Orange Blossom Ranch

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

If you own in Orange Blossom Ranch and are weighing a sale, or you are shopping the community for your next home, this guide is written for you by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008. Jesse has been in the business since 2004 and the team has worked together since 2008, and we answer the questions people ask about Orange Blossom Ranch Naples from public records, not brochures. Orange Blossom Ranch is a gated, master-planned community in Naples, Florida. It sits in ZIP 34120 on both sides of Oil Well Road (County Road 858) and holds about 1,928 fee-simple homes, a count we built from the two CDD assessment rolls (Orange Blossom Ranch CDD FY2027 budget; Orange Blossom Groves CDD FY2027 budget) and county records. We tracked 96 closed sales in Orange Blossom Ranch in the 12 months to October 13, 2026 (Southwest Florida MLS). Below are the market numbers, the history, the two master associations, the two community development districts and the no-CDD Pulte phases, so you can price, buy or sell with the facts in hand.

Why McGreevy and Comisar Are the Best Realtor for Orange Blossom Ranch

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the best realtor for Orange Blossom Ranch owners and buyers because the team brings over $900 million in career sales, a #5 Florida team ranking from RealTrends in 2026, and a plat-by-plat read of the community’s two masters, two CDDs and no-CDD Pulte phases. Sellers come first: we price your home against the right comparables.

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has sold Southwest Florida real estate since 2004, and the McGreevy and Comisar team has worked as one practice since 2008. The locked record behind that ranking:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.

For Orange Blossom Ranch itself, the market data is the starting point for every pricing conversation. We tracked 96 closed sales in Orange Blossom Ranch between October 13, 2025 and October 13, 2026, at a $500,000 median sold price, a range of $329,900 to $780,000 and $47,726,150 in total sold volume (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Those 96 closings split across the two names the MLS uses for this community, and the right comparable for your home depends on which side of Oil Well Road you are on, whether your plat carries a CDD line, and which product you own: a 20-foot townhome, a 35-foot attached villa, or a single-family home on a 52-foot, 62-foot or wider Pulte-era lot. A seller in Fairmont who pays no CDD and a seller on a Groves 52-foot lot who pays $1,831.67 a year in FY2027 CDD assessments (Orange Blossom Groves CDD FY2027 budget) are not selling the same carrying cost, and a buyer’s lender, insurer and title company will see the difference. We put that difference in front of the buyer before the first showing.

McGreevy and Comisar is a top-reviewed Orange Blossom Ranch realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review

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

Thinking of selling? Start with a free home valuation for your Orange Blossom Ranch home, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.

Key Takeaways

Orange Blossom Ranch is a gated, all-ages community of about 1,928 fee-simple homes on Oil Well Road in Naples, FL 34120, with a $500,000 median sold price over the last 12 months, two master associations, two community development districts that cover the newer plats, and a Publix inside the PUD. The eight facts below carry the most weight.

1. Size and setting. About 1,928 fee-simple homes on a 616-acre PUD that straddles Oil Well Road, approved for up to 2,350 dwelling units under Ordinance 2023-11 (Collier PUD Master List, June 11, 2026). The home count is built from the CDD rolls (Ranch CDD FY2027 budget; Groves CDD FY2027 budget) plus about 381 Pulte-platted homes outside both districts.
2. Market. 96 closed sales at a $500,000 median, ranging from $329,900 to $780,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The MLS files 81 of them under ORANGE BLOSSOM RANCH at a $490,000 median and 15 under THE GROVES AT ORANGE BLOSSOM RANCH at a $565,000 median; those are MLS groupings, not plat boundaries.
3. CDD depends on the plat. Phase 1A (Fairmont) and Phase 1B pay no CDD; Ranch plats pay the Orange Blossom Ranch CDD at $792.13 or $929.05 a year; Groves plats pay the Orange Blossom Groves CDD at $859.00 to $1,831.67 a year, FY2027 adopted, gross before the early-payment discount (Ranch CDD budget; Groves CDD budget; Collier GIS CDD layer).
4. Governance. Two master associations formed in 2005, The Ranch at Orange Blossom (north) and The Groves at Orange Blossom (south), now show resident officers on their Sunbiz filings (Ranch master, Sunbiz; Groves master, Sunbiz). The Groves CDD board was still Lennar-affiliated in its FY2025 audit, with seats moving to the November 2026 elections (Groves CDD minutes, May 8, 2026).
5. Amenities. The Ranch master owns the amenity center at 1938 Hawthorn Road, with pools, a fitness center, a clubhouse and courts (association website; Collier GIS parcels). Orange Blossom Ranch has no golf course and no club dues.
6. Flood. Every one of 1,969 residential address points tested sits in FEMA Zone X, minimal flood hazard, on panels effective May 16, 2012 (FEMA NFHL, queried Oct 11, 2026). Lake-edge lots still need a lender’s determination on the building footprint.
7. Schools. Every address tested is zoned for Corkscrew Elementary (A), Corkscrew Middle (A) and Palmetto Ridge High (B) for 2026-27 (CCPS address lookup; FLDOE 2026 grades).
8. Neighbors inside the PUD. Publix opened at The Shoppes at Orange Blossom on November 20, 2025 (Publix newsroom). Adela at Orange Blossom (264 single-owner rental townhomes) and the Emblem Orange Blossom apartments also sit inside the PUD, but neither is a for-sale neighborhood (Adela; Emblem).

Table of Contents

• Living in Orange Blossom Ranch as a Homebuyer
• Orange Blossom Ranch Market Snapshot
• How Did Orange Blossom Ranch Begin?
• What Is the Orange Blossom Ranch Master Plan, and Is It Finished?
• Who Governs Orange Blossom Ranch? Two Masters, Neighborhood Associations and Two CDDs
• Does Orange Blossom Ranch Have a CDD? Orange Blossom Ranch CDD and Orange Blossom Groves CDD by Plat
• The Fee Stack in Orange Blossom Ranch
• Orange Blossom Ranch Neighborhoods: Every Village and Rental Community
• Is There a Club at Orange Blossom Ranch? The Amenity Center Explained
• Is There Golf at Orange Blossom Ranch?
• Beach and Boating Access From Orange Blossom Ranch
• Tennis, Pickleball and Recreation in Orange Blossom Ranch
• Fitness, Spa and Dining Near Orange Blossom Ranch
• Storm Posture and Hurricane History in Orange Blossom Ranch
• FEMA Flood Zones in Orange Blossom Ranch, Neighborhood by Neighborhood
• Insurance in Orange Blossom Ranch: Flood, Wind and Roof Rules
• Schools Zoned for Orange Blossom Ranch
• Hospitals and Healthcare Near Orange Blossom Ranch
• How Far Is Orange Blossom Ranch From Downtown Naples, the Beach and RSW?
• What Is Being Built Near Orange Blossom Ranch?
• Orange Blossom Ranch Rules: Leasing, Pets, Guests, Gates and Architectural Review
• Orange Blossom Ranch vs Valencia Golf and Country Club
• Pros and Cons of Living in Orange Blossom Ranch
• Neighborhoods Inside Orange Blossom Ranch With Their Own Pages Coming
• Thinking of Selling Your Orange Blossom Ranch Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Frequently Asked Questions About Orange Blossom Ranch
• Frequently Asked Questions: Seller Edition
• Your Orange Blossom Ranch Real Estate Experts
• Sources

Living in Orange Blossom Ranch as a Homebuyer

Living in Orange Blossom Ranch, Naples FL, means a gated, all-ages community without a golf course on Oil Well Road with a resort-style amenity center, a Publix inside the PUD, A-rated elementary and middle schools a few minutes west, and a commute that runs west along Oil Well Road to Immokalee Road for nearly every trip into Naples.

Where Orange Blossom Ranch Sits: Both Sides of Oil Well Road

Orange Blossom Ranch lies on both sides of Oil Well Road (County Road 858), west of Hawthorn Road and east of Palmetto Ridge High School, in unincorporated Collier County, ZIP 34120. The county’s hearing record describes it as “the 616+/- acre PUD located at the northwest quadrant of Oil Well Road (C.R. 858) and Hawthorn Road” (Collier Hearing Examiner agenda, Dec 11, 2025), and the Collier GIS PUD layer carries it as an active PUD under Ordinance 04-74. The county’s PUD Master List (June 11, 2026) places it in Sections 13, 14 and 24 of Township 48 South, Range 27 East; the Groves district ordinance adds a sliver of Section 19, Range 28 East (Ordinance 2016-34).

Oil Well Road splits the community into two halves that a buyer should learn to read separately, because the CDD, the master association and the evacuation zone all change when you cross it.

Sources: Collier GIS Site Address Points and Collier GIS Parcels, queried October 2026.

The folio prefix is the quickest key a buyer has. On any Orange Blossom Ranch parcel, 64650 means Phase 1A or Phase 1B, the Pulte-platted homes outside both CDDs; 69039 means the Ranch plats inside the Orange Blossom Ranch CDD; and 47830 means the Groves plats inside the Orange Blossom Groves CDD (Collier GIS Parcels; Collier GIS CDD layer). The prefix matters most on Vermont Lane, which runs through both Phase 1B and Groves Phase 2: two homes on the same street can differ by more than $1,300 a year in CDD assessments, so the prefix or the prior year’s tax bill decides, never the street name.

Getting out is simple. From the Ranch side, the drive to Immokalee Road is about 1.7 road miles west along Oil Well Road (OSRM routing, free-flow, Oct 11, 2026), and from there almost every trip into Naples, to I-75, the hospitals and the Gulf beaches runs along Immokalee Road. The I-75 interchange at Immokalee Road is 12.4 road miles and about 21 minutes from the Ranch side and 12.6 miles and about 22 minutes from the Groves side, free-flow with no traffic (OSRM, Oct 11, 2026). Peak-hour trips on Immokalee Road run longer than those free-flow figures.

Is Orange Blossom Ranch Part of Orangetree or Golden Gate Estates?

Orange Blossom Ranch began as part of Orangetree and is now its own PUD; it sits beside Golden Gate Estates, not inside it. The county’s own index of PUD ordinances lists “ORANGE BLOSSOM RANCH 04-74 (Was part of Orangetree)” (Collier LDC Appendix F, List of PUD Ordinances), and Pulte’s 2006 master declaration states that The Ranch at Orange Blossom “is subject to a Declaration of Covenants for Orangetree recorded in O.R. Book 1310, Pages 1536 et. seq.” (Declaration, O.R. Book 4000, Page 2283, association-posted copy). Whether any Orangetree charge applies to a lot today is not published; the estoppel certificate and the title commitment on a sale show it.

Golden Gate Estates is the large-lot area to the south and east. The Orange Blossom Ranch CDD’s legal description runs the community’s east line along the west right-of-way of the North Golden Gate Canal, “as shown on the record plats of North Golden Gate Units 4 thru 7” (Collier Ordinance 2016-33). The canal is the boundary: the acre-plus Estates lots begin on the far side of it, and Orange Blossom Ranch, with its platted lots, gates and associations, sits on the near side.

Across Oil Well Road to the north and west is the Orange Tree area, home to Valencia Golf and Country Club, the neighbor buyers most often weigh against Orange Blossom Ranch. Valencia’s public 18-hole course at 1725 Double Eagle Trail is 1.08 miles straight-line and 3.2 road miles, about 11 minutes, from the Orange Blossom Ranch amenity center (Collier GIS address points; OSRM, Oct 11, 2026). Both communities share the same Corkscrew and Palmetto Ridge school corridor; the choice between them is a golf-course community against a non-golf amenity community, and we lay that out in full further down this page.

A Day in Orange Blossom Ranch: Publix, Schools and the Park Next Door

A weekday in Orange Blossom Ranch can run almost entirely inside a two-mile circle. Groceries are inside the PUD: Publix store 2018 at The Shoppes at Orange Blossom, 1715 Oil Well Road, opened on November 20, 2025 as a 48,387-square-foot store (Publix newsroom, Nov 20, 2025), open 7 a.m. to 10 p.m. daily with a pharmacy drive-thru (Publix store page, read October 2026). It is 0.7 to 1.1 road miles and 3 to 4 minutes from the four neighborhood groups (OSRM, Oct 11, 2026), close enough that many residents drive it in less time than it takes to find a cart.

School runs are short. Every address the district’s lookup returned for 2026-27, across the Ranch, Fairmont, Phase 1B, the Groves, a Ranch townhome and an Adela townhome, is zoned for the same three schools (CCPS Address_v3, 1921 Wellington St; 1945 Fairmont Ln; 2113 Satsuma Ln; 2274 Avocado Ln):

Sources: FLDOE 2026 school grades; OSRM, Oct 11, 2026. All three schools sit on Oil Well Road west of the community, so the morning drive never touches Immokalee Road.

The park next door is Big Corkscrew Island Regional Park, 810 39th Ave NE (Collier GIS Parks layer), a county regional park of about 150 acres on the county’s facility inventory (Collier County 2025 AUIR) with a county aquatic complex (Collier County news, Oct 9, 2025). The county reached it by building Big Corkscrew Drive north from Oil Well Road, “just east of Palmetto Ridge High School,” moving “north through Orange Blossom Ranch” to the park’s property (Naples Press, Nov 24, 2023). For a family in the Ranch, that puts county ball fields and pools within a short drive without leaving the Oil Well Road corridor.

Primary care moved closer in 2026. Healthcare Network’s Van Domelen Community Health Center opened in May 2026 at 13753 Immokalee Road in Orangetree (WINK News, May 6, 2026; South Florida Hospital News, May 7, 2026), 2.6 to 3.0 road miles from the community (OSRM, Oct 11, 2026). Emergency care, hospitals, beaches and the airport are farther, and each is covered with measured drive times later on this page.

Inside the gates, the Ranch master’s amenity center at 1938 Hawthorn Road is the social hub. The association lists “two resort-style pools and spas, kiddie splash pad, multiple playgrounds, fitness center with children’s play area, social clubhouse with catering kitchen and bar, tennis, pickleball, basketball, sand volleyball, bocce, BBQ areas” (association website), and it describes the community around them as “12 scenic lakes and 1,254 homes,” a count that covers the Ranch master’s side only. There is no club membership, initiation fee or food minimum (Declaration; association website).

Who Lives Here: Owners, Renters and Investors

Orange Blossom Ranch is an all-ages community: no age restriction appears in the recorded master declaration (Declaration, O.R. Book 4000, Page 2283). Who owns the homes, and whether the owner lives in them, varies sharply by neighborhood. The cleanest public measure is the homestead exemption, which an owner can claim only on a primary residence.

Source: Florida DOR statewide cadastral, 2026 assessment roll, read October 2026.

The pattern is easy to read. The older, wider Pulte-era lots in Phase 1A and Phase 1B are the most owner-occupied parts of the community, the first Lennar phases on the Ranch side sit close behind, and the townhome phases hold the most non-homesteaded owners, which usually means second homes and rentals. Adela at Orange Blossom is a different thing entirely: all 264 of its townhomes are titled to one owner, ACRE Orange Blossom Owner LLC, and leased as a rental community (Florida DOR 2026 roll; Adela at Orange Blossom). Those homes are not sold individually; they reached the owner through four multi-home deeds during 2025, about $346,000 to $350,000 per townhome by the recorded consideration on the 2026 roll. On the Groves side, Invitation Homes 7 LP owns 9 homes (Collier GIS Parcels; Florida DOR 2026 roll).

For a buyer, the homestead mix is a practical signal. A street with a high owner-occupied share tends to have steadier neighbors and fewer move-ins each season; a townhome building with a lower share may have more leases, and the neighborhood association’s leasing rules matter more there. For a seller, it shapes who your likely buyer is: an end user who wants the A-rated schools and the amenity center, or an investor who will look hard at the CDD line and the association’s leasing limits.

Choosing the right agent matters in a community this layered; see how we rank the best real estate agents in Naples. If you own here and want to know what your home is worth against the right comparables, request a free Orange Blossom Ranch home valuation or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, read how McGreevy and Comisar represent buyers, and see our guide to buying a home in Naples for the steps from offer to closing.

Not to Be Confused With: Orange Blossom Drive, Zephyrhills and Other Namesakes

Several Florida places share the name, and search results mix them up. Orange Blossom Drive is a road in North Naples, ZIP 34109, about 12.5 miles west of this community in a straight line: the Collier Tax Collector office at 2335 Orange Blossom Drive (Collier Tax Collector 2025-2026 annual report), the Headquarters Library at 2385, First Baptist Academy at 3000 (NCES school locator) and the Cambridge Park at Orange Blossom enclave are all on that road, not in Orange Blossom Ranch. “Orange Blossom Ranch Phase 1, A Condo” is a 1982 condominium in Zephyrhills, Pasco County (Florida DBPR condominium extract); there are no condominiums in the Naples community, and every for-sale home here is fee simple. “The Groves CDD” is a different district from the Orange Blossom Groves CDD. Orange Blossom Groves is also the name of a historic citrus shipper in Largo, and Orange Blossom Trail is a highway in the Orlando area; neither has any tie to this community. Finally, the Southwest Florida MLS carries a separate development called “Orange Blossom,” which is not this community; its sales are excluded from every figure on this page.

Orange Blossom Ranch Market Snapshot

Orange Blossom Ranch recorded 96 closed sales at a $500,000 median sold price in the 12 months to October 13, 2026, ranging from $329,900 to $780,000, according to the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026). The largest price band, with 36 of the 96 closings, was $500,000 to $599,999, and the MLS files the sales under two names.

Data updated: October 2026

Orange Blossom Ranch Closed Sales: The Last 12 Months

All 96 are closed MLS sales with status S; this window holds no sold-data-entry rows, so every figure below counts the same 96 closings.

Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026.

The median and the mean sit almost on top of each other ($500,000 and $497,147), which tells you the market here is not skewed by a handful of outliers. The top of the range is a single-family sale at $780,000 on May 27, 2026, and the bottom is $329,900 on June 22, 2026, both filed under ORANGE BLOSSOM RANCH (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The next-highest sales were $695,000 (Dec 16, 2025) and $685,000 (Aug 24, 2026); the next-lowest were $335,000 (Aug 28, 2026) and $340,000 (Jan 23, 2026). A $450,100 spread between the cheapest and the dearest closing in one gated community is what you would expect where 20-foot townhomes and 62-foot single-family homes share the same gate.

Prices by MLS Name: Orange Blossom Ranch vs The Groves

Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The ORANGE BLOSSOM RANCH median is the 41st of 81 sales; the Groves median is the 8th of 15.

The MLS files homes under two names. Agents generally use THE GROVES AT ORANGE BLOSSOM RANCH for homes south of Oil Well Road and ORANGE BLOSSOM RANCH for the north side, but the record does not tie each sale to a plat, so these are MLS groupings, not neighborhood boundaries.

The worked comparison: $565,000 minus $490,000 is a $75,000 higher median under the Groves name. That gap reflects which homes happened to sell, not a like-for-like premium for living south of Oil Well Road. The ORANGE BLOSSOM RANCH name covers the full product ladder, from 20-foot townhomes to 62-foot single-family homes and the Pulte-era Fairmont lots, and 25 of its 81 sales closed under $400,000, where townhomes and villas trade. The Groves name covers a smaller, newer set, and 10 of its 15 sales closed between $500,000 and $599,999. Lot size, home size, build year and the CDD line all differ between the two groups, so a seller should never price a home off the other name’s median. The Groves name’s top sales were $695,000 (Dec 16, 2025) and $650,000 (June 17, 2026); its lowest were $375,000 (Dec 30, 2025) and $490,000 (Oct 21, 2025) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).

Where Orange Blossom Ranch Prices Cluster: Sales by Price Band

Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. A sale at exactly $500,000 counts in the $500,000 to $599,999 band.

The $500,000 to $599,999 band is the center of this market: 36 of 96 sales closed there. Another 26 closed under $400,000 and 19 between $400,000 and $499,999, so 45 of 96 sales (46.9%), just under half, closed below $500,000. Only 1 sale reached $700,000 or more. For a seller, the band table is a reality check before you set a price: a list price above $700,000 asks a buyer to pay what only one buyer paid in 12 months, and it needs a home that stands out on lot, size or condition to get there.

Timing of closings across the window:

Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.

54 of the 96 sales closed between January and June 2026. The window is one year long, so we read that as a count, not a seasonal pattern.

What the MLS Data Does Not Yet Show

The October 13, 2026 pull holds the sold price, close date, MLS name, bedrooms, living area, days on market, final list price and the MLS building design for each of the 96 closings, so the product split is below. It does not hold lot width, view, pool or golf status, so within a product line compare your home only against sales of the same lot width, never against the community-wide median.

Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The 8 townhome sales closed at $335,000, $343,000, $350,000, $350,000, $355,000, $355,000, $370,000 and $375,000. By size, the 70 single-family sales ran 1,649 to 3,825 square feet of living area with a median of 2,231, and 60 of them were 4-bedroom, 4-bedroom-plus-den, 3-bedroom-plus-den or 5-bedroom-plus-den plans. The 18 villas ran 1,329 to 1,564 square feet (median 1,544), 11 of them 2-bedroom-plus-den and 7 3-bedroom. All 8 townhomes were 3-bedroom, 1,791 to 1,879 square feet. Adela at Orange Blossom’s 264 townhomes never appear in these numbers, because one owner holds all of them as rentals and none are sold individually (Adela at Orange Blossom).

Builder list prices are a different kind of number and belong here only as history, never in a market table. Lennar’s own pages, preserved in the web archive, showed base prices of $277,999 to $494,499 across 755 homesites in January 2022 (Lennar, archived Jan 23, 2022), $307,999 to $566,999 in September 2023 (Lennar, archived Sept 29, 2023), and $349,999 to $577,499 for Orange Blossom Groves in December 2024 (Lennar Groves page, archived Dec 11, 2024). Those were dated builder asking prices for new construction before options and incentives, not closed sales, and a resale buyer today is comparing against the MLS figures above.

Selling in Orange Blossom Ranch? Get a free valuation of your home priced against the right MLS group and product, read how we sell homes in Naples, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we guide buyers through the CDD and association checks before you write an offer.

How Did Orange Blossom Ranch Begin?

Orange Blossom Ranch began in 2004, when Collier County carved a 616-acre PUD out of Orangetree on former citrus land. Pulte Home Corporation started building in 2006, the work stalled after 2008, The Ronto Group and Rockpoint Group restarted it in 2014, and Lennar, with Pulte, built out the Ranch and the Groves through 2025.

Citrus Land Carved Out of Orangetree (2003 to 2004)

The rezoning petition carries the label “PUD-2003” and the county system number AR-4150 (Collier GIS PUD layer). The Board of County Commissioners approved Ordinance 04-74 on November 16, 2004, creating the Orange Blossom Ranch Mixed Use PUD on 616 acres with 1,600 permitted dwelling units and a 44-acre commercial and office tract allowed up to 200,000 square feet (Collier Hearing Examiner staff report, Dec 11, 2025; Collier PUD Master List, June 11, 2026). The county’s ordinance index records the land’s origin plainly: “ORANGE BLOSSOM RANCH 04-74 (Was part of Orangetree)” (Collier LDC Appendix F).

The name was earned. The land was citrus, and as late as 2022 the county’s findings for the apartment amendment described the mixed-use parcel as “a citrus orchard that is no longer used” (Hearing Examiner record, Attachment C findings). The street names that came later, from Citrus Street and Tangerine Lane to Satsuma, Mandarin, Clementine and Cara Cara Way, keep that history on every mailbox.

The same index lists Ordinance 05-42, a two-year extension, with Resolution 07-352 (Collier LDC Appendix F), which kept the PUD’s approvals alive into the slow years that followed.

The Pulte Era: Fairmont and Phase 1B (2005 to 2008)

The governance structure came first. The two master associations were incorporated in mid-2005 under directional names: Orange Blossom Ranch North Master Association on June 30, 2005, and Orange Blossom Ranch South Master Association on July 6, 2005. By early 2006 they had been renamed The Ranch at Orange Blossom Master Association and The Groves at Orange Blossom Master Association (Ranch master, Sunbiz N05000006786; Groves master, Sunbiz N05000006912). Those two names still frame the community: Ranch to the north of Oil Well Road, Groves to the south.

Pulte Home Corporation recorded the master Declaration of Covenants, Conditions and Restrictions for The Ranch at Orange Blossom on March 17, 2006, at O.R. Book 4000, Page 2283, made effective January 10, 2006. Its Article I anticipated “up to a maximum of 1256 homes” and reserved Pulte’s right to seek a higher cap (Declaration, association-posted copy). That 1,256 was Pulte’s 2006 plan for its side of the land, separate from the 1,600-unit cap the county had approved in 2004.

The first neighborhood followed. Pulte recorded the Declaration for Fairmont on September 19, 2006, at O.R. Book 4108, Page 710, covering Lots 1 to 244 of Phase 1A (Declaration package). The two Pulte plats are Orange Blossom Ranch Phase 1A at Plat Book 45, Pages 58 to 61, north of Oil Well Road, and Phase 1B at Plat Book 45, Page 67, south of it (Collier Ordinance 2016-33; Collier Ordinance 2016-34).

Houses went up fast at first. The 2026 Florida DOR roll records 66 Phase 1A homes built in 2006 and 87 in 2007, and 21 Phase 1B homes built between 2006 and 2008 (Florida DOR statewide cadastral, 2026 roll). The county’s parcel count for the PUD jumped from 14 on the 2006 roll to 427 on the 2007 roll as the Pulte plats were recorded and split into lots (Collier GIS DOR_Parcels), and the county’s building-footprint layer counted 154 buildings in the PUD by 2007 (Collier GIS Buildings).

The Stall Years (2008 to 2014)

Then the county records go quiet. The number of parcels in the PUD sat at 426 to 430 on every roll from 2007 through 2017 (Collier GIS DOR_Parcels), meaning no new lots were platted for a decade, and building footprints held at 187 to 191 from 2009 through 2013 (Collier GIS Buildings). Those are county counts, and they line up with the wider Southwest Florida housing downturn of those years. The early owners in Fairmont and Phase 1B lived in a gated first phase with most of the approved land still in groves and fields around them.

For an owner in Fairmont or Phase 1B today, the stall is more than history. It is why those two Pulte phases sit outside both community development districts: the districts were created in 2016 to finance infrastructure for the land that had not yet been built, and the Pulte plats were already finished (Collier GIS CDD layer).

Ronto and Rockpoint Restart the Community (2014 to 2017)

The restart came in 2014. The Ronto Group and Boston-based Rockpoint Group bought the partially developed Orange Blossom Ranch and Orange Blossom Groves land in June and July 2014 through RP Orange Blossom Owner, L.L.C. (Business Observer, June 27, 2014; Business Observer, July 25, 2014; RP Orange Blossom Owner, Sunbiz M14000004495). The News-Press reported that Ronto planned to “retool them as an economical alternative” to the area’s higher home prices (The News-Press, July 3, 2014). That one phrase explains the community that followed: smaller lots, attached villas and townhomes alongside single-family homes, and prices set below much of North Naples.

Building resumed on the existing Pulte lots before the new phases were ready. By November 2015, Lennar was selling its Manor and Estate Collections from a Welcome Home Center at 1969 Sagebrush Circle in Phase 1A (Lennar, archived Nov 2, 2015). The 2026 DOR roll records 88 Phase 1A homes built from 2013 to 2017 and 115 Phase 1B homes built from 2016 to 2020 (Florida DOR 2026 roll), which is how the two Pulte plats filled in a decade after they were recorded.

The legal groundwork for the new phases came in 2016. Ordinance 16-31 allowed off-site removal of excess excavation material and updated the master plan’s buffers (Hearing Examiner staff report). On the petition of RP Orange Blossom Owner, L.L.C., the county then created both community development districts on the same day: the Orange Blossom Ranch CDD under Ordinance 2016-33 and the Orange Blossom Groves CDD under Ordinance 2016-34, both adopted November 15, 2016 and effective November 17, 2016 (Ordinance 2016-33; Ordinance 2016-34). The Ranch district covers 219.79 acres north of Oil Well Road and the Groves district 89.98 acres south of it. Those districts would later issue the bonds that paid for roads, drainage, water and sewer on the newer plats, which is why those homes carry a CDD line on the tax bill today.

Lennar and Pulte Return, and the Build-Out (2017 to 2025)

The marketing push came in 2017 and 2018. The Naples Daily News reported in October 2017 that Pulte Homes would build in Orange Blossom Ranch again (Naples Daily News, Oct 21, 2017), and in January 2018 that the community was “being developed by The Ronto Group” (Naples Daily News, Jan 20, 2018). Pulte and Lennar co-hosted a grand opening on March 24, 2018 (Naples Daily News, Mar 17, 2018). Ronto marketed the community that year as “Orange Blossom Naples,” with homes “from the $200’s” in a developer-supplied feature (Florida Weekly, July 26, 2018), a dated builder price, not a sale. The current amenity center at 1938 Hawthorn Road dates to 2017 on the county roll (Florida DOR 2026 roll).

By December 2019, Lennar’s page offered Townhomes, Villas, Executive and Manor collections, with plans from 1,417 to over 3,800 square feet (Lennar, archived Dec 11, 2019). The product mix needed the county’s help. On November 10, 2020, the Board voted 4-1 for Ordinance 20-46, raising the cap from 1,600 to 1,950 units and allowing attached villas and townhomes in what had been a single-family plan (Gulfshore Business, Nov 17, 2020). On January 24, 2023, commissioners unanimously approved Ordinance 2023-11, converting the commercial tract to mixed use with up to 400 rental apartments, 10% of them affordable, and lifting the total to 2,350 units (Hearing Examiner staff report; Naples Daily News, Jan 25, 2023).

The county’s parcel counts show the build-out wave by wave: 836 parcels on the 2018 roll, 1,085 in 2020, 1,456 in 2022 and 2,010 in 2023, then essentially flat at 2,020 by 2026 (Collier GIS DOR_Parcels). Building footprints climbed from 447 in 2019 to 708 in 2021, 965 in 2023 and 1,229 in 2025 (Collier GIS Buildings). On the Ranch side, the 2026 roll dates the Lennar phases to 2018 through 2024; south of Oil Well Road, the Groves homes were built from 2023 to 2025, and the Adela rental townhomes in 2024 (181) and 2025 (83) (Florida DOR 2026 roll). On the Groves, Lennar acted as development manager for the developer entity KLLB AIV, LLC, and every Groves CDD board member was Lennar-affiliated at the FY2025 audit (Groves CDD FY2025 audit).

Lennar was selling the last of it in December 2024, when its Orange Blossom Groves page listed base prices of $349,999 to $577,499 (Lennar, archived Dec 11, 2024). Today Lennar’s Naples new-homes index no longer lists Orange Blossom Ranch (Lennar Naples index), and the Orange Blossom Ranch CDD reported its infrastructure project complete and placed in service at the end of FY2025 (Ranch CDD FY2025 audit). For a buyer in 2026, that means every for-sale home in Orange Blossom Ranch is a resale: the new-construction chapter that began with Pulte’s Fairmont lots in 2006 closed with Lennar’s last Groves homes in 2025.

The county’s own monitoring shows where the PUD stands now. Its PUD Master List, updated June 11, 2026, records 1,785 units developed against the 2,350 approved and estimates build-out in 2028; it also records 64,043 square feet of commercial space developed against the 200,000 square feet the PUD allows (Collier PUD Master List, June 11, 2026). That list is a monitoring figure and runs behind the tax roll. The latest zoning action was small: on December 11, 2025, the Hearing Examiner heard insubstantial change PDI-PL20250001275, covering buffer-wall deviations on Workman Way and at the fuel-pump parcel on the commercial tract, decided as HEX 25-51 (Hearing Examiner agenda, Dec 11, 2025; Collier GIS zoning layer). The Emblem Orange Blossom apartments on the mixed-use tract received county certificates of occupancy from June to September 2026 (Collier GIS certificate-of-occupancy layer). What is still changing at the edges of Orange Blossom Ranch is commercial and rental space, not new for-sale housing, so a buyer’s choices are the homes already standing, and a seller’s competition is other resales, not a builder’s model center.

What Is the Orange Blossom Ranch Master Plan, and Is It Finished?

Orange Blossom Ranch is a 616-acre mixed-use planned unit development approved for up to 2,350 dwelling units (Ordinance 2023-11; Collier PUD Master List, June 11, 2026) (Collier County PUD Master List, updated June 11, 2026). Every for-sale lot now carries a home, but the county still lists build-out in 2028 because the rental apartments and the commercial outparcels on Oil Well Road are finishing.

The master plan is a zoning document, not a sales brochure. It sets the unit cap, the commercial square footage, the buffers and the tracts, and every change since 2004 has come back through a public hearing. That record is what separates the community’s real limits from the round numbers that circulate online.

Ordinance 04-74 and Every Amendment

Collier County created the Orange Blossom Ranch MPUD out of land that was part of the older Orangetree PUD; the county’s PUD index lists it as “ORANGE BLOSSOM RANCH 04-74 (Was part of Orangetree)” (Collier LDC Appendix F, List of PUD Ordinances). Six public actions shape what can be built today:

The Hearing Examiner’s December 2025 staff report is the most complete public summary of this chain, with the ordinance history and the revised master plan attached (Collier Hearing Examiner agenda, Dec 11, 2025). The county zoning layer carries the same sequence on the parcel record (Collier GIS Zoning General layer). The full ordinance texts and master-plan exhibits for 04-74, 16-31, 20-46 and 2023-11 sit in the county’s ordinance filings; the PUD document, not a marketing page, controls what a tract may hold.

How Many Homes Are in Orange Blossom Ranch?

About 1,928 fee-simple homes stand in Orange Blossom Ranch. That count is built from the two CDD assessment rolls and county records, not from a single published total (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Declaration of Covenants, O.R. Book 4000, Page 2283; Collier GIS Site Address Points layer 3):

Worked check: 244 + 137 + 1,010 + 273 + 264 = 1,928. Adding Emblem, 1,928 + 384 = 2,312. The cap less that total, 2,350 minus 2,312, leaves 38 units of headroom under the zoning.

A second check ties out exactly. The 264 Ranch townhomes plus the 264 Adela townhomes equal 528, the same figure the county’s PUD monitoring list reports as “MF developed” (Collier County PUD Master List, updated June 11, 2026). Every one of those townhomes is a fee-simple lot, not a condominium unit, and no condominium exists anywhere in the PUD (Florida DBPR condominium extract; Florida DOR 2026 assessment roll).

Two older numbers float around. Pulte’s 2006 declaration expected “up to a maximum of 1256 homes” (Declaration of Covenants, O.R. Book 4000, Page 2283), against the 1,600-unit cap of the time (Collier Hearing Examiner agenda, Dec 11, 2025). The association describes its own scope as “12 scenic lakes and 1,254 homes” (The Ranch at Orange Blossom association website on CondoSites), which matches Fairmont plus the Ranch CDD plats only. Neither is the community total, and neither should be added to the CDD rolls.

Build-Out Status in 2026

For-sale construction in Orange Blossom Ranch is done. Every residential parcel in Fairmont, Phase 1B, the Ranch plats and the Groves plats carries a year built on the 2026 Florida DOR roll, and the count of parcels inside the PUD has held at 2,010 to 2,020 from the 2023 roll through the 2026 roll (Florida DOR 2026 assessment roll; Collier GIS DOR_Parcels, roll years 2005 to 2026). Lennar’s Naples index no longer lists the community (Lennar, Naples new homes index).

The county’s monitoring figure lags behind the ground. Its PUD Master List of June 11, 2026 records 1,785 units developed and estimates build-out in 2028 (Collier County PUD Master List, updated June 11, 2026); that list is a monitoring report, updated on the PUD’s anniversary, and it still counts apartments and outparcels in progress.

The public infrastructure is close behind:

• The Orange Blossom Ranch CDD’s project was “completed and placed into service” at the end of FY2025, per its audit (Orange Blossom Ranch CDD audit FY2025).
• The Orange Blossom Groves CDD still carried $7,208,242 of capital assets under construction at September 30, 2025 (Orange Blossom Groves CDD audit FY2025).
• The Board of County Commissioners granted final acceptance of the Ranch at Orange Blossom Phase 4 improvements on October 14, 2025 (Collier BCC, Oct 14, 2025, Phase 4 final acceptance), and accepted the water and sewer facilities for the Orange Blossom Ranch Outparcels plat (Plat Book 75, Pages 52 to 53) on December 9, 2025 (Collier BCC, Dec 9, 2025).
• The latest certificate of occupancy anywhere in the PUD on the county’s growth-model layer was issued September 17, 2026, on a Champs Drive apartment building (Collier GIS Growth Model certificate-of-occupancy layer).

The Mixed-Use Tract: Emblem Apartments and The Shoppes at Orange Blossom

The northwest corner of the PUD, along Oil Well Road east of Palmetto Ridge High School, is the Mixed Use tract created by Ordinance 2023-11 (Collier Hearing Examiner agenda, Dec 11, 2025). It holds two separate properties that share the Orange Blossom name but not its homeowner structure.

Emblem Orange Blossom. The tract is approved for up to 400 rental apartments, 40 of them income-restricted, per the county’s affordable housing inventory of January 14, 2026 (Collier affordable housing inventory, Jan 14, 2026); its leasing, buildings and status are covered under Emblem Orange Blossom below. The 2022 hearings on the apartment amendment were covered by Gulfshore Business, Oil Well Road apartments.

The Shoppes at Orange Blossom. The Publix-anchored center fills the commercial side of the tract. The PUD caps commercial space at 200,000 sq ft, and the county’s June 2026 list records 64,043 sq ft developed (Collier County PUD Master List, updated June 11, 2026; Collier Hearing Examiner agenda, Dec 11, 2025). Its tenants are covered under The Shoppes at Orange Blossom below.

Selling or Buying in Orange Blossom Ranch? Talk to McGreevy and Comisar

Orange Blossom Ranch holds about 1,928 homes across two masters and two CDDs, so two houses on the same street can carry different tax bills and different associations. If you own here, start with a free, data-backed home valuation, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, and see how we guide buyers through layered communities on our buying page.

Who Governs Orange Blossom Ranch? Two Masters, Neighborhood Associations and Two CDDs

Orange Blossom Ranch is governed by two Florida not-for-profit master associations, The Ranch at Orange Blossom on the north side of Oil Well Road and The Groves at Orange Blossom on the south side, with neighborhood associations beneath them and two community development districts that finance infrastructure on the newer Lennar plats (Ranch master, Sunbiz N05000006786; Groves master, Sunbiz N05000006912; Collier Ordinance 2016-33; Collier Ordinance 2016-34).

Each layer has its own board, budget and documents. A buyer’s estoppel package, the recorded declaration and the prior year’s tax bill together show which layers a specific address carries.

The Ranch at Orange Blossom Master Association

The north-side master is The Ranch at Orange Blossom Master Association, Inc., Sunbiz N05000006786, filed June 30, 2005 (Ranch master, Sunbiz N05000006786). It began as Orange Blossom Ranch North Master Association, Inc., became Orange Blossom Ranch Master Association, Inc. by amendment on November 18, 2005, and took its current name on December 9, 2005 (Ranch master, Sunbiz N05000006786; Declaration of Covenants, O.R. Book 4000, Page 2283). Its registered agent is Access Residential Management (Ranch master, Sunbiz N05000006786).

The master owns the 5.02-acre amenity parcel at 1938 Hawthorn Road and about 74.3 acres across 27 parcels in the Phase 1A and Ranch plats, per the county parcel layer (Collier GIS Parcels layer 42). The association describes the community it serves as “12 scenic lakes and 1,254 homes” (The Ranch at Orange Blossom association website on CondoSites); that figure reconciles to Fairmont plus the 1,010 Ranch CDD units, not to the whole PUD.

The recorded documents set its powers:

• Declaration. Pulte Home Corporation recorded the Declaration of Covenants, Conditions and Restrictions for The Ranch at Orange Blossom on March 17, 2006, at O.R. Book 4000, Page 2283, made effective January 10, 2006. The association posts an OCR copy of the declaration and its amendments (Declaration of Covenants, O.R. Book 4000, Page 2283).
• Bylaws. Recorded at O.R. Book 4000, Page 2360, the bylaws create Neighborhood Voting Representatives, one per neighborhood association, and require two-thirds of them to approve any special assessment after turnover (Declaration of Covenants, O.R. Book 4000, Page 2283).
• Duties. The master maintains the surface water management system under SFWMD permit 11-02432-P, plus roads, gates, entry features, common landscaping and recreational amenities on Common Area. It supplies irrigation water, and the declaration states “it is anticipated that irrigation charges will be included in the Master Association Base Assessment” (Declaration of Covenants, O.R. Book 4000, Page 2283).

The master’s August 16, 2023 “Who Should I Contact?” sheet lists its own items as entrance gates and callbox, vehicle bar codes, entrance and amenity landscaping, the amenity center, overflow parking permits, dog-waste stations, streetlights and mail centers (Ranch master Who Should I Contact? sheet, Aug 16, 2023).

The Groves at Orange Blossom Master Association

The south-side master is The Groves at Orange Blossom Master Association, Inc., Sunbiz N05000006912, filed July 6, 2005 as Orange Blossom Ranch South Master Association, Inc. and renamed by amendments of November 18, 2005 and January 25, 2006 (Groves master, Sunbiz N05000006912).

Lennar’s board adopted Amended and Restated Articles on December 20, 2021, filed January 27, 2022 (Groves master restated articles, Jan 27, 2022). They say the association “will levy and collect adequate assessments” for the stormwater management system and operates it “unless the operation and maintenance is conveyed to another entity” (Groves master restated articles, Jan 27, 2022). Management moved to Access Residential Management on December 9, 2025 (Groves master, Sunbiz N05000006912). The recorded Groves declaration is not posted publicly; its book and page come from the title commitment on a sale.

Per the master’s 2023 contact sheet, the Groves master maintains the Groves entrance landscaping (including the Oil Well Road frontage), entrance lighting, the entrance gates and callbox, and Tangelo Street up to Vermont Lane (Ranch master Who Should I Contact? sheet, Aug 16, 2023). It also owns 14 common tracts totaling 37.46 acres inside the Phase 1B plat and four tracts on the Groves plats (Collier GIS Parcels layer 42).

Neighborhood Associations: Fairmont, The Estates, The Villas, The Townhomes, Savannah Trace and the Groves HOA

Beneath the two masters sit neighborhood associations. The master’s own August 16, 2023 contact sheet is the best public map of which neighborhood falls under which master (Ranch master Who Should I Contact? sheet, Aug 16, 2023):

Two cautions. First, no recorded document read ties The Estates or Savannah Trace to specific lots, so neither name should be assumed for a given street. Phase 1B, south of Oil Well Road, sits outside both CDDs, and the Groves master owns common tracts inside its plat (Collier GIS Parcels layer 42); the recorded declaration and the estoppel certificate name its associations. Second, no condominium association exists anywhere in Orange Blossom Ranch (Florida DBPR condominium extract): every for-sale home is fee simple.

Developer Turnover: Who Controls the Boards in 2026

Owners now run the master associations, and one of the two CDDs is about to change hands.

• Masters. Sunbiz annual reports show resident officers on the Ranch master from its February 2024 report (Ranch master 2024 annual report) and on the Groves master from a December 2025 amended report (Groves master, Sunbiz N05000006912); the recorded turnover dates are not published.
• The recorded rule. Pulte’s 2006 declaration set master turnover at the earliest of 90% of units conveyed, December 31, 2020, or an earlier developer election, and extended the 90% trigger if the unit cap rose (Declaration of Covenants, O.R. Book 4000, Page 2283).
• Orange Blossom Ranch CDD. Resident supervisors sit on the board per the August 6, 2026 agenda, and the district had 1,638 registered voters as of April 15, 2026 (Orange Blossom Ranch CDD board packet, Aug 6, 2026).
• Orange Blossom Groves CDD. The FY2025 audit states: “All of the Board members are affiliated with Lennar Homes, LLC, the Development Manager, which is affiliated with KLLB AIV, LLC” (Orange Blossom Groves CDD audit FY2025). Seats 1 and 4 go to the November 3, 2026 general election, and Seat 2 to a landowners’ election on November 13, 2026 (Orange Blossom Groves CDD minutes, May 8, 2026; Collier Supervisor of Elections, 2026 election notice).

For a Groves buyer, that means the district’s next budget may be the first one adopted with qualified electors on the board.

The Orangetree Declaration Still on Title

Orange Blossom Ranch was carved from Orangetree, and the older covenant followed it. Article XXI of the 2006 master declaration reads: “The Ranch at Orange Blossom is subject to a Declaration of Covenants for Orangetree recorded in O.R. Book 1310, Pages 1536 et. seq.,” and adds that “It is possible that Orangetree Homeowner’s Association, Inc. will impose assessments and other charges upon Owners” (Declaration of Covenants, O.R. Book 4000, Page 2283).

Whether any Orangetree assessment applies to an Orange Blossom Ranch lot today is not published. The estoppel certificate and the title commitment on a sale show it, and a buyer’s title agent should be asked to search for it by name.

Does Orange Blossom Ranch Have a CDD? Orange Blossom Ranch CDD and Orange Blossom Groves CDD by Plat

Yes for 1,547 homes and no for about 381. The Orange Blossom Ranch CDD assesses 1,010 units on the Ranch plats and the Orange Blossom Groves CDD assesses 537 units on the Groves plats, while the Pulte-era homes in Phase 1A and Phase 1B pay no CDD at all (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Collier GIS Community Development Districts layer). In Orange Blossom Ranch, the plat decides.

Both districts were created by Collier County at the request of RP Orange Blossom Owner, L.L.C., the Ronto and Rockpoint ownership entity, by ordinances adopted November 15, 2016 and effective November 17, 2016 (Collier Ordinance 2016-33; Collier Ordinance 2016-34). Both collect on the county tax bill.

Three Answers to “Does Orange Blossom Ranch Have a CDD?”

FY2027 totals are gross, before the 4% early-payment discount, and appear on the November 2026 tax bill (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget).

The Vermont Lane warning. Vermont Lane runs through both Phase 1B, which has no CDD, and Groves Phase 2, which pays the Orange Blossom Groves CDD. Two homes on the same street can therefore differ by $1,345.33 or $1,831.67 a year. The folio prefix or the tax bill decides: 64650 is Phase 1A or 1B, 69039 is a Ranch plat, and 47830 is a Groves plat (Collier GIS Parcels layer 42; Collier GIS Community Development Districts layer).

Orange Blossom Ranch CDD: Series 2019 Bonds and FY2027 Assessments

The Orange Blossom Ranch CDD was created by Ordinance 2016-33 over 219.79 acres north of Oil Well Road (Collier Ordinance 2016-33). Its FY2027 adopted budget sets these per-unit assessments (Orange Blossom Ranch CDD FY2027 adopted budget):

The $792.13 and $929.05 totals have held since at least FY2023 (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Ranch CDD FY2026 budget). FY2027 gross levies are $108,615 for operations and $705,128 for debt service (Orange Blossom Ranch CDD FY2027 adopted budget).

• Bonds. Capital Improvement Revenue Bonds, Series 2019: $10,240,000 issued March 29, 2019, fixed rates of 3.7% to 5.0%, final maturity May 1, 2049. Outstanding principal was $9,140,000 at September 30, 2025 and $8,930,000 after the May 1, 2026 payment (Orange Blossom Ranch CDD audit FY2025; Orange Blossom Ranch CDD FY2027 adopted budget). The district is listed as an issuer on MSRB EMMA (MSRB EMMA issuer, Orange Blossom Ranch CDD).
• What the bonds bought. An infrastructure project of about $18.9 million (drainage and surface water, water lines, sewer, landscape buffers and irrigation) completed and placed in service at the end of FY2025, with $9,680,909 of developer capital contributions recognized that year (Orange Blossom Ranch CDD audit FY2025).
• Who runs it. Resident supervisors, with Wrathell, Hunt and Associates as district manager and Access Management handling field operations (Orange Blossom Ranch CDD board packet, Aug 6, 2026).
• The lakes. The district budgets nothing for lake or road maintenance; field work runs through the master association under a lake-management agreement (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Ranch CDD minutes, Apr 2, 2026). The district engineer’s 2025 inspection found linear erosion on Lakes 4, 5, 7, 19 and 23, with about 1,500 linear feet out of compliance with the SFWMD permit, per the April 2, 2026 minutes (Orange Blossom Ranch CDD minutes, Apr 2, 2026). No special assessment for that work appears in the FY2027 budget (Orange Blossom Ranch CDD FY2027 adopted budget).

Orange Blossom Groves CDD: Series 2023 Bonds and FY2027 Assessments

The Orange Blossom Groves CDD was created by Ordinance 2016-34 over 89.98 acres south of Oil Well Road (Collier Ordinance 2016-34). Its FY2027 adopted budget sets these per-unit assessments (Orange Blossom Groves CDD FY2027 adopted budget):

FY2027 gross levies are $113,074 for operations and $552,472 for debt service (Orange Blossom Groves CDD FY2027 adopted budget).

• Bonds. Special Assessment Bonds, Series 2023: $7,645,000 issued February 27, 2023, fixed rates of 4.25% to 5.375%, final maturity June 15, 2053. Outstanding principal was $7,410,000 at September 30, 2025 and $7,285,000 after the June 15, 2026 payment (Orange Blossom Groves CDD audit FY2025; Orange Blossom Groves CDD FY2027 adopted budget). The district is listed on MSRB EMMA (MSRB EMMA issuer, Orange Blossom Groves CDD).
• Infrastructure. An estimate of about $10,747,200, with $7,208,242 of capital assets still under construction at September 30, 2025 (Orange Blossom Groves CDD audit FY2025).
• Field budget. Unlike the Ranch district, the Groves district budgets $18,500 for lake maintenance and $3,000 for lake-bank erosion repair (Orange Blossom Groves CDD FY2027 adopted budget). Its manager told the board in May 2026 that “the CDD handles the stormwater system” (Orange Blossom Groves CDD minutes, May 8, 2026), while the Groves master’s restated articles make the association the operator unless that duty is conveyed (Groves master restated articles, Jan 27, 2022); no conveyance record was found.
• Who runs it. Wrathell, Hunt and Associates manages it (Orange Blossom Groves CDD board packet, Aug 14, 2026), and the board is Lennar-affiliated until the November 2026 elections (Orange Blossom Groves CDD audit FY2025; Orange Blossom Groves CDD minutes, May 8, 2026).

One owner carries a third of the district. The 264 townhome units are all Adela rentals held by ACRE Orange Blossom Owner LLC. At $859.00 each, they account for 264 x $859.00 = $226,776 of FY2027 assessments, about 34% of the district’s combined gross levy of $665,546 ($113,074 + $552,472) (Orange Blossom Groves CDD FY2027 adopted budget). Because O&M is split equally per unit, that single owner’s payment record matters to every Groves single-family owner.

Can You Pay Off the CDD Debt Early?

Yes, both districts’ bonds allow prepayment, but only the district manager can quote the real number. The arithmetic below is an illustrative pro-rata share of outstanding principal, not a payoff quote; the district manager’s written prepayment estimate is the only real number. The formula is the unit’s annual debt levy divided by the district’s gross debt levy, times principal outstanding (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget):

No unit in either district has prepaid. The FY2027 debt levies reconcile to every unit on the rolls: 910 x $684.59 + 100 x $821.51 = $705,128 for the Ranch district, and 264 x $648.44 + 126 x $1,134.77 + 147 x $1,621.11 = $552,472 for the Groves district (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget).

A payoff removes only the debt line. The O&M line ($107.54 or $210.56 in FY2027) continues every year. Without a payoff, the debt line runs to the final maturities: May 1, 2049 for the Ranch district and June 15, 2053 for the Groves district (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget).

How to Check Whether a Specific Home Pays a CDD

Three checks settle it for any Orange Blossom Ranch address:

1. Read last year’s tax bill. A CDD appears as its own line under non-ad valorem assessments, named “Orange Blossom Ranch CDD” or “Orange Blossom Groves CDD.” A Phase 1A or Phase 1B bill shows the garbage line only (Collier Tax Collector, 2025 bill, Phase 1A lot; Collier Tax Collector, 2025 bill, Phase 1B lot).
2. Check the folio prefix. 64650 means Phase 1A or 1B and no CDD; 69039 means the Ranch district; 47830 means the Groves district (Collier GIS Parcels layer 42).
3. Ask the district for the roll line. The district manager can confirm the product class and any prepayment on the roll.

Both districts use the Uniform Method, so the assessment is collected with property taxes on the November bill and earns the same 4% early-payment discount (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). Florida law also requires a CDD disclosure in the contract for the initial sale of a home in a district, under section 190.048 (Florida Statutes s. 190.048); on a resale, the tax bill and the disclosure summary are where a buyer sees it.

The Fee Stack in Orange Blossom Ranch

Orange Blossom Ranch HOA fees are only one layer of what an owner pays. The full stack runs from master and neighborhood association assessments through two possible CDD lines, county garbage and 12.1196 mills of property tax (2026 certified roll). The CDD and tax amounts are published to the cent; current association dues are not published (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Collier Tax Collector, 2025 bill, Ranch Phase 2A lot; The Ranch at Orange Blossom association website on CondoSites).

Every Billed Layer, Side by Side

Orange Blossom Ranch HOA fees and every other recurring or closing charge, by layer:

Where a cell says “not published,” the governing document is the association’s adopted budget, the estoppel certificate on a sale and, before contract, the HOA disclosure summary required by section 720.401 (Florida Statutes s. 720.401).

The 2025 millage includes North Collier Fire at 3.7500 mills, the county General Fund at 3.0107, School State at 2.0010 and School Local at 2.2480 (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot). All parcels are in unincorporated Collier County, so there is no city millage (Collier Ordinance 2016-33).

Worked Examples: Four Homes, Four Tax Bills

Example 1, illustrative, no homestead exemption. Take a $500,000 taxable value: $500,000 x 12.1196 / 1,000 = $6,059.80 ad valorem, plus $269.77 garbage = $6,329.57 before any CDD, at the rates on the 2026 certified roll (file dated October 27, 2026). The 2025 rates on the bill were 12.2558 mills and $261.91 (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot). Then add the FY2027 CDD line for the plat (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget):

These use 2026 certified millage and FY2027 CDD figures, before HOA dues; they are not a quote, and taxable value depends on the county’s assessment and the owner’s exemptions. Between the cheapest and the most expensive layer, the same taxable value produces a $1,831.67 difference every year until the Groves bonds mature in 2053.

Example 2, a real 2025 bill. A 62-ft lot in Ranch at Orange Blossom Phase 2A: $5,607.63 ad valorem on $457,548 assessed value, plus $261.91 garbage, plus $929.05 Orange Blossom Ranch CDD, for a total of $6,798.59 (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot).

Example 3, no CDD in practice. The 2025 bills for a Phase 1A lot on Fairmont Lane and a Phase 1B lot on Vermont Lane show the $261.91 garbage line and no CDD line (Collier Tax Collector, 2025 bill, Phase 1A lot; Collier Tax Collector, 2025 bill, Phase 1B lot). For comparison, 2025 bills on the Groves plats show $1,345.53 on a Dragonfruit Way lot and $859.20 on a townhome lot (FY2026 amounts) (Collier Tax Collector, 2025 bill, Groves Ph 2 lot; Collier Tax Collector, 2025 bill, Groves Ph3 townhome lot).

Money Due at Closing: Working-Capital Contribution, Estoppel and Title

Four items land at an Orange Blossom Ranch closing beyond the price and prorated taxes:

• Working-capital contribution. The master declaration (O.R. Book 4000, Page 2308) requires a non-refundable contribution from the purchaser on the initial conveyance and every later conveyance. The amount is set annually, increases are capped at 10% a year, and listed family and estate transfers are exempt (Declaration of Covenants, O.R. Book 4000, Page 2283). The amount is not published; the estoppel certificate states it.
• Estoppel certificates. Under section 720.30851, each association must issue an estoppel certificate stating what is owed, and the statute caps the fees (Florida Statutes s. 720.30851). A home under both a master and a neighborhood association needs one from each.
• Disclosures. The HOA disclosure summary under section 720.401 (Florida Statutes s. 720.401) and the CDD disclosure under section 190.048 (Florida Statutes s. 190.048) tell a buyer which associations and districts apply.
• Title. In Collier County the buyer customarily pays for the owner’s title policy; the contract controls. The title commitment is also where any Orangetree covenant charge would show (Declaration of Covenants, O.R. Book 4000, Page 2283).

Sellers who line these documents up before listing avoid a late surprise at the closing table. If you are preparing to sell, see how we approach it on our sell my home in Naples page, request a home valuation, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 or start on our buying page.

Orange Blossom Ranch Neighborhoods: Every Village and Rental Community

Orange Blossom Ranch holds five for-sale neighborhoods on four plat groups, plus two rental properties and a shopping center, all inside one PUD. Fairmont and Phase 1B date from Pulte’s 2006 start; The Ranch at Orange Blossom, its townhomes and villas, and The Groves were built by Lennar from 2018 to 2025 (Declaration of Covenants, O.R. Book 4000, Page 2283; Florida DOR 2026 assessment roll).

Flood status is the same everywhere a home stands: every residential address point tested sits in FEMA Zone X (minimal), on panels effective May 16, 2012 (FEMA NFHL MapServer layer 28; FEMA NFHL layer 3). What changes from one neighborhood to the next is the CDD line, the association, the evacuation zone and the share of owner-occupants. The MLS files these homes under two names; agents generally use THE GROVES AT ORANGE BLOSSOM RANCH for homes south of Oil Well Road and ORANGE BLOSSOM RANCH for the north side, but the record does not tie each sale to a plat.

Homestead shares below are the share of residential parcels with a homestead exemption on the 2026 Florida DOR roll (Florida DOR 2026 assessment roll).

Fairmont (Phase 1A)

Fairmont is Orange Blossom Ranch Phase 1A, north of Oil Well Road: 244 homesites on 50 to 59 ft lots, platted at Plat Book 45, Pages 58 to 61 (Declaration of Covenants, O.R. Book 4000, Page 2283; Collier Ordinance 2016-33). Pulte built 66 homes in 2006 and 87 in 2007, and Lennar built 88 more from 2013 to 2017 (Florida DOR 2026 assessment roll).

• Association. Fairmont Residents’ Association, Inc. (N06000009592), under The Ranch at Orange Blossom master (Fairmont Residents’ Association, Inc., N06000009592; Ranch master Who Should I Contact? sheet, Aug 16, 2023). Its declaration was recorded September 19, 2006 at O.R. Book 4108, Page 710, covering Lots 1 to 244 of Phase 1A (Declaration of Covenants, O.R. Book 4000, Page 2283).
• Stricter leasing. The Fairmont declaration requires board approval of every lease and sale with 20 days’ notice, a 30-day minimum term and no more than 2 leases a year, against the master’s 4 (Declaration of Covenants, O.R. Book 4000, Page 2283).
• CDD. None: Fairmont lies outside both district polygons, and its 2025 tax bill shows no CDD line (Collier GIS Community Development Districts layer; Collier Tax Collector, 2025 bill, Phase 1A lot).
• Risk profile. FEMA Zone X; Evacuation Zone F (FEMA NFHL MapServer layer 28; Collier County GIS services directory).
• Occupancy. 68% homestead (Florida DOR 2026 assessment roll).
• MLS. Sales generally file under ORANGE BLOSSOM RANCH; the record does not separate Fairmont from the Ranch plats.

A dedicated Fairmont neighborhood page is coming, with its own market snapshot and its association details.

Phase 1B: Vermont, Satsuma and Mandarin Lanes

Phase 1B is the Pulte-platted section south of Oil Well Road along Vermont, Satsuma and Mandarin Lanes, platted at Plat Book 45, Page 67, with about 137 homes on 70 to 79 ft lots, the widest in the PUD (Collier Ordinance 2016-33; Collier GIS Site Address Points layer 3). Pulte built 21 homes from 2006 to 2008, and the remaining 115 went up from 2016 to 2020 (Florida DOR 2026 assessment roll).

• Association. Phase 1B sits south of Oil Well Road and outside both CDDs, and the Groves master owns common tracts inside its plat (Collier GIS Parcels layer 42); the recorded declaration and the estoppel certificate name its associations.
• CDD. None. The 2025 bill for a Vermont Lane lot in Phase 1B shows the garbage line only (Collier Tax Collector, 2025 bill, Phase 1B lot). The Groves Phase 2 homes further along the same Vermont Lane do pay the Groves CDD, so check the folio prefix (64650 here).
• Risk profile. FEMA Zone X; Evacuation Zone E (FEMA NFHL MapServer layer 28; Collier County GIS services directory).
• Occupancy. 77% homestead, the highest share of any group in the PUD (Florida DOR 2026 assessment roll).
• MLS. Phase 1B resales may be filed under either MLS name; neither is tied to the plat.

A dedicated Orange Blossom Ranch Phase 1B neighborhood page is coming, with its own market snapshot and its association details.

The Ranch at Orange Blossom (Lennar, 2018 to 2024)

The Ranch at Orange Blossom is the Lennar build-out on the north side: 1,010 homes on the Orange Blossom Ranch CDD roll, made up of 264 townhomes, 296 attached villas, 350 single-family homes on 52 ft lots and 100 on 62 ft lots (Orange Blossom Ranch CDD FY2027 adopted budget). Homes were built from 2018 to 2024 across Phases 2A, 3A, 4, 5 and 5A (Florida DOR 2026 assessment roll); Phase 2A is platted at Plat Book 62, Pages 84 to 96 (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A).

• Associations. The Ranch at Orange Blossom master, with neighborhood associations for the villas and townhomes per the 2023 contact sheet (Ranch master, Sunbiz N05000006786; Ranch master Who Should I Contact? sheet, Aug 16, 2023).
• CDD. Orange Blossom Ranch CDD, $792.13 a year, or $929.05 on 62-ft lots (FY2027) (Orange Blossom Ranch CDD FY2027 adopted budget).
• Risk profile. FEMA Zone X; Evacuation Zone F (FEMA NFHL MapServer layer 28; Collier County GIS services directory). On Parson Street in Phase 2A, a 2019 FEMA letter (LOMR-F 19-04-6466A) removed portions of seven lots from the special flood hazard area and notes that portions remain, so a lender’s determination on the building footprint governs for lake-edge lots there (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A).
• Occupancy. 68% to 69% homestead in Phases 2A and 3A and 54% in Phase 4 (Florida DOR 2026 assessment roll).
• MLS. ORANGE BLOSSOM RANCH.

A dedicated Ranch at Orange Blossom neighborhood page is coming, with its own market snapshot and its association details.

The Townhomes at Orange Blossom Ranch

The Townhomes at Orange Blossom Ranch are 264 fee-simple two-story townhomes in buildings of 6 to 10 on 20 ft lots, inside the Ranch CDD (Orange Blossom Ranch CDD FY2027 adopted budget). Lennar sold them as the Ava and Berkly plans, about 1,870 sq ft each, per its September 2023 page (Lennar, Orange Blossom Ranch page, archived Sept 29, 2023).

• Association. The Townhomes at Orange Blossom Ranch Homeowners Association, Inc. (N18000003302), listed as Townhomes Phase 1 under the Ranch master and managed by Access Management on the 2023 sheet; a Townhomes Phase 2 association also appears on that sheet (Townhomes HOA, Sunbiz N18000003302; Ranch master Who Should I Contact? sheet, Aug 16, 2023).
• Pets. The association’s December 20, 2022 pet policy caps a household at 3 pets, requires DNA registration at $60, and sets a $100 waste fine plus a $125 lab fee (Townhomes HOA pet policy, Dec 20, 2022).
• CDD. Orange Blossom Ranch CDD, $792.13 (FY2027) (Orange Blossom Ranch CDD FY2027 adopted budget).
• Risk profile. FEMA Zone X; Evacuation Zone F (FEMA NFHL MapServer layer 28; Collier County GIS services directory).
• Occupancy. 37% to 38% homestead, the lowest of the for-sale stock (Florida DOR 2026 assessment roll).
• MLS. ORANGE BLOSSOM RANCH.

A dedicated Townhomes at Orange Blossom Ranch neighborhood page is coming, with its own market snapshot and its association details.

The Villas and The Estates at Orange Blossom Ranch

The Villas are the 296 attached homes on 35 ft lots in the Ranch CDD (Orange Blossom Ranch CDD FY2027 adopted budget). Lennar’s September 2023 page shows two plans: Magnolia at 1,417 sq ft and Orchid at 1,564 sq ft (Lennar, Orange Blossom Ranch page, archived Sept 29, 2023). The master’s 2023 sheet lists “The Villas” as a neighborhood association under the Ranch master, managed by FirstService Residential; its Sunbiz entity is not confirmed (Ranch master Who Should I Contact? sheet, Aug 16, 2023).

The Estates at Orange Blossom Ranch Association, Inc. (N17000010800) is a registered association that the 2023 sheet lists under the Ranch master (Sunbiz name search ESTATES AT ORANGE BLOSSOM; Ranch master Who Should I Contact? sheet, Aug 16, 2023). No recorded document read ties it to specific lots, so it should not be equated with Phase 1B or any street. Both are covered as part of The Ranch at Orange Blossom.

The Groves at Orange Blossom Ranch (Lennar, 2023 to 2025)

The Groves at Orange Blossom Ranch is Lennar’s south-side neighborhood, marketed as Orange Blossom Groves: 273 homes, 126 villas on 35 ft lots and 147 Executive homes on 52 ft lots, built 2023 to 2025 (Orange Blossom Groves CDD FY2027 adopted budget; Florida DOR 2026 assessment roll). Lennar’s December 2024 page listed plans from the 1,849 sq ft Venice to the 3,357 sq ft Independence and builder base prices of $349,999 to $577,499 at the time; those were dated list prices, not sales (Lennar, Orange Blossom Groves page, archived Dec 11, 2024).

• Associations. The Groves at Orange Blossom master and The Groves at Orange Blossom HOA, managed by Pegasus Property Management on the 2023 sheet (Groves master, Sunbiz N05000006912; Ranch master Who Should I Contact? sheet, Aug 16, 2023).
• CDD. Orange Blossom Groves CDD, $1,345.33 (35 ft) or $1,831.67 (52 ft) in FY2027 (Orange Blossom Groves CDD FY2027 adopted budget).
• Risk profile. FEMA Zone X, including the part of the plat inside LOMR 25-04-3166P, effective June 18, 2026, which left those points in Zone X; Evacuation Zone E (FEMA LOMR 25-04-3166P; FEMA NFHL MapServer layer 28; Collier County GIS services directory).
• Occupancy. 56% homestead; Invitation Homes 7 LP owns 9 homes (Florida DOR 2026 assessment roll; Collier GIS Parcels layer 42).
• MLS. THE GROVES AT ORANGE BLOSSOM RANCH (15 sales at a $565,000 median, Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), with the caveat that some Phase 1B resales may carry the same name.

A dedicated Groves at Orange Blossom Ranch neighborhood page is coming, with its own market snapshot and its association details.

Adela at Orange Blossom: 264 Rental Townhomes

Adela at Orange Blossom is a single-owner rental community of 264 townhomes on Poppyseed Way, Papaya Lane, Dewberry Lane, Huckleberry Lane and Passionfruit Way, inside the Orange Blossom Groves CDD (Orange Blossom Groves CDD FY2027 adopted budget; Collier GIS Parcels layer 42). The homes are titled to ACRE Orange Blossom Owner LLC, are not sold individually, and none appear in the 12-month MLS sales. The DOR roll shows four multi-home deeds into the owner during 2025, about $346,000 to $350,000 per townhome by the recorded consideration (Florida DOR 2026 assessment roll).

The operator lists the leasing office at 1910 Papaya Lane and its own pool and playground for residents (Adela at Orange Blossom). The Pomelo at Orange Blossom Townhome Association, formed for this block, was administratively dissolved September 25, 2026 (Pomelo at Orange Blossom, Sunbiz N23000012646). Adela is part of the PUD’s housing count but not a neighborhood to buy into.

Emblem Orange Blossom: Rental Apartments

Emblem Orange Blossom is the apartment community on the Mixed Use tract, leasing from 1905 Champs Drive (Emblem Orange Blossom). It is approved for up to 400 rental apartments, 40 of them income-restricted (Collier affordable housing inventory, Jan 14, 2026), with site plans reported at 384 units in 16 three-story buildings (Gulfshore Business, retail and apartments) and certificates of occupancy issued June to September 2026 (Collier GIS Growth Model certificate-of-occupancy layer). Emblem sits inside the Orange Blossom Ranch PUD but is a separate rental property: it is outside both CDDs and the county parcel record shows no master-association ownership; whether either master declaration binds it is not published.

The Shoppes at Orange Blossom

The Shoppes at Orange Blossom is the Publix-anchored center at the PUD’s Oil Well Road frontage. Publix opened November 20, 2025 at 1715 Oil Well Road in a 48,387 sq ft store (Publix newsroom, Nov 20, 2025). Inline tenants reported open in spring 2026 include Tropical Smoothie Cafe and Wingstop, with Chick-fil-A, Chipotle and Starbucks among the outparcel openings expected in 2027, per a Naples Press column of June 12, 2026 (Naples Press, June 12, 2026). The center has its own owner, The Shoppes at Orange Blossom, LLC, and its own property owners association (Sunbiz name search SHOPPES AT ORANGE BLOSSOM).

Lennar Floor Plans Built in Orange Blossom Ranch

Lennar’s archived community pages list the plans it built in Orange Blossom Ranch. Sizes are the builder’s, as published on the dated page:

Lennar’s November 2015 page also marketed “Manor and Estate Collections” in the original phases from a sales center at 1969 Sagebrush Circle (Lennar, Orange Blossom Ranch page, archived Nov 2, 2015). The plan names Pulte built in Fairmont and Phase 1B from 2006 to 2008 are not published in any primary source read.

Is There a Club at Orange Blossom Ranch? The Amenity Center Explained

Orange Blossom Ranch has no club: there is no club membership, initiation fee or food minimum (Declaration of Covenants, O.R. Book 4000, Page 2283; The Ranch at Orange Blossom association website on CondoSites). Its recreation is an association-owned amenity center at 1938 Hawthorn Road, held by The Ranch at Orange Blossom Master Association and paid for through association assessments, not through either community development district (Collier GIS Parcels layer 42; Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget).

That distinction matters to buyers arriving from Naples country clubs, where a bundled or equity membership often comes with the house. Here the recorded master declaration (O.R. Book 4000, Page 2283) gives every owner a non-exclusive right to use the common area, subject to assessments and any use fees the board sets (Declaration of Covenants, O.R. Book 4000, Page 2283). Access follows ownership, and under Article XIV, Section 24 of the recorded declaration an owner who leases delegates those common-area use rights to the tenant for the term of the lease (Declaration of Covenants, O.R. Book 4000, Page 2283).

What the Orange Blossom Ranch Amenity Center Has

The center sits on Collier parcel 64650000124, a 5.02-acre tract on the Phase 1A plat owned of record by The Ranch at Orange Blossom Master Association (Collier GIS Parcels layer 42). The 2026 Florida DOR roll records three buildings with 7,061 square feet of heated area, built in 2017 (Florida DOR 2026 assessment roll).

What the records say is there, by source:

The association describes the community as having 12 lakes (The Ranch at Orange Blossom association website on CondoSites). No primary source we read publishes the pickleball court count, court surfaces, court lighting or the number of spas, so treat any figure you see for those as unconfirmed until the association’s manager or the county permit file for 1938 Hawthorn Road confirms it.

Neither district pays for any of this. The Orange Blossom Ranch CDD and Orange Blossom Groves CDD FY2027 adopted budgets carry no clubhouse, pool or recreation line (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget); the center is a master-association cost inside the master assessment, which is not published. The estoppel certificate on a sale states the current figure.

Clubhouse, Pool, Fitness and Kiddie Room Rules

The master association posts its amenity rules on its own site. The headline points:

• Pool (approved September 26, 2018): open dawn to dusk; no glass inside the fenced area; no animals in the amenity center or pool area; children under 12 need a responsible adult; up to 4 guests per resident unless management approves, and guests leave when the resident leaves (Additional Rules, Pool).
• Fitness center (approved September 25, 2018): open 4 a.m. to 11 p.m.; no one under 16; the room is under camera surveillance; no paid trainers or fitness classes without board approval (The Ranch Fitness Center Rules).
• Kiddie Room (approved September 25, 2018): children only with an adult (The Ranch Kiddie Room Rules).
• Clubhouse rental (approved June 24, 2021): $326 cleaning fee plus a $300 deposit; 5-hour maximum; owners only, with proof of ownership; association meetings and events take precedence; the pool is never closed for a private party. The sheet is blunt about rented homes: “Is your property rented? If so, you are not able to rent the amenities” (The Ranch Clubhouse Rentals Rules and Regulations).

Anything not on these sheets or in the recorded declaration is governed by the Declaration and Rules as the board applies them.

Can Groves Residents Use the Ranch Amenity Center?

Lennar’s December 2024 page for Orange Blossom Groves told buyers that Groves residents “will have access to the amenities at Orange Blossom Ranch” (Lennar, Orange Blossom Groves page, archived Dec 11, 2024). That is Lennar’s marketing statement, dated, and not a recorded right. The legal basis for Groves owners’ use of the Ranch master’s center, whether a cost-sharing agreement, a use agreement or a clause in the Groves declaration, is not published; the Groves declaration and the estoppel certificate govern.

The Groves at Orange Blossom Master Association owns common tracts on both the Groves and Phase 1B plats, some with small structures on the county roll, but it publishes no amenity program of its own (Collier GIS Parcels layer 42; Florida DOR 2026 assessment roll). Adela at Orange Blossom, the 264-townhome rental community on the Groves plats, has its own pool and playground, which the operator provides for its tenants (Adela at Orange Blossom). A Groves buyer who wants the pools and courts should get written confirmation of access and any cost through the estoppel process before closing.

Is There Golf at Orange Blossom Ranch?

Orange Blossom Ranch has no golf course. The nearest golf is public: Valencia Golf and Country Club’s 18-hole course at 1725 Double Eagle Trail, across Oil Well Road, about 3.2 road miles and 11 minutes free-flow from the amenity center, with the private 36-hole TwinEagles club about 7.5 road miles west (Valencia Golf and Country Club home; The TwinEagles Club, golf; OSRM public routing server, driving profile).

The absence is on the record, not assumed. No parcel inside the PUD carries a golf use code on the 2026 Florida DOR roll; every golf-coded parcel in a wide window around the community belongs to another community (Florida DOR 2026 assessment roll). The 2006 master declaration, the association’s amenity list and the 2018 developer feature describe no course, driving range or putting green (Declaration of Covenants, O.R. Book 4000, Page 2283; The Ranch at Orange Blossom association website on CondoSites; Florida Weekly, July 26, 2018). The declaration also requires golf carts to be kept in an enclosed garage, the opposite of how a course community treats them (Declaration of Covenants, O.R. Book 4000, Page 2283).

Valencia Golf and Country Club Next Door

Valencia is the course Orange Blossom Ranch golfers actually play. The club’s own pages describe a public 18-hole course at 1725 Double Eagle Trail that has played “since 1997,” renovated in 2018, with the current layout “designed in collaboration with” architect Drew Rogers, Celebration Bermuda fairways and TifEagle greens (Valencia Golf and Country Club home; Valencia Golf and Country Club, 2018 Course Renovation). The posted scorecard shows par 72 and 7,077 yards from the Green tees, rated 74.1 with a slope of 128 (Valencia scorecard). The club posted a $30 rate for morning, afternoon and twilight play when read in October 2026; the page does not say which season that rate covers (Valencia Golf and Country Club home).

From the Orange Blossom Ranch amenity center the clubhouse is 1.08 miles in a straight line and 3.2 miles, about 11 minutes, by road (Collier address points; OSRM free-flow, October 11, 2026) (Collier GIS Site Address Points layer 3; OSRM public routing server, driving profile). For how the two communities compare on fees, flood and daily life, see our page on Valencia Golf and Country Club.

Other Courses Within About 20 Minutes

Measured from the amenity center (OSRM free-flow, October 11, 2026) (OSRM public routing server, driving profile):

The choice splits cleanly. A buyer who wants daily-fee golf without a club bill lives well here, with Valencia and Panther Run both public. A buyer who wants private-club golf at home is shopping a different kind of community: compare TwinEagles, with its 36 holes on the Talon and Eagle courses (The TwinEagles Club, golf), or the golf tracts at Heritage Bay.

Beach and Boating Access From Orange Blossom Ranch

Orange Blossom Ranch is an inland community about 15 miles from the Gulf, with no marina, no boat docks and no boating on its lakes, which the recorded declaration makes aesthetic only (Declaration of Covenants, O.R. Book 4000, Page 2283). The nearest Gulf beach, Delnor-Wiggins Pass State Park, is 17.3 to 17.7 road miles away, 31 to 33 minutes free-flow (OSRM public routing server, driving profile).

Nearest Gulf Beaches

Measured from four Orange Blossom Ranch addresses (OSRM free-flow, October 11, 2026) (OSRM public routing server, driving profile):

• Delnor-Wiggins Pass State Park, 11135 Gulf Shore Drive: 17.3 to 17.7 road miles, 31 to 33 minutes. Florida State Parks charges $6 per vehicle ($4 for a single-occupant vehicle), the boat ramp is $5 more, and the park opens at 8 a.m. and closes at sundown every day of the year (Florida State Parks, Delnor-Wiggins fees).
• Vanderbilt Beach Park, 100 Vanderbilt Beach Road: 18.4 to 18.8 road miles, 33 to 34 minutes.
• Clam Pass Park, 465 Seagate Drive: 20.9 to 21.3 road miles, 35 to 37 minutes.

Every beach trip runs west on Oil Well Road and Immokalee Road, so season and school traffic stretch those free-flow minutes; the drive-time section below has the full table.

Boat Ramps, and Why Boats Live in the Garage

The master declaration settles boating inside the gates. Lakes, ponds and streams are “aesthetic amenities only”; swimming, playing and flotation devices are not allowed; the board may permit fishing from the shore by owners, occupants and their accompanied guests under its rules (Declaration of Covenants, O.R. Book 4000, Page 2283). Watercraft, recreational vehicles, trailers and golf carts must be kept in an enclosed garage, so a boat on a driveway or side yard breaks the rules (Declaration of Covenants, O.R. Book 4000, Page 2283). The only water structure on record is the fishing pier at the amenity center (Florida Weekly, July 26, 2018; Ranch master Who Should I Contact? sheet, Aug 16, 2023).

For a trailered boat, the nearest public launches measured from the amenity center (OSRM free-flow, October 11, 2026) (OSRM public routing server, driving profile; Collier GIS Parks layer 52):

• Cocohatchee River Park, 13531 Vanderbilt Drive (saltwater, Collier County): 18.4 road miles, about 33 minutes.
• Delnor-Wiggins Pass State Park ramp (saltwater, state park fees above) (Florida State Parks, Delnor-Wiggins fees).
• Golden Gate Community Park boat ramp, 3300 Santa Barbara Boulevard (freshwater canal system): 18.2 road miles, about 31 minutes.
• Ann Olesky Park on Lake Trafford, 6001 Lake Trafford Road, Immokalee (freshwater): 23.5 road miles, about 42 minutes. Ramp and parking fees at the county parks are set by county resolution and are not quoted here.

Tennis, Pickleball and Recreation in Orange Blossom Ranch

Orange Blossom Ranch residents play on courts at the association’s amenity center, which lists tennis, pickleball, basketball, sand volleyball and bocce, and they have Big Corkscrew Island Regional Park, a county park of about 150 acres, directly north of the community on Big Corkscrew Drive (The Ranch at Orange Blossom association website on CondoSites; Collier County 2025 AUIR/CIE, adopted Jan 27, 2026).

Courts and Play Areas at the Amenity Center

The association’s own list includes tennis, pickleball, basketball, sand volleyball, bocce and multiple playgrounds (The Ranch at Orange Blossom association website on CondoSites). The only dated counts come from the 2018 Florida Weekly feature, which described two tennis courts next to the pool complex, two full-length basketball courts and one beach volleyball court (Florida Weekly, July 26, 2018). Pickleball does not appear in that 2018 copy, and the current pickleball court count, court surfaces and lighting are not published by the association or any other primary source we read. The master’s 2023 contact sheet lists “tennis/pickleball courts” among the amenities its manager handles (Ranch master Who Should I Contact? sheet, Aug 16, 2023). Reservation rules for courts, if any, sit with the Declaration and Rules.

Big Corkscrew Island Regional Park Next Door

Big Corkscrew Island Regional Park, 810 39th Avenue NE, is Collier County’s regional park for the Oil Well corridor, about 150 acres in the county’s 2025 park inventory (Collier GIS Parks layer 52; Collier County 2025 AUIR/CIE, adopted Jan 27, 2026). County records list athletics fields, a community center and an aquatic center among its facilities, and the aquatic complex includes a baby pool, slides, a main pool and a family pool (Collier County 2024 AUIR/CIE; Collier County news, Oct 9, 2025; Collier Clerk Inspector General, park Phase 1 review). The park is 3.7 to 4.1 road miles, about 10 to 11 minutes, from the four Orange Blossom Ranch origins because the entrance road loops around (OSRM free-flow) (OSRM public routing server, driving profile).

The county’s access road, Big Corkscrew Drive, runs north from Oil Well Road “through Orange Blossom Ranch” to the park (Naples Press, Phase 2 to begin at Big Corkscrew Island Park), and the county awarded bid 24-8314 for a Phase 2A traffic signal on Oil Well Road at Big Corkscrew Drive (Collier BCC, bid 24-8314, Big Corkscrew Drive signal). Phase 2 of the park is in the county’s parks capital program; the civic-pipeline section below carries the detail.

Fitness, Spa and Dining Near Orange Blossom Ranch

Orange Blossom Ranch has a fitness center at its amenity center. The clubhouse has a catering kitchen and bar for events; there is no restaurant or spa. Daily dining and errands happen at The Shoppes at Orange Blossom, the Publix center inside the PUD on Oil Well Road, and along Immokalee Road (The Ranch at Orange Blossom association website on CondoSites; Publix, The Shoppes at Orange Blossom, store 2018).

On-Site Fitness

The fitness center sits inside the clubhouse building with a children’s play area next to it (The Ranch at Orange Blossom association website on CondoSites). The association’s posted rules set hours of 4 a.m. to 11 p.m., keep anyone under 16 out (children use the Kiddie Room), put the room under camera surveillance and bar paid personal trainers or classes unless the board approves them in writing (rules approved September 25, 2018) (The Ranch Fitness Center Rules; The Ranch Kiddie Room Rules). No primary source describes a spa, sauna, steam room or staffed restaurant at the amenity center (The Ranch at Orange Blossom association website on CondoSites; Florida Weekly, July 26, 2018).

Dining and Shopping at the Gate

Publix store 2018 at The Shoppes at Orange Blossom, 1715 Oil Well Road, opened November 20, 2025: a 48,387-square-foot store open 7 a.m. to 10 p.m., with a drive-thru pharmacy and Publix Liquors next door (Publix, The Shoppes at Orange Blossom, store 2018; Publix newsroom, Nov 20, 2025). It sits inside the PUD, 0.7 to 1.1 road miles and 3 to 4 minutes from the four Orange Blossom Ranch origins (OSRM free-flow) (OSRM public routing server, driving profile).

The Naples Press reported on June 12, 2026 that inline shops including Tropical Smoothie Cafe and Wingstop opened in spring 2026, and that Chick-fil-A, Chipotle and Starbucks were under construction or in permitting on the outparcels with openings expected in 2027 (Naples Press, June 12, 2026). Those 2027 dates are the developer’s expectation, not opening notices. The older Publix at Neighborhood Shoppes at Orangetree, store 1527 at 13550 Immokalee Road, is 3.1 to 3.5 road miles away (Publix, Neighborhood Shoppes at Orangetree, store 1527; OSRM public routing server, driving profile).

For electric-vehicle owners, the federal Alternative Fuels Data Center showed no public or private charging station within 8 miles of the amenity center on October 11, 2026, with the nearest listings about 10.3 to 10.9 miles away (U.S. DOE Alternative Fuels Data Center station API); two EV spaces in the Fifth Third and Publix lot are shown on site plans as reported, which makes them plans, not stations (Naples Press, June 12, 2026). Plan on charging at home, subject to the ARC rules in the declaration.

Storm Posture and Hurricane History in Orange Blossom Ranch

Orange Blossom Ranch sits inland, outside Collier’s Coastal High Hazard Area, in evacuation Zones E and F, and most of its homes were built after 2017 to a 156 mph design wind speed (Collier County GIS services directory; Collier GIS FBC 8th Edition wind load, Risk Category II; Florida DOR 2026 assessment roll). Its storm exposure is wind and rainfall rather than storm surge, and that is what its history shows.

Hurricane Irma (2017) and What the Record Shows

Irma made landfall at Marco Island on September 10, 2017. The National Weather Service’s local report records an 89 mph gust at the station labeled “4 E Orangetree,” 9 to 15 inches of rain over inland Collier County and rainfall flooding that lingered for at least a week in parts of the region (NWS Miami, Hurricane Irma local report). On the 2026 DOR roll, the homes standing at the time were on the Phase 1A and 1B plats; the first Ranch homes carry 2018 build years and the Groves homes 2023 to 2025 (Florida DOR 2026 assessment roll).

Federal flood-claim data is available only by ZIP code. OpenFEMA shows 150 National Flood Insurance Program claims ever filed in ZIP 34120, 115 of them for 2017 losses (108 coded to Irma) (OpenFEMA NFIP Redacted Claims v2, ZIP 34120). ZIP 34120 also covers Golden Gate Estates and other communities, and the redacted data cannot be tied to Orange Blossom Ranch addresses, so these figures describe the ZIP, not this community. No public association or CDD record documents storm damage inside Orange Blossom Ranch; that is an absence of a record, not proof that no home was damaged.

Ian, Helene and Milton

Hurricane Ian (September 28, 2022) pushed a storm surge of 6 to 9 feet above ground in Naples, according to the National Hurricane Center’s report; that surge hit the coast, not inland communities like this one (NHC Tropical Cyclone Report, Hurricane Ian). OpenFEMA records 9 NFIP claims in ZIP 34120 for 2022 losses and 6 for 2024, the year of Helene and Milton, again at ZIP level only (OpenFEMA NFIP Redacted Claims v2, ZIP 34120). No posted association or CDD record documents damage inside the community from any of the three storms. A buyer who wants a specific home’s history should ask the seller directly and request the insurance claims history (CLUE report) through the transaction.

Wind Design and Building-Code Eras

Collier County’s published Florida Building Code wind map puts the community at an ultimate design wind speed of 156 mph for Risk Category II, the category for houses, at points spread across the PUD (Collier GIS FBC 8th Edition wind load, Risk Category II). The homes fall into code eras by build year on the 2026 DOR roll (Florida DOR 2026 assessment roll; Florida Building Commission, FBC effective dates):

The 6th Edition took effect December 31, 2017, the 7th December 31, 2020 and the 8th December 31, 2023 (Florida Building Commission, FBC effective dates). Because a county year built trails the permit date, the fair statement is that the Ranch and Groves homes were built 2018 to 2025 under the Florida Building Code’s 6th to 8th Editions; a single home’s edition comes from its permit.

On shutters, the master declaration lets the board set shutter specifications, and it allows laminated glass or window film that meets the building code to stand in for shutters (Declaration of Covenants, O.R. Book 4000, Page 2283). Fairmont’s neighborhood declaration also bars changing roof tile color or substituting other roofing materials (Declaration of Covenants, O.R. Book 4000, Page 2283).

Evacuation Zones E and F

Collier County’s evacuation layer puts the Ranch plats and the northern part of the Phase 1A area (Fairmont Lane, Sagebrush Circle, Heydon Circle, Workman Way) in Zone F, and Phase 1B and the Groves in Zone E (Collier County GIS services directory). Florida’s system runs from Zone A, evacuated first, to Zone F, evacuated last, and residents outside an ordered zone may shelter in place in a strong enough home (Florida Division of Emergency Management, Know Your Zone). No sampled Orange Blossom Ranch address falls in the county’s Coastal High Hazard Area (Collier County GIS services directory). Check a specific address in Florida’s Know Your Zone tool before each season (Florida Division of Emergency Management, Know Your Zone).

FEMA Flood Zones in Orange Blossom Ranch, Neighborhood by Neighborhood

Every residential address point tested in Orange Blossom Ranch, 1,969 of 1,969, sits in FEMA Zone X, the area of minimal flood hazard, on panels effective May 16, 2012 (FEMA NFHL MapServer layer 28; FEMA NFHL layer 3). Lakes, preserves and some rear yards carry AE pockets, so a lender’s determination on the building footprint governs any lake-edge lot (FEMA NFHL MapServer layer 28; FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A).

The 44-Point Address Sample

The FEMA National Flood Hazard Layer was queried at 44 addresses spread across every neighborhood on October 11, 2026, with the FIRM panel and effective date read from the same service and the evacuation zone from Collier County’s layer (FEMA NFHL MapServer layer 28; FEMA NFHL layer 3; Collier County GIS services directory). Every point returned Zone X (minimal), no base flood elevation, no letter-of-map-change hit except where noted, and no Coastal High Hazard Area:

Three of the points, 2212 Dragonfruit Way and 1919 and 1983 Poppyseed Way, fall inside the area revised by LOMR 25-04-3166P in 2026 and remain Zone X (FEMA LOMR 25-04-3166P). A whole-community pass tested all 1,969 residential address points against every FEMA flood-zone polygon in the area: 1,969 returned Zone X (1,915 on the 2012 study and 54 inside the 2026 revision), with none in a special flood hazard area and none in shaded X (FEMA NFHL MapServer layer 28).

Lake-Edge Lots, the Parson Street LOMR-F and Elevation Certificates

The Zone X result is for address points, which sit near the front of a house. The special flood hazard area is close behind some of them: on a sample of every fifth point, mapped AE polygons came as close as 9 meters, with a median distance of about 35 meters on the Phase 1A and 1B plats, 66 meters in the Groves and 151 meters on the Ranch plats (FEMA NFHL MapServer layer 28). These AE pockets are the lakes, preserves and low wetlands of the site.

FEMA has already dealt with one such block. Letter of Map Revision Based on Fill 19-04-6466A (October 1, 2019) removed portions of Lots 1, 2, 3, 10, 11, 12 and 24 of Ranch at Orange Blossom Phase 2A, on Parson Street, from the special flood hazard area, recording a lowest lot elevation of 14.6 feet NAVD88, and it states that portions remain in the special flood hazard area (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A). Three elevation certificates on file with the county from 2017 and 2018 permits, all on that block, show how the homes were set (Collier GIS Elevation Certificates layer 36; Collier elevation certificate, 2096 Parson St; Collier elevation certificate, 2092 Parson St; Collier elevation certificate, 2012 Parson St):

Those floors sit about 2.4 to 2.9 feet above the 13.5-foot base flood elevation the certificates cite. On the original Pulte plats, the South Florida Water Management District permit quoted in the recorded declaration (11-02432-P) set a minimum building floor of 16.50 feet NGVD and a road crown of 15.20 to 15.25 feet NGVD (Declaration of Covenants, O.R. Book 4000, Page 2283); NGVD and NAVD88 are different datums, so those figures do not compare directly with the certificates.

The practical rule for any lot that backs onto a lake or preserve: a lender’s flood zone determination on the building footprint decides whether flood insurance is required, and an existing LOMR-F letter for the lot is worth having in hand at listing.

The 2027 Flood Map Update

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and the county announced a 90-day appeal and comment period starting August 19, 2026, with the new maps targeted to take effect in summer 2027 (Collier County Floodplain Management; Collier County, proposed flood maps, Aug 19, 2026). In the preliminary data, 43 of the 44 sampled points sit on panel 0240H, which FEMA did not restudy; the 44th, 2191 Vermont Lane, falls on new preliminary panel 12021C0241J and is still shown as Zone X (FEMA Preliminary NFHL). Until FEMA issues its final determination, treat that as the preliminary picture, not the final map.

One change has already taken effect. LOMR 25-04-3166P, filed for Terreno at Valencia Golf and Country Club and effective June 18, 2026, revised the mapping just south of the Groves; 54 Groves address points now sit inside the revised area, all still Zone X (FEMA LOMR 25-04-3166P).

Insurance in Orange Blossom Ranch: Flood, Wind and Roof Rules

Zone X lowers the flood risk on paper in Orange Blossom Ranch, but Citizens Property Insurance policyholders still need flood coverage: from January 1, 2026 for dwellings valued at $400,000 or more, and for every personal residential policy from January 1, 2027 (Citizens Property Insurance, flood requirements). Wind cover and roof age drive the rest of the premium conversation.

Citizens’ Flood Requirement in 2026 and 2027

Florida’s Citizens Property Insurance requires its policyholders outside the special flood hazard area to carry flood insurance on a phased schedule: dwellings valued at $400,000 or more from January 1, 2026, and all personal residential policies from January 1, 2027 (Citizens Property Insurance, flood requirements). An owner insured by a private wind carrier is not caught by that rule.

For a mortgage on a Zone X home, federal rules do not require flood insurance; the FEMA LOMR-F letter for the Parson Street lots says the lender has the option to keep requiring it (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A). The master declaration separately requires owners to carry flood insurance where a mortgagee would require it (Declaration of Covenants, O.R. Book 4000, Page 2283). Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, which earns a 25% discount on National Flood Insurance Program premiums (Collier County Floodplain Management; FEMA Community Rating System). Premiums for specific homes here are not published; quotes depend on the house, its elevation and its distance to water.

Roof Age and Hurricane-Protection Rules

Florida law bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old; for an older roof, an inspection showing at least five years of remaining useful life has the same effect (Florida Statutes s. 627.7011). The arithmetic matters most in the oldest homes: roofs on the 2006 to 2008 homes in Phase 1A and 1B are now 18 to 20 years old unless they have been replaced (Florida DOR 2026 assessment roll), while Ranch and Groves roofs date from 2018 to 2025.

On the hardening side, the master declaration lets the board set hurricane shutter specifications and accepts code-compliant laminated glass or window film in place of shutters (Declaration of Covenants, O.R. Book 4000, Page 2283). Keep permits and product approvals for any shutters, impact glass or roof replacement; insurers and buyers’ inspectors ask for them.

Condo Rules That Do Not Apply Here

Every for-sale home in Orange Blossom Ranch is fee simple. The Florida DOR roll shows no condominium parcels in the community, and the state’s condominium registry lists none in the PUD (Florida DOR 2026 assessment roll; Florida DBPR condominium extract). The structural integrity reserve study and milestone inspection requirements of s. 718.112 apply to condominium buildings, so they do not apply to any home here (Florida Statutes s. 718.112). The townhomes and villas are governed as homeowners’ association property under Chapter 720, with the declaration and the association’s adopted budget setting reserves.

Schools Zoned for Orange Blossom Ranch

Every address tested in Orange Blossom Ranch, on both sides of Oil Well Road, is zoned for Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High for the 2026-27 school year, per Collier County Public Schools’ own address lookup (CCPS Address_v3, 1921 Wellington St, 2026-27; CCPS Address_v3, 1945 Fairmont Ln; CCPS Address_v3, 2113 Satsuma Ln; CCPS Address_v3, 2274 Avocado Ln; CCPS Address_v3, 2979 Citrus St; CCPS Address_v3, 2056 Papaya Ln). All three sit just west on Oil Well Road and Victory Lane.

Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High

Grades are Florida Department of Education 2026 grades (FLDOE 2026 school grades spreadsheet); drive figures are road miles and free-flow minutes from the Ranch, Fairmont, Phase 1B and Groves origins in that order (OSRM, October 11, 2026) (OSRM public routing server, driving profile):

Palmetto Ridge’s B (it earned an A in 2024 and 2025) traces to math: math achievement of 51 against a district figure of 75, and math learning gains of 38 against 67. It beats the district elsewhere, with a 97 graduation rate against 94 and science achievement of 78 against 70 (FLDOE 2026 school grades spreadsheet; CCPS 2026 Accountability Brief). Collier County Public Schools earned a district A for the ninth straight year (CCPS School and District Grades page).

The six addresses queried on October 11, 2026 were 1921 Wellington St, 1945 Fairmont Ln, 2113 Satsuma Ln, 2274 Avocado Ln, 2979 Citrus St and 2056 Papaya Ln, covering the Ranch plats, Fairmont, Phase 1B, the Groves, a Ranch townhome and an Adela townhome; none carried a rezoning flag for 2026-27 (CCPS Address_v3, 1921 Wellington St, 2026-27; CCPS Address_v3, 1945 Fairmont Ln; CCPS Address_v3, 2113 Satsuma Ln; CCPS Address_v3, 2274 Avocado Ln; CCPS Address_v3, 2979 Citrus St; CCPS Address_v3, 2056 Papaya Ln). The district has not yet loaded 2028-29 assignments, so a family planning past next year should re-check by address with the district.

Charter and Private Options

Measured from the amenity center (OSRM free-flow, October 11, 2026) (OSRM public routing server, driving profile); grades are FLDOE 2026 where the school is graded (NCES school locator; CCPS 2026 Accountability Brief):

First Baptist Academy sits on Orange Blossom Drive in North Naples, ZIP 34109, a road with no connection to Orange Blossom Ranch despite the name. Tuition for the private schools is not published here; ask each school.

Hospitals and Healthcare Near Orange Blossom Ranch

From Orange Blossom Ranch the nearest emergency room is NCH’s Northeast freestanding emergency department on Collier Boulevard, about 9 road miles and 16 to 17 minutes free-flow, and the nearest full hospital is NCH North Naples Hospital, about 15 road miles away (NCH Emergency Department Northeast, 15420 Collier Blvd; NCH Emergency Department, North Naples Hospital; OSRM public routing server, driving profile). Primary care opened 3 miles away in May 2026.

Emergency Care

Distances are road miles and free-flow minutes across the four Orange Blossom Ranch origins (OSRM, October 11, 2026) (OSRM public routing server, driving profile):

• NCH Emergency Department, Northeast, 15420 Collier Blvd: NCH’s Northeast freestanding emergency department, licensed as an off-campus emergency department of Naples Community Hospital, open 24 hours; 8.8 to 9.3 miles, 16 to 17 minutes (NCH Emergency Department Northeast, 15420 Collier Blvd; AHCA FloridaHealthFinder, Naples Community Hospital).
• NCH North Naples Hospital, 11190 Health Park Blvd: the full hospital, home to Collier County’s only 24-hour pediatric emergency department; 15.0 to 15.4 miles, 26 to 28 minutes (NCH Emergency Department, North Naples Hospital).
• Physicians Regional Pine Ridge, 6101 Pine Ridge Rd: 15.8 to 16.2 miles, 27 to 29 minutes (Physicians Regional Pine Ridge).
• Physicians Regional Collier Boulevard, 8300 Collier Blvd: 20.4 to 20.8 miles, 35 to 37 minutes (Physicians Regional Collier Boulevard).

Ambulance service comes from Collier County EMS Medic 10 at 14756 Immokalee Road, 3.1 to 3.5 road miles and 6 to 8 minutes away (Collier GIS EMS Stations; OSRM public routing server, driving profile). Fire protection is the North Collier Fire Rescue District, whose Station 10 at 13240 Immokalee Road serves the Orange Tree area (North Collier Fire Rescue District, fire stations; Collier GIS Fire District layer at the amenity center).

Primary Care, Urgent Care and Pharmacy

• Van Domelen Community Health Center (Healthcare Network), 13753 Immokalee Rd, opened in May 2026 with family, women’s, children’s and senior care; it is a primary-care center, not an urgent care. 2.6 to 3.0 road miles (WINK News, new health center opens in Orangetree; South Florida Hospital News, May 7, 2026; Healthcare Network).
• NCH Immediate Care, Ave Maria, the nearest walk-in immediate care we found: 10.8 to 11.2 road miles (NCH Immediate and Urgent Care).
• Publix Pharmacy, inside the Publix at 1715 Oil Well Rd, with a drive-thru (Publix, The Shoppes at Orange Blossom, store 2018).
• CVS, 13400 Immokalee Rd: 3.1 to 3.5 road miles (CVS Pharmacy, 13400 Immokalee Rd).

On the horizon, NCH announced on October 14, 2025 that it plans a 150-bed hospital in Ave Maria, starting with a 24/7 emergency department, with construction “expected to begin within the next two years” (NCH, planned 150-bed hospital in Ave Maria). No opening date is published.

How Far Is Orange Blossom Ranch From Downtown Naples, the Beach and RSW?

Orange Blossom Ranch is about 25 road miles from Fifth Avenue South in downtown Naples, about 32 from Southwest Florida International Airport (RSW) and about 18 from the nearest Gulf beach, measured free-flow with no traffic (OSRM public routing server, driving profile). Every one of those trips starts on Oil Well Road and Immokalee Road.

Drive-Time Table From Four Orange Blossom Ranch Addresses

OSRM routing on OpenStreetMap roads, free-flow with no traffic, queried Oct 11, 2026 (OSRM API documentation; OSRM public routing server, driving profile); treat each figure as a floor. Figures are road miles / minutes.

The Fairmont origin on the north side is a few tenths of a mile closer to everything west; the Groves origin on the south side adds a few tenths and a minute or so.

The Immokalee Road Factor

Every trip west from Orange Blossom Ranch runs 1.7 miles on Oil Well Road and then onto Immokalee Road (OSRM public routing server, driving profile), so Immokalee Road sets the real commute. Collier County’s 2025 Annual Update and Inventory Report lists Immokalee Road from Wilson Boulevard to Oil Well Road as an existing deficiency at 118.2% of its adopted standard, and Collier Boulevard to Wilson Boulevard at 117.4%; east of the community, Immokalee Road from Oil Well Road to SR 29 runs at 95.6% and is projected deficient in 2027 (Collier County 2025 AUIR/CIE, adopted Jan 27, 2026). No Oil Well Road segment appears on any of the report’s deficiency lists (Collier County 2025 AUIR/CIE, adopted Jan 27, 2026). Peak-hour trips will run longer than the free-flow table; the civic-pipeline section covers the turn-lane, Randall Boulevard and Vanderbilt Beach Road Extension work aimed at that corridor.

What Is Being Built Near Orange Blossom Ranch?

Orange Blossom Ranch sits in the middle of eastern Collier County’s busiest build corridor. Road widenings are under way to the west and planned to the east, a county utility campus is planned just north, Big Corkscrew Island Regional Park is adding a second phase, and thousands of approved rooftops lie east along Oil Well Road.

None of these projects changes what is inside the gates, but each one shapes the drive, the view north of the Ranch side and the competition for buyers over the next decade. Everything below comes from county agendas, the county’s adopted 2025 Annual Update and Inventory Report (AUIR) and dated news reports; distances to the new villages are straight-line from the Orange Blossom Ranch amenity center, measured on the county’s Rural Lands layer.

Road Projects: Immokalee, Randall, Oil Well and Vanderbilt Beach Road

Every trip west from Orange Blossom Ranch runs about 1.7 road miles of Oil Well Road to Immokalee Road (OSRM routing, Oct 11, 2026, free-flow), so the Immokalee Road projects matter most.

• Immokalee Road at Oil Well Road. On June 23, 2026 the Board of County Commissioners awarded Quality Enterprises USA a $807,029.10 contract to add a second northbound right-turn lane on Immokalee Road at the Oil Well Road intersection, the turn residents make coming home from the west (Gulfshore Business, June 25, 2026).
• Randall Boulevard and Immokalee Road. Randall Boulevard is being widened from two lanes to four lanes divided from Immokalee Road east to 8th Street NE, with intersection rebuilds at Immokalee; the county lists construction as “anticipated to begin in the third quarter of 2026” (Collier Transportation Engineering; Gulfshore Business, Immokalee Road work).
• Oil Well Road Segment 3. East of the community, Oil Well Road from Everglades Boulevard to Oil Well Grade Road is slated to go from two to four lanes on a six-lane footprint. On December 9, 2025 the board approved the design ranking with Jacobs Engineering Group first (BCC agenda, Dec 9, 2025, item 16.B.3; Gulfshore Business, Immokalee Road work).
• Everglades Boulevard. The widening of Everglades Boulevard from Golden Gate Boulevard to Oil Well Road is carried in the county’s five-year transportation work program (2025 AUIR, adopted Jan 27, 2026).
• Vanderbilt Beach Road Extension. Phase One, Collier Boulevard to 16th Street NE, opened June 12, 2026 (Collier County news, June 2026). The county said in June 2026 that Phase Two, 16th Street NE to Everglades Boulevard, is in final design and may start construction toward the beginning of 2027 (Collier County news, VBR Extension, June 2026; Transportation Engineering Projects). The 2025 AUIR expects the extension to “redistribute traffic volumes” off the deficient Immokalee Road segments west of Oil Well Road.
• SR 29 at Oil Well Road. FDOT project 434490-1 is a feasibility study of the SR 29 and Oil Well Road intersection, with completion listed for late 2026 (FDOT project 434490-1).

Read together, the program adds capacity on the roads around Orange Blossom Ranch rather than on its own frontage. No Oil Well Road segment appears on any deficiency list in the 2025 AUIR; the pinch point is Immokalee Road west of Oil Well Road, which the drive-times section covers segment by segment. For a buyer, the practical test is a weekday rush-hour drive from the gate to your workplace before you write an offer, because every figure on this page is free-flow.

The Northeast Utility Campus Next Door

Collier County’s planned Northeast utility campus will be built “east of the county fairgrounds, north of Palmetto Ridge High School and The Ranch at Orange Blossom development,” according to Gulfshore Business (June 27, 2025). The plan pairs a 10 million gallon per day water treatment plant with a 4 to 6 MGD water reclamation facility. The same report says a construction contract is expected to be awarded in 2028 and puts the full project at about $438 million, and the 2025 AUIR shows both plants online in FY2031.

The fairgrounds piece moves too. The Collier County Fair currently leases county land next to the regional park; the county intends to use that land as a well field for the Northeast plants, and the fair is negotiating to buy about 100 acres of county land at Oil Well Road and Camp Keais Road, well east of the community (Gulfshore Business, May 31, 2025; BCC agenda, May 27, 2025). Whether any plant or well will be visible from an Orange Blossom Ranch lot is not published; the county’s site development plan for the campus is the document that will show it, and it is worth asking for if you are buying on the north edge of the Ranch side.

The wider Northeast Service Area program is also moving. On December 9, 2025 the board ranked Stantec Consulting Services first for construction engineering and inspection on the Northeast Service Area utility expansion (BCC agenda, Dec 9, 2025), and on July 23, 2026 the Hearing Examiner heard a conditional use, CU-PL20260005296, for a master sanitary booster station on the south side of Oil Well Road near Camp Keais Road (Hearing Examiner minutes, July 23, 2026). That booster site is well east of Orange Blossom Ranch, a corridor item rather than a neighbor.

Big Corkscrew Island Regional Park Phase 2

The county built Big Corkscrew Drive, the park’s Phase 2A access road, from Oil Well Road “just east of Palmetto Ridge High School” north “through Orange Blossom Ranch” to the park (Naples Press, Nov 24, 2023). The signalized intersection on Oil Well Road at Big Corkscrew Drive went to Quality Enterprises USA under a $2,442,394 contract (Collier BCC, bid 24-8314, Big Corkscrew Drive signal).

Phase 2 facility development sits in the county’s parks capital program, and the regional park impact-fee fund budgets $3,927,600 of “Big Corkscrew Park” spending for FY26 (2025 AUIR). The 2023 description of Phase 2 included a fitness center or gymnasium, a lake with a kayak and canoe launch, four baseball fields, a dog park and walking paths (Naples Press). The Phase 2B construction award is not yet published, so no opening year can be given. For an Orange Blossom Ranch owner, the result is more recreation within a short drive and more park traffic on the Big Corkscrew Drive signal.

The park already counts as one of the community’s best neighbors. The county inventory carries it at about 150 acres (2025 AUIR), and its Phase 1 aquatic complex is open, with the county announcing scheduled temporary pool closures in October 2025 (Collier County news, Oct 9, 2025). The Clerk’s Inspector General has published a review of the Phase 1 project (Collier Clerk) for readers who want the build history.

New Villages East on Oil Well Road

East of Orange Blossom Ranch, the county’s Rural Lands Stewardship Area is filling in with new towns and villages. Straight-line distances from the amenity center to each approved area, from the Collier RLSA SRA layer:

Two are moving now. Lennar broke ground in Rivergrass on a 545-acre site planned for “more than 1,000 residences off Oil Well Road” (WGCU, Feb 4, 2026). On December 9, 2025 the board approved Horse Trials Village on the north side of Oil Well Road west of SR 29, for up to 3,205 homes including 305 affordable units (BCC agenda, Dec 9, 2025, item 9.B; Naples Daily News, Dec 10, 2025). Until Oil Well Road Segment 3 and Everglades Boulevard are widened, westbound trips from these villages to Immokalee Road pass the Orange Blossom Ranch frontage. For a reseller, the same villages are also the new-construction competition that Orange Blossom Ranch no longer has inside its own gates.

The county’s own planning documents treat this as one growth area. The 2025 AUIR names Rivergrass, the Town of Big Cypress, the Town of Hogan Island, Bellmar, Immokalee Road Rural Village, Brightshore Village and Randall Curve as future Northeast Service Area projects (2025 AUIR), which is why the utility campus north of the community is being built at the scale described above.

Closer In: The Randall at Orangetree and Winchester Center

The nearest new commercial and rental cluster outside the PUD is at the Randall Curve on Immokalee Road. The Randall Curve MPUD (Ordinance 21-42) lies 1.91 miles straight-line from the amenity center on the county PUD layer. Naples Press (Jan 10, 2025) reported the 400-unit Vintage Naples Apartments in four four-story buildings, a 19,682 sq ft Aldi, an AutoZone, a Chase branch and a Brickyard Car Wash there, with Winchester Center next door. Inside the PUD, The Shoppes at Orange Blossom and the Emblem apartments are covered in the neighborhood inventory above.

Public safety and primary care are filling in along the same stretch of Immokalee Road. North Collier Fire Rescue’s Station 10 serves the Orange Tree area (North Collier Fire), and county EMS Medic 10 at 14756 Immokalee Road is 3.1 to 3.5 road miles, 6 to 8 minutes free-flow, from the community (Collier EMS stations; OSRM). The fire district contracted in March 2026 for a new Station 49 on Cocohatchee Road, Golden Gate Estates (Naples Press, Mar 5, 2026). Healthcare Network’s Van Domelen Community Health Center opened in May 2026 at 13753 Immokalee Road in Orangetree (WINK News, May 6, 2026; Healthcare Network).

Orange Blossom Ranch Rules: Leasing, Pets, Guests, Gates and Architectural Review

Orange Blossom Ranch rentals and HOA rules start with the 2006 master declaration for The Ranch at Orange Blossom, recorded at O.R. Book 4000, Page 2283, and the neighborhood declarations beneath it. Neighborhood documents can be stricter than the master, and Fairmont’s are. Where no recorded or association-posted rule exists, the Declaration and Rules govern.

Every rule below is quoted or summarized from the association-posted copy of the recorded declaration (177 pages, a 2013 printing that includes the Fairmont declaration at O.R. Book 4108, Page 710) or from rule sheets the association posts on its own document page. Any later recorded amendment would be on file with the Collier Clerk. The Groves master’s recorded declaration was not located, so Groves-side owners should read their own neighborhood documents, and the estoppel package, before relying on anything here.

Leasing and Rentals

Master declaration, Article XIV, Section 24. Homes “may be rented only in their entirety.” Leases run “not less than thirty (30) days and no Unit may be rented more than four (4) times in any one calendar year.” An owner who leases hands the tenant the right to use the common areas and gives up their own use during the lease, and must give the tenant the governing documents. Neighborhood documents may be more restrictive, and the section does not apply to developer leasing. Timesharing and interval ownership are banned (Article XIV, Section 9). Short-term rentals under 30 days are not allowed anywhere under the master declaration.

Fairmont declaration, Section 12. Fairmont, the 244-homesite Phase 1A neighborhood, is stricter:

• No lease, sale or gift takes effect without prior written board approval, and the owner gives at least 20 days’ written notice with the lease or contract.
• The board may disapprove only for listed good cause.
• “The minimum leasing period is thirty (30) days and no Unit may be leased more than two (2) times in any one (1) calendar year.”
• A home owned by an entity, a trust or several unrelated owners designates two “Primary Occupants.”

The Ranch master posts a lease application on its forms portal, and its clubhouse rental rules (June 24, 2021) ask “Is your property rented? If so, you are not able to rent the amenities.” For The Villas, The Estates, the Townhomes, Savannah Trace and the Groves HOA, the neighborhood declaration governs leasing; their rules are not published. The 264 Adela townhomes are a single-owner rental community and are not a model for what an individual owner may do.

Pets

Master declaration, Article XIV, Section 4. Dogs, cats and other usual household pets are allowed, “not to exceed a reasonable number determined by the Board of Directors.” “No pit bulls, ‘wolf hybrids’ or other dogs prone to or exhibiting aggressive behavior may be kept.” Outside the home, pets are leashed, or on a detached lot kept inside an invisible fence, and never left outside in an invisible fence while the owner is at work or away. No commercial breeding, and owners pick up waste on lots and common areas. Animals are not allowed inside the amenity center or the fenced pool area (pool rules, Sept 26, 2018).

Townhomes at Orange Blossom Ranch. The townhome association’s pet policy of Dec 20, 2022 sets:

• A maximum of 3 pets, domestic cats and dogs only.
• A ban on pit bulls, pit bull mixes and named bully breeds regardless of size.
• PooPrints DNA registration within 7 days of move-in or adoption, at $60 charged to the owner.
• A waste violation fine of $100 plus a $125 DNA lab fee per offense.

Guests and Gate Access

Orange Blossom Ranch is gated at both the Ranch and the Groves entries, with a callbox and resident vehicle bar codes and FOBs. Each master maintains its own entrance, gates and callbox, per the master’s Aug 16, 2023 contact sheet. Residents register bar codes and FOBs through the Ranch forms portal. Whether any gate is staffed is not published.

At the amenity center, guests are limited to 4 per resident unless management approves, and guests leave when the resident leaves (pool rules). Owners are responsible for their guests’ and tenants’ violations under the master declaration (Article XIV, Section 3; Article XX).

The amenity center’s posted pool, fitness, Kiddie Room and clubhouse rental sheets, summarized in the amenity section above, add the day-to-day limits a new owner or guest meets first; all four are linked under Downloadable Documents.

Vehicles, Boats, RVs and Golf Carts

Master declaration, Article XIV, Section 2. Parking is allowed only in garages, driveways or designated lots. These must be kept in an enclosed garage:

• Golf carts, recreational vehicles and ATVs
• Watercraft, aircraft, trailers, house trailers and campers
• Vehicles with commercial markings, and pickups with racks or tools in the bed
• Inoperable vehicles and tractors

Motorcycles are garaged where the neighborhood has garages and must be muffled. Service vehicles are allowed in daylight, and violators may be towed and fined. The master’s contact sheet lists an overflow parking lot used by permit (contact sheet); no boat or RV storage lot is described in any association document. Fairmont’s Section 9.7 repeats the garage-only list and adds: “Parking in the roadway is prohibited.”

Architectural Review, Shutters, Solar and Fences

Master declaration, Article XIII. Every exterior improvement needs approval: site work, pools, driveways, fences, exterior changes and planting or removing trees and shrubs. The Architectural Review Committee has 3 to 5 members. Where a neighborhood association exists, its approval comes first, and the master’s clock starts only when that approval is shown. If the committee does not act “within 20 days after acceptance of a complete submission,” the plans are deemed approved; an owner may appeal a denial to the board within 20 days.

Article XIV adds the use rules buyers ask about most:

• Fences: ARC approval required; never between the front of the house and the street; rear fences need a gate; none in a plat “lake maintenance easement” (Section 21).
• Pools: no above-ground pools; in-ground pools and spas only on detached lots with approval (Section 11).
• Hurricane shutters: built to board specifications, with code-compliant laminated glass or film allowed instead (Section 28).
• Solar: allowed under ARC standards consistent with Florida Statutes s. 163.04 (Section 19).
• Antennas: federally protected dishes of 1 meter or less (Section 7).
• Flags: portable U.S. and Florida flags, and service flags on listed holidays (Section 18).
• Signs: none, real estate signs included, without ARC consent (Section 1).
• Sheds and tents: not allowed (Section 12).

Irrigation, Lakes and Internet

Under Article XIX, the Ranch master “shall be responsible for providing irrigation water.” That water is not potable; it may be reuse water, surface water, well water or lake water. The master sets the watering schedule, and irrigation charges are expected in the base assessment. Owners may not irrigate from lakes, ponds, canals or private wells.

The lakes are “aesthetic amenities only”: no swimming, playing or flotation devices, and shore fishing only as the board permits (Article XIV, Section 20). Article XVI, Section 1 lets the master sign a bulk cable, internet or monitoring agreement billed to every covered home as a user assessment. No such contract was found in force, so ask for the current master budget before you assume internet is included.

Who maintains the lakes differs by side of the road. On the Ranch side, the master declaration makes the master association responsible for the surface water management system under SFWMD permit 11-02432-P (declaration), and the Orange Blossom Ranch CDD budgets nothing for lake maintenance because it works under a lake agreement with the master (Ranch CDD minutes, Apr 2, 2026). On the Groves side, the district manager said in May 2026 that “the CDD handles the stormwater system” (Groves CDD minutes, May 8, 2026), while the Groves master’s restated articles name the association as operator unless the system is conveyed to another entity (Sunbiz filing, Jan 27, 2022). No conveyance record for the Groves system was found, so a Groves buyer should ask both bodies who pays for lake-bank repairs.

Orange Blossom Ranch vs Valencia Golf and Country Club

Orange Blossom Ranch and Valencia Golf and Country Club face each other across Oil Well Road in ZIP 34120. They share the same Oil Well Road school corridor and the same Immokalee Road commute. The choice is a community with no golf course, built around a resort-style amenity center, versus one built around a public 18-hole golf course.

Valencia’s course at 1725 Double Eagle Trail is 1.08 miles straight-line and 3.2 road miles, about 11 minutes free-flow, from the Orange Blossom Ranch amenity center (Collier address points; OSRM). Both communities trace back to the Orangetree planning area; the county’s PUD index records that Orange Blossom Ranch “Was part of Orangetree” (LDC Appendix F).

Orange Blossom Ranch vs Valencia: Decision Table

Valencia’s course has operated since 1997, and its current layout was “designed in collaboration with” architect Drew Rogers in a 2018 renovation (Valencia, 2018 Course Renovation). From the Green tees the club’s scorecard rates it 74.1 with a slope of 128 (scorecard).

The table is deliberately thin on Valencia’s money lines. Every Orange Blossom Ranch cost here comes from the two CDD budgets, the recorded declaration and the county tax bills; Valencia’s assessments belong on its own page, built from its own records. The fair comparison for a buyer weighing both is the all-in annual carry on a specific address: the CDD line on the prior-year tax bill, the association assessments on the estoppel certificate, and, on the Valencia side, whatever its own association and district documents list.

How They Compare

Choose Orange Blossom Ranch if you want a resort-style amenity center with pools, fitness and courts, a Publix inside the PUD, newer Lennar construction and a product range from townhomes to 62-ft single-family lots, and you do not want golf. With no club, there is no initiation fee or food minimum (declaration). On roughly 381 Pulte-platted homes there is no CDD line at all.

Choose Valencia if you want a golf course out the back door at public-course prices and would rather play 18 holes than swim laps.

Either way, the commute is the same: Oil Well Road to Immokalee Road, and about 25 road miles to Fifth Avenue South, free-flow (OSRM). Every Orange Blossom Ranch address tested is zoned for Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High for 2026-27; Valencia buyers should confirm their own address with the district before relying on the same answer.

Selling one to buy the other? The two communities draw from the same buyer pool on Oil Well Road, so your listing’s marketing should say plainly what yours offers that the other does not: for Orange Blossom Ranch, the amenity center, the Publix inside the PUD and, on Fairmont and Phase 1B, no CDD line.

Also Worth Comparing: TwinEagles

If the real question is private club living versus a non-club amenity center, compare TwinEagles. It is a private 36-hole club with the Talon and Eagle courses at 11725 TwinEagles Blvd (The TwinEagles Club), 3.99 miles straight-line and 7.5 road miles, about 18 minutes free-flow, west of the Orange Blossom Ranch amenity center (OSRM). Orange Blossom Ranch buyers pay for amenities only through association assessments; a private club adds its own membership structure, which TwinEagles publishes on its own terms.

Pros and Cons of Living in Orange Blossom Ranch

Orange Blossom Ranch offers newer, fee-simple homes, a Publix inside the PUD, A-rated nearby elementary and middle schools, and Zone X flood mapping at every address tested. The trade-offs are CDD debt on most homes, unpublished HOA dues, a congested Immokalee Road commute and heavy construction nearby. Each item below is sourced.

Pros

• Publix inside the PUD. Store 2018 at 1715 Oil Well Road opened November 20, 2025, 48,387 sq ft (Publix newsroom).
• A-rated schools minutes away. Corkscrew Elementary and Corkscrew Middle earned A grades in 2026 (FLDOE 2026 grades), and both sit about 1.4 to 2.0 road miles from the community (OSRM).
• Zone X at every address tested. All 1,969 residential address points tested sit in FEMA Zone X (FEMA NFHL), with the lake-edge caveat covered in the flood section.
• Inland evacuation zones. Evacuation Zone F on the Ranch and Fairmont side and Zone E on Phase 1B and the Groves (Collier GIS); on Florida’s A to F scale, Zone F is called last (Know Your Zone).
• Fee simple throughout. Every for-sale home is fee simple; there are no condominiums, so no condominium structural reserve study or milestone inspection rules apply (DBPR condominium extract; s. 718.112).
• A flood insurance discount countywide. Unincorporated Collier is a Community Rating System Class 5, worth a 25% discount on NFIP policies (Collier Floodplain Management).
• Modern wind design. Most homes were built after 2017 (FDOR 2026 roll) in a 156 mph ultimate design wind speed area, Risk Category II (Collier FBC wind layer).
• No club dues. No membership, initiation fee or food minimum exists (declaration).
• No CDD on Fairmont and Phase 1B. About 381 homes sit outside both districts (Collier CDD layer).
• A real amenity center. The association lists two resort-style pools and spas, a fitness center, a clubhouse, and tennis, pickleball and basketball courts (association site).
• A regional park next door. Big Corkscrew Island Regional Park, 810 39th Ave NE, sits just north, about 0.44 mile straight-line from the amenity center to its nearest boundary (Collier Parks layer).
• Resident-run Ranch CDD. The Orange Blossom Ranch CDD board is resident-held, with 1,638 registered voters in the district as of April 15, 2026 (Ranch CDD board packet, Aug 6, 2026).

Cons

• CDD debt on 1,547 homes. The Ranch CDD bonds run to May 1, 2049 and the Groves CDD bonds to June 15, 2053 (Ranch CDD budget; Groves CDD budget).
• HOA dues not published. Current master and neighborhood assessments are not public (association site); you learn them from the estoppel certificate.
• Immokalee Road congestion. The 2025 AUIR lists Immokalee Road from Wilson Boulevard to Oil Well Road as an existing deficiency at 118.2% of its standard (2025 AUIR).
• Distance. It is about 25 road miles to Fifth Avenue South and about 32 to RSW, free-flow (OSRM).
• Rental properties inside the PUD. Adela’s 264 townhomes are a single-owner rental community (operator site), and Emblem Orange Blossom, approved for up to 400 rental apartments, has its leasing office at 1905 Champs Drive (Emblem; Collier affordable housing inventory).
• Construction nearby. The Northeast utility campus, park Phase 2 and the villages east will keep construction around the community for years (Gulfshore Business; WGCU).
• Lake-bank erosion. The Ranch CDD’s engineer found about 1,500 linear feet of lake bank out of compliance on Lakes 4, 5, 7, 19 and 23 in a 2025 inspection (Ranch CDD minutes, Apr 2, 2026).
• Developer-affiliated Groves CDD board. The FY2025 audit says all Groves CDD board members are affiliated with Lennar Homes, LLC, the development manager (Groves CDD FY2025 audit); Seats 1 and 4 go on the November 3, 2026 general election ballot and Seat 2 to a landowner election on November 13, 2026 (Collier Supervisor of Elections, 2026 election notice; Groves CDD minutes, May 8, 2026).
• An older declaration on title. The 2006 master declaration says the community is subject to the Orangetree declaration at O.R. Book 1310, Page 1536, whose association may assess owners; whether any Orangetree assessment applies today is not published, so the estoppel and title commitment decide (declaration, Article XXI).
• No public EV charging nearby. Federal data showed no charging station within 8 miles on October 11, 2026 (U.S. DOE Alternative Fuels Data Center).
• No golf, no beach. Orange Blossom Ranch has no golf course; the nearest is across Oil Well Road. The nearest Gulf beach is about 17 to 19 road miles away, free-flow (OSRM).

Weighing those trade-offs against what your home is worth today? If you are selling, start with a free Orange Blossom Ranch home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and read how we guide buyers through CDD lines, estoppels and gate access.

Neighborhoods Inside Orange Blossom Ranch With Their Own Pages Coming

Five neighborhoods inside Orange Blossom Ranch differ enough to need their own dedicated pages. Each has a different association, CDD line or product: Fairmont, Orange Blossom Ranch Phase 1B, The Ranch at Orange Blossom, The Townhomes at Orange Blossom Ranch and The Groves at Orange Blossom Ranch. Each page will carry its own market snapshot and association details.

Sources: Fairmont declaration and plats (declaration), CDD rolls (Ranch, Groves), the master’s 2023 contact sheet and Collier address points. The MLS column is a working reading: agents generally use the Groves name south of Oil Well Road and ORANGE BLOSSOM RANCH on the north side, but the record does not tie each sale to a plat. The Villas and The Estates are covered within The Ranch at Orange Blossom. Adela, Emblem and The Shoppes at Orange Blossom are rental or commercial properties with no homes for individual sale.

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

If you’re searching for the best Orange Blossom Ranch listing agent, or thinking, ‘I need to sell my house in Orange Blossom Ranch’, start here. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and have over $900 million in sales, with Jesse in the business since 2004. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Top 1% Real Estate Agents Nationally Since 2008
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• #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

We tracked 96 closed sales in Orange Blossom Ranch in the 12 months to October 13, 2026, at a $500,000 median. Prices ran from $329,900 to $780,000, and sold volume was $47,726,150 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). By MLS name, 81 sales closed under ORANGE BLOSSOM RANCH at a $490,000 median, and 15 closed under THE GROVES AT ORANGE BLOSSOM RANCH at a $565,000 median. Those are MLS groupings, not plat boundaries. The median days on market was 50, and the median sale-to-list was 97.3%.

The busiest price band was $500,000 to $599,999, with 36 of the 96 sales; 26 closed under $400,000, 19 between $400,000 and $499,999, 14 between $600,000 and $699,999, and one at $700,000 and up ($780,000). By timing, 54 of the 96 closings landed between January and June 2026 (same MLS window). Those are the comparables your buyer’s appraiser will pull, so your list price has to make sense against them on the day you list. As of October 13, 2026, 42 homes were active in Orange Blossom Ranch and 9 more were pending, so your listing would sit beside them.

McGreevy and Comisar is a top-reviewed Orange Blossom Ranch realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “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.” Verified Google review

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

What Is Your Orange Blossom Ranch Home Worth? Get a Free Valuation in 60 Seconds.

Your price depends on your plat, your CDD line, your lot and your product. A Fairmont single-family home with no CDD line is a different sale from a Groves Executive home carrying $1,831.67 a year. Start with a free Orange Blossom Ranch home valuation, then call Jesse direct at (239) 898-6072 to walk through the closed sales that match your street, lot width and product.

239. 898-6072, text or call. Confidential conversations welcome.

You can also read how we sell homes in Naples, from pricing through closing.

How Do I Price My Orange Blossom Ranch Home Against Lennar’s Last New Homes?

Price against closed resales, not builder price sheets. Lennar’s Naples index no longer lists Orange Blossom Ranch (Lennar), so today’s market is resale only. Lennar’s dated base prices are history: $277,999 to $494,499 in January 2022 (archived Lennar page), $307,999 to $566,999 in September 2023 (archive) and $349,999 to $577,499 for the Groves in December 2024 (archive). The comps are the 96 closed MLS sales, $329,900 to $780,000 at a $500,000 median (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026), matched to your product and lot.

Will the CDD Hurt My Sale Price?

A CDD line is a cost buyers compare, so disclose it clearly and early. For FY2027, the Orange Blossom Ranch CDD bills $792.13 a year, or $929.05 on 62-ft lots (Ranch CDD budget). The Orange Blossom Groves CDD bills $859.00, $1,345.33 or $1,831.67 (Groves CDD budget). Fairmont and Phase 1B homes pay none. No unit in either district has prepaid its debt, so your buyer is comparing like with like across the district. Florida’s CDD disclosure statute, s. 190.048, sets the disclosure language for the initial sale. On a resale, your prior-year tax bill shows the line, and it should be disclosed as a material fact. Some buyers ask about paying the bond off. As an illustrative pro-rata share of outstanding principal, not a payoff quote, a standard Ranch lot works out to about $8,670 and a Groves 52-ft lot to about $21,376 (the unit’s debt levy divided by the district’s gross debt levy, times principal outstanding after the 2026 payments). Only the district manager’s written prepayment estimate is a real number.

What Will the Association Charge at Closing?

Plan for three items. First, the master declaration requires the purchaser to pay a non-refundable working-capital contribution on every conveyance. It is set annually, and increases are capped at 10% a year (Article on Assessments, Section 10, O.R. Book 4000, Page 2308, declaration). The amount is not published; the estoppel certificate states it. Second, each association issues an estoppel certificate under s. 720.30851 within 10 business days of a request, the statute caps its fee, and the contract decides who pays. Where a neighborhood association sits under a master, as Fairmont and the Townhomes do, expect two certificates. Third, in Fairmont, the board must approve the sale in writing, with at least 20 days’ notice. Order the estoppels as soon as you go under contract so the figures are on the closing statement well before the date.

Who Pays the Owner’s Title Policy in Collier County?

In Collier County the buyer customarily pays for the owner’s title insurance policy, so it is not one of your seller costs. The purchase contract controls, and a buyer can negotiate otherwise, but you should not see the owner’s policy on your side of the settlement statement by default. Your costs are typically the commission, documentary stamp tax on the deed, prorated property taxes and CDD assessments, and association estoppel charges, all as the contract allocates them. Florida documentary stamp tax on the deed, $0.70 per $100 of consideration, is customarily the seller’s. A title commitment ordered early also surfaces anything recorded against the lot, including the Orangetree declaration at O.R. Book 1310, Page 1536 that the 2006 master declaration says the community is subject to; whether any Orangetree assessment applies today is not published, so the commitment and estoppel answer it.

How Do Buyers and Agents Get Through the Gate for Showings?

Orange Blossom Ranch’s Ranch and Groves entries are gated with a callbox, and residents use vehicle bar codes and FOBs (master contact sheet; forms portal). Whether any gate is staffed is not published, so do not count on a gate attendant to wave visitors in. Your listing agent should coordinate access for each showing, inspection and appraisal through the callbox, so every buyer’s agent arrives with clear instructions. That keeps a missed showing from becoming a missed offer. After closing, your buyer files the master’s New Owner Application and registers vehicle bar codes and FOBs through the same portal, so plan to hand over any gate FOBs with the keys.

Do the Adela Rentals Compete With My Townhome?

Not for buyers. Adela at Orange Blossom’s 264 townhomes, inside the Groves CDD south of Oil Well Road, are owned by one company and leased, not sold, so none appear among the 96 closed MLS sales (Adela; Groves CDD budget). The Ranch townhomes are a separate, fee-simple product on the north side, with their own association and the Ranch CDD’s $792.13 line (Ranch CDD budget). Adela can compete for tenants if you lease instead of selling, but its rent levels are not published. The county record shows the difference in who lives there: on the 2026 Florida DOR roll, 0% of Adela’s residential parcels carry a homestead exemption, against 37% to 38% on the Ranch townhome plats (FDOR 2026 roll). Adela’s owner took title through four multi-home deeds during 2025, at about $346,000 to $350,000 per townhome by the recorded consideration, a bulk price and not a resale comparable.

Downloadable Documents

These are the official, authority-hosted documents behind the Orange Blossom Ranch facts on this page: the recorded declaration, the CDD ordinances, budgets and audits, the county’s PUD monitoring list, FEMA letters and the association’s posted rule sheets. Download them before you write an offer or list a home.

Frequently Asked Questions About Orange Blossom Ranch

Orange Blossom Ranch is a gated, all-ages, master-planned community of about 1,928 fee-simple homes on both sides of Oil Well Road in Naples, FL 34120. The answers below cover location, builders, governance, CDDs, amenities, rules, schools, flood and drive times, each tied to the recorded or published source it comes from.

What is Orange Blossom Ranch in Naples?

Orange Blossom Ranch is a 616-acre master-planned community zoned under Collier County Ordinance 04-74, on both sides of Oil Well Road (County Road 858) in unincorporated Collier County, ZIP 34120 (Collier County PUD Master List, updated June 11, 2026; Collier Hearing Examiner agenda, Dec 11, 2025). It holds about 1,928 fee-simple homes, a count built from the two CDD rolls and county records, and is approved for up to 2,350 dwelling units (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Collier County PUD Master List, updated June 11, 2026). Two master associations, neighborhood associations and two community development districts govern it, and a Publix sits inside the PUD (Ranch master, Sunbiz N05000006786; Groves master, Sunbiz N05000006912; Publix newsroom, Nov 20, 2025).

Is Orange Blossom Ranch in the City of Naples?

No. Orange Blossom Ranch is in unincorporated Collier County with a Naples mailing address, so there is no city millage on the tax bill. The 2025 bill for a Ranch Phase 2A lot shows 12.2558 total mills, all county, school, fire and special-district levies, including North Collier Fire at 3.7500 mills (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot). The county created both CDDs by county ordinance, not by a city (Collier Ordinance 2016-33; Collier Ordinance 2016-34).

Is Orange Blossom Ranch part of Orangetree?

Orange Blossom Ranch was carved out of Orangetree. The county’s PUD ordinance index lists it as “Was part of Orangetree” (Collier LDC Appendix F, List of PUD Ordinances), and Article XXI of the 2006 master declaration says the community is subject to the Orangetree declaration recorded at O.R. Book 1310, Page 1536 (Declaration of Covenants, O.R. Book 4000, Page 2283). It has its own PUD, master associations and CDDs. Whether any Orangetree assessment applies today is not published; the estoppel certificate and title commitment show it.

Is Orange Blossom Ranch in Golden Gate Estates?

No. Orange Blossom Ranch sits beside Golden Gate Estates, not inside it. Its east boundary is the North Golden Gate Canal, next to the North Golden Gate Estates units, as described in the Orange Blossom Ranch CDD’s creating ordinance (Collier Ordinance 2016-33). The community is its own planned unit development, the Orange Blossom Ranch MPUD, with its own recorded declaration and associations (Collier County PUD Master List, updated June 11, 2026; Declaration of Covenants, O.R. Book 4000, Page 2283).

Who built Orange Blossom Ranch, Pulte or Lennar?

Both. Pulte Home Corporation recorded the master declaration on March 17, 2006 and built the first homes from 2006 to 2008 (Declaration of Covenants, O.R. Book 4000, Page 2283; Florida DOR 2026 assessment roll). Lennar was selling its Manor and Estate Collections from 1969 Sagebrush Circle by November 2015 (Lennar, Orange Blossom Ranch page, archived Nov 2, 2015), Pulte and Lennar co-hosted a grand opening on March 24, 2018 (Naples Daily News, Pulte and Lennar grand opening), and Lennar built the Ranch and Groves phases through 2025 (Lennar, Orange Blossom Ranch page, archived Dec 11, 2019; Lennar, Orange Blossom Ranch page, archived Jan 23, 2022; Lennar, Orange Blossom Ranch page, archived Sept 29, 2023; Lennar, Orange Blossom Groves page, archived Dec 11, 2024).

When was Orange Blossom Ranch built?

Orange Blossom Ranch was built in two waves. Pulte-era homes went up from 2006 to 2008, then building stalled: the county roll held 426 to 430 parcels in the PUD from 2008 through 2017 (Collier GIS DOR_Parcels, roll years 2005 to 2026). Building resumed in Phase 1A from 2013, the Ranch plats were built from 2018 to 2024 and the Groves from 2023 to 2025, according to year-built data on the 2026 Florida DOR roll (Florida DOR 2026 assessment roll).

Is anyone still building new homes in Orange Blossom Ranch?

No new for-sale homes are being built in Orange Blossom Ranch. Every for-sale lot carries a year built on the 2026 roll, the parcel count has held at 2,010 to 2,020 since the 2023 roll (Collier GIS DOR_Parcels, roll years 2005 to 2026; Florida DOR 2026 assessment roll), and Lennar’s Naples index no longer lists the community (Lennar, Naples new homes index). Construction continues only on the Emblem apartments, with certificates of occupancy issued June to September 2026 (Collier GIS Growth Model certificate-of-occupancy layer), and on retail outparcels with 2027 openings expected (Naples Press, June 12, 2026).

How many homes are in Orange Blossom Ranch?

Orange Blossom Ranch has about 1,928 fee-simple homes: 1,547 on the two CDD rolls (1,010 Ranch, 537 Groves) plus about 381 Pulte-platted homes in Phase 1A (244 homesites) and Phase 1B (about 137) (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Declaration of Covenants, O.R. Book 4000, Page 2283; Collier GIS Site Address Points layer 3). Emblem adds rental apartments approved for up to 400 units, 384 per reported site plans (Collier affordable housing inventory, Jan 14, 2026; Gulfshore Business, retail and apartments). The PUD cap is 2,350 units, and the county’s June 11, 2026 monitoring list records 1,785 developed (Collier County PUD Master List, updated June 11, 2026).

What is the difference between The Ranch at Orange Blossom and The Groves at Orange Blossom?

The Ranch at Orange Blossom is north of Oil Well Road and The Groves at Orange Blossom is south. Each has its own master association (Sunbiz N05000006786 and N05000006912) (Ranch master, Sunbiz N05000006786; Groves master, Sunbiz N05000006912) and its own CDD: the Orange Blossom Ranch CDD covers 219.79 acres north and the Orange Blossom Groves CDD 89.98 acres south (Collier Ordinance 2016-33; Collier Ordinance 2016-34). The MLS also files sales under two names, but those are MLS groupings, not plat boundaries. Phase 1B is south of the road yet outside both CDDs.

What is The Estates at Orange Blossom Ranch?

The Estates at Orange Blossom Ranch is a registered neighborhood association, Sunbiz N17000010800 (Sunbiz name search ESTATES AT ORANGE BLOSSOM), listed under The Ranch at Orange Blossom master on the master’s August 16, 2023 contact sheet, managed then by FirstService (Ranch master Who Should I Contact? sheet, Aug 16, 2023). Which lots it governs is not published in any recorded document we read. For a specific home, the recorded declaration and the estoppel certificate name the associations that govern it.

What is Fairmont at Orange Blossom Ranch?

Fairmont is Phase 1A of Orange Blossom Ranch: 244 homesites on the north side, governed by the Fairmont declaration recorded at O.R. Book 4108, Page 710 (Lots 1 to 244) and the Fairmont Residents’ Association, Sunbiz N06000009592 (Declaration of Covenants, O.R. Book 4000, Page 2283; Fairmont Residents’ Association, Inc., N06000009592). Homes date from 2006 to 2007 and 2013 to 2017 on the 2026 roll (Florida DOR 2026 assessment roll). Fairmont pays no CDD assessment; its 2025 tax bill shows a garbage line only (Collier Tax Collector, 2025 bill, Phase 1A lot).

What are the HOA fees in Orange Blossom Ranch?

Current Orange Blossom Ranch master and neighborhood assessments are not published. Lennar’s September 2023 page listed “Approximate HOA fees” of $182.86 for Executive homes, $160.86 for Villas and $276.25 for Townhomes (Lennar, Orange Blossom Ranch page, archived Sept 29, 2023); Lennar did not state the period, and these were builder estimates in 2023. The association’s adopted budget and the estoppel certificate under s. 720.30851 state today’s amounts (Florida Statutes s. 720.30851).

What do Orange Blossom Ranch HOA fees cover?

Under the recorded 2006 declaration, The Ranch at Orange Blossom master is responsible for the surface water system under SFWMD permit 11-02432-P, roads, gates, common landscaping and non-potable irrigation water, expected in the base assessment (Declaration of Covenants, O.R. Book 4000, Page 2283). The master owns the amenity center, funded by assessments rather than the CDDs (Collier GIS Parcels layer 42; Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). The declaration allows a bulk cable or internet agreement, but none was found in force.

Does Orange Blossom Ranch have a CDD?

It depends on the plat. About 381 Pulte-platted homes in Phase 1A (folio prefix 64650) and Phase 1B (also 64650) pay no CDD (Collier GIS Community Development Districts layer; Collier Tax Collector, 2025 bill, Phase 1A lot; Collier Tax Collector, 2025 bill, Phase 1B lot). The 1,010 units on the Ranch plats (prefix 69039) pay the Orange Blossom Ranch CDD, and the 537 units on the Groves plats (prefix 47830) pay the Orange Blossom Groves CDD (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). Vermont Lane runs through both Phase 1B and Groves Phase 2, so check the folio or tax bill.

How much is the CDD fee in Orange Blossom Ranch?

FY2027 adopted Orange Blossom Ranch CDD totals are $792.13 per unit for townhomes, villas and 52-ft lots and $929.05 for 62-ft lots (Orange Blossom Ranch CDD FY2027 adopted budget). Orange Blossom Groves CDD totals are $859.00 for townhomes, $1,345.33 for 35-ft homes and $1,831.67 for 52-ft homes (Orange Blossom Groves CDD FY2027 adopted budget). Phase 1A and Phase 1B pay $0 (Collier GIS Community Development Districts layer). Amounts are gross on the November 2026 tax bill, before the 4% early-payment discount.

Does The Groves at Orange Blossom Ranch have a CDD?

Yes. The 537 units on the Groves plats (264 townhomes, 126 35-ft homes and 147 52-ft homes) pay the Orange Blossom Groves CDD, $859.00 to $1,831.67 in FY2027 (Orange Blossom Groves CDD FY2027 adopted budget); a 2025 Groves Phase 2 bill shows $1,345.53 (Collier Tax Collector, 2025 bill, Groves Ph 2 lot). Phase 1B homes, also south of Oil Well Road, pay none (Collier Tax Collector, 2025 bill, Phase 1B lot). A 47830 folio prefix means Groves; 64650 means Phase 1A or 1B.

When do the Orange Blossom Ranch CDD bonds end?

The Orange Blossom Ranch CDD’s Series 2019 bonds reach final maturity on May 1, 2049, and the Orange Blossom Groves CDD’s Series 2023 bonds on June 15, 2053 (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget; Orange Blossom Ranch CDD audit FY2025; Orange Blossom Groves CDD audit FY2025). When the debt is retired, the debt line drops off the tax bill, but the operations and maintenance (O&M) assessment continues for as long as each district operates.

Can CDD fees go up?

The O&M portion of an Orange Blossom Ranch CDD assessment is set each year in the district’s adopted budget and can change; the debt portion follows a fixed bond amortization schedule. The Ranch CDD totals of $792.13 and $929.05 have been unchanged since at least FY2023 (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Ranch CDD FY2026 budget). The Groves CDD’s FY2027 O&M is $210.56 per unit (Orange Blossom Groves CDD FY2027 adopted budget). Each district adopts its budget at a public hearing before the November bill.

Who manages the Orange Blossom Ranch HOA?

Access Residential Management is the registered agent for both Orange Blossom Ranch master associations on Sunbiz, and the Groves master changed its manager to Access on December 9, 2025 (Ranch master, Sunbiz N05000006786; Groves master, Sunbiz N05000006912). The master’s August 2023 contact sheet listed Associa Gulf Coast for Fairmont, FirstService for The Estates, The Villas, Townhomes Phase 2 and Savannah Trace, Access Management for Townhomes Phase 1 and Pegasus Property Management for the Groves HOA (Ranch master Who Should I Contact? sheet, Aug 16, 2023).

Is there a club membership or initiation fee?

No. Orange Blossom Ranch has no club, no membership, no initiation fee and no food-and-beverage minimum (Declaration of Covenants, O.R. Book 4000, Page 2283; The Ranch at Orange Blossom association website on CondoSites). The amenity center belongs to The Ranch at Orange Blossom Master Association and is funded through association assessments (Collier GIS Parcels layer 42). Neither CDD budget carries an amenity line (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). What owners pay for the pools, fitness center and courts is part of the association assessment, which is not published; the estoppel certificate states it.

What is the property tax rate in Orange Blossom Ranch?

Orange Blossom Ranch homes carry 12.1196 total mills on the 2026 certified roll, plus a $269.77 solid-waste charge on built homes and any CDD line. In 2025 they paid 12.2558 mills and $261.91 (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot). Illustration, not a quote: $500,000 of taxable value times 12.1196 / 1,000 is $6,059.80; add $269.77 and a $792.13 Ranch CDD for $7,121.70, before HOA dues. A real 2025 Ranch Phase 2A bill totaled $6,798.59 on $457,548 assessed (Collier Tax Collector, 2025 bill, Ranch Phase 2A lot). Taxable value depends on the county’s assessment and any exemptions.

What amenities does Orange Blossom Ranch have?

The association lists “two resort-style pools and spas, kiddie splash pad, multiple playgrounds, fitness center with children’s play area, social clubhouse with catering kitchen and bar, tennis, pickleball, basketball, sand volleyball, bocce, BBQ areas” (The Ranch at Orange Blossom association website on CondoSites). The center at 1938 Hawthorn Road has three buildings totaling 7,061 heated sq ft, built 2017 per the 2026 roll (Collier GIS Parcels layer 42; Florida DOR 2026 assessment roll). A 2018 feature added a fishing pier, outdoor bar and cabanas (Florida Weekly, July 26, 2018).

Is there a gym, and what are its hours?

Yes. The Orange Blossom Ranch fitness center is open 4 a.m. to 11 p.m. under the association’s Fitness Center Rules approved September 25, 2018 (The Ranch Fitness Center Rules). No one under 16 may use it, the room is under camera surveillance, and paid trainers need board approval. The amenity center also has a Kiddie Room where children must be with an adult (The Ranch Kiddie Room Rules).

How many pools does Orange Blossom Ranch have?

The Orange Blossom Ranch association describes “two resort-style pools and spas” (The Ranch at Orange Blossom association website on CondoSites); a 2018 feature described two pools and “a spa” (Florida Weekly, July 26, 2018). The current spa count is not published. Pool rules approved September 26, 2018 set dawn-to-dusk hours, ban glass and animals, require an adult with children under 12, and cap guests at four per resident unless management approves (Additional Rules, Pool).

Are there pickleball and tennis courts?

Yes. The Orange Blossom Ranch association lists tennis and pickleball at the amenity center (The Ranch at Orange Blossom association website on CondoSites), and a 2018 feature described two tennis courts and two full-length basketball courts (Florida Weekly, July 26, 2018). The current pickleball court count and surfaces are not published. Big Corkscrew Island Regional Park, about 150 acres, adds county athletic fields, a community center and an aquatic center next door (Collier County 2025 AUIR/CIE, adopted Jan 27, 2026; Collier County news, Oct 9, 2025; Collier County 2024 AUIR/CIE).

Is there a golf course in Orange Blossom Ranch?

Orange Blossom Ranch has no golf course: no golf-use parcel appears in the PUD on the 2026 DOR roll, and none appears in the declaration or association list (Florida DOR 2026 assessment roll; Declaration of Covenants, O.R. Book 4000, Page 2283; The Ranch at Orange Blossom association website on CondoSites). Valencia Golf and Country Club’s public 18-hole course at 1725 Double Eagle Trail sits across Oil Well Road, 3.2 road miles and about 11 minutes away, free-flow (Valencia Golf and Country Club home; OSRM public routing server, driving profile), with a $30 posted rate read in October 2026, season not stated.

Is Orange Blossom Ranch gated?

Yes. Orange Blossom Ranch has gated entries with a callbox and vehicle bar-code or FOB access at both the Ranch and the Groves sides, per the master’s 2023 contact sheet and its forms portal for bar codes and FOBs (Ranch master Who Should I Contact? sheet, Aug 16, 2023; Ranch at Orange Blossom forms portal). Whether any gate is staffed is not published. Owners register vehicles through the association’s portal, and the Groves master maintains the Groves entrance, gates and callbox (Ranch master Who Should I Contact? sheet, Aug 16, 2023).

Can I rent the clubhouse for a party?

Owners can. The Orange Blossom Ranch Clubhouse Rentals Rules, approved June 24, 2021, set a $326 cleaning fee plus a $300 deposit and a five-hour maximum, and limit rentals to owners (The Ranch Clubhouse Rentals Rules and Regulations). The sheet adds: “Is your property rented? If so, you are not able to rent the amenities.” Book through the association, and ask management about the current calendar before you plan an event.

Can you fish in the lakes?

Only as the board permits. The Orange Blossom Ranch declaration treats the lakes as “aesthetic amenities only,” bans swimming and flotation devices, and allows shore fishing only as the board permits (Declaration of Covenants, O.R. Book 4000, Page 2283). A fishing pier at the amenity center appears in a 2018 feature and on the master’s 2023 contact sheet (Florida Weekly, July 26, 2018; Ranch master Who Should I Contact? sheet, Aug 16, 2023). The association describes 12 lakes on its side (The Ranch at Orange Blossom association website on CondoSites).

Can Groves residents use the Ranch amenity center?

Lennar’s December 2024 Groves page said Groves residents “will have access to the amenities at Orange Blossom Ranch” (Lennar, Orange Blossom Groves page, archived Dec 11, 2024). That is Lennar’s statement; the legal basis, a use or cost-sharing agreement or the Groves declaration, is not published, and the estoppel certificate and Groves declaration govern. The Groves master publishes no amenity program; Adela’s pool and playground serve Adela tenants (Adela at Orange Blossom).

Is Orange Blossom Ranch a 55-and-older community?

No. No age restriction appears in the recorded Orange Blossom Ranch master declaration (O.R. Book 4000, Page 2283), so it is an all-ages community (Declaration of Covenants, O.R. Book 4000, Page 2283). Every address tested is zoned for Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High for 2026-27 (CCPS Address_v3, 1921 Wellington St, 2026-27; CCPS Address_v3, 2056 Papaya Ln). For a specific home, the neighborhood declaration and the estoppel certificate show any added rules. Fair-housing law protects every buyer.

How close is the Publix?

Inside Orange Blossom Ranch. Publix store 2018 at The Shoppes at Orange Blossom, 1715 Oil Well Road, opened November 20, 2025 with 48,387 sq ft (Publix newsroom, Nov 20, 2025), open 7 a.m. to 10 p.m. with a pharmacy drive-thru (Publix, The Shoppes at Orange Blossom, store 2018). It is 0.7 to 1.1 road miles and 3 to 4 minutes from the four test addresses (OSRM, free-flow, Oct 11, 2026) (OSRM public routing server, driving profile).

Can I park a boat, RV or work truck in the driveway?

No. The Orange Blossom Ranch master declaration requires golf carts, RVs, ATVs, watercraft, trailers, campers, commercially marked vehicles and pickups with racks or tools in the bed to be kept in an enclosed garage (Declaration of Covenants, O.R. Book 4000, Page 2283). Motorcycles must be muffled. The master’s 2023 contact sheet describes an overflow lot by permit (Ranch master Who Should I Contact? sheet, Aug 16, 2023). Fairmont’s declaration also bars parking in the roadway (Declaration of Covenants, O.R. Book 4000, Page 2283).

What types of homes are in Orange Blossom Ranch?

Orange Blossom Ranch has single-family homes, attached villas and two-story townhomes, all fee simple; there are no condominiums (Florida DOR 2026 assessment roll; Florida DBPR condominium extract). Lennar’s plans ran from the 1,417 sq ft Magnolia villa to the 3,357 sq ft Independence (Lennar, Orange Blossom Ranch page, archived Sept 29, 2023; Lennar, Orange Blossom Groves page, archived Dec 11, 2024), with Manor plans up to “over 3,800 square feet” in 2019 (Lennar, Orange Blossom Ranch page, archived Dec 11, 2019). Of 528 townhomes, 264 are for sale on the Ranch side and 264 are Adela rentals (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget).

How much do homes cost in Orange Blossom Ranch?

We tracked 96 closed sales in Orange Blossom Ranch at a $500,000 median, ranging from $329,900 to $780,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The MLS filed 81 under ORANGE BLOSSOM RANCH at a $490,000 median and 15 under THE GROVES AT ORANGE BLOSSOM RANCH at $565,000. Those are MLS names, not plat boundaries. The median final list price of those sales was $519,750, and buyers closed at a median 97.3% of it. For help buying, call Marc at (239) 287-5873 or see how we represent buyers.

Can I rent out my home in Orange Blossom Ranch?

Yes, within the recorded rules. The master declaration, Article XIV, Section 24, requires leasing the whole home for at least 30 days, no more than four leases a calendar year (Declaration of Covenants, O.R. Book 4000, Page 2283). Fairmont’s declaration requires board approval of every lease, 20 days’ notice and no more than two leases a year (Declaration of Covenants, O.R. Book 4000, Page 2283). Other neighborhoods’ declarations govern theirs. Stays under 30 days are not allowed.

What is Adela at Orange Blossom, and can I buy one?

Adela at Orange Blossom is a single-owner rental community of 264 townhomes on Poppyseed Way, Papaya Lane, Dewberry Lane, Huckleberry Lane and Passionfruit Way, inside the Orange Blossom Groves CDD and owned by ACRE Orange Blossom Owner LLC (Orange Blossom Groves CDD FY2027 adopted budget; Florida DOR 2026 assessment roll). The homes are leased from 1910 Papaya Lane and are not sold individually; none appear in the 12-month MLS sales (Adela at Orange Blossom). Adela has its own pool and playground (Adela at Orange Blossom).

Are there apartments in Orange Blossom Ranch?

Yes. Emblem Orange Blossom sits inside the Orange Blossom Ranch PUD on the mixed-use tract, approved for up to 400 rental apartments, 40 income-restricted (Collier affordable housing inventory, Jan 14, 2026), with site plans reported at 384 units in 16 three-story buildings (Gulfshore Business, retail and apartments). Its leasing office is at 1905 Champs Drive (Emblem Orange Blossom), with county certificates of occupancy June to September 2026 (Collier GIS Growth Model certificate-of-occupancy layer). It is outside both CDDs; the parcel record shows no master-association ownership.

What is the pet policy?

The Orange Blossom Ranch master declaration allows a reasonable number of pets set by the board, bans pit bulls, “wolf hybrids” and aggressive dogs, and requires a leash or invisible fence (Declaration of Covenants, O.R. Book 4000, Page 2283); pets are barred from the amenity center and pool area (Additional Rules, Pool). The Townhomes HOA’s December 20, 2022 policy caps homes at three cats or dogs and requires $60 PooPrints DNA registration within 7 days, with a $100 waste fine plus a $125 lab fee (Townhomes HOA pet policy, Dec 20, 2022).

Which schools serve Orange Blossom Ranch?

Every Orange Blossom Ranch address tested on both sides of Oil Well Road is zoned for Corkscrew Elementary (A), Corkscrew Middle (A) and Palmetto Ridge High (B) for 2026-27, with 2026 grades from the Florida Department of Education (CCPS Address_v3, 1921 Wellington St, 2026-27; CCPS Address_v3, 1945 Fairmont Ln; CCPS Address_v3, 2113 Satsuma Ln; CCPS Address_v3, 2274 Avocado Ln; CCPS Address_v3, 2979 Citrus St; CCPS Address_v3, 2056 Papaya Ln; FLDOE 2026 school grades spreadsheet). Six addresses were queried October 11, 2026 with no rezone flags. Confirm a specific address with Collier County Public Schools.

Is Palmetto Ridge High School a good school?

Palmetto Ridge High, the zoned high school for Orange Blossom Ranch, earned a B in 2026 after A grades in 2024 and 2025 (FLDOE 2026 school grades spreadsheet; CCPS 2026 Accountability Brief). Its 2026 graduation rate component was 97 against the district’s 94 and science 78 against 70, while math achievement was 51 against 75 and math learning gains 38 against 67 (FLDOE 2026 school grades spreadsheet; CCPS 2026 Accountability Brief). Collier County Public Schools earned a district A for the ninth straight year (CCPS School and District Grades page).

What flood zone is Orange Blossom Ranch in?

All 1,969 residential address points in Orange Blossom Ranch fall in FEMA Zone X (minimal), on panels 12021C0240H and 0245H effective May 16, 2012 (FEMA NFHL MapServer layer 28; FEMA NFHL layer 3). AE pockets sit on lakes, preserves and some rear yards, and LOMR-F 19-04-6466A says portions of some Ranch Phase 2A lots on Parson Street remain in the flood hazard area (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A). A lender’s determination on the building footprint governs.

Do I need flood insurance in Orange Blossom Ranch?

For a Zone X home in Orange Blossom Ranch, federal rules leave flood coverage to the lender (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A). Citizens Property Insurance requires flood coverage on policies with dwelling values of $400,000 or more from January 1, 2026, and on all personal residential policies from January 1, 2027 (Citizens Property Insurance, flood requirements). Unincorporated Collier is a CRS Class 5 community, a 25% NFIP discount (Collier County Floodplain Management; FEMA Community Rating System).

How bad is traffic on Immokalee Road and Oil Well Road, and is Oil Well being widened?

Every Orange Blossom Ranch trip west uses Immokalee Road, where the 2025 AUIR rates Wilson Boulevard to Oil Well Road at 118.2% of its standard and Collier Boulevard to Wilson at 117.4%; no Oil Well Road segment is on a deficiency list (Collier County 2025 AUIR/CIE, adopted Jan 27, 2026). A second northbound right-turn lane at Oil Well Road was awarded June 23, 2026 for $807,029.10 (Gulfshore Business, Immokalee Road work). Oil Well Segment 3, east of Everglades Boulevard, goes from two to four lanes; design was ranked December 9, 2025 (Collier BCC, Dec 9, 2025).

How far is Orange Blossom Ranch from the beach, downtown Naples and RSW?

From four Orange Blossom Ranch addresses, Fifth Avenue South is 24.9 to 25.3 road miles (40 to 41 minutes), Southwest Florida International Airport 31.5 to 31.9 miles (44 to 45 minutes), Delnor-Wiggins Pass State Park 17.3 to 17.7 miles (31 to 33 minutes) and Vanderbilt Beach Park 18.4 to 18.8 miles (33 to 34 minutes). These are OSRM free-flow figures from October 11, 2026, so treat each as a floor (OSRM API documentation; OSRM public routing server, driving profile).

Is Orange Blossom Ranch the same as Orange Blossom Ranch in Zephyrhills or Orange Blossom Drive in Naples?

No. “Orange Blossom Ranch Phase 1, A Condo” is a 1982 condominium in Zephyrhills, Pasco County, on the state condominium register (Florida DBPR condominium extract); Naples’ Orange Blossom Ranch has no condominiums. Orange Blossom Drive is a North Naples road in ZIP 34109, home to the Collier Tax Collector office at 2335 (Collier County Tax Collector 2025-2026 annual report). Orange Blossom Ranch is on Oil Well Road in ZIP 34120.

Frequently Asked Questions: Seller Edition

Selling in Orange Blossom Ranch means pricing against 96 closed sales at a $500,000 median (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026) and disclosing CDD, association and flood facts that change by plat. These answers cover value, timing, closing costs, estoppels, CDD payoff and disclosure.

What is my Orange Blossom Ranch home worth?

Your Orange Blossom Ranch home’s value depends on its plat, product, lot and CDD line. For context, we tracked 96 closed sales at a $500,000 median, from $329,900 to $780,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). For a figure on your home, request a free home valuation or call Jesse direct at (239) 898-6072.

What is the median sale price in Orange Blossom Ranch?

The median sale price in Orange Blossom Ranch was $500,000 across 96 closed sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The mean was $497,147 and total volume $47,726,150. With 96 sales, the middle pair both closed at $500,000. The MLS filed 81 under ORANGE BLOSSOM RANCH at a $490,000 median and 15 under THE GROVES AT ORANGE BLOSSOM RANCH at $565,000. The median sold price per square foot of living area was $233 (n=96).

Do Groves homes sell for more than Ranch homes?

The MLS name THE GROVES AT ORANGE BLOSSOM RANCH carried a $565,000 median on 15 sales, against $490,000 on 81 sales under ORANGE BLOSSOM RANCH (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026), a $75,000 gap. Agents generally use the Groves name for homes south of Oil Well Road, but the record does not tie each sale to a plat, so the gap reflects which homes sold, not a like-for-like premium.

How many homes sold in Orange Blossom Ranch in the last year?

We tracked 96 closed sales in Orange Blossom Ranch in the 12 months to October 13, 2026, all closed MLS sales with status S (Southwest Florida MLS). The MLS filed 81 under ORANGE BLOSSOM RANCH and 15 under THE GROVES AT ORANGE BLOSSOM RANCH. Adela’s 264 rental townhomes are not sold individually, so none appear (Adela at Orange Blossom). Volume totaled $47,726,150.

What price range do most Orange Blossom Ranch homes sell in?

The largest group of Orange Blossom Ranch sales clusters just above $500,000. Of 96 closed sales, 36 closed between $500,000 and $599,999, 26 under $400,000, 19 from $400,000 to $499,999, 14 from $600,000 to $699,999 and 1 at $700,000 and up, $780,000 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). Under THE GROVES name, 10 of 15 sales fell between $500,000 and $599,999.

Are home prices dropping in Naples?

For Orange Blossom Ranch, the current 12-month record shows 96 closed sales at a $500,000 median from $329,900 to $780,000 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). The prior 12 months (October 13, 2024 to October 12, 2025) held 61 closed sales at a $437,500 median, so closings rose 57.4% and the median rose 14.3%, while the mean rose only 3.5% ($480,551 to $497,147). Much of the median’s rise is mix: single-family homes were 70 of the 96 sales (72.9%) against 33 of 61 (54.1%) a year earlier, and the single-family median itself slipped from $560,000 to $534,500 (down 4.6%) while the villa median edged from $376,500 to $380,000. This compares two windows, and we make no forecast. Prices vary by plat, product and lot. For a read on your own home, request a home valuation.

Is now a good time to sell in Orange Blossom Ranch?

Orange Blossom Ranch closings were heaviest in the first half of 2026: 54 of 96 closed from January to June 2026, against 18 from October 13 to December 31, 2025 and 24 from July 1 to October 13, 2026 (Southwest Florida MLS). That is a count of closings, not a prediction. Timing also depends on your next move and on the competing homes listed when you list.

How long does it take to sell a home in Orange Blossom Ranch?

The median Orange Blossom Ranch home that sold in the 12 months to October 13, 2026 took 50 days on the market (average 77; n=94 sales with a days-on-market figure), against 61 days in the prior 12 months. Single-family homes had a 49-day median and villas 29 days; the 8 townhome sales are too few for a median. Behind that sits steady turnover: 96 closed sales in the same 12 months (Southwest Florida MLS). After a contract, allow time for estoppel certificates, which s. 720.30851 requires within 10 business days of a request (Florida Statutes s. 720.30851).

Do Orange Blossom Ranch homes sell below asking price?

The median sale-to-list in Orange Blossom Ranch was 97.3% (n=94), level with 97.4% a year earlier. Single-family homes closed at 96.8% and villas at 98.7%; by MLS name, ORANGE BLOSSOM RANCH closed at 97.3% and THE GROVES AT ORANGE BLOSSOM RANCH at 97.5%. The MLS export carries only the final list price, so a price cut before it is not captured. The other record is the closed price: 96 sales at a $500,000 median, $329,900 to $780,000 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). A list price set against those closings matters more than any average.

How many homes are for sale in Orange Blossom Ranch right now?

On October 13, 2026, Orange Blossom Ranch had 42 active listings and 9 pending, which is 5.2 months of supply (Southwest Florida MLS). By product that was 16 single-family homes (2.7 months of supply), 14 villas (9.3) and 12 townhomes (18.0), and the active median list price was $399,000, from $338,000 to $844,000. The count changes daily. For context, the community averaged eight closings a month over the 12 months to October 13, 2026, 96 in all. A seller’s real competition is the set of homes listed in the same product and price band. Call Jesse direct at (239) 898-6072 for the current competing inventory.

When is the best time of year to list in Naples?

In Orange Blossom Ranch, 54 of 96 closings landed between January and June 2026 (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). Mind hurricane season: Citizens Property Insurance suspends binding of new coverage when a named storm threatens, which can delay a closing that needs a new policy (Citizens Property Insurance, flood requirements). A June to November contract should allow for that.

Is Lennar still selling new homes here?

No. Lennar no longer lists Orange Blossom Ranch on its Naples new-homes index (Lennar, Naples new homes index), and every for-sale lot carries a year built on the 2026 roll, with the PUD’s parcel count flat since the 2023 roll (Collier GIS DOR_Parcels, roll years 2005 to 2026; Florida DOR 2026 assessment roll). Orange Blossom Ranch is now a resale-only market, which means a seller competes with other resales rather than builder inventory. Condition, upgrades and lot position now set the price.

How does my resale compare with what Lennar charged new?

Lennar’s dated base prices were $277,999 to $494,499 in January 2022, $307,999 to $566,999 in September 2023, and $349,999 to $577,499 for the Groves in December 2024 (Lennar, Orange Blossom Ranch page, archived Jan 23, 2022; Lennar, Orange Blossom Ranch page, archived Sept 29, 2023; Lennar, Orange Blossom Groves page, archived Dec 11, 2024). Those are builder list prices, not comparable sales. Orange Blossom Ranch closed at a $500,000 median on 96 sales (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026). Price a resale against those closings, not against old builder sheets.

Do 62-foot lots sell for more than 52-foot lots?

The MLS export does not hold lot class, so a 62-ft versus 52-ft price comparison in Orange Blossom Ranch is not available. What it does show is the product line: single-family homes (70 sales) had a $534,500 median, 49 days on market and a 96.8% sale-to-list, villas (18 sales) a $380,000 median, 29 days and 98.7%, and the 8 townhomes sold between $335,000 and $375,000. One proven difference is the CDD line: Orange Blossom Ranch CDD homes on 62-ft lots pay $929.05 a year in FY2027 against $792.13 for 52-ft lots, a $136.92 gap from the higher debt share (Orange Blossom Ranch CDD FY2027 adopted budget).

Do Fairmont and Phase 1B homes sell better because they have no CDD?

The held MLS data cannot show it: Orange Blossom Ranch sales are filed under two MLS names that do not separate Fairmont or Phase 1B from the Ranch plats. What is proven is that about 381 homes in Phase 1A and Phase 1B pay no CDD assessment (Collier GIS Community Development Districts layer; Collier Tax Collector, 2025 bill, Phase 1A lot; Collier Tax Collector, 2025 bill, Phase 1B lot), a clean disclosure line and a lower annual carrying cost that sellers can document with the tax bill.

Do investors buy in Orange Blossom Ranch?

Some do. Invitation Homes 7 LP owns 9 Groves homes, and Adela’s 264 townhomes have one rental owner (Collier GIS Parcels layer 42; Florida DOR 2026 assessment roll). Shares of residential parcels with a homestead exemption on the 2026 Florida DOR roll run from 77% in Phase 1B and 68% in Phase 1A to 56% in Groves single-family and villas, 37% to 38% in Ranch townhomes and 0% at Adela (Florida DOR 2026 assessment roll).

Should I sell or rent out my Orange Blossom Ranch home?

That depends on the recorded leasing rules and your numbers. The master declaration allows leases of 30 days or more, no more than four a calendar year; Fairmont requires board approval and allows two a year (Declaration of Covenants, O.R. Book 4000, Page 2283). Owners of rented homes cannot rent the clubhouse (The Ranch Clubhouse Rentals Rules and Regulations). Rent levels are not published. Other neighborhood declarations govern their homes. For a sale figure, request a valuation.

What are seller closing costs in Collier County?

Orange Blossom Ranch sellers typically pay the brokerage commission, documentary stamp tax on the deed, any mortgage payoff, their share of prorated property taxes and the CDD line, and estoppel fees where the contract assigns them (Florida Statutes s. 720.30851). In Collier County the buyer customarily pays for the owner’s title policy; the contract controls. Your settlement statement itemizes each line. See how we sell homes in Naples.

Who pays documentary stamp tax on the deed?

In Florida, documentary stamp tax on a deed is $0.70 per $100 of consideration and is customarily paid by the seller; the contract controls. On an Orange Blossom Ranch home at the $500,000 median (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026), that arithmetic comes to $3,500. The tax is paid at closing through the settlement statement, and the closing agent remits it when the deed is recorded.

What is an estoppel certificate and who pays for it?

An estoppel certificate is the association’s signed statement of what is owed on an Orange Blossom Ranch home: assessments, any unpaid amounts and transfer-related charges. Under s. 720.30851 the association must issue it within 10 business days of a request, and the statute caps the fee (Florida Statutes s. 720.30851). The sale contract decides whether buyer or seller pays it. Order it early, because a master and a neighborhood association may each issue one.

Will I need more than one estoppel?

Usually, yes. Most Orange Blossom Ranch homes sit under a master association and a neighborhood association, such as Fairmont, The Estates, The Villas, the Townhomes or Savannah Trace on the master’s 2023 contact sheet, and each issues its own estoppel (Ranch master Who Should I Contact? sheet, Aug 16, 2023). The title commitment will also show whether the Orangetree declaration at O.R. Book 1310, Page 1536 needs an inquiry (Declaration of Covenants, O.R. Book 4000, Page 2283).

What is the working-capital contribution, and do I pay it?

The purchaser pays it. The Orange Blossom Ranch master declaration (O.R. Book 4000, Page 2308) requires a non-refundable working-capital contribution on every conveyance, set annually by the association, with increases capped at 10% a year and listed family and estate exemptions (Declaration of Covenants, O.R. Book 4000, Page 2283). The current amount is not published; the estoppel certificate states it, and the closing agent collects it from the buyer.

Who pays the CDD assessment at closing?

The CDD assessment on an Orange Blossom Ranch home is collected on the county property tax bill under the Uniform Method, so it is prorated with taxes at closing like any other line on the bill (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). The seller covers the days owned in the tax year and the buyer the rest, under the contract’s proration clause. Assessments are gross before the 4% discount for paying in November.

Do I have to disclose the CDD?

Yes, in practice. Section 190.048 prescribes CDD disclosure language for the initial sale contract (Florida Statutes s. 190.048). On a resale, the CDD line is a material fact: an Orange Blossom Ranch home on a Ranch or Groves plat carries $792.13 to $1,831.67 a year in FY2027 (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). The prior year’s tax bill shows the line, so disclose it plainly. Phase 1A and Phase 1B homes have no CDD line to disclose (Collier GIS Community Development Districts layer).

Can I pay off my CDD bond before I sell?

Possibly. Each Orange Blossom Ranch district accepts prepayment of a lot’s debt share; the district manager’s written prepayment estimate is the only real number. An illustrative pro-rata share of outstanding principal, not a payoff quote, is about $8,670 for a standard Ranch CDD lot (Orange Blossom Ranch CDD FY2027 adopted budget). No unit in either district has prepaid, and O&M continues after a payoff. Final maturity is May 1, 2049 for the Ranch CDD and June 15, 2053 for the Groves CDD.

How much CDD debt is left on my lot?

The Orange Blossom Ranch CDD had $8,930,000 outstanding after May 1, 2026 and the Groves CDD $7,285,000 after June 15, 2026 (Orange Blossom Ranch CDD FY2027 adopted budget; Orange Blossom Groves CDD FY2027 adopted budget). Illustrative pro-rata share of outstanding principal, not a payoff quote (unit debt levy divided by the district debt levy, times principal): Ranch about $8,670 standard and $10,404 for 62-ft; Groves about $8,550 townhome, $14,963 35-ft and $21,376 52-ft.

How do I prove my home has no CDD?

Show the prior year’s tax bill: an Orange Blossom Ranch home in Phase 1A or Phase 1B carries no CDD line, as the 2025 bills for a Fairmont Lane lot and a Vermont Lane lot show (Collier Tax Collector, 2025 bill, Phase 1A lot; Collier Tax Collector, 2025 bill, Phase 1B lot). The folio prefix 64650 and the county’s CDD map layer confirm it (Collier GIS Community Development Districts layer). Check the folio, not the street, because Vermont Lane also runs into Groves Phase 2.

What must I disclose when selling in Florida?

Florida sellers must disclose known facts that materially affect value and are not readily observable. For an Orange Blossom Ranch home, the buyer also receives the HOA disclosure summary under s. 720.401 (Florida Statutes s. 720.401), and the CDD should be disclosed under s. 190.048 language (Florida Statutes s. 190.048). Disclose any known flood, roof or water history plainly. A written disclosure protects the seller as much as the buyer.

Do I have to disclose flood history?

Yes. Complete the flood disclosure form required for residential sales in Florida, and answer it from what you know about the home. Disclose any LOMR-F letter on your lot: LOMR-F 19-04-6466A removed portions of seven Ranch Phase 2A lots from the flood hazard area (FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A). Every Orange Blossom Ranch address point tested is Zone X (FEMA NFHL MapServer layer 28), but a lake-edge lot can still carry an AE strip.

What association documents does a buyer need?

A buyer needs the recorded Orange Blossom Ranch master declaration (O.R. Book 4000, Page 2283) and any neighborhood declaration (Declaration of Covenants, O.R. Book 4000, Page 2283), the association’s posted rules for the fitness center, pool, clubhouse and kiddie room (The Ranch Fitness Center Rules; The Ranch Clubhouse Rentals Rules and Regulations; Additional Rules, Pool; The Ranch Kiddie Room Rules), the HOA disclosure summary under s. 720.401 (Florida Statutes s. 720.401) and the estoppel certificates. The association’s realtor packet sits behind its resident login, so request it early (The Ranch at Orange Blossom association website on CondoSites).

Does Fairmont have to approve my sale?

Yes. The Fairmont declaration, Section 12, requires board approval of every sale and lease in Fairmont, Phase 1A of Orange Blossom Ranch, with 20 days’ notice to the association (Declaration of Covenants, O.R. Book 4000, Page 2283). Build that window into the contract timeline and submit the application as soon as a contract is signed. Buyers of other Orange Blossom Ranch homes face the neighborhood declaration’s own process.

Do I need ARC approval records for my pool, fence or screen enclosure?

Yes, keep them. The Orange Blossom Ranch master declaration requires architectural review approval for exterior improvements, with neighborhood approval first and a deemed approval 20 days after a complete submission (Declaration of Covenants, O.R. Book 4000, Page 2283). Fences may never sit in front yards or lake maintenance easements, and above-ground pools are barred (Declaration of Covenants, O.R. Book 4000, Page 2283). Buyers and inspectors ask for approval letters. An appeal of a denial goes to the board within 20 days (Declaration of Covenants, O.R. Book 4000, Page 2283).

Can I put a sign in the yard?

Not without consent. The Orange Blossom Ranch master declaration bars signs, including real estate signs, without architectural review committee consent (Declaration of Covenants, O.R. Book 4000, Page 2283). Marketing for an Orange Blossom Ranch listing relies on the MLS, online exposure and showing access through the gate system (Ranch master Who Should I Contact? sheet, Aug 16, 2023). Ask the architectural review committee before placing any sign, and expect most buyers to find the home online first.

Can buyers use FHA or VA loans in Orange Blossom Ranch?

Every for-sale home in Orange Blossom Ranch is fee simple with no condominium parcels on the state register (Florida DBPR condominium extract; Florida DOR 2026 assessment roll), so no condominium project approval is involved. FHA and VA eligibility then depends on the lender, the appraisal and the buyer’s qualifications. The CDD line and association assessments still count in the buyer’s debt ratios, so disclose them early in the listing.

What will a buyer’s inspector look at on a 2018 to 2025 Lennar home?

Most Orange Blossom Ranch homes were built 2018 to 2025 under the Florida Building Code’s 6th to 8th Editions, to a 156 mph ultimate design wind speed for Risk Category II (Collier GIS FBC 8th Edition wind load, Risk Category II; Florida Building Commission, FBC effective dates). Inspectors check roof, windows, shutters or impact glazing and the HVAC. Under s. 627.7011(5), insurers cannot refuse a policy solely for the age of a roof under 15 years old (Florida Statutes s. 627.7011).

How does the Emblem apartment complex affect my home’s value?

No data measures it. Emblem Orange Blossom sits inside the Orange Blossom Ranch PUD on the mixed-use tract, approved for up to 400 rental apartments, 40 income-restricted (Collier affordable housing inventory, Jan 14, 2026), with 384 units in 16 buildings per reported site plans (Gulfshore Business, retail and apartments). It is outside both CDDs, and the parcel record shows no master-association ownership. Its tenants rent; they do not compete with for-sale homes on the MLS.

Will the new roads and utility plants affect my sale?

No record measures a price effect. The facts: a second northbound right-turn lane on Immokalee Road at Oil Well Road was awarded June 23, 2026 (Gulfshore Business, Immokalee Road work), and the county’s Northeast utility campus north of The Ranch at Orange Blossom plans a 10 MGD water plant online in FY2031 (Gulfshore Business, Northeast water and wastewater plants; Collier County 2025 AUIR/CIE, adopted Jan 27, 2026). Buyers ask, so know the dates. Randall Boulevard widening is anticipated to begin in the third quarter of 2026 (Collier County Transportation Engineering Projects).

Who is the best realtor to sell my Orange Blossom Ranch home?

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in sales. Jesse McGreevy has been in the business since 2004. Their Domain Realty Group team has sold over $2.5 billion in real estate. Request a free valuation or call Jesse direct at (239) 898-6072.

Your Orange Blossom Ranch Real Estate Experts

Your Orange Blossom Ranch real estate experts are Jesse McGreevy and Marc Comisar of Domain Realty, a team working Southwest Florida since 2008 and the #5 real estate team in Florida in the 2026 RealTrends rankings. Sellers reach Jesse first; buyers reach Marc. Both work every side of Oil Well Road.

Jesse McGreevy has been in Southwest Florida real estate since 2004, and he and Marc Comisar launched the team in 2008 (read the McGreevy and Comisar team story). McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in sales, and together with their Domain Realty Group team they have sold over $2.5 billion in real estate (Domain Realty Group). The team also meets clients at the Naples office, 9180 Galleria Ct #200, Naples, FL 34109.

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

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

Selling in Orange Blossom Ranch? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we help buyers in Naples.

Sources

Every fact on this Orange Blossom Ranch page comes from a primary record: Collier County and Clerk filings, county and FEMA map layers, Florida statutes and agencies, Sunbiz, the two CDDs, the associations’ own posted documents, builders, operators and dated news reports. Market figures come from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.

1. Collier Hearing Examiner agenda, Dec 11, 2025, item 3B, PDI-PL20250001275, Orange Blossom Ranch MPUD, retrieved October 2026
2. Collier Hearing Examiner minutes, Dec 11, 2025, retrieved October 2026
3. Collier Clerk legal notice, Orange Blossom Ranch PDI-PL20250001275, HEX Dec 11, 2025, retrieved October 2026
4. Collier County PUD Master List, updated June 11, 2026, retrieved October 2026
5. Collier LDC Appendix F, List of PUD Ordinances, retrieved October 2026
6. Collier County Approved Affordable Housing Commitment and Inventory List, Jan 14, 2026, retrieved October 2026
7. Collier BCC, Oct 14, 2025, item 16.A.10, final acceptance of Ranch at Orange Blossom Phase 4, retrieved October 2026
8. Collier BCC, Dec 9, 2025, retrieved October 2026
9. Collier BCC, May 27, 2025, retrieved October 2026
10. Collier BCC, bid 24-8314, Big Corkscrew Island Regional Park Phase 2A signal on Oil Well Road at Big Corkscrew Drive, retrieved October 2026
11. Collier County GIS services directory, retrieved October 2026
12. Collier GIS PUD layer, Orange Blossom Ranch, retrieved October 2026
13. Collier GIS Site Address Points layer 3, retrieved October 2026
14. Collier GIS Parcels layer 42, retrieved October 2026
15. Collier GIS DOR_Parcels, roll years 2005 to 2026, retrieved October 2026
16. Collier GIS Buildings, 2000 to 2025 footprints, retrieved October 2026
17. Collier GIS Community Development Districts layer, retrieved October 2026
18. Collier GIS Fire District layer at the amenity center, retrieved October 2026
19. Collier GIS Zoning General layer, retrieved October 2026
20. Collier GIS Parks layer 52, retrieved October 2026
21. Collier GIS Elevation Certificates layer 36, retrieved October 2026
22. Collier elevation certificate, 2096 Parson St, retrieved October 2026
23. Collier elevation certificate, 2092 Parson St, retrieved October 2026
24. Collier elevation certificate, 2012 Parson St, retrieved October 2026
25. Collier GIS FBC 8th Edition wind load, Risk Category II, retrieved October 2026
26. Collier GIS Growth Model certificate-of-occupancy layer, retrieved October 2026
27. Florida DOR statewide cadastral, 2026 assessment roll: year built, use codes, homestead, recorded sales, retrieved October 2026
28. Collier GIS EMS Stations, retrieved October 2026
29. Collier GIS RLSA SRA layer, retrieved October 2026
30. Collier County 2024 AUIR/CIE, retrieved October 2026
31. Collier County Floodplain Management, retrieved October 2026
32. Collier County, “Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk,” Aug 19, 2026, retrieved October 2026
33. Collier County 2026 Flood Protection Newsletter, retrieved October 2026
34. Collier County 2025 AUIR/CIE, adopted Jan 27, 2026, retrieved October 2026
35. Collier County Transportation Engineering Projects, retrieved October 2026
36. Collier County news, Vanderbilt Beach Road Extension Phase One opening, June 2026, retrieved October 2026
37. Collier County news, Big Corkscrew Island Regional Park aquatic complex closures, Oct 9, 2025, retrieved October 2026
38. Collier Hearing Examiner minutes, July 23, 2026, retrieved October 2026
39. Collier Clerk Inspector General, Big Corkscrew Island Regional Park Phase 1 review, retrieved October 2026
40. Collier County Tax Collector 2025-2026 annual report, retrieved October 2026
41. FEMA NFHL MapServer layer 28, retrieved October 2026
42. FEMA NFHL layer 3, retrieved October 2026
43. FEMA Preliminary NFHL, retrieved October 2026
44. FEMA LOMR-F 19-04-6466A, Ranch at Orange Blossom Phase 2A, retrieved October 2026
45. FEMA LOMR 25-04-3166P, Terreno at Valencia Golf and Country Club, retrieved October 2026
46. OpenFEMA NFIP Redacted Claims v2, ZIP 34120, retrieved October 2026
47. FEMA Community Rating System, retrieved October 2026
48. Florida Division of Emergency Management, Know Your Zone, retrieved October 2026
49. Florida Statutes s. 627.7011, retrieved October 2026
50. Citizens Property Insurance, flood requirements, retrieved October 2026
51. Florida Statutes s. 718.112, retrieved October 2026
52. Florida Building Commission, FBC effective dates, retrieved October 2026
53. Florida Statutes s. 190.048, retrieved October 2026
54. Florida Statutes s. 720.401, retrieved October 2026
55. Florida Statutes s. 720.30851, retrieved October 2026
56. Orange Blossom Ranch CDD audit FY2025, retrieved October 2026
57. Orange Blossom Groves CDD audit FY2025, retrieved October 2026
58. Florida DBPR condominium extract, retrieved October 2026
59. FLDOE 2026 school grades spreadsheet, retrieved October 2026
60. NCES school locator, public and private within 15 miles of 34120, retrieved October 2026
61. CCPS Address_v3, 1921 Wellington St, 2026-27, retrieved October 2026
62. CCPS Address_v3, 1945 Fairmont Ln, retrieved October 2026
63. CCPS Address_v3, 2113 Satsuma Ln, retrieved October 2026
64. CCPS Address_v3, 2274 Avocado Ln, retrieved October 2026
65. CCPS Address_v3, 2979 Citrus St, retrieved October 2026
66. CCPS Address_v3, 2056 Papaya Ln, retrieved October 2026
67. CCPS 2026 Accountability Brief, retrieved October 2026
68. CCPS School and District Grades page, retrieved October 2026
69. AHCA FloridaHealthFinder, Naples Community Hospital, retrieved October 2026
70. Collier Supervisor of Elections, Amended Notice of 2026 General Election, retrieved October 2026
71. Collier Tax Collector, 2025 bill, Ranch at Orange Blossom Phase 2A lot, retrieved October 2026
72. Collier Tax Collector, 2025 bill, Ranch Phase 4 lot, retrieved October 2026
73. Collier Tax Collector, 2025 bill, Phase 1A lot, retrieved October 2026
74. Collier Tax Collector, 2025 bill, Phase 1B lot, retrieved October 2026
75. Collier Tax Collector, 2025 bill, Groves Ph 2 lot, retrieved October 2026
76. Collier Tax Collector, 2025 bill, Groves Ph3 townhome lot, retrieved October 2026
77. U.S. DOE Alternative Fuels Data Center station API, retrieved October 2026
78. The Ranch at Orange Blossom Master Association, Inc., N05000006786, retrieved October 2026
79. The Groves at Orange Blossom Master Association, Inc., N05000006912, retrieved October 2026
80. Groves master Amended and Restated Articles, filed Jan 27, 2022, retrieved October 2026
81. Fairmont Residents’ Association, Inc., N06000009592, retrieved October 2026
82. Pomelo at Orange Blossom Townhome Association, Inc., N23000012646, retrieved October 2026
83. The Townhomes at Orange Blossom Ranch Homeowners Association, Inc., N18000003302, retrieved October 2026
84. Sunbiz name search “ESTATES AT ORANGE BLOSSOM”, retrieved October 2026
85. Sunbiz name search “SAVANNAH TRACE”, retrieved October 2026
86. RP Orange Blossom Owner, L.L.C., M14000004495, retrieved October 2026
87. Sunbiz name search “SHOPPES AT ORANGE BLOSSOM”, retrieved October 2026
88. Ranch master 2024 annual report, retrieved October 2026
89. Collier Ordinance 2016-33, retrieved October 2026
90. Orange Blossom Ranch CDD FY2027 adopted budget, retrieved October 2026
91. Orange Blossom Ranch CDD FY2026 budget, retrieved October 2026
92. Orange Blossom Ranch CDD board packet, Aug 6, 2026, retrieved October 2026
93. Orange Blossom Ranch CDD minutes, Apr 2, 2026, retrieved October 2026
94. Collier Ordinance 2016-34, retrieved October 2026
95. Orange Blossom Groves CDD FY2027 adopted budget, retrieved October 2026
96. Orange Blossom Groves CDD board packet, Aug 14, 2026, retrieved October 2026
97. Orange Blossom Groves CDD minutes, May 8, 2026, retrieved October 2026
98. MSRB EMMA issuer, Orange Blossom Ranch CDD, retrieved October 2026
99. MSRB EMMA issuer, Orange Blossom Groves CDD, retrieved October 2026
100. Declaration of Covenants, Conditions and Restrictions, The Ranch at Orange Blossom, O.R. Book 4000, Page 2283, with amendments, bylaws and the Fairmont declaration, retrieved October 2026
101. The Ranch at Orange Blossom association documents page, retrieved October 2026
102. The Ranch at Orange Blossom association website on CondoSites, retrieved October 2026
103. The Ranch Fitness Center Rules, retrieved October 2026
104. The Ranch Clubhouse Rentals Rules and Regulations, retrieved October 2026
105. Additional Rules, Pool, retrieved October 2026
106. The Ranch Kiddie Room Rules, retrieved October 2026
107. Townhomes at Orange Blossom Ranch HOA Pet Policy, Dec 20, 2022, retrieved October 2026
108. Ranch master “Who Should I Contact?” sheet, Aug 16, 2023, retrieved October 2026
109. Ranch at Orange Blossom forms portal, retrieved October 2026
110. Lennar, Orange Blossom Ranch page, archived Nov 2, 2015, retrieved October 2026
111. Lennar, Orange Blossom Ranch page, archived Dec 11, 2019, retrieved October 2026
112. Lennar, Orange Blossom Ranch page, archived Jan 23, 2022, retrieved October 2026
113. Lennar, Orange Blossom Ranch page, archived Sept 29, 2023, retrieved October 2026
114. Lennar, Orange Blossom Groves page, archived Dec 11, 2024, retrieved October 2026
115. Lennar, Naples new homes index, retrieved October 2026
116. Adela at Orange Blossom, retrieved October 2026
117. Emblem Orange Blossom, retrieved October 2026
118. Publix, The Shoppes at Orange Blossom, store 2018, retrieved October 2026
119. Publix newsroom, “Publix opens new store in Naples, Florida,” Nov 20, 2025, retrieved October 2026
120. WMG Development, The Shoppes at Orange Blossom under construction, retrieved October 2026
121. Gulfshore Business, “This Week in Real Estate: Nov. 12-18”, retrieved October 2026
122. Gulfshore Business, “Multifamily units proposed off Oil Well Road near Palmetto Ridge High School”, retrieved October 2026
123. Gulfshore Business, “More retail, apartments coming to Golden Gate Estates”, retrieved October 2026
124. Gulfshore Business, “Collier County approves work to reduce Immokalee Road congestion”, retrieved October 2026
125. Gulfshore Business, Northeast water and wastewater plants, retrieved October 2026
126. Gulfshore Business, fairgrounds land deal, retrieved October 2026
127. Naples Daily News, Lennar’s plans for 400 apartments, retrieved October 2026
128. Naples Daily News, commissioners approve apartment complex with affordable units, retrieved October 2026
129. Naples Daily News, “Pulte Homes to build in Orange Blossom Ranch”, retrieved October 2026
130. Naples Daily News, “Pulte is building two homes at Orange Blossom Ranch”, retrieved October 2026
131. Naples Daily News, Pulte and Lennar grand opening, retrieved October 2026
132. Naples Daily News, Horse Trials rural village approved, retrieved October 2026
133. Florida Weekly, “Resort ambiance meets value for families and retirees at Orange Blossom Naples”, retrieved October 2026
134. Business Observer, “Ronto Group, partners buy Orange Blossom Ranch, Groves”, retrieved October 2026
135. Business Observer, second part of the purchase, retrieved October 2026
136. The News-Press, Ronto on Oil Well Road properties, retrieved October 2026
137. Naples Press, Tim Aten, “New retail spots rising near Big Corkscrew in Golden Gate”, retrieved October 2026
138. Naples Press, Tim Aten, “Many more businesses coming to Randall Curve”, retrieved October 2026
139. Naples Press, “Phase 2 to begin at Big Corkscrew Island Park”, retrieved October 2026
140. Naples Press, North Collier Fire Station 49 contract, retrieved October 2026
141. WGCU, Lennar breaks ground in Rivergrass, retrieved October 2026
142. WINK News, new health center opens in Orangetree, retrieved October 2026
143. South Florida Hospital News, Van Domelen Community Health Center opening, retrieved October 2026
144. NCH Emergency Department Northeast, 15420 Collier Blvd, retrieved October 2026
145. NCH Emergency Department, North Naples Hospital, retrieved October 2026
146. NCH Immediate and Urgent Care, retrieved October 2026
147. NCH, planned 150-bed hospital in Ave Maria, retrieved October 2026
148. Physicians Regional Pine Ridge, retrieved October 2026
149. Physicians Regional Collier Boulevard, retrieved October 2026
150. Valencia Golf and Country Club home, retrieved October 2026
151. Valencia Golf and Country Club, 2018 Course Renovation, retrieved October 2026
152. Valencia scorecard, retrieved October 2026
153. The TwinEagles Club, golf, retrieved October 2026
154. Panther Run Golf Club, retrieved October 2026
155. Florida State Parks, Delnor-Wiggins Pass State Park hours and fees, retrieved October 2026
156. NWS Miami, Hurricane Irma local report, retrieved October 2026
157. NHC Tropical Cyclone Report, Hurricane Ian, retrieved October 2026
158. OSRM API documentation, retrieved October 2026
159. OSRM public routing server, driving profile, retrieved October 2026
160. North Collier Fire Rescue District, fire stations, retrieved October 2026
161. FDOT District One, 434490-1 SR 29 at Oil Well Road feasibility study, retrieved October 2026
162. Healthcare Network, retrieved October 2026
163. Publix, Neighborhood Shoppes at Orangetree, store 1527, retrieved October 2026
164. CVS Pharmacy, 13400 Immokalee Rd, retrieved October 2026
165. Valencia Golf and Country Club, General Info, retrieved October 2026