Pine Ridge Road is 4.72 road miles from the gate. Naples Municipal Airport is 6.82 road miles and has no scheduled commercial airline service. Southwest Florida International Airport is 25.73 road miles; allow 50 to 60 minutes door to curb, and more in season.

Is Monterey on city water and sewer or well and septic?

Central water and sewer, supplied by the Collier County Water-Sewer District and billed as a separate monthly utility bill rather than through the association. The developer deeded Monterey's utility tracts to the district in 1991 and 1992.

What is being built near Monterey?

Two projects inside half a mile: The Henley, 336 apartments in two four-storey 60-foot buildings at Airport-Pulling Road and Orange Blossom Drive, with completion around summer 2027 and an approval condition that there be no ingress or egress on Orange Blossom Drive; and Naples Auto Vault, a 24-unit first-phase luxury storage condominium on Airport-Pulling Road North, in vertical construction since February 2026.

Is Orange Blossom Drive being widened?

No. An Orange Blossom Drive widening from Airport-Pulling Road east to Livingston Road appears only on the metropolitan planning organization's unfunded 2050 needs list, ranked 33rd, and its limits run east away from Monterey. What is actually in construction nearby is the Vanderbilt Beach Road widening, about 1.21 miles north-north-west, with a two-month single-lane closure planned at Goodlette-Frank Road in spring 2027.

Is Monterey a good buy compared with other North Naples communities?

That depends on what you are comparing, and the structural answer is more useful than a price answer. Monterey carries no Community Development District assessment, was built to about 2.2 units per acre against an approved 4.69, and has no golf operation inside the fee. Those three facts drive most of the carrying-cost difference between Monterey and its neighbours.

Frequently Asked Questions, Seller Edition

These are the questions Monterey owners actually ask before they list. Where the answer is community-specific we give the community-specific answer, and where it is a Collier County or Florida answer we say so rather than dressing it up as local knowledge.

How much is my Monterey home worth?

It depends far more on which of Monterey's six recorded neighborhoods it sits in than on anything else. Trailing-24-month qualified sale medians by plat run from $375,000 in the condominium to $1,950,000 in Monterey Unit Five. Request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072 and we will price from the plat and the comparable sales inside it.

Why is every online estimate different for my Monterey home?

Because automated models treat Monterey as one market and it is six. A model that blends a $375,000 attached villa with a $2.8 million lakefront single-family home produces a community average that describes no actual house. Add the fact that the county roll carries adjusted living area rather than heated area, and per-square-foot models drift by several hundred feet on a detached home here.

What have homes actually sold for in Monterey recently?

The most recent qualified arm's-length sales on the county roll run from $360,000 for a 1,450-square-foot attached unit on San Vista Circle in June 2026 to $2,825,000 for a 4,394-square-foot single-family home on Beaumont Court in June 2026. The full list of the last twenty is published in the market section above, with date, price, adjusted living area, street and product type.

Are Monterey home values going up?

Adjusted-area pricing roughly doubled between 2020 and 2022 and has held its new level since. Single-family median price per adjusted square foot ran $245 in 2020, $285 in 2021, $424 in 2022, and has sat between $481 and $574 every year since. Read that column rather than the median column, because the median column rests on small annual samples.

Why should I not quote a single Monterey median price?

Because it moves with the mix, not the market. A year in which four attached villas and eleven single-family homes sell produces a very different community median from a year in which one villa and seventeen single-family homes sell, with no change in value whatsoever. We publish medians by plat, with the sale count attached, for exactly this reason.

Does my neighborhood association change what my home is worth?

Yes, materially, and in two directions. It sets which fee stack a buyer inherits and which services that fee buys, and it sets the architectural and leasing rules a buyer is agreeing to. An attached villa whose association funds roofs, painting, exterior lights, dryer-vent cleaning and termite protection is a different financial proposition from a detached home whose owner funds all of that personally.

Does a lake view add value in Monterey?

Water frontage is a real differentiator here, and it is concentrated: 73 of the 78 homes in Villages of Monterey at Woodbridge Unit Four front the platted water tract. But the platted water tracts include drainage swales as well as open water in places, so abutting the tract is not the same as having an open-water outlook. We confirm the actual view from the property before we price it as one.

When is the best time to list a home in Naples?

Southwest Florida's buyer traffic concentrates in season, roughly January through April, and inventory that comes to market immediately before season competes with the largest audience of the year. That is a Naples-wide pattern rather than a Monterey-specific one, and it should be weighed against your own timing rather than treated as a rule.

How long do homes take to sell in Monterey?

A median of 68 days on market, across the 23 Monterey closings the Southwest Florida MLS Matrix recorded in the trailing twelve months, pulled 2 September 2026. The community figure hides the number that matters: by neighborhood the median runs from 11 days in Woodbridge Four to 252 days for the attached villas on San Bernadino Way. Days on market is a listing statistic, so it comes from Matrix rather than from the county tax roll, which records deeds.

How many homes are for sale in Monterey right now?

8 active listings as of 2 September 2026 in the Southwest Florida MLS Matrix, at a median list price of $1,950,000, from $529,000 to $2,895,000, with a median of 47 days on market. Against 23 trailing-twelve-month closings that is roughly 4.2 months of supply, a balanced market. Active inventory is a listing statistic rather than a tax-roll one and it changes weekly. Call Jesse McGreevy (239) 898-6072 for the current count within your specific plat, which is the number that actually competes with your listing.

What is the turnover rate in Monterey?

5.0% a year. In the trailing twelve months to 29 August 2026 the county roll records 43 deed transfers on Monterey parcels, of which 21 qualified as arm's-length sales of improved property, against 419 standing dwellings. That is a low-turnover community, which cuts both ways for a seller: less competition, and a smaller pool of recent comparable sales.

Who is the best listing agent for a Monterey home?

We will make the case rather than assert it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and the research behind this page is the same work we put into a listing: the recorded plats, the county roll, the FEMA panels and the association filings, read first-hand. Call Jesse McGreevy (239) 898-6072 and ask us anything on this page.

Do I need a Naples agent who knows gated communities specifically?

For Monterey, yes, and for one concrete reason: the mandatory master board transfer approval with its 30-day notice period. An agent who does not open that file at contract execution will discover the timeline problem in the last week. That is a process failure rather than a knowledge failure, and it is entirely avoidable.

Does the Monterey association have to approve my buyer?

Yes. Master board approval is required for any sale or gift, on 30 days' written notice before the anticipated closing date, with the executed contract, an application and a processing fee. The board has 20 days and silence is approval. Disapproval requires good cause on enumerated grounds and a majority of the entire board.

What happens if the Monterey board disapproves my buyer without good cause?

The recorded bylaws create a purchase obligation. Within 30 days the board must name an approved purchaser, which may be the association itself, to buy at the same price and substantially the same terms, or at fair market value set by the average of two state-certified appraisals with closing within 60 days. If the board fails to name a purchaser within 30 days, the original buyer is deemed approved.

How early should I start the Monterey association paperwork?

The day the contract is executed. The notice period alone is 30 days, and the board then has 20 days to act. Sellers who treat the association package as a closing-week item are the sellers who ask for extensions.

What is the Monterey estoppel process?

A Florida estoppel certificate is the association's written statement of what is owed on the property at closing, and Florida law sets both the delivery deadline and the fee cap. For Monterey, the practical point is that there are two associations to estop, the master and your neighborhood association, and the condominium units add a third document set. Order all of them at once.

Do I owe association dues through the closing date?

Assessments in Monterey are billed quarterly in advance, due 1 January, 1 April, 1 July and 1 October, and are prorated at closing in the normal way. The recorded covenants also make the assessment obligation personal and provide that it survives conveyance, with a buyer taking subject to a seller's unpaid assessments, so any arrears get settled at the table.

Who pays the $1,600 resale capital assessment in Monterey?

The buyer. The recorded master bylaw provision is explicit that payment of the resale capital assessment is the legal obligation of the transferee. It should be disclosed in the listing package rather than discovered at closing, and the current amount should be confirmed with the association because the board may raise it by up to 10% per calendar year.

Can I put a for-sale sign in my yard in Monterey?

Yes, within limits set by the recorded covenants. Signs generally are capped at one square foot per side, but for-sale and for-lease signs are permitted up to four square feet per side, of a standard design approved by the community, one per parcel. Signs may not be mounted on exterior walls or stand out from wall surfaces without architectural review approval.

How do buyers get in to see my home in a guard-gated community?

Through the gate, with the showing arranged in advance. Guest-access procedure for Monterey is not published publicly, so we confirm the current procedure with the gatehouse before the first showing rather than assuming it matches another community's. The practical effect on a Monterey listing is that unscheduled drive-by traffic is effectively zero, so marketing has to reach buyers before they reach the gate.

Do I need to disclose a pending special assessment when I sell?

Florida sellers must disclose known facts that materially affect the value of the property and are not readily observable, and a pending or levied special assessment is squarely within that. The related practical step is to obtain the association's current budget and any assessment resolutions at the start of the listing rather than at contract.

Does a Florida condominium milestone inspection or reserve study apply to my Monterey villa?

Florida's milestone-inspection and structural-integrity-reserve-study requirements apply to buildings of three or more habitable stories under condominium or cooperative ownership, and both statutes expressly exempt two-family dwellings with three or fewer habitable stories. Monterey Villas is 40 units in 20 two-unit party-wall buildings. Confirm the story count with the association, and the statutory analysis follows from there.

What do I have to give a buyer from the association?

At minimum the recorded declaration and bylaws for the master and for your neighborhood association, any amendments, the current rules and regulations, the current budget, and the estoppel certificate. For a condominium unit the Chapter 718 disclosure package is more extensive. We assemble the whole set at listing rather than at contract, because a missing document is a delay.

What are seller closing costs in Collier County?

The main lines are the Florida documentary stamp tax on the deed at $0.70 per $100 of consideration, title insurance and closing services under the customary Collier County allocation, recording fees, association estoppel fees, prorated property taxes and prorated association assessments, plus any negotiated buyer credits and the brokerage compensation you agree to. We produce a line-by-line net sheet before you list.

How much will I net from selling my Monterey home?

That comes from a net sheet, not from a rule of thumb, because the variables that move it most in Monterey are the plat your home sits in, the association arrears position, whether the buyer needs financing that triggers a flood-insurance requirement, and the timing of the quarterly assessment cycle. Call Jesse McGreevy (239) 898-6072 and we will build one for your address.

Is the real estate commission negotiable in Naples?

Yes. Brokerage compensation is negotiable in every Florida transaction and always has been, and how buyer-side compensation is offered and disclosed has changed in recent years. We put the whole structure in writing at the listing appointment, including what is offered, to whom and how it is disclosed, so there is nothing to discover later.

Do I pay capital gains tax on a Naples second home?

That is a question for your tax adviser rather than for your realtor, and the answer turns on your ownership and use history, your basis and your filing position. What we can tell you is the transaction data your adviser will need, and we assemble it: purchase settlement statement, capital improvement records, and the closing statement from the sale.

What is FIRPTA and does it apply to my Monterey sale?

The Foreign Investment in Real Property Tax Act requires withholding on a sale by a foreign person, and it is a genuine live issue in Naples because a meaningful share of Collier County ownership is non-resident. It is handled at closing by the settlement agent, and the time to identify it is at listing rather than at the closing table. Ask your closing agent and your tax adviser.

Should I update the kitchen before selling in Monterey?

It depends on the plat and on the buyer for that product. In the detached single-family plats, where median adjusted living area runs 3,306 to 3,478 square feet and buyers are paying $519 to $574 per adjusted square foot, dated finishes are visible and priced. In the attached tiers, where the product is uniform, condition tends to matter more than upgrade level. We walk the house before we advise.

Do I need a wind mitigation report to sell in Collier County?

It is not legally required of a seller, and it is nearly always worth having. Monterey's median year built of 1994 sits outside the Florida Building Code construction-date insurance credit, which means a buyer's insurance quote is driven by the roof and by documented mitigation features. A current wind-mitigation report in the listing file removes a common source of mid-contract renegotiation.

Do I have to disclose past hurricane or flood damage?

Florida's disclosure standard requires a seller to disclose known facts materially affecting value that are not readily observable, and prior flood or storm damage and any related insurance claims sit squarely inside that. It is also increasingly asked for directly on contract forms. Disclose it, document the repair, and move on; concealment is the expensive path.

Does my Monterey home's flood zone affect the sale?

It can, on both price and timeline. A financed buyer purchasing in the Zone AE portion of Monterey will be required to carry flood insurance, and will want a quote inside the inspection period. Having the current FIRM panel and, where one exists, an elevation certificate in the listing file is the single most effective way to keep that from becoming a renegotiation.

What should I fix before listing a home in Monterey?

Start with the items that surface in every Collier County inspection on a house of this era: roof condition and age, water intrusion at windows and sliders, the condition of the pool cage and screen enclosure, HVAC age, and any exterior work that the neighborhood architectural review board would need to have approved. Architectural review non-compliance is a title-adjacent problem here, not a cosmetic one.

Can I sell my Monterey home myself?

You can, and the two things that most often go wrong are specific to this community. The first is the master board transfer approval and its 30-day notice period. The second is pricing from a community-wide average rather than from the plat. Both are avoidable, and both are avoidable more reliably with representation than without it.

What happens between contract and closing on a Monterey sale?

Inspection and repair negotiation, the buyer's financing and appraisal, title work and lien search, the association transfer application and board approval with its 30-day notice, estoppel certificates from the master and neighborhood associations, any required flood or wind documentation, and the final walkthrough. On a Monterey sale the association steps drive the calendar more often than the lender does.

How do I get started selling in Monterey?

Request a free Monterey home valuation from McGreevy and Comisar or call Jesse McGreevy (239) 898-6072. We will price from your plat, assemble the association document set, pull the flood panel for your parcel, and put a net sheet in front of you before you sign anything.

Your Local Real Estate Experts

McGreevy and Comisar are a Southwest Florida real estate partnership working Lee and Collier County, and the two names on this page are the two people who answer the phone. Jesse McGreevy handles technology, marketing, data and systems. Marc Comisar handles field work, showings and negotiation. Together they co-founded Domain Realty and co-own the brokerage.

Jesse McGreevy started in real estate in October 2004 and launched his own team in October 2008. He built the research method behind this page: county tax roll analysis, recorded-instrument reading, direct queries against government geographic services, and a standing rule that a number without a source and a date does not get published. Read more about McGreevy and Comisar or go straight to Jesse McGreevy's agent page.

Marc Comisar is the field half of the partnership: property tours, listing preparation, inspection negotiation and closing management. See Marc Comisar's agent page.

The record.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• 4,000+ transactions

★★★★★ "Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with."

Elizabeth Purdy, Verified Google review

★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed."

Leslie Foster, Verified Google review

Contact.

• Jesse McGreevy (239) 898-6072
• Marc Comisar (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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

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

Where to start. Sellers: request a free Monterey home valuation. Buyers: read how we represent buyers in Naples. Or browse every community we cover from the Naples real estate hub. Top 1% Real Estate Agents Nationally Since 2008.

Fair housing. McGreevy and Comisar comply fully with the federal Fair Housing Act and the Florida Fair Housing Act. Nothing on this page describes, or is intended to describe, the people who live in Monterey. Everything on it describes property, recorded rules, measured facts and public amenities.

Sources and Authoritative References

Every source below is a government agency, a court clerk, a state register, a school district, a licensed professional body, a primary contractor of record or a regional news publisher. Parcel-level facts, acreages, build years, living areas, lot sizes, just values and every sale figure on this page were computed from the Collier County Property Appraiser's own certified 2026 preliminary tax roll data extracts, held locally and queried offline; the roll is cited as the source and no third-party property portal was used, consulted or relied upon anywhere in this build.

Collier County government: zoning, planning and land use

1. Collier County PUD Master List and Maps
2. Collier County PUD Master List, full PDF
3. Collier County zoning map sheet 9502N, Township 49S Range 25E Section 2 north half
4. Collier County Land Development Code Appendix F, list of PUD ordinances
5. Collier County land use applications
6. Collier County Planning Commission public meetings
7. Collier County Hearing Examiner public meetings
8. Collier County permit history and permit search
9. Collier County historical permit database
10. Collier County CityView permitting portal

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

1. Collier County Clerk Official Records document search
2. Collier County Clerk Official Records legal description search
3. Collier County Clerk records search landing page
4. Collier County Clerk document type chart
5. Collier County Clerk Board Minutes and Records, 12 December 2023 ordinance item
6. Collier County Clerk Hearing Examiner decisions repository
7. Collier County Clerk annual budget development
8. Collier County Clerk final budget hearing record, fiscal 2025-2026

Collier County geographic information services, queried directly

1. Collier County planned unit development feature service
2. Collier County zoning links feature service
3. Collier County future land use feature service
4. Collier County site address points feature service
5. Collier County parks feature service
6. Collier County schools feature service
7. Collier County public libraries feature service
8. Collier County hurricane evacuation zone feature service
9. Collier County Public Utilities current projects feature service
10. Collier County Growth Management geographic information hub
11. Collier County open data portal
12. Collier County Public Utilities geographic information hub

Flood, storm and emergency management

1. FEMA National Flood Hazard Layer map service
2. FEMA Map Service Center, flood map search by address
3. Collier County floodplain protection newsletter, March 2026
4. Collier County 311 knowledge base, evacuation zone lookup
5. National Weather Service Miami, Hurricane Irma local report
6. National Weather Service Miami, Hurricane Helene tropical event summary
7. National Hurricane Center tropical cyclone report, Hurricane Ian
8. NPR reporting on Hurricane Wilma in Collier County, 2005
9. Gulfshore Business on Hurricane Wilma's lasting impact in Collier County
10. Citizens Property Insurance Corporation, wind mitigation and building code discounts

Corporate registry and special districts

1. Florida Division of Corporations, Monterey master association entity search
2. Florida Division of Corporations, Monterey single family association entity search
3. Florida Division of Corporations, Monterey villa association entity search
4. Florida Official List of Special Districts
5. Florida Official List of Special Districts, customized county list generator
6. Florida all dissolved special districts report
7. Florida inactive special districts report
8. Florida special district profiles

Taxation, budget and taxing authorities

1. Collier County fiscal 2026 final budget public hearing and millage resolution
2. Collier County fiscal 2026 adopted budget policies
3. Collier County final millage rates and final budget announcement
4. Collier County fiscal 2026 solid waste rate resolution
5. Collier County Ordinance 2005-54 establishing the solid waste benefit units
6. Collier County Resolution 2023-160, solid waste assessment district
7. Collier County Resolution 2023-161, solid waste assessment district
8. Collier County non-ad-valorem assessment frequently asked questions
9. Collier County residential solid waste collection services
10. Collier County Code of Ordinances, Chapter 118 solid waste
11. Collier County Code of Ordinances, Collier Mosquito Control District article
12. North Collier Fire Control and Rescue District annual budgets
13. North Collier Fire Control and Rescue District authority to levy taxes
14. North Collier Fire Control and Rescue District enabling act, Chapter 2015-191 Laws of Florida
15. North Collier Fire District Resolution 25-013, final millage, North Naples Service Delivery Area
16. Florida Auditor General, North Collier Fire Control and Rescue District audit file
17. South Florida Water Management District budget and finance reports
18. South Florida Water Management District fiscal 2025-2026 final adopted budget
19. South Florida Water Management District, Big Cypress Basin
20. Collier Mosquito Control District map and fact sheet
21. Collier Mosquito Control District fiscal 2025-26 strategic plan, goals and performance
22. Florida OPPAGA review of the Collier Mosquito Control District

Florida statutes

1. Florida Statutes section 553.899, mandatory structural inspections
2. Florida Statutes section 718.112, condominium bylaws and structural integrity reserve studies

Schools

1. Collier County Public Schools interactive attendance zone tool
2. Collier County Public Schools attendance boundaries
3. Collier County Public Schools boundary modification proposal and impacted schools list
4. Collier County Public Schools adopted elementary boundary map
5. Collier County Public Schools adopted middle school boundary map
6. Collier County Public Schools adopted high school boundary map
7. Collier County Public Schools monthly membership report, month nine, 29 May 2026
8. Collier County Public Schools monthly membership report, month one, 8 September 2025
9. Collier County Public Schools student membership index
10. Collier County Public Schools budget and finance
11. Collier County Public Schools fiscal 2027 capital improvement plan
12. Collier County Public Schools 2025-2026 budget book, school tax millage analysis
13. Barron Collier High School
14. Barron Collier High School advanced studies, AICE, Advanced Placement and dual enrollment
15. Collier Career Academies at Barron Collier High School
16. Pelican Marsh Elementary School
17. Pine Ridge Middle School
18. Collier County Public Schools charter schools list
19. Collier County school board policy 5120.02, assignment within the district
20. Florida Department of Education school grades
21. Florida Department of Education 2025-26 school grades results packet

Parks, beaches and libraries

1. Collier County parks and beaches
2. Collier County beach parking information and resident permit
3. Collier County mobile pay to park information sheet
4. Clam Pass Park restoration project announcement
5. Delnor-Wiggins Pass State Park, Florida State Parks
6. Lowdermilk Park, City of Naples
7. Collier County Public Library locations
8. Collier County Public Library Headquarters Regional Branch
9. Collier County Public Library contact directory
10. Collier County Headquarters Library renovation notice, November 2025

Healthcare

1. Naples Comprehensive Health
2. NCH pediatric emergency department
3. NCH urgent care locations
4. NCH Naples locations directory
5. Physicians Regional Healthcare System hospitals
6. Physicians Regional Medical Center North

Roads and transportation

1. Collier County transportation engineering projects
2. Collier County Airport Road widening 60 percent design public meeting handout
3. Collier County Vanderbilt Beach Road widening exhibit
4. Collier County Vanderbilt Beach Road widening typical section
5. Collier County Pine Ridge Road corridor improvements design handout
6. Collier Metropolitan Planning Organization 2050 long range transportation plan, draft needs chapter
7. Collier Metropolitan Planning Organization transportation improvement program
8. Florida Department of Transportation District One, US 41 resurfacing project 441512-1
9. Florida Department of Transportation District One, all Collier County projects
10. Florida Department of Transportation work program public hearings, District One
11. Collier County public utilities capital projects

Development pipeline

1. Collier County public meeting agenda portal
2. Gulfshore Business on the North Naples apartment rezoning approval
3. Gulfshore Business on apartments and auto storage coming to Airport-Pulling Road
4. Naples Daily News on the North Naples apartment approval
5. Naples Auto Vault

Amenities and construction of record

1. Heatherwood Construction, Villages of Monterey clubhouse project record
2. Collier Building Industry Association members in the news
3. USTA Florida places to play, Monterey Clubhouse facility listing

Airports

1. Southwest Florida International Airport, about
2. Southwest Florida International Airport, airlines serving RSW
3. Naples Municipal Airport, about the airport

Retail and dining centres

1. Mercato directory
2. Waterside Shops shopping and dining directory
3. Coastland Center directory
4. The Village Shops on Venetian Bay

Measurement and routing tools used for distances on this page

1. United States Census Bureau geocoder
2. OSRM public routing service, driving profile
3. OSRM public routing service, walking profile

Road distances and walking distances on this page were computed over OpenStreetMap road and footway geometry, data copyright OpenStreetMap contributors, licensed under the Open Database License. Straight-line distances were computed as great-circle distances from verified coordinates. Drive times are free-flow models with no traffic and are stated as floors rather than averages throughout.