Palazzo at Naples
Palazzo at Naples is a gated Toll Brothers community of 85 single-family homes off Valewood Drive near I-75 in Naples 34119. Sell or buy with McGreevy and Comisar.
Palazzo at Naples is a gated Toll Brothers community of 85 single-family homes off Valewood Drive near I-75 in Naples 34119. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Palazzo at Naples is a gated community of 85 detached single-family homes built by Toll Brothers in Naples, Florida 34119, with county roll years mostly 2015 to 2020, entered from Valewood Dr north of Immokalee Rd and about half a mile east of I-75 Exit 111, in unincorporated Collier County. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County recorded 5 Palazzo at Naples sales in the 12 months to October 16, 2026, from $765,000 to $1,225,000, and 11 sales in the 24 months to that date at a median of $1,075,000.
McGreevy and Comisar are the team Palazzo at Naples sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page covers what Palazzo at Naples is, how it began, who runs it, and what the public record says about its rules, and the sections after that cover the homes, prices, taxes, flood letters, schools and drive times.
This page is about Palazzo at Naples, the gated Toll Brothers community of detached single-family homes on Florence Cir, Palazzo Dr and Venice Ct in ZIP 34119, recorded with Collier County as the PALAZZO AT NAPLES plat. It is not a condominium, a villa community or a townhome community, and it is not part of Quail Creek, Quail Creek Country Club, Quail West, Mockingbird Crossing, Tuscany Cove or Vanderbilt Reserve, which are separate communities. Palazzo at Bayfront (a downtown Naples building, covered on our Tides at Bayfront page) and Palazzo at Pelican Preserve (Fort Myers) are different places.
Palazzo at Naples is 85 detached Toll Brothers homes on one county plat that sold out by January 2021, so nearly every sale is a resale, and the right agent knows which plan, lot and flood letter sets each price. Sellers and buyers choose McGreevy and Comisar because we price every home against its own plan and street.
Data updated: November 2026 (Collier County recorded sales, 24 months to October 16, 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Palazzo at Naples in Naples, whether you're ready to sell your Palazzo at Naples home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Palazzo at Naples market (Collier County recorded sales, 24 months to October 16, 2026): 11 recorded sales across all brokerages · median $1,075,000 · $765,000 to $1,325,000
These are county recorded sales, which include sales the MLS never sees, and every figure is a market total across all brokerages. We tracked every recorded sale at Palazzo at Naples since the first Toll Brothers closings in 2015, we read the county tax roll for all 85 homes, we read both FEMA Letters of Map Revision that cover the lots, and we compared Palazzo with nearby communities on the same county sales yardstick. We also read the association's Rules and Regulations adopted March 12, 2018, in full.
Honors and recognition:
Selling your Palazzo at Naples home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.
Buying a home in Palazzo at Naples? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples covers offers, inspections, insurance and closing costs.
Palazzo at Naples is a gated, sold-out community of 85 detached homes where the plan, the lot and the flood letter matter more than the community name. These ten facts carry the page, and each is expanded, dated and sourced in the sections below and in the rest of this page.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, our analysis; FEMA Letters of Map Revision 15-04-6027A and 17-04-0455A; Toll Brothers pages as archived; Florida corporation record; sources named in each section).
Palazzo at Naples is a gated community of 85 detached single-family homes in Naples, Florida 34119, in unincorporated Collier County, entered from Valewood Dr north of Immokalee Rd and about half a mile east of I-75 Exit 111. Toll Brothers built it, and the county records it as one plat with 89 parcels.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Toll Brothers community page as archived; FEMA Letters of Map Revision; Collier County PUD master list).
Fact | Palazzo at Naples |
|---|---|
Entrance | Valewood Dr, north of Immokalee Rd, about half a mile east of I-75 Exit 111; the entrance is on the right about 300 yards up Valewood |
ZIP code | 34119 |
Jurisdiction | Unincorporated Collier County |
County plat name | PALAZZO AT NAPLES (Plat Book 57, Pages 35 to 39) |
Parcels | 89: 85 homes plus 4 common tracts |
Homes | 85 detached single-family homes (100 percent detached) |
Streets | Florence Cir, Palazzo Dr, Venice Ct |
Size | About 21.7 acres; median lot about 8,000 sq ft (0.18 acre), range 6,187 to 18,175 sq ft |
Builder | Toll Brothers |
Built | County roll dates 80 of 85 homes to 2015 through 2020; sold out by January 2021 |
Association | Palazzo at Naples Homeowners Association, Inc., a homeowners association under Chapter 720 |
Community Development District | None; non-ad valorem charges of at most $270 on every home |
Gate | Gated, one gated entry from Valewood Drive, perimeter walls |
On-site amenity center | None found in primary sources |
Zoning | PUD, part of the Quail II (Quail Creek Village) planned unit development |
Homeowners association dues | Information not available at time of publishing (checked 2026-11-03). |
Palazzo at Naples sits on Valewood Dr just north of Immokalee Rd in North Naples. Toll Brothers' own directions read: "From I-75: Take Exit 111 and travel east on Immokalee Road approximately 1/2 mile to Valewood Drive. Turn left onto Valewood Drive and proceed approximately 300 yards to the Palazzo at Naples entrance on the right" (Toll Brothers, archived January 9, 2017).
A 2014 Naples Daily News report placed the community "along Valewood Drive, just north of Immokalee Road, approximately 1/2-mile east of Interstate 75" (Naples Daily News, November 23, 2014). Both descriptions agree, and they correct any map pin that puts the community on Vanderbilt Beach Rd or Logan Blvd.
The ZIP code is 34119, and only 34119. Every one of the 89 parcels on the county roll carries it, and the three streets are in the Naples mailing area. One archived 2020 Toll Brothers page carried 34105 in its page metadata, but the county roll and every other builder capture say 34119, so we treat 34105 as a builder metadata error.
A ZIP code does not decide which public school a home is assigned to, which taxing authorities apply or which association governs. Later sections show how to confirm each of those for a specific address.
No. Palazzo at Naples is in unincorporated Collier County. The mailing city is Naples, but the 2026 tax table for its millage area lists county, water management, school board, mosquito control and fire district lines and no city levy, including a county line for unincorporated general services at 0.6844 mills.
In practical terms, Collier County government, not a city, handles zoning, permits and code questions. Our Naples hub ties the neighborhoods of the area together, and the tax section later in this page prints every line of the millage table.
Palazzo at Naples has 85 homes. The count comes from the county roll, where 85 parcels carry land use code 1, single-family, and all 85 are detached homes. The plat holds 89 parcels in all, because four more parcels are common tracts owned by the association.
Toll Brothers said the same thing in 2014 and in every later description: "85 luxury, single-family homes." We do not print a home count for each street, because the plat is best read as one community of 85 homes.
Three streets make up the community: Florence Cir, Palazzo Dr and Venice Ct. Every home address resolves to one of those three names, and every fact on this page resolves to them or to the PALAZZO AT NAPLES plat.
If a map, a listing remark or a delivery app places a Palazzo address on another street, check the street first. Linnet Ln and Heather Ln are nearby streets that are not on the Palazzo roll, and a "Firenze Circle" is a different street name altogether.
The 89 parcels add up to about 21.7 acres. The 85 home lots run from 6,187 to 18,175 square feet, with a median of about 8,000 square feet (0.18 acre), and 68 of the 85 lots are under 9,000 square feet. The four common tracts hold the rest of the land.
Those are lot sizes on the county parcel record, not living areas. A home on a 6,187 square foot lot and a home on an 18,175 square foot lot carry the same community name and can sit at very different prices, which is why lot position is one of the first things we check when we price a home here.
Yes. Toll Brothers called it "an intimate, gated community," and both 2014 news reports called it a gated community (The News-Press, July 11, 2014). The county's address records show a single gated entry and perimeter walls.
We describe Palazzo at Naples as gated and say nothing more about the gate. The association's Gate Access Form governs entry.
No. Palazzo at Naples is its own community with its own association. The link is the road: Quail Creek Country Club sits at the north end of the same road, Valewood Dr, at 13300 Valewood Drive, and the club's own directions say "The Club is at the end of Valewood on the right" (Quail Creek Country Club). Our page on Quail Creek Country Club covers that separate community.
Two other ties are not membership. Palazzo lies inside the Quail II planned unit development, whose name in county records is Quail Creek Village, and Palazzo's dues include a share of Valewood Drive maintenance. Sharing a zoning district and a road is not belonging to a club or a master association.
No. Palazzo at Bayfront is a downtown Naples condominium building at Bayfront, and our page for that area is Tides at Bayfront. Palazzo at Naples is 85 detached single-family homes in ZIP 34119, about 13 road miles from Fifth Avenue South.
The names are close and the searches overlap, but nothing about a condominium building, its association or its fees applies to a Palazzo at Naples home. When you pull a document, check that it names the PALAZZO AT NAPLES plat or one of the three streets.
No. Palazzo at Pelican Preserve is a group of condominiums in Fort Myers, in Lee County, with its own master condominium association in the state record. Palazzo at Naples is in Collier County and is not a condominium.
The Florida corporation list shows the two names side by side, which is one reason a name search can mix them up. Nothing about a Fort Myers condominium, from its fees to its rules, applies to a Palazzo at Naples home.
Yes, and none of them is this community. Palazzo at Treviso Bay (East Naples), Palazzo at Pelican Bay, Palazzo Grande (Fort Myers), Palazzo in Bonita Springs and a Palazzo clubhouse that Toll Brothers built at Travisso in Texas are all different. A county search of every recorded legal description that uses the word Palazzo returns only the 89 PALAZZO AT NAPLES parcels.
That means any other Palazzo label is at most a building or marketing name, not a recorded Collier subdivision. We attach no fact from any of them to this page.
I-75 Exit 111 is about 1.6 road miles from the Palazzo gate, a computed free-flow drive of about 4 minutes. The method: computed free-flow drive times on public road map data from the Palazzo gate, off-peak, so in-season traffic is slower, especially on Immokalee Rd.
The interstate is also changing. FDOT's project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road, its current phase began in mid-2026, and it lists a proposed new diverging diamond interchange at Immokalee Road (FDOT project page). Expect construction around the exit in 2026 and after, and check the project page for dates.
The nearest beaches are about 12 to 14 minutes away on the same computed free-flow method. Delnor-Wiggins Pass State Park, at 11135 Gulf Shore Dr, is 6.1 road miles and about 12 minutes, and the Vanderbilt Beach public access is 7.4 road miles and about 14 minutes.
Palazzo at Naples has no Gulf frontage and no beach club. For park hours and fees, use Florida State Parks, because we print no fee. The drive-time section in a later part of this page lists the beaches, shopping and hospitals in one table.
Palazzo at Naples was built by Toll Brothers, announced in July 2014, formed as an association in October 2014, opened with models in 2015, listed its final homes in August 2020 and showed sold out by January 2021. The county roll dates 80 of the 85 homes to 2015 through 2020.
Data updated: November 2026 (Toll Brothers community pages as archived; Naples Daily News and The News-Press; Florida corporation record; Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County PUD master list).
Year built on the county roll | Homes |
|---|---|
2015 | 12 |
2016 | 16 |
2017 | 16 |
2018 | 9 |
2019 | 15 |
2020 | 12 |
Later roll dates (roll field, not a builder date) | 5 |
Total | 85 |
Toll Brothers is a national luxury homebuilder that was founded in 1967 and has been a public company since 1986. Its 2022 investor release says it was "founded 55 years ago in 1967 and became a public company in 1986" (Toll Brothers investor release, October 7, 2022), and its about page tells the same history (Toll Brothers).
The builder's local arm was its Florida West Division. A homeowner's builder matters mostly for one practical reason: the homes were built to the Florida Building Code of their era, between 2015 and 2020, and the code era shapes insurance and inspection questions that another section of this page covers.
The News-Press reported on July 11, 2014 that Toll Brothers "will start work on Palazzo at Naples, an 85-home luxury gated community off Immokalee Road on Valewood Drive," and named Bonita Lakes and Cordova at Spanish Wells as Toll's other communities in the area at that time (The News-Press).
A Naples Daily News story of August 10, 2014 added that Palazzo at Naples in North Naples was "scheduled to open in early 2015" (Naples Daily News). The home count of 85 was already in the first announcement.
The state corporation record shows Palazzo at Naples Homeowners Association, Inc. was filed on October 3, 2014, about three months after the July 2014 announcement and seven weeks before the site plan was released. The record also shows a reinstatement event filed October 2, 2015, which means the corporation's state status had lapsed and was cured (Florida Division of Corporations).
Forming the association before the first closing is the usual developer sequence. The county shows the association took ownership of the four common tracts in a single deed recorded October 5, 2015, which fits that order.
Toll Brothers released the site plan on November 23, 2014 for "a gated community of 85 luxury, single-family homes" on Valewood Drive. The release said construction was under way on the sales center and model home and that sales were expected to begin in early 2015 (Naples Daily News, November 23, 2014).
It also described the homeowners' fee as covering "year-round irrigation, plant and lawn maintenance, security monitoring, and common area maintenance," and named the Toll Brothers Southwest Regional Design Studio as the place buyers chose options. Those are builder-era descriptions of what dues were to cover, not today's budget.
A March 1, 2015 Naples Daily News feature described the Serino model, 2,285 square feet with three bedrooms and two and a half baths and a custom pool and spa, open at 10133 Florence Circle, and named the Serino Bordeaux, Biella, Massiano and Saviero among the models. It said designs were "starting in the low $400,000s" (Naples Daily News, March 1, 2015).
The county roll dates 12 homes to 2015, and the county recorded 13 qualified sales in 2015 at prices from $518,000 to $862,400. Sales and roll years are different records, so the two counts do not have to match.
Yes. Naples Daily News stories submitted by Toll Brothers reported releases of new home sites in May and July 2016, with seven designs priced from $425,995 (Naples Daily News, May 22, 2016). A June 2019 release offered "a selection of new home sites, some of which offer large backyard areas and eastern exposure" (Naples Daily News, June 15, 2019).
For a buyer today, phased releases are one reason lots differ. The lot range of 6,187 to 18,175 square feet and the eastern-exposure and large-backyard sites in the 2019 release are all part of the same story.
The county roll dates 12 homes to 2015, 16 to 2016, 16 to 2017, 9 to 2018, 15 to 2019 and 12 to 2020, which is 80 of the 85 homes. Building ran at a steady pace of 9 to 16 homes a year for six years.
The sequence gives a simple way to read the community. A 2015 home and a 2020 home were built to different editions of the Florida Building Code and often from different plan lineups, because Toll Brothers changed its designs over the years. Another section of this page covers the plans in detail, with the builder's own sizes.
Collier's roll gives later year-built values to 5 homes: 3 to 2021, 1 to 2022 and 1 to 2023. Toll Brothers showed the community as sold out by January 2021, so those values are not a builder date.
Possible explanations include a late completion, a recode of the roll's year field or a major rebuild, but the record does not say which. We do not state that construction continued after the sell-out, and a buyer who needs a home's true build date should ask for the permit history of that address.
Toll Brothers' base prices ran from $425,995 (the lowest base plan, 2016) to $699,995 (the final two-story homes, 2019 to 2020). The April 2016 page listed designs from $425,995 (Biella) to $561,995 (Robellini) (Toll Brothers, archived April 3, 2016), and the July 2019 page listed designs from $446,995 (Massiano) to $565,995 (Robellini) with quick move-in homes at $599,995 and $699,995 (Toll Brothers, archived July 18, 2019).
These are base prices and quick move-in prices on the dated builder pages, and they exclude lot premiums and options, which Toll Brothers advertised as "hundreds of options." They are not a measure of what a home was worth and not an index to compute appreciation from.
On August 14, 2020, Toll Brothers' page showed "Final Homes Available," with homes priced from $599,995 (Toll Brothers, archived August 14, 2020). By January 23, 2021 the archived page showed the community sold out (Toll Brothers, archived January 23, 2021).
The page still read "This Community Is Sold Out" on July 25, 2021 and pointed buyers to Abaco Pointe, Hamilton Place and Azure at Hacienda Lakes (Toll Brothers, archived July 25, 2021). The builder sold for roughly six years, from early 2015 to the sell-out.
No. Toll Brothers sold out, and its old community address now redirects to the builder's Florida index, with no live Palazzo at Naples community page. The only places a buyer sees builder pages for Palazzo at Naples today are archived captures.
Any old marketing that says the community "will be sold out quickly" or that homes "will span" the land is out of date. Palazzo at Naples is a finished, occupied community of 85 homes, and the sales you can buy into are resales.
Every sale since October 2021 is a resale. The county's sales file starts in October 2021, after the sell-out, so it has no first sales from the builder. In the 24 months to October 16, 2026 the county recorded 11 qualified sales, all resales, at a median of $1,075,000 ($765,000 to $1,325,000).
That is roughly 13 percent of the 85 homes changing hands in two years. Another section of this page reads the market by window and by year, with the sale tables printed in full.
Palazzo at Naples is zoned PUD, a planned unit development, as part of the Quail II (Quail Creek Village) PUD, most recently amended by Collier County Ordinance 2014-14. The county's own ordinance history reads 81-90 for the 1981 original and 05-52 for the 2005 rewrite. The county's PUD master list shows the Quail II PUD with ordinance 14-14 and a status of built out (Collier County PUD master list).
We do not state what Ordinance 2014-14 approved for the Palazzo land, because we have not read the ordinance. A PUD sets uses and standards for a larger area, and a buyer who needs the details should read the ordinance on the county's records.
The plat is recorded in Plat Book 57, Pages 35 to 39, in the public records of Collier County, as cited in FEMA's 2015 and 2016 Letters of Map Revision. The first letter covers "Lots 1 through 38, and 47 through 85, Palazzo at Naples," and the second covers "Lots 39 through 46" (FEMA letter 15-04-6027A; FEMA letter 17-04-0455A).
The plat is the legal map of the lots and tracts.
A May 2006 Business Observer brief described a Toll Brothers plan for about 22 acres at the intersection of Valewood and Executive drives, with 136 coach homes in a gated community with a clubhouse, pool and fitness center (Business Observer, May 7, 2006). That is a different product from the 85 detached homes that were built.
We could not confirm that the 2006 land is the same parcel as the Palazzo at Naples plat, so we do not say Palazzo was built on it. The point for a buyer is only that older press can describe a different plan, and the county plat and roll are the record for what stands here today.
Several items sit in recorded documents or business records that we did not find published. We do not guess at them.
A buyer or seller who needs one of these for a title or legal question should pull the recorded documents from the Collier County Clerk of Courts.
Palazzo at Naples is run by Palazzo at Naples Homeowners Association, Inc., a Florida not-for-profit corporation under Chapter 720, professionally managed. It is a homeowners association, not a condominium. No master association is documented, no Community Development District charge appears on the 2026 roll, and the dues amount is not published.
Data updated: November 2026 (Florida Division of Corporations record; Florida Statutes Chapter 720; the association's website as archived; Collier County 2026 tax roll, county file dated October 27, 2026).
The association is Palazzo at Naples Homeowners Association, Inc., a Florida not-for-profit corporation, document number N14000009195, filed October 3, 2014 and active as of October 2026. The state record shows annual reports filed every year from 2016 to 2026 (Florida Division of Corporations).
We name no officers or directors. The current board, the date owners took control and the budget are in the association's own records, which a buyer can request during the contract period.
Because that address belongs to the association's management office, not to the community. The state record lists a principal address in St. Petersburg, changed in 2025, and the county's tax record for the common tracts carries the same address in a care-of line. The community itself is on Valewood Dr in Naples.
Some public-record aggregators geocoded that St. Petersburg address and printed a flood zone, a unit count and market data for Pinellas County. None of that describes Palazzo at Naples, which is 85 homes in Collier County. If a page about "Palazzo at Naples" shows Pinellas data, it is wrong.
Chapter 720 is Florida's homeowners' association law, and it applies because Palazzo at Naples is a platted community of lots under recorded covenants. The Declaration sets most of the rules, and the statute sets floors that apply whatever the documents say.
Three provisions matter most to owners and buyers. A buyer is "jointly and severally liable with the previous parcel owner for all unpaid assessments that came due up to the time of transfer of title" (s. 720.3085). Official records must be made available within 10 business days of a written request (s. 720.303). And an estoppel certificate is due within 10 business days of a request (s. 720.30851). Read the current statute on the Legislature's website, because it is amended often.
Yes. Under s. 720.303, the association's official records must be made available within 10 business days of a written request. That is the route for the Declaration, the budget, the minutes and the reserve information that this page does not print.
One statute detail applies to size. The rule that requires an association to post documents online applies from January 1, 2025 to an association with 100 or more parcels, and Palazzo at Naples has 89 parcels, so it is below that threshold and need not post documents on a website. Ask for the documents in writing and keep the request and the reply.
It is an HOA. The corporation's name says Homeowners Association, the declaration is titled "Declaration of Covenants, Conditions and Restrictions," and each owner holds a detached home on its own platted lot. It is not a condominium, and no home is a condo, villa or townhome.
That difference decides which laws apply, how insurance is arranged and which documents a buyer should request. A condominium under Chapter 718 involves a unit and shared building elements, which is not the structure here. Another section of this page explains why the condominium safety laws do not apply and what a buyer should still ask.
No master association is documented. The association's 2018 rules supplement "the Governing Documents of Palazzo at Naples" and cite only the Palazzo Declaration, and the association's document list names no master document.
The real link is the road. Valewood Drive is owned by Quail Creek Village Foundation according to county parcel records, and Palazzo's quarterly dues include a Valewood Drive maintenance share, shown by a 2021 association document titled "Valewood Maintenance Quarter Dues 2021" (association documents page, archived April 7, 2022).
It is a part of Palazzo's quarterly dues that goes toward the upkeep of Valewood Drive, the entry road that Palazzo shares with Quail Creek Village.
A buyer should ask the association for the maintenance agreement and for the share of the budget it represents. It is a recurring cost of owning here that no listing field is likely to show.
No. We say "no CDD" because the records agree. The 2026 county roll shows non-ad valorem charges on all 85 homes of at most $270, which is far below what a Community Development District assessment would add, and the county's district records show no district at the community.
Record | What it shows |
|---|---|
2026 county roll, 85 homes | Every home carries a non-ad valorem charge, the largest $270 |
County district records | No Community Development District at Palazzo at Naples |
A buyer can see each line on a Collier County Tax Collector bill. The association can still levy special assessments under its documents.
No. No club membership, equity or mandatory club dues is part of owning at Palazzo at Naples in any public record we found. In 2016 to 2018 Toll Brothers pages said optional golf, tennis, beach or social memberships were available close to the community, which describes a choice, not an obligation.
We publish no current membership offer, price or availability. Any club's terms are in the club's own membership documents, and the nearest club on Valewood Dr is a separate community with its own rules.
Palazzo at Naples is professionally managed. The public record shows the management company has changed more than once, and the current manager is not confirmed by a first-party source, so this page names none.
Contact the association through the channel its current documents give, and ask in writing for the manager's name, the office hours and the after-hours line. The management contract term: Information not available at time of publishing (checked 2026-11-03).
The association owns four common tracts. Tract A is 4.08 acres and carries the county's right-of-way use code, which fits the private streets inside the gate. Tract B is 1.18 acres, and its use: Information not available at time of publishing (checked 2026-11-03). Tracts C and D are small, about 0.06 and 0.04 acre.
The county shows one deed to the association for all four tracts, recorded October 5, 2015. Because the streets are association property, the association, and not the county, maintains them, which is one of the reasons the dues exist.
The association's website, as archived in April 2022, listed the Declaration of Covenants, Conditions and Restrictions (file dated December 29, 2016), a First Amendment of July 20, 2017, a Second Amendment of October 28, 2020, the Approved Rules and Regulations, the Valewood maintenance dues document, the Approved 2022 Budget, an Application for Lease or Purchase, a Lease Renewal Application, pet and vehicle registration forms and a Gate Access Form (association documents page, archived April 7, 2022).
We read the titles, not the documents. The Declaration and its amendments control, so ask for all three, and a buyer should read them before the inspection period ends.
Millage area 98 is the county's tax-district code for Palazzo at Naples, and all 85 homes sit in it. For 2026 the total is 9.3696 mills, and the fire district line is North Collier Fire Control and Rescue District at 1.0000 mills.
A millage area is a tax district, not a boundary for schools or fees. Another section of this page prints every line of the millage table and shows what a median Palazzo at Naples tax bill looks like.
It tells a buyer that the association exists, when it was filed and that it has reported every year. It does not tell a buyer what the dues are, what they cover, how much sits in reserves, whether a special assessment is planned or what the rules say about leasing and pets.
Those answers need the association's own documents. We read the state record and the Florida statutes that govern the association, and we did not read the Declaration, the budget or the current rules.
Palazzo at Naples rules come from a recorded Declaration, which we have not read, and from Rules and Regulations that the association adopted on March 12, 2018, which we read in full. The 2018 rules cover architectural approval, parking, storage, trash, signs, landscaping, pets and shutters. Leasing and pet limits are not in them.
Data updated: November 2026 (Palazzo at Naples Rules and Regulations adopted March 12, 2018, 14 pages; Florida Statutes Chapter 720; association documents page as archived).
The 2018 rules are a developer-period document: they say Toll Brothers would set the rules for its vendors during the development period. The association's website listed an "Approved Rules and Regulations" file in 2022 that may be a later version, so present these as the association's 2018 rules and ask for the current ones (2018 Rules and Regulations).
The 14-page document says it supplements the Governing Documents and the rules of the Architectural Review Committee. It covers exterior approvals, storage and vehicles, street parking, trash, work hours, selling, landscaping, pets, hurricane protection, pools, fencing, flags, lighting, satellite dishes and enforcement.
Each of those topics has its own answer below. The rules were adopted in March 2018, and the later Second Amendment to the Declaration is dated October 28, 2020, so a current owner should check whether anything has changed.
Any change to the exterior of a home or lot, or to the area inside a pool screen, needs approval from the Architectural Review Committee: windows, doors, painting, roofs, pavers, shutters, fencing, pools, screens, landscaping and additions. The application is made under Section 5.01 of the Declaration, and the committee decides in writing within 30 days of a complete application.
Get approval before the work and before the county permit. The approval step comes first, and a change made without it is a violation whatever the county allows.
Yes, even to replicate the original. The rules say repainting and reroofing need approval from the committee, and "Only concrete roof tile selections are allowed."
For a buyer, that means a roof or paint color is not a free choice. A seller who has a replacement roof or a new paint scheme should have the approval paperwork ready, because a buyer's lender, insurer and title company may ask for it.
Pools need approval from the committee. Cages must be bronze aluminum with black screening, and a pool may not extend past the side of the home. Toll Brothers offered private pools as an option, so pools vary from home to home.
A pool also changes the cost of owning. It affects insurance, maintenance and the buyer pool for a home, which is why we list pool or no pool as one of the items we check when we price a home here.
Perimeter fencing is not permitted. Pool fencing and an underground electric pet fence are permitted. The rule is short, and it leaves pool fencing and an underground pet fence as the permitted options.
If a buyer's plan depends on a fenced yard, ask the committee in writing what it would approve before you commit. A pool fence that the code requires is a separate matter that the rules allow.
Storage sheds are not permitted. A PODS container may stay on a driveway no more than 7 days in any six-month period. Those are the 2018 rules, and the Declaration and any later rule control today.
Plan a move or a renovation around the 7-day limit. If you need more time or more storage, the answer is to ask the manager before the container arrives, not after.
No commercial vehicle, RV, motorcycle, boat, trailer, camper or disabled vehicle may be parked overnight anywhere except inside a fully enclosed garage. Vehicles may not be displayed with a "for sale" sign, and garage doors are to be closed when not in use.
A buyer who owns a boat, an RV or a work truck should ask the association how the rule is applied now.
The rules say "only commercial or vendor vehicles may park on the street, during business hours." Residents and guests use garages and driveways, one-side street parking is allowed for gatherings and a permit is available for extended-stay guests. The rules describe every street as two-lane and say there is no community parking.
The streets are private, so the association sets these rules.
Bins may go out no earlier than 6:00 PM the evening before collection and must be in by 6:00 AM the morning after. Bins are stored in the garage unless an approved hedge screen exists.
The rule is simple to follow, and it is one of the rules that a new owner or a tenant breaks most easily in the first month. Put the schedule in the move-in list.
Outdoor power tools may be used Monday to Friday 7 AM to 6 PM and Saturday 7 AM to 3 PM, and not on Sundays and holidays. The hours bind owners and the vendors they hire.
A contractor's schedule is the owner's responsibility. Tell your landscaper, pool service and renovation crew the hours before they start.
Open houses are allowed only on Saturday and Sunday from 12:00 PM to 5:00 PM, with one sign in the front yard. Signs must follow the association's design and need approval, and an Open House Agreement form is filed with the manager. The approved sign is a 10 inch by 24 inch navy-on-white panel on a black 4 inch post.
For a seller, those rules shape the marketing plan. We plan every showing and open house around them, and we confirm the current version of the rules before the home goes on the market.
Every landscaping change needs review, including statuary and garden flags. Artificial plants are prohibited, in-ground fruit or vegetable plants are not allowed (lanai pots only), and Ficus, Mexican petunia and citrus are not permitted. Owners pay to trim palms and trees over 14 feet and shrubs over 8 feet, and an approved plant list is attached to the rules.
The association's landscape vendor maintains the beds, and builder-era descriptions said exterior yard care was in the dues. What today's dues cover: the current budget governs.
Pets must be leashed outside the home and owners must pick up waste. No limit on the number or size of pets appears in the 2018 rules. Whether the Declaration or a later rule sets limits, and what applies to a tenant's pet: Information not available at time of publishing (checked 2026-11-03).
The association's forms include a pet registration form. We do not write "no pets" or "pets allowed." Assistance animals are a reasonable accommodation under federal fair housing law, and an association's pet rule does not override that.
Permanent protection must match the home or be clear. Non-permanent metal or clear shutters may stay up from June 1 to November 30, and plywood and unpainted metal may be up only during watches, warnings and storms. Installers must certify Florida Building Code compliance.
The shutter window matches the Atlantic hurricane season. Another section of this page covers storms and insurance, including what an owner should keep on file about the home's openings.
The 2018 rules allow one pole up to 20 feet with up to two flags no larger than 4.5 feet by 6 feet, citing s. 720.304(2), Florida Statutes. Flagpole placement still needs the committee's review.
Section 720.304 is a state-law protection for flag display, and the text is amended from time to time. Read the current statute on the Legislature's website and ask the association for its current flag policy before you install a pole.
The rules prohibit colored rope lighting and inflatable decorations, and allow holiday decor starting 30 days before and ending 7 days after the holiday. One satellite dish of about 39 inches or less is allowed under the federal OTARD rule, with placement subject to committee review.
Those are the 2018 rules. Solar panels and electric vehicle chargers are not covered in them, so ask the association in writing before you plan either and keep the answer with your contract.
Whether leasing is allowed, the minimum lease term, any cap on the number of leases, tenant approval and any short-term rental limit: Information not available at time of publishing (checked 2026-11-03). Those terms rest on the Declaration, which we have not read. The association's website listed an Application for Lease or Purchase and a Lease Renewal Application, which shows that leasing is a regulated process.
State law sets a floor. Rental rules adopted after July 1, 2021 bind only owners who acquire title later or consent, except that an association may regulate rentals shorter than 6 months and may prohibit renting more than three times a calendar year for all owners (s. 720.306). Ask for the Declaration, every amendment and the lease application.
The association's Gate Access Form, revised May 19, 2021, governs entry.
Ask whether guests use a call box or a list, whether a credential belongs to the home or to the owner and who maintains the gate. If you plan to rent the home out, ask how a tenant receives credentials.
The 2018 rules say fines and restrictions apply "as permitted by the governing Documents," and they quote Article XIV, Section 6 of the Declaration, under which the prevailing party in an enforcement action recovers costs and attorneys' fees.
An owner who disagrees with a decision can ask the board for its basis in writing. Chapter 720 governs how a homeowners' association enforces its documents, and the Declaration and its amendments, not this page, control.
At closing, a buyer's lender and title company will ask for the association's estoppel certificate, which states the account status of the home. Under s. 720.30851 the certificate is due within 10 business days of a request and is valid for 30 days (35 if mailed), with the fee capped at $250, plus $100 for expedited service and up to $150 more if the account is delinquent (s. 720.30851). The association's website added an Estoppel Requests menu item by July 2025.
A seller should order the certificate before the home goes on the market. The buyer is liable for unpaid assessments that came due up to the transfer of title, which is why the certificate matters.
Ask for these during the contract period, in this order, and read them before the inspection period ends:
Another section of this page turns this list into the checklist for the full cost of owning.
Because no source we can rely on states one. Toll Brothers pages said only that taxes and homeowners' dues were available on request, the association's budget is not public and listing remarks conflict with one another. Printing any amount would risk giving a buyer a number that does not match the association's records.
Dues are billed quarterly, and the amount is set by the association's annual budget. The way to get the real number is the budget and the estoppel certificate. Another section of this page covers the fee questions, and the dues line there carries the same sentence: Information not available at time of publishing (checked 2026-11-03).
Palazzo at Naples is a gated community of 85 detached single-family homes built by Toll Brothers in Naples, ZIP 34119. Toll offered eight named designs over the years, from a one-story plan of 2,058 square feet to a two-story plan of 4,043 square feet, and the county roll records every home as detached.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; Toll Brothers community page, archived capture of April 3, 2016; capture of August 21, 2018; Toll Brothers features sheet).
We read the county tax roll for all 85 homes, and we compared Palazzo at Naples with nearby communities on the same county sales yardstick. This section describes the houses themselves: the plans Toll Brothers built, what the builder said came standard, how big the lots are, and how to read the two different square footage numbers a buyer will meet. Every plan size and price below comes from a Toll Brothers page and carries the date of that page, because the builder's lineup and prices changed from 2016 to 2020.
Yes. The county roll classifies all 85 homes under land use 1, which is single-family, and none is a condominium, villa, townhome or attached home. Palazzo at Naples is a homeowners association community under Chapter 720 of the Florida Statutes, not a condominium, so each owner holds a house and a lot, not a unit in a building.
That matters for the practical questions a buyer asks. The owner insures the whole house, there is no condominium master policy to read, and the state's condominium milestone inspection rules do not apply to detached homes, a point the safety-law section of this page returns to. The county also records four common tracts beside the homes, which brings the plat to 89 parcels in all: the 85 home lots plus Tracts A, B, C and D.
There are 85 homes. Toll Brothers' own pages say the same: its archived community pages describe "85 luxurious, single-family homes." Most of the plans the builder offered were one story. In the builder's August 2018 lineup, four of the six designs were one story (Massiano, Cayman, Serino and El Paso) and two were two story (Stefano and Robellini).
The same page also listed a two-story elevation of the Massiano, and a Naples Daily News item carrying Toll's own copy in June 2019 described a two-story Massiano Provincial of 3,197 square feet with four bedrooms and four bathrooms. The county roll does not record story counts for these homes, so we cannot say how many of the 85 are two-story. A buyer should confirm the plan and stories of any specific address from the plan name and the permit set.
Toll Brothers offered eight named designs over the years: Biella, Massiano, Serino, Cayman and El Paso as one-story plans, and Saviero, Stefano and Robellini as two-story plans. At any one time the builder showed six or seven. In January 2017 it listed seven, and by August 2018 it listed six, because Biella and Saviero had dropped off and Stefano had appeared.
The table shows each plan as the builder described it on dated archived pages. Sizes are the builder's marketed living area, not the county's base area, and prices are the "priced from" base prices before lot premiums and options.
Plan | Stories | Builder sq ft | Bedrooms (builder range) | Priced from, April 2016 | Priced from, July 2019 |
|---|---|---|---|---|---|
Biella | 1 | 2,058 | 2 to 3 | $425,995 | dropped |
Massiano | 1 | 2,217 (2016), 2,225 (2018 to 2019) | 3 to 5 | $442,995 | $446,995 |
Serino | 1 | 2,285 | 3 to 5 (2017), 3 to 4 (2018) | $448,995 | $453,995 |
Cayman | 1 | 2,161 (2016), 2,131 (2018 to 2019) | 3 to 5 | $464,995 | $451,995 |
El Paso | 1 | 2,678 | 3 to 5 | $488,995 | $493,995 |
Saviero | 2 | 2,950 | 4 to 6 | $494,995 | replaced |
Stefano | 2 | 2,934 | 4 to 6 | not offered | $503,995 |
Robellini | 2 | 4,043 | 5 to 7 | $561,995 | $565,995 |
Sources: Toll Brothers community page captures of April 3, 2016, January 9, 2017, August 21, 2018 and July 18, 2019. The builder listed a first-floor master bedroom on every plan in the 2017 and 2018 captures.
The Biella was the smallest and least expensive plan: one story, 2,058 square feet, two to three bedrooms, a two-car garage and a base price of $425,995 on the builder's April 2016 page and again in January 2017. It was the lowest base price Toll Brothers advertised at Palazzo at Naples.
The builder's January 2017 page described grand entrances to the dining and great rooms with soffits and coffered ceilings, and a bedroom suite with a shaped coffered ceiling and direct lanai access. Elevations shown were Bordeaux, Mediterranean and Spanish Colonial. By the July 2018 capture the Biella had dropped off the page, so it was an early-years plan, and a buyer of a resale should not assume any particular home is a Biella without checking.
The Massiano is a one-story plan that the builder listed at 2,217 square feet in 2016 and January 2017, then at 2,225 square feet in 2018 and 2019, with three to five bedrooms and a two- to three-car garage. Its base price moved from $442,995 (April 2016) to $444,995 (July 2018), $446,995 (August 2018 and July 2019) and $449,995 on the November 2019 capture, where the page showed 2,245 square feet.
The builder's description mentions an open dining room, a kitchen with a breakfast bar, a great room with a coffered ceiling and covered-lanai access, a primary suite with two walk-in closets, and a covered entry to a foyer with a double-door study. Elevations included Provincial, Traditional, Versailles and, by 2018, Island Colonial. The Massiano is also the plan with a two-story version: a Massiano Provincial of 3,197 square feet was priced at $699,995 in Toll's copy in the Naples Daily News on June 29, 2019.
The Serino is a one-story plan of 2,285 square feet and was the decorated model at Palazzo at Naples on the builder's 2017 and 2018 pages. The builder listed three to five bedrooms in 2017 and three to four in 2018, two to three bathrooms plus a half bath, and a two- to three-car garage. Base prices ran $448,995 (April 2016), $451,995 (July 2018) and $453,995 (August 2018 and July 2019).
A Naples Daily News item dated March 1, 2015 described the Serino model at 10133 Florence Circle as 2,285 square feet with three bedrooms, two and a half baths and a custom pool and spa. The builder's later move-in homes were described the same way, for example a Serino Caribbean in a May 7, 2018 item and a Serino in an August 17, 2019 item, both as three bedrooms and two and a half baths. These items are the builder's own copy carried by a newspaper, so we treat them as builder statements, not independent reporting.
The Cayman is a one-story plan that the builder listed at 2,161 square feet in 2016 and 2017 and at 2,131 square feet from 2018. It carried three to five bedrooms and the largest garage the builder offered, three to four bays, along with an "impressive tower with side entrance" and a Jack and Jill bath between the secondary bedrooms.
Its base price drifted down and back up: $464,995 on the April 2016 page, $445,995 in a March 2017 builder item, $448,995 in June 2018, then $451,995 on the August 2018 and July 2019 pages and $456,995 in November 2019. The elevations changed too, from Palm Beach, Spanish Colonial and Tuscan in 2016 to a list that included Caribbean and Island Colonial by 2018. For the pricing and elevation items see the Naples Daily News items of March 11, 2017 and June 9, 2018.
The El Paso is the largest one-story plan, at 2,678 square feet, with three to five bedrooms, two to three bathrooms plus a half bath and a two- to three-car garage. Its base price was $488,995 in April 2016 and January 2017, $491,995 in July 2018 and $493,995 in August 2018 and July 2019.
The builder's description has the foyer opening to two more bedrooms, a full bath and the study, a center-island kitchen open to a breakfast area, family room and covered lanai, and a primary suite with a corner shower and tub. The 2018 page listed Mediterranean, Island Colonial, Provincial and Versailles elevations. Among one-story plans, the gap in builder size between the El Paso and the next largest plan is the widest in the lineup, so it is the plan a buyer looks to when the goal is the most single-level living area.
The Saviero was a two-story plan of 2,950 square feet with four to six bedrooms, three to four bathrooms and a two- to three-car garage, priced from $494,995 on the 2016 and January 2017 pages. The builder described a two-story foyer with two art niches, a first-floor master with a coffered ceiling, and a loft and large bonus room on the second floor.
By the July 2018 capture the Saviero was gone and the Stefano, a similar two-story plan, had taken its place. If a home is described as a Saviero, it was most likely built in the first years of the community, but the county roll does not carry plan names, so only the plan sheet or the original contract can settle it.
The Stefano is a two-story plan of 2,934 square feet with four to six bedrooms and three to four bathrooms, first listed in the July 2018 capture at $501,995 and then at $503,995 in August 2018 and July 2019 and $508,995 in November 2019. The August 2018 page showed a two- to three-car garage.
Toll's final-homes page of August 14, 2020 listed a Stefano Island Colonial at 2,950 square feet and $699,995, a size that differs from the 2,934 figure for the plan, and the pages do not say why. A reasonable reading is that sizes and prices of finished homes can differ from the plan's base figures because of options, but we cannot confirm that from the record, so a buyer should rely on the measured living area for a specific house.
The Robellini is the largest plan Toll Brothers offered at Palazzo at Naples: two stories, 4,043 square feet, five to seven bedrooms and four to five bathrooms plus a half bath, with a two- to three-car garage. It carried the highest base price on every page we saw, from $561,995 in April 2016 to $565,995 in August 2018 and July 2019 and $570,995 in November 2019.
The builder described living and dining rooms with large windows and art niches, an open kitchen with a center island, and "a massive open doorway" to a game room. Elevations shown were Bordeaux, Palm Beach and Spanish Colonial. Because the Robellini's builder size of 4,043 square feet is above the largest county base area on the roll (3,442), it is the clearest example of why the two size scales must never be mixed.
Toll's "Outstanding Features at No Additional Cost" sheet for Palazzo at Naples lists the standard package. On the structure, it names architectural concrete roof tiles, impact-rated doors and windows on the front of homes, low-E windows, tinted windows including 8-foot sliding glass doors, R-38 ceiling insulation and an in-wall pest treatment system. For systems it lists an instant (tankless) gas hot water heater, an alarm system in every home, and 100 percent automatic irrigation with a landscape package.
The sheet also lists volume ceilings in the kitchen, living, dining and family rooms, crown molding in coffered ceilings, art niches per plan, paver driveways and walkways, a paver lanai with screen enclosure and epoxy-sealed garage floors. You can read the sheet at Toll Brothers' features PDF. It is undated, so it describes what the builder offered, and a home's actual features depend on the options the first buyer chose.
Some do, and the builder did not include one as standard. The features sheet lists pools as options: "pre-priced options" including "stylish pool and spa designs," marble floors and outdoor kitchens. Toll's decorated Serino model opened in 2015 with a custom pool and spa, so the builder showed buyers what a pool at Palazzo at Naples looked like from the start.
Because pools were options, whether a given home has one has to be read from that home's listing, permit file or a showing, never assumed from the community. The county roll files we use for this page do not break out pools, and we do not state a share of homes with pools. A buyer who wants a pool should ask whether it was part of the original build, and a seller with a pool should expect it to be a distinguishing feature in a thin market.
Garages ran from two to four bays depending on the plan. The features sheet says "attached two- or three-car garage with door opener, per plan, with two remotes," and the builder's pages list two bays for the Biella, two to three for the Massiano, Serino, El Paso, Saviero, Stefano and Robellini, and three to four for the Cayman, the largest garage the builder offered.
No guest parking lot and no recreational vehicle or boat storage is documented at Palazzo at Naples. The association's rules, adopted in March 2018, say every street in the community is only two lane and that there is no community parking available, and they restrict overnight commercial vehicles, recreational vehicles, boats and trailers outside a closed garage. For a household with more vehicles than the garage holds, that rule set is a practical constraint to check before buying.
The median home lot is about 8,000 square feet (0.18 acre). The smallest of the 85 lots is 6,187 square feet and the largest is 18,175 square feet. In all, the 89 parcels in the plat total about 21.7 acres, which includes the four common tracts. The lots are small and fairly uniform, with 68 of the 85 under 9,000 square feet.
Lot size band | Lots |
|---|---|
Under 7,000 sq ft | 25 |
7,000 to 7,999 | 17 |
8,000 to 8,999 | 26 |
9,000 to 9,999 | 3 |
10,000 to 11,999 | 6 |
12,000 and up | 8 |
All home lots | 85 |
The middle half of the lots runs from about 6,665 to 8,462 square feet. The 14 lots of 10,000 square feet and up are the outliers a buyer pays attention to. We did not map which lots are corner lots, cul-de-sac lots or lots on the water, so we do not name premium lots; a survey or the plat decides. The lot sizes come from Collier County public parcel records pulled in October 2026.
The county roll shows a "base area" for each Palazzo at Naples home, from 1,993 to 3,442 square feet with a median of 2,378. That number is the base area of the home's largest building record, not a measured living area, and for a two-story plan the county base area counts only part of the living area. So county square footage can sit below the builder's plan size, and the two should never be compared in one sentence.
The clearest case is the Robellini, which Toll marketed at 4,043 square feet, above the largest base area on the roll. The smaller end of the county range (1,993) also sits just below the smallest builder plan (2,058). When you compare homes, use the builder's plan size or a measurement for living area, and use the county base area only to see how the roll records the building. This page prints no price figure built on county square feet except one sale-price median in the market section, and it is labeled as a county base area measure.
Toll Brothers' base prices ran from $425,995 for the lowest base plan (the Biella, April 2016) to $699,995 for the final two-story homes in 2019 and 2020, according to Toll Brothers pages. Across the standard plans, "priced from" prices sat in a narrow band from 2016 to 2019, from $425,995 to $565,995.
Those are base prices. They exclude lot premiums, options and pools, so they are not what a buyer paid, and they should never be turned into an appreciation figure on their own. For what homes have changed hands for since the builder sold out, see the market section of this page. A reader who wants a feel for the scale of the change can compare the builder's range above with the county sale range in that section, keeping the caveat in mind.
On August 14, 2020 the builder's page showed the community as "Final Homes Available," priced from $599,995. It listed three homes: a Massiano Versailles at $599,995 and 2,260 square feet, a Massiano Island Colonial at $609,995 and 2,274 square feet, and a two-story Stefano Island Colonial at $699,995 and 2,950 square feet. These are on the archived builder page of August 14, 2020.
Toll's page showed the community as sold out by January 2021, and a later capture on July 25, 2021 still read "This Community Is Sold Out." Since then the only way to buy at Palazzo at Naples has been a resale. The county roll dates 80 of the 85 homes to 2015 through 2020, and Toll Brothers listed the community as sold out by January 2021.
Every home was built in the modern Florida Building Code era, which began statewide on March 1, 2002. The Florida Building Commission's effective-dates table shows the 5th Edition (2014) taking effect June 30, 2015, the 6th Edition (2017) on December 31, 2017 and the 7th Edition (2020) on December 31, 2020, all in the Florida Building Commission effective-dates table.
The edition that governs a house is set by the date of its permit application, not by the year the roll shows, and we did not obtain permit dates. Information not available at time of publishing (checked 2026-11-03). What the roll years allow us to say is that homes the roll dates to 2015 through 2020 were built across the 5th, 6th and 7th Edition periods, and a buyer should ask for the permit date of the specific home.
The features sheet lists "impact rated doors and windows on front of homes." It does not state the rating of the rear glass or the sliding doors. The sheet also lists tinted windows including 8-foot sliding glass doors and concrete roof tile, and the 2018 association rules require concrete roof tile.
That detail matters for a wind-mitigation inspection, because insurers credit specific features. For scale, Collier County's building plan review office states that the minimum design wind speed for a Risk Category II structure in the county is 150 miles per hour under the 8th Edition code, in its formal interpretation. That is today's code minimum, and the homes here were permitted under earlier editions, so the site-specific design speed of a given home is not stated here.
Start with the plan name, the builder size and the number of stories, then the lot and any pool, then condition and updates since the original build. The plan tells you the layout, the builder's bedroom range and the garage count. The lot tells you the yard, which ranges from 6,187 to 18,175 square feet. The pool and the updates tell you what the original price did not include.
We suggest a simple order of questions. Is it a one-story plan or a two-story plan? What is the measured living area, not the county base area? How many garage bays does it have? Does it have a pool, and was it permitted? What has been replaced since 2015 to 2020, and when? With only 11 recorded sales in 24 months, comparable sales for the same plan are rare, so those questions do more work than a price table. For help, start at our buyer page for Naples.
A seller's strongest facts are the ones a buyer can verify: the plan name and its builder size, the measured living area, the lot size, whether there is a pool, the garage bays, and the dated updates. The roof tile, tankless gas water heater and impact glass on the front of the home belong on that list because the builder sheet names them.
Position the home against its own plan first and against other plans second, since the plans differ in size and layout by a wide margin. Expect the buyer's agent to ask for the permit record of any pool or addition and for the association's documents. For an opinion of value from our team, request a home valuation or read about how we sell homes in Naples.
Palazzo at Naples recorded 5 qualified sales in the 12 months to October 16, 2026, from $765,000 to $1,225,000. Over 24 months it recorded 11 sales at a median of $1,075,000, and over 60 months 18 sales at a median of $1,117,500. With only 85 homes, a handful of sales a year is normal.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; county sale dates run to October 16, 2026, and the newest Palazzo at Naples sale is April 28, 2026).
Days on market, list prices, active listings and association dues: Information not available at time of publishing (checked 2026-11-03). The figures on this page are Collier County recorded sales, which include sales the MLS never sees.
We tracked every recorded sale at Palazzo at Naples since the first Toll Brothers closings in 2015, and we count only qualified sales, which exclude transfers between related parties and other non-market deeds. The county file used here is dated October 27, 2026. Where a window holds fewer than 10 sales, we print the count and the range and no median, because a median of a handful of sales can mislead.
Five qualified sales were recorded between October 16, 2025 and October 16, 2026, at prices from $765,000 to $1,225,000. Because five is fewer than 10 sales, we print no median for the 12-month window. Every one of the five was a resale, since the builder sold out by January 2021.
The newest of the five closed on April 28, 2026, and the county file runs through October 16, 2026. The window is short enough that two or three sales can move any average, which is the reason the sales table below lists each one.
The table lists the date and price of each of the five qualified sales in the 12 months to October 16, 2026. It shows nothing else, because a recorded sale price is the one number that every sale shares.
Sale date | Recorded price |
|---|---|
October 29, 2025 | $765,000 |
November 10, 2025 | $1,022,000 |
November 20, 2025 | $1,225,000 |
February 10, 2026 | $912,500 |
April 28, 2026 | $1,135,000 |
The prices do not rise or fall in a line. The county roll shows the five homes differ in size, and the record carries nothing on condition, lot, plan or pool, so the spread between the lowest and highest price reflects differences the file cannot see. That is why a buyer or seller should treat this table as a boundary on recent history and not as a value for any one house.
Longer windows hold more sales and so allow a median. The windows below all end on October 16, 2026, and the 120-month window includes builder sales from the sell-out years, so its median reflects the builder's price range and the first resales, not the current market.
Window | Qualified sales | Price range | Median |
|---|---|---|---|
12 months (October 16, 2025 to October 16, 2026) | 5 | $765,000 to $1,225,000 | fewer than 10 sales, no median |
24 months (October 16, 2024 to October 16, 2026) | 11 | $765,000 to $1,325,000 | $1,075,000 |
36 months (October 16, 2023 to October 16, 2026) | 12 | $765,000 to $1,325,000 | $1,087,500 |
60 months (October 16, 2021 to October 16, 2026) | 18 | $765,000 to $1,325,000 | $1,117,500 |
120 months (October 16, 2016 to October 16, 2026) | 92 | $430,000 to $1,325,000 | $676,800 (includes builder sales) |
All recorded qualified sales | 117 | $430,000 to $1,325,000 | $664,200 |
The 24-month window ($1,075,000 on 11 sales) and the 60-month window ($1,117,500 on 18 sales) are the two a buyer or seller should read first. The 36-month window adds only one sale to the 24-month window, which is how thin the 2023 and 2024 record is: the county shows one qualified sale in each of those two years.
Over the 24 months to October 16, 2026, Palazzo at Naples sales ran at a median of $411 per county base square foot ($335 to $481, 11 sales). This is the only price per square foot figure we publish for Palazzo at Naples, and it is worded this way on purpose: the county base area of a two-story home counts only part of the living area, so the measure is a consistent county yardstick and not a measure of living area.
Use it to compare the county's records with one another, not to price a particular house from its measured living area. Two homes with the same measured living area can sit far apart on a county base area scale if one is a one-story plan and the other is a two-story plan. For the pricing of a specific home, a valuation that adjusts for plan, lot, pool and condition does a better job than any one ratio.
The table gives every year of qualified sales since the first closings. From 2015 through 2020, builder sales and early resales gave medians in the $620,000s to $660,000s. In 2021 the median was $752,700 on 10 sales, and every sale since October 2021 has been a resale. From 2022 on, each year holds fewer than 10 sales, so the table prints the count, the low and the high and no median.
Year | Qualified sales | Low | High | Median |
|---|---|---|---|---|
2015 | 13 | $518,000 | $862,400 | $638,400 |
2016 | 19 | $523,700 | $808,800 | $663,500 |
2017 | 14 | $449,700 | $788,800 | $658,250 |
2018 | 12 | $505,000 | $820,000 | $627,950 |
2019 | 15 | $505,700 | $806,600 | $661,400 |
2020 | 17 | $430,000 | $819,100 | $626,000 |
2021 | 10 | $620,000 | $1,322,500 | $752,700 |
2022 | 4 | $960,000 | $1,200,000 | fewer than 10 sales |
2023 | 1 | $1,285,000 | $1,285,000 | fewer than 10 sales |
2024 | 1 | $1,247,000 | $1,247,000 | fewer than 10 sales |
2025 | 9 | $765,000 | $1,325,000 | fewer than 10 sales |
2026 (to October 16) | 2 | $912,500 | $1,135,000 | fewer than 10 sales |
Across all years the county shows 117 qualified sales. The 2026 row ends at October 16, 2026, and both 2026 sales fell before the end of April.
From 2015 to 2020 the yearly median stayed in a tight band, from $626,000 in 2020 to $663,500 in 2016. The sale counts were 13, 19, 14, 12, 15 and 17, which together are 90 of the 117 qualified sales on record. Those years include sales by Toll Brothers to the first owners and, as the community matured, early resales.
The highest builder-era price was $862,400 (2015), and the lowest was $430,000 (2020). The tight band fits a community in which most of the sales were new homes priced from the builder's base price schedule plus options and lot premiums. The builder's base prices in the homes section run from $425,995 to $699,995, so the two ranges overlap but are not the same measure.
The county recorded 4 qualified sales in 2022, one in 2023 and one in 2024. The 2022 sales ranged from $960,000 to $1,200,000. The single sale in 2023 was $1,285,000 and the single sale in 2024 was $1,247,000. With six sales in three years, there is no median to publish and no trend to claim.
This is the thinnest stretch in the record and the reason a buyer or seller in the middle of it had almost no same-community comparables. It is also why the 36-month window (12 sales) holds only one more sale than the 24-month window (11 sales). A thin stretch is a feature of an 85-home community, not necessarily a sign of weakness, and it should not be read as a price signal on its own.
Sales picked up in 2025, with nine qualified sales ranging from $765,000 to $1,325,000, the busiest year since 2021 on the county's count. Two more were recorded in 2026 through October 16, on February 10 at $912,500 and April 28 at $1,135,000.
Nine is still fewer than 10 sales, so we print no median for 2025. The range is wide, and its two ends are the highest and the lowest recorded prices of the resale era, so a reader should look at the sales one by one in the 60-month list below. We make no claim about price direction from nine sales spread over a wide range.
The highest recorded qualified sale is $1,325,000, on June 2, 2025. The next highest are $1,322,500 on December 9, 2021 and $1,285,000 on April 17, 2023. Together they show that prices above $1,250,000 have been recorded more than once, but only three times in 117 sales.
The county's repeat-sale record helps explain the top of the range: the June 2025 sale was a resale of the same home that sold on December 9, 2021 for $1,322,500, a change of plus 0 percent over three and a half years, as the repeat-sale record below shows. The highest price is a ceiling on what has been recorded, not a benchmark for what a typical home brings.
Eighteen qualified sales closed in the 60 months to October 16, 2026. The list gives the date and the recorded price of each, in order, with no other column.
Sale date | Recorded price |
|---|---|
December 9, 2021 | $1,322,500 |
February 23, 2022 | $1,200,000 |
May 9, 2022 | $960,000 |
July 8, 2022 | $1,175,000 |
July 21, 2022 | $1,100,000 |
April 17, 2023 | $1,285,000 |
August 16, 2024 | $1,247,000 |
January 6, 2025 | $1,150,000 |
January 13, 2025 | $930,000 |
June 2, 2025 | $1,325,000 |
June 18, 2025 | $1,075,000 |
August 19, 2025 | $1,050,000 |
September 5, 2025 | $1,100,000 |
October 29, 2025 | $765,000 |
November 10, 2025 | $1,022,000 |
November 20, 2025 | $1,225,000 |
February 10, 2026 | $912,500 |
April 28, 2026 | $1,135,000 |
The 60-month median of those 18 sales is $1,117,500 and the range is $765,000 to $1,325,000. A buyer looking for the same-plan comparable should treat this list as the full universe: if an address does not appear here, the county has not recorded a qualified sale for it in five years.
Usually they have, in nominal terms. The county shows 34 pairs of qualified sales of the same home, and the median change from the first sale to the later sale across those 34 pairs is plus 37 percent, before improvements, carrying costs, commissions and taxes. Six of the 34 pairs show a lower later price, one is flat, and 27 are higher.
The extremes are wide. One pair that closed in 2016 and again in 2022 rose 107 percent, and another that closed in 2018 and 2020 fell 20 percent. The 2023 to 2024 pair shows minus 3 percent. Many of the earlier sales in these pairs fall in the builder years, so large gains are measured from builder-era prices.
The percentages are nominal and unadjusted: they take no account of improvements an owner made, the cost of selling, or the difference between a builder price and a resale price. The median across the 34 pairs is plus 37 percent.
There are only 85 homes, and every one has been a resale since October 2021. The county recorded 11 qualified sales in 24 months, which is about 13 percent of the community changing hands in two years, and one sale a year in both 2023 and 2024. Most owners in a small, finished community hold their homes for long stretches.
The county also records transfers of more than $100,000 that are not qualified sales, such as transfers between related parties: 13 in 2015, 19 in 2016, 15 in 2017, 12 in 2018, 15 in 2019, 18 in 2020, 12 in 2021, 4 in 2022, one in 2023, one in 2024, 9 in 2025 and 2 in 2026. Those counts, which include qualified and non-qualified deeds, track the sales counts closely, so thin sales are not hidden by a large volume of other transfers.
Read them as a range and a pace. Recent sales ran from $765,000 to $1,225,000 in 12 months and from $765,000 to $1,325,000 in 24 months, at a pace of about five sales a year in the latest window. That pace means a buyer may wait for the right plan, and may find that the one comparable sale for a home is two or three years old.
Before making an offer, a buyer should ask for the plan name, the measured living area, the lot, any pool and the age of the roof and systems, then compare against the 18 sales listed above. Because the county file does not carry those facts, a valuation by an agent who has walked the community is worth more than any one table. See our buyer page for Naples or contact us to talk it through.
Read them as the thin record a buyer's agent and appraiser will also see. Eleven recorded sales in 24 months at a median of $1,075,000, and 18 in 60 months at $1,117,500, set the reference points. The highest recorded price is $1,325,000, and a seller who prices near it needs reasons the record can support: plan, lot, condition, pool or updates.
With so few sales, an appraiser will lean on the same few sales listed above, so a seller gains by documenting what makes the home different from them. The 12-month range of $765,000 to $1,225,000 is the most recent evidence, and it is wide. To price a particular home, request a home valuation or read how we sell homes in Naples.
Palazzo at Naples has one homeowners association, Palazzo at Naples Homeowners Association, Inc., which bills dues quarterly under an annual budget. We publish no dues amount because none appears in a public record we could verify. A buyer gets the figure from the association's budget and the estoppel certificate, and the dues include a share of Valewood Drive upkeep.
Data updated: November 2026 (Florida Statutes chapter 720 as posted by the Florida Legislature; Florida Division of Corporations record N14000009195; Toll Brothers community pages archived 2016 to 2021; Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis).
This section explains what is and is not known about the cost of belonging to the association, and it is written to help a buyer collect the right documents. The association is a Chapter 720 homeowners association, filed with the state on October 3, 2014, and the state record shows it Active as of October 2026. It is professionally managed. We do not name a manager, because the public record shows management changing more than once and we could not confirm the current one from a first-party source.
The dues are billed quarterly, and the amount is set by the association's annual budget. We do not publish an amount. Information not available at time of publishing (checked 2026-11-03). The quarterly billing is shown by the title of a document the association posted, "Valewood Maintenance Quarter Dues 2021," which says the Valewood Drive share is part of the quarterly dues.
We will not repeat a dues figure from a listing or a portal, because those figures are not tied to a budget and we could not verify any of them. A buyer should not take a dues number from a headline, and should get it in writing from the association's current budget and from the estoppel certificate.
Ask for two documents. The first is the association's current annual budget, which sets the dues. The second is the estoppel certificate, which states the assessment, any unpaid amounts on the home and other items as of the date it is issued. Both come from the association or its manager, and the estoppel is ordered through the seller, the buyer's title company or the manager.
Florida law gives a buyer a timetable for the estoppel. Under section 720.30851 of the Florida Statutes, the certificate is due within 10 business days of the request and is valid for 30 days, or 35 if mailed. A buyer should build that time into the contract schedule. An owner can also ask for the budget as an official record, which the next sections describe.
Toll Brothers described what the dues covered in builder-era pages and copy, and these are descriptions from 2014 to 2018, not a current budget. The builder's pages said the dues "include all exterior yard maintenance, including irrigation, fertilization, and lawn care as well as the in-home security system's monthly monitoring."
A Naples Daily News item of November 23, 2014 quoted the builder saying the fee would include "year-round irrigation, plant and lawn maintenance, security monitoring, and common area maintenance." Those statements are from the sales period. They tell a buyer what the builder said the dues were designed to pay for, which is a service package and not just a charge for common land.
The current budget governs, and we have not seen it. Information not available at time of publishing (checked 2026-11-03). The public record points to some of the costs an association like this one carries: the private streets, the gate and its access system, common landscaping and the landscape contractor, the Valewood Drive share and management. That list is an inference from the record, not a budget line.
Whether yard care is still bundled into the dues, whether security monitoring is still included and whether the association has added services since 2018 are questions only the budget answers. A buyer should ask the seller what the quarterly bill includes and should compare the budget with the builder-era list rather than assume they match.
Valewood Drive is the entry road from Immokalee Road to the Palazzo at Naples gate. Collier County parcel records show the road owned by Quail Creek Village Foundation, and the association's document list shows a "Valewood Maintenance Quarter Dues 2021" file. The plain summary is that Palazzo's quarterly dues include a share of the upkeep of Valewood Drive, the private entry road it shares with Quail Creek Village.
The dollar share and the agreement behind it are not public. Information not available at time of publishing (checked 2026-11-03). A buyer should ask the association for the agreement and the current share, and for how it changes. The record shows a shared road, not a shared association.
The county records four common tracts for Palazzo at Naples, all owned by the association: Tract A, at 4.08 acres, which carries a right-of-way land-use code and is consistent with the community's private streets; Tract B, at 1.18 acres; and two small parcels, Tracts C and D. The 2018 rules state that every street in the community is only two lane.
The use of Tract B, whether a lake, a green or open space, is not stated in the records we have. Information not available at time of publishing (checked 2026-11-03). The recorded plat, at Plat Book 57, Pages 35 to 39, would show it. A buyer who cares about a specific tract should ask for the plat page and the association's maintenance responsibilities for it.
Under section 720.3085, a buyer is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title. That is why the estoppel certificate matters: it states what the association says is owed before closing.
The practical step is to have the title company confirm that any balance is paid at closing and to keep the estoppel in the closing file. We are not a law firm, and a buyer with a dispute over an assessment should ask a Florida real estate attorney. The statute is the general rule; the Declaration may add its own terms, and we have not read it.
We found no public report of a special assessment at Palazzo at Naples. That is a statement about what we could find, not a statement that none exists. The association's budget and reserve schedule, and any assessments voted since the 2022 budget, are not public. Information not available at time of publishing (checked 2026-11-03).
A buyer should ask three questions in writing: are any special assessments approved or under discussion, what does the reserve schedule say about the roads and gate, and when were the roads last resurfaced. Because the association owns the private streets, road repaving is the largest likely capital item, though we cannot say whether it is funded. The estoppel and the budget are the documents that answer it.
No. Palazzo at Naples is not in a Community Development District, so there is no CDD bond or CDD assessment on the tax bill. The proof is on the 2026 county roll: every one of the 85 homes carries a non-ad valorem charge of at most $270, which is far too small to be a CDD assessment.
A CDD would show up as a large annual line on the tax bill and as bond debt a buyer inherits. At Palazzo at Naples the roll shows no such line, and the county's special-district records show no district at the site. A buyer should still read the tax bill for the address to see the non-ad valorem lines.
There is no master association documented. The association's own 2018 rules and its document list name only the Palazzo at Naples association; the record shows no master association. The real link to Quail Creek Village is the road, as described above.
Nor does owning at Palazzo at Naples include a club. No club membership is part of owning here in any public record we found: there is no equity membership and no mandatory club dues. Toll Brothers' pages said optional golf, tennis, beach or social memberships were available close to the community, which describes an option offered to buyers, not a condition of ownership, and we publish no current membership offer or price.
The record does not show one, and it does not show that one does not exist. Whether the Declaration requires a capital contribution, a transfer fee or an application fee at sale is not something we can state, because we did not read the Declaration. Information not available at time of publishing (checked 2026-11-03).
The Declaration, filed with a date of December 29, 2016 on the association's document list, and its amendments of July 20, 2017 and October 28, 2020 are the documents that would say. A buyer should ask for them and should ask the closing agent for a line-by-line list of every association charge due at closing. A seller should ask the manager the same question before listing, so that the answer is on hand.
Yes. Under section 720.303, official records must be made available within 10 business days of a written request, and the level of financial statement an association must prepare rises with its revenue, from compiled statements at $150,000 to $300,000, to reviewed statements at $300,000 to $500,000, to audited statements at $500,000 and up.
The statute's website posting requirement applies to associations with 100 or more parcels from January 1, 2025. Palazzo at Naples has 89 parcels, 85 homes and four common tracts, which is below that threshold, so the association is not required to post documents online. That makes a written request for the documents more important. We are not offering a legal reading, and a buyer who needs one should consult an attorney.
The association is professionally managed. The public record shows several managers over the years, so we name none: the rules adopted in 2018 came from one management company, a later management company appears on the association's website in 2021 and 2022, and a third in 2025, and the state record's principal address now points to a management office in St. Petersburg. That address is a management office, not the community's location.
Because the manager changes the payment address, the portal and the contact for estoppels, a buyer should confirm the current manager from the association before sending any money. Do not rely on an old website or an online directory. The Gate Access Form, the pet and vehicle forms and the application for lease or purchase all go through the association.
A buyer should collect these from the seller, the manager or the title company during the inspection period:
Information not available at time of publishing (checked 2026-11-03) is the answer for the contents of most of these, which is the reason to request them.
A seller can save days by gathering the documents above before listing: the Declaration and amendments, the rules, the budget, the Valewood Drive agreement and an up-to-date estoppel certificate when a contract is near. The estoppel is valid for 30 days, so order it with the contract date in mind.
A seller should also confirm that dues are current, that any application process is understood and that any pool, fence or addition has the architectural approval and permits the rules require. The 2018 rules prohibit perimeter fencing and sheds, for example, so a seller with an exterior change should be ready to show the approval. Our team can help organize the list when you talk to us about selling.
Palazzo at Naples sits in millage area 98 of unincorporated Collier County, with a 2026 total rate of 9.3696 mills. The median 2026 total tax bill is $6,648, the median just value is $870,143, and no home carries more than $270 in non-ad valorem charges, so no CDD charge appears on the roll.
Data updated: November 2026 (Collier County 2026 certified tax roll and millage file, county file dated October 27, 2026, our analysis).
We read the county tax roll for all 85 homes and matched every one to the 2026 roll, so the figures below describe the whole community. Your own bill depends on assessed value, exemptions and the rate, so these are medians and not a quote for any address.
Every home is in millage area 98 and pays ten levies across five kinds of authority: Collier County, the South Florida Water Management District and its Big Cypress Basin, the school board, Collier Mosquito Control and North Collier Fire Control and Rescue District. The total is 9.3696 mills for 2026.
Authority | Levy | Mills |
|---|---|---|
Collier County | General Fund | 3.0107 |
South Florida Water Management | Water Management Fund-South Fl | 0.0948 |
South Florida Water Management | Big Cypress Basin | 0.0978 |
School Board | School Board - State Law | 1.8990 |
School Board | School Board - Local Board | 2.2480 |
Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
Nnf/North Collier Fire Control | Nnf/North Collier Fire Control | 1.0000 |
Collier County | Unincorp Gen - Mstd | 0.6844 |
Collier County | C.C. Water Pollution Ctrl Pgm | 0.0246 |
Collier County | Conservation Collier | 0.1772 |
Total | 9.3696 |
The table is county data dated October 27, 2026. Rates are set each year, so the 2026 total is the one in force now, and a later year will differ.
The median 2026 total tax bill on the roll is $6,648, made up of a median ad valorem bill of $6,378 and non-ad valorem charges of up to $270. The median just value is $870,143, with a range from $753,160 to $1,086,228. The lowest total bill on the roll is $270 and the highest is $10,075.
2026 roll measure | Result |
|---|---|
Homes on the roll | 85 |
Median just value | $870,143 |
Lowest just value | $753,160 |
Highest just value | $1,086,228 |
Median ad valorem taxes | $6,378 |
Median total taxes | $6,648 |
Lowest total taxes | $270 |
Highest total taxes | $10,075 |
Homes with a homestead exemption | 60 of 85 (71 percent) |
Homes with a non-ad valorem charge | 85 of 85 |
Largest non-ad valorem amount on any home | $270 |
We do not guess at the cause of the lowest total. The spread between the lowest and highest totals shows why a seller's bill is not a forecast for a buyer.
Palazzo at Naples is served by North Collier Fire Control and Rescue District, which appears on the 2026 millage table at 1.0000 mills in the row labeled "Nnf/North Collier Fire Control." It is part of the ad valorem bill, not a separate fee.
The 2026 table is the one that applies to a bill now. An older source may name a different fire district for this part of North Naples, so a buyer should confirm the line on the tax bill for the address. The fire levy is one of the ten lines that add up to the total of 9.3696 mills, and it does not change with the size of the home beyond its effect on the assessed value.
A buyer's tax bill resets toward the purchase-driven value, so the seller's bill is not a forecast of the buyer's. Florida's Save Our Homes cap limits how fast a homestead assessment can rise from year to year, and a change of ownership ends the cap, so the first full-year bill after a purchase can be higher than the seller's.
The practical sequence for a buyer is to expect a first-year bill closer to what a home of the same value pays without a long-held cap, and to apply for the homestead exemption if the home will be a permanent residence. We do not compute a new bill for any address, because the assessed value is set by the county property appraiser and depends on your exemptions. Ask the property appraiser or a tax professional about your own case.
The roll's median just value of $870,143 sits below the 24-month median sale price of $1,075,000. Of the five sales in the last 12 months, four closed above $870,143, and two, at $1,135,000 and $1,225,000, closed above the highest just value on the roll, $1,086,228.
A buyer who pays a price near recent sales can see the assessment move toward that price after the sale, and a home bought above the median can see a higher figure still. The county sets just value each year from its own analysis, and the property appraiser, not a real estate agent, decides it. Treat the medians here as a starting point for a conversation with the property appraiser or a tax professional.
On the 2026 roll, 60 of the 85 homes (71 percent) carry a homestead exemption. That is a fact about the roll, not about any owner, and we use it only to explain a tax point: homes without the exemption are assessed without a homestead cap, so their bills can differ from those of homes with it.
For a buyer, the homestead share means the median bill blends two kinds of homes. A buyer who plans to make the home a permanent residence applies for the exemption with the property appraiser after closing, subject to the statutory deadline. We do not state the deadline here, because it is the property appraiser's to confirm.
Every one of the 85 homes carries a non-ad valorem charge on the 2026 roll, and the largest is $270. Non-ad valorem charges are levied by assessment, not by millage, and are listed separately on the bill. We do not itemize what makes up the $270 charge, since that detail is on the tax bill itself. Information not available at time of publishing (checked 2026-11-03).
The size of the charge, at most $270, is the evidence that there is no CDD at Palazzo at Naples. A CDD assessment would be far larger and would sit on the bill for years. The dues to the homeowners association are not on the tax bill at all; they are billed by the association, as the previous section describes.
Three costs recur every year: property taxes, association dues and insurance. The first is known: the median 2026 total tax bill is $6,648 (low $270, high $10,075). The second is set by the association's budget and billed quarterly, and the third depends on the home, its wind protection and its flood coverage.
Dues are not published and insurance is a quote, so we do not add them up here. A buyer should collect the budget and estoppel for the dues and request insurance quotes for the specific address, then add them to the tax figure. The insurance and flood sections of this page explain what to ask. For help building that list for a particular home, contact our team.
Palazzo at Naples is a gated community of 85 detached Toll Brothers homes with no on-site amenity center found in any primary source: no clubhouse, community pool, fitness center or courts. What the builder described was service, not facilities: a gate, yard care, irrigation, monitored home security and natural gas. Golf, parks, beaches and shopping are a short drive away.
Data updated: November 2026 (Toll Brothers community pages as archived by the Wayback Machine, 2017 and 2021; Naples Daily News, November 23, 2014 and May 1, 2016; News-Press, July 11, 2014; Quail Creek Country Club website; Collier County Property Appraiser public data files, download dated October 27, 2026; drive times computed on public road map data from the Palazzo gate, off-peak).
Where an answer depends on the association's declaration, budget or rules, we write "Information not available at time of publishing (checked 2026-11-03)." and tell you what to request.
Inside the gate are 85 detached homes on three streets, Florence Cir, Palazzo Dr and Venice Ct, plus four common tracts owned by the association. Toll Brothers' own copy, as archived on January 9, 2017, called Palazzo at Naples "an intimate, gated community featuring a low-maintenance lifestyle, natural gas in every home and award-winning designs." The package it advertised was a maintenance package, not a recreation package.
No clubhouse, community pool, fitness center, tennis court, pickleball court, playground or dog park appears in any primary source we found. We searched the builder's community page (archived in 2017 and again after the sell-out in 2021), the Naples Daily News pieces from 2014 and 2017, the News-Press from 2014 and the county's records for the community. A Toll Brothers community in Texas uses the name Palazzo for a clubhouse. That is a different place, and nothing about it applies here.
The community is gated, with one gated entry from Valewood Drive and perimeter walls. The builder called it "an intimate, gated community," and both 2014 news reports described an 85-home gated community off Immokalee Road on Valewood Drive. County records show a gate structure at the entry, an entry sign and two perimeter wall structures. Whether the gate is staffed, guard hours, visitor procedure and vendor procedure: Information not available at time of publishing (checked 2026-11-03). The association's Gate Access Form governs entry, so ask the association for it.
Yes, as far as county records show. The association owns Tract A, 4.08 acres coded as right-of-way, so the streets inside the gate are private and association-maintained rather than county roads. The association's 2018 rules describe every street as two-lane and say there is no community parking available. Whether the association holds a reserve for roads: Information not available at time of publishing (checked 2026-11-03).
Collier's records list four association-owned tracts: Tract A at 4.08 acres, Tract B at 1.18 acres, and two small Tracts C and D, all conveyed from the developer to the association in October 2015. Tract A is the private street tract. The plat, recorded in Plat Book 57, Pages 35 to 39, would show it. We do not assign lake or preserve views to any lot without a plat or site plan.
Toll Brothers' pages from 2016 to 2018 said that exterior yard maintenance, including irrigation, fertilization and lawn care, plus monthly monitoring of each home's in-home security system, were included in the homeowners' dues. Its 2014 announcement added plant maintenance and common-area maintenance. Those are builder-era descriptions. What today's dues cover is set by the association's current budget, and the buyer gets that from the budget and the estoppel certificate. We print no dues amount because none is published in a primary source.
Quail Creek Country Club, at 13300 Valewood Drive, sits at the north end of the same road, about 2.1 road miles and 8 minutes from the Palazzo gate by computed free-flow drive. Its own directions page says the club is at the end of Valewood on the right, and its site describes two championship courses designed by Arthur Hills, the Quail and Creek courses, a sports center and spa, tennis, bocce and dining rooms, with several membership categories (Quail Creek Country Club). Quail Creek Village Golf Club also has its own site (Quail Village Golf Club). Neither belongs to Palazzo at Naples. We make no claim that a Palazzo owner can join any club.
No. Palazzo at Naples has its own association, and no master association is documented. The real link is the road. Valewood Drive is owned by Quail Creek Village Foundation, and Palazzo's quarterly dues include a share of Valewood Drive maintenance. Our page for Quail Creek Country Club covers the club at the north end of Valewood, and we cite it here for geography only.
North Collier Regional Park, at 15000 Livingston Road, Naples 34109, is a county park about 1.4 miles from the community in a straight line and 3.5 road miles, about 8 minutes, by computed drive (an approximate point near the park address). Facility lists, hours and fees for each: Information not available at time of publishing (checked 2026-11-03).
Delnor-Wiggins Pass State Park, 11135 Gulf Shore Drive, is about 6.1 road miles and 12 minutes from the gate by computed free-flow drive. Vanderbilt Beach public access is about 7.4 road miles and 14 minutes, and Clam Pass Park at 465 Seagate Drive is about 9.5 road miles and 16 minutes. Palazzo has no beach club or deeded Gulf access. For the state park, use the Florida State Parks website for current hours and fees, and rely on it rather than on any figure here.
Mercato, 9132 Strada Place, is about 6.6 road miles and 13 minutes away. Waterside Shops is about 8.7 road miles and 16 minutes, and Coconut Point at 23106 Fashion Drive in Estero is about 13.8 road miles and 21 minutes. Artis Naples, at 5833 Pelican Bay Boulevard, is 8.6 road miles and 15 minutes.
Public map data places several everyday stops within about 1.5 road miles of the gate, and we computed the drives the same way as the table in the drives section.
Stop | Type | Road miles | Free-flow minutes |
|---|---|---|---|
Target and CVS Pharmacy, 2415 Tarpon Bay Blvd | Department store and pharmacy | 0.9 | 3 |
Sprouts Farmers Market, 2220 Logan Blvd N | Supermarket | 1.3 | 3 |
Walmart Supercenter, 5420 Juliet Blvd | Supermarket with pharmacy | 1.4 | 4 |
Seed to Table, 4835 Immokalee Rd | Supermarket | 1.7 | 4 |
Publix, 15265 Collier Blvd | Supermarket | 3.2 | 6 |
Names and addresses come from public map data, so confirm hours and services with each store. The Publix at 15265 Collier Boulevard is named on Publix's own store page. A Whole Foods Market at Mercato, 9101 Strada Place, is about 4.6 miles in a straight line, and a Trader Joe's at 10600 Tamiami Trail North is about 4.4 miles in a straight line.
No, and we do not call it walkable. The nearest retail, the Target on Tarpon Bay Boulevard, is 0.9 road mile away and a walk to it means walking along or crossing Immokalee Road near the I-75 interchange.
The nearest library branch we confirmed is the Vanderbilt Beach Library at 788 Vanderbilt Beach Road, Naples 34108, about 5.0 miles in a straight line. A closer branch may exist, and we did not find one. A post office inside the area: Information not available at time of publishing (checked 2026-11-03).
We found no confirmed house of worship, no public golf course and no fitness club near the community in sources we could cite, so we name none.
Palazzo at Naples is still drawn in Zone AH on FEMA's effective map, but two FEMA Letters of Map Revision based on Fill removed every home lot from the Special Flood Hazard Area (Zone X, shaded). At 10133 Florence Circle the letter removes the structure, while parts of that lot remain in the SFHA.
Data updated: November 2026 (FEMA Letters of Map Revision based on Fill 15-04-6027A, May 27, 2015, and 17-04-0455A, November 23, 2016; FEMA flood map panel 12021C0213H, effective May 16, 2012; FEMA preliminary panel 12021C0213J, March 20, 2025; Collier County floodplain management page and August 19, 2026 news release; FEMA Community Rating System; Florida Division of Emergency Management; NHC Hurricane Ian report).
We read both FEMA Letters of Map Revision that cover the lots, line by line, and we checked the effective and preliminary maps at five Palazzo addresses on Florence Cir, Palazzo Dr and Venice Ct. This is a statement about the map and the letters, not a promise about any one lot or house. To look up an address, use the FEMA Map Service Center.
Item | What the record shows |
|---|---|
Effective flood map panel | 12021C0213H, effective 2012-05-16 |
Zone drawn on the effective map | Zone AH (Special Flood Hazard Area, shallow ponding) |
Letter 15-04-6027A, dated 2015-05-27 | Lots 1 to 38 and 47 to 85, removed, Zone X (shaded) |
Letter 17-04-0455A, dated 2016-11-23 | Lots 39 to 46, removed, Zone X (shaded) |
Exception | 10133 Florence Circle (lot 2): structure removed, parts of the lot remain in the SFHA |
Preliminary panel | 12021C0213J, preliminary 2025-03-20; not yet effective |
The effective FEMA map still draws Palazzo at Naples in Zone AH, but two FEMA Letters of Map Revision based on Fill removed every home lot from the Special Flood Hazard Area (Zone X, shaded); at 10133 Florence Circle the letter removes the structure, while parts of that lot remain in the SFHA. Zone AH is a Special Flood Hazard Area with a 1 percent annual chance of shallow flooding, usually ponding.
They are FEMA determinations, each titled a Letter of Map Revision Based on Fill, that revise the effective map for the listed lots. Letter 15-04-6027A, dated May 27, 2015, covers lots 1 to 38 and 47 to 85, and letter 17-04-0455A, dated November 23, 2016, covers lots 39 to 46. Both cite the plat as Plat Book 57, Pages 35 to 39, Collier County public records, and both belong to Collier County, unincorporated areas. You can read them on the FEMA Map Service Center: 15-04-6027A and 17-04-0455A.
Zone X (shaded) is the zone for areas outside the Special Flood Hazard Area but within the 0.2 percent annual chance flood hazard, which is a lower chance than the 1 percent annual chance in Zone AH. It is not a promise that a lot never floods. The letters list the new zone as X (shaded) for each removed lot, so the legal status of the lots changed even though the drawn polygon did not.
Lot 2, at 10133 Florence Circle, was removed from the Special Flood Hazard Area as a structure only. The letter states that portions of that property, not the subject of the determination, may remain in the SFHA. It also says any future construction or substantial improvement on the property remains subject to federal, state and local floodplain management regulations. If you are buying or insuring that address, read the letter itself, because it is the document that defines what was removed.
Ask the lender, because the letters leave the choice with the lender. Both letters say the federal mandatory flood insurance requirement does not apply to the removed property, and both add that the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A lender looking only at the drawn map may see Zone AH, so give the lender the letter for your lot. Whether a policy is wise is a separate question from whether one is required, and the insurance section below covers it.
Because the letters are not redrawn into the map polygon. FEMA's letter-of-map-change layer lists both Palazzo cases as not incorporated, so a lender or insurer reading only the drawn polygon sees AH. The Letter of Map Revision is the document that proves Zone X, and the lender and the letters govern. If a flood determination says AH, send the lender the letter.
FEMA issued preliminary flood maps for Collier County on March 20, 2025. The preliminary panel for the area, 12021C0213J, shows the five addresses we tested, on Palazzo Drive, Florence Circle and Venice Court, outside the Special Flood Hazard Area, as shaded or minimal-hazard Zone X.
Collier targets Summer 2027 for the new map to become effective, with the date subject to change (Collier County news release, August 19, 2026). The second letter itself says that when FEMA issues the new map, it will supersede that determination. Until then the letters govern. We do not state any appeal deadline, because Collier's pages give differing statements about the appeal and comment dates, so check the county page directly for the current status.
FEMA's two letters list the lowest lot elevation for each of the 85 lots, and they run from 12.6 to 15.7 feet above the vertical datum NAVD88, with a median near 14.3 feet by our count. Florence Circle lots run highest, 13.3 to 15.7 feet, Venice Court lots run 14.0 to 14.4 feet, and Palazzo Drive lots run lowest, 12.6 to 14.9 feet. These are lot elevations, not finished-floor elevations. A house's elevation certificate, not the lot figure, is what an insurer uses to rate a flood policy.
Collier County's evacuation layer places Palazzo at Naples in Evacuation Zone E, and the state's Know Your Zone layer returns Collier E as well. The state says evacuation zones run from A to F, that Zone A is generally the most vulnerable and most likely to be evacuated first, and that not all zones are always ordered (Florida Division of Emergency Management). Confirm your zone and follow official evacuation orders rather than any summary on this page. Collier's Emergency Management page links the county's zone lookup (Collier County Emergency Management).
No. The county's Coastal High Hazard Area layer is a set of boundary lines, and the nearest one is about 3.5 miles west of the community, between roughly 81.78 and 81.82 degrees west at Palazzo's latitude. Palazzo at Naples sits on the landward side.
Unincorporated Collier County is a Community Rating System Class 5 community. FEMA's table lists a 25 percent premium reduction for Class 5, and Collier's newsletter says eligible National Flood Insurance Program policies receive a 25 percent discount (FEMA Community Rating System; Collier County 2026 flood protection newsletter). Collier's floodplain page says the Class 5 rating saves the community a total of $9.6 million in premiums every year.
Palazzo at Naples is inland in Evacuation Zone E and outside the Coastal High Hazard Area, and the National Hurricane Center's reports describe surge on the coast and wind and rain inland during Ian, Helene and Milton. We found no report of damage specifically inside Palazzo at Naples from any of the three storms.
Data updated: November 2026 (National Hurricane Center Tropical Cyclone Reports for Ian, Helene and Milton; FEMA Letters of Map Revision; Collier County Property Appraiser public data files, download dated October 27, 2026).
We read the National Hurricane Center's reports for all three storms and set them beside the lot elevations in FEMA's letters. The sections below give regional facts only, and each states what the record does not show. Toll Brothers listed the community as sold out by January 2021, ahead of all three storms, and Collier's roll dates 80 of the 85 homes to 2015 through 2020. We do not claim the community stayed dry, and we do not claim it flooded.
Ian made landfall at Cayo Costa in Lee County on September 28, 2022. The National Hurricane Center says that in Bonita and North Naples the most severe impacts were contained to the immediate coastline, while inland high water marks ranged from 5 to 7 feet above ground level. It reports maximum inundation of 6 to 9 feet above ground in Naples and a Naples Pier gauge reading of 6.18 feet above mean higher high water before the station was destroyed. For Collier County it reports that 33 buildings were destroyed and over 3,500 sustained major damage (NHC Hurricane Ian report).
The nearest sensor at Palazzo's latitude, a USGS gauge at Delnor-Wiggins Pass State Park about 5.5 miles due west, recorded a storm tide of 10.24 feet on the NAVD88 datum, with estimated inundation of 9.73 feet above ground (NHC Hurricane Ian report, Table 3). The lowest Palazzo lot elevation on FEMA's letters is 12.6 feet, 2.4 feet above that coastal figure. That is an elevation comparison only, and surge weakens moving inland. It is not evidence about how Ian behaved at Palazzo, and we do not offer it as such.
Helene made landfall in the Big Bend on September 26, 2024 and passed offshore of Southwest Florida. The National Hurricane Center reports that south of Bonita Beach, maximum storm surge inundation of 2 to 4 feet above ground occurred in areas such as Naples, Marco Island and Everglades City, and the Naples Bay gauge measured 4.02 feet above mean higher high water (NHC Hurricane Helene report). That describes the coast. Damage or flooding inside Palazzo at Naples during Helene: Information not available at time of publishing (checked 2026-11-03).
Milton made landfall at Siesta Key in Sarasota County on October 9, 2024. The National Hurricane Center reports maximum storm surge inundation of 3 to 5 feet above ground from Bonita Beach through Marco Island, with the Naples Bay gauge at 5.08 feet above mean higher high water. The Collier Emergency Operations Center station recorded a sustained 39 knots, a gust of 51 knots and 2.16 inches of rain (NHC Hurricane Milton report).
We found no public report of damage specifically inside Palazzo at Naples from Ian, Helene or Milton. We searched the National Hurricane Center reports and news coverage, including searches pairing each storm with Immokalee Road, Quail Creek and Longshore Lake, and none described Palazzo. Association minutes, insurance claims and owner reports would show the real history, and none is public in what we found.
Florida's statewide building code took effect in 2002, and the 5th Edition (2014) took effect June 30, 2015, the 6th Edition (2017) on December 31, 2017 and the 7th Edition (2020) on December 31, 2020, per the Florida Building Commission's effective-date table (Florida Building Commission effective dates). Collier's roll dates 80 of the 85 homes to 2015 through 2020, so the homes fall under the statewide code, but the governing edition is set by each house's permit application date, so we state none for any single house. A wind mitigation inspection documents what a given house actually has.
Palazzo at Naples is not subject to Florida's milestone inspection or structural integrity reserve rules, because those regimes attach to condominium and cooperative buildings three stories or higher, and Palazzo at Naples is 85 detached single-family homes run by a Chapter 720 homeowners association. Buyers still ask about roofs, reserves and maintenance, and they should.
Data updated: November 2026 (Florida Statutes Chapters 553, 718 and 720; Florida Division of Corporations, Sunbiz record N14000009195; Collier County Property Appraiser public data files, download dated October 27, 2026).
We read the state corporation record for the association and the statutes that govern it, and we checked them against the county roll, where all 85 homes carry land use code 1, single-family. Confirm the title of the recorded declaration, because the answer rests on the community being a homeowners association and not a condominium.
No. The milestone inspection requirement in section 553.899 of the Florida Statutes applies to condominium and cooperative buildings three stories or higher, and Palazzo at Naples consists of detached single-family homes.
No. The structural integrity reserve study requirement in section 718.112 applies to condominium and cooperative buildings three stories or higher, under Chapters 718 and 719. Palazzo at Naples is not a condominium and has no unit owners sharing a building. The association's budget can still include reserves for roads, drainage or other common property, which is a choice the association makes, not a state mandate, so ask what the budget sets aside.
No. It is a Chapter 720 homeowners association. The association is Palazzo at Naples Homeowners Association, Inc., Florida not for profit, document number N14000009195, filed October 3, 2014 and Active as of October 2026. There is no condominium project and no unit ownership of an undivided share in a building. Every Palazzo at Naples home is a detached single-family house on its own lot, so words like condo, villa and townhome do not describe any of them.
Chapter 720 governs the association: its records, assessments, budgets, estoppel certificates and rule enforcement. Official records must be made available within 10 business days of a written request (Florida Statutes 720.303). An estoppel certificate is due within 10 business days of a request, valid for 30 days, with a fee cap of $250 plus add-ons for expedited or delinquent accounts (Florida Statutes 720.30851). A buyer is jointly and severally liable with the prior owner for unpaid assessments that came due before transfer (Florida Statutes 720.3085). Rental rules adopted after July 1, 2021 bind only owners who acquire title later or consent, with limited exceptions (Florida Statutes 720.306).
Even without a state-mandated building inspection, ask these questions of the seller and the association:
The answers sit in the budget, the declaration and the estoppel certificate.
Palazzo at Naples owners insure a detached single-family house, so the setup is an HO-3 style homeowners policy covering the whole dwelling, with wind inside it or apart from it, plus separate flood coverage if wanted or required. There is no condominium master policy and no HO-6 here. Premiums depend on the house, so we print no quotes.
Data updated: November 2026 (Florida Statutes 627.711; Citizens Property Insurance flood and eligibility pages; FEMA Risk Rating 2.0 FAQ and Community Rating System; Collier County Building Plan Review; Florida Building Commission effective dates; My Safe Florida Home).
Insurance is where a buyer's yearly cost is hardest to predict, so we separate what is documented from what depends on a policy we have not seen. We did not read any insurance policy, and we do not quote any Palazzo premium. We compared the county tax roll with the insurer rules below to show where a house's value can matter.
The owner does. The county roll shows every home as a detached single-family house, so the owner buys a homeowners policy, usually an HO-3 style policy, covering the dwelling, other structures, contents and liability. There is no unit-owner HO-6 policy and no condominium master policy because it is not a condominium. Whether the association carries its own policy on common property such as the gate and entry: Information not available at time of publishing (checked 2026-11-03). Ask the association for its certificate of insurance.
Wind may sit inside the homeowners policy or in a separate wind policy, and the hurricane deductible is set in the policy. Roof age, roof shape, opening protection and the code era drive the price. Collier County's building plan review office says the minimum design wind speed for a Risk Category II structure in Collier is 150 miles per hour (ultimate), under a formal interpretation of the 2023 code (Collier County Building Plan Review). The site-specific value can be higher, and we did not look it up for Palazzo. Get a wind quote that names the exact address.
Collier's roll dates 80 of the 85 homes to 2015 through 2020, after the statewide Florida Building Code took effect in 2002. Homes permitted from June 30, 2015 fall under the 5th Edition (2014) or later, and homes permitted from December 31, 2017 under the 6th Edition or later. The edition for any one house is set by its permit application date, not by its roll year, so we state none per house. The permit and a current wind mitigation report show what is actually in the roof and openings.
Florida law requires insurers to tell personal residential applicants and policyholders, at issuance and at each renewal, about the range of discounts, credits or deductible reductions for wind-loss reduction features, and to accept a valid uniform mitigation verification form signed by a qualified inspector (Florida Statutes 627.711). Credits are documented per house, not per community. A seller can hand a buyer's agent the current form. The state's My Safe Florida Home program advertises free wind mitigation inspections and grants for approved upgrades, but funding comes in rounds, so check the portal before you count on it.
Under both Letters of Map Revision, the federal mandatory purchase requirement does not apply to the removed lots, and the lender may choose to keep a flood insurance requirement. Flood insurance is a separate policy from homeowners coverage, which excludes flood. FEMA's Risk Rating 2.0 says the effective maps continue to be used by lenders to decide whether purchase is mandatory, while pricing follows the individual building's risk rather than its zone (FEMA Risk Rating 2.0 FAQ). A seller's elevation certificate helps a quote. The Community Rating System discount for unincorporated Collier is 25 percent on eligible policies.
Probably not by itself. The National Flood Insurance Program's regular-program maximum building coverage is $250,000, as Citizens states on its flood page (Citizens flood requirements). The 24-month county median sale price at Palazzo at Naples is $1,075,000, so our reading is that an owner wanting flood coverage near the dwelling's replacement cost would look at private or excess flood coverage above the federal cap. That is our inference, not a quoted rule, and your agent should price both options for the specific address.
Citizens Property Insurance, the state insurer of last resort, lists an HO-3 eligibility cap of a Coverage A under $700,000 outside Miami-Dade and Monroe, so a house with a higher replacement cost may not qualify, and qualification depends on the house's own Coverage A, not on its sale price. Citizens also requires flood coverage on its wind policies: outside the Special Flood Hazard Area, it applies by Coverage A thresholds that stepped down each January and apply to all policies, regardless of value, from January 1, 2027 (Citizens flood requirements). That is a Citizens rule, not a Palazzo rule.
Order these before your inspection period ends:
Our guide to buying a home in Naples covers offers, inspections and insurance quotes in the order they come up.
Palazzo at Naples addresses sampled in the district's school-locator lookup, run by our team in October 2026 for the 2026 to 2027 school year, returned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High. Assignments change; confirm with Collier County Public Schools at https://zones.collierschools.com.
Data updated: November 2026 (Collier County Public Schools school-locator lookup at sampled Palazzo addresses, October 2026, 2026 to 2027 school year; Florida Department of Education Collier district school directory; school websites; WGCU; Gulfshore Business).
The table gives the directory address of each school the lookup returned. It is not an assignment, and we print no distances to schools and no letter grades. Addresses come from the state's school directory (Florida Department of Education Collier district directory). The district can change attendance areas from year to year, so use the district's tool with the exact address of the home.
School | Level | Address |
|---|---|---|
Veterans Memorial Elementary | Elementary | 15960 Veterans Memorial Blvd, Naples 34110 |
North Naples Middle | Middle | 16165 Learning Ln, Naples 34110 |
Aubrey Rogers High | High | 15100 Veterans Blvd, Naples 34110 |
Only the district can say. At the sampled Palazzo addresses on Palazzo Dr, Florence Cir and Venice Ct, the lookup returned the same three schools, and it flagged no pending rezone for them. Assignments change, so confirm with Collier County Public Schools at zones.collierschools.com using the home's address, and ask again before you commit.
Veterans Memorial Elementary is at 15960 Veterans Memorial Blvd, Naples 34110, telephone (239) 377-8800 per the state directory.
North Naples Middle School is at 16165 Learning Ln, Naples 34110, telephone (239) 377-4600 per the state directory, and it is a middle school.
Aubrey Rogers High School is at 15100 Veterans Blvd, Naples 34110, telephone (239) 377-2600 per the state directory. A district page may print the street as Patriot Place, with the same house number, so if you navigate by street name, use the house number and check both.
Older marketing copy for Palazzo at Naples named Laurel Oak Elementary and Gulf Coast High, and the district's lookup no longer returns them for the sampled Palazzo addresses. Laurel Oak is at 7800 Immokalee Rd and Gulf Coast High at 7878 Shark Way, both in ZIP 34119, per the state directory.
Bear Creek Elementary, at 2400 Cub Court, Naples 34120 per the state directory, is a new Collier elementary school reported as opening in August 2025. WGCU covered its ribbon-cutting on August 14, 2025 as a school meant to ease overcrowding at nearby schools (WGCU). Whether any Palazzo address is assigned to it: not established. The district's lookup returned Veterans Memorial Elementary.
The state directory lists Naples Classical Academy, a charter K to 12 school, at 10270 Immokalee Rd, Naples 34120, and Mason Classical Academy, a charter K to 8 school, at 2647 Professional Cir, Naples 34119.
Two private schools have their own sites in our files. Community School of Naples, at 13275 Livingston Road, Naples 34109, has Lower, Middle and Upper Schools (Community School of Naples). Seacrest Country Day School, at 7100 Davis Boulevard, Naples 34104, serves pre-kindergarten through grade 12 (Seacrest Country Day School). We list no distances, tuition or admissions details. Ask each school for current admissions information, and for other North Naples private and parochial schools: Information not available at time of publishing (checked 2026-11-03).
Palazzo at Naples is about 4 minutes and 1.6 road miles from I-75 Exit 111, and about 8 minutes and 4.0 road miles from NCH North Naples Hospital, by computed free-flow drive from the Palazzo gate. Add time in season and at peak hours, because the method assumes no traffic.
Data updated: November 2026 (computed free-flow drive times on public road map data from the Palazzo gate, off-peak, October 28, 2026; hospital, airport and Toll Brothers websites).
Method, stated once: every time and distance in the table is a computed free-flow drive on public road map data from the Palazzo gate at the entry, off-peak, so in-season traffic is slower. They are not live-traffic times, and they are not measured ambulance times. Rows marked approximate use a point placed at the named place rather than a street address.
Destination | Road miles | Free-flow minutes |
|---|---|---|
I-75 Exit 111 (Immokalee Rd interchange, approximate point) | 1.6 | 4 |
NCH North Naples Hospital, 11190 Health Park Blvd | 4.0 | 8 |
North Collier Regional Park (approximate point near 15000 Livingston Rd) | 3.5 | 8 |
Mercato, 9132 Strada Pl | 6.6 | 13 |
Delnor-Wiggins Pass State Park, 11135 Gulf Shore Dr | 6.1 | 12 |
Vanderbilt Beach public access (approximate point) | 7.4 | 14 |
Artis Naples, 5833 Pelican Bay Blvd | 8.6 | 15 |
Waterside Shops (approximate point) | 8.7 | 16 |
Clam Pass Park, 465 Seagate Dr | 9.5 | 16 |
Naples Airport, 160 Aviation Dr N | 11.1 | 17 |
Hertz Arena, 11000 Everblades Pkwy, Estero | 13.6 | 19 |
Coconut Point, 23106 Fashion Dr, Estero | 13.8 | 21 |
Fifth Avenue South (600 block) | 13.1 | 21 |
NCH Baker Hospital, 350 7th St N | 13.2 | 22 |
Third Street South (1200 block) | 14.7 | 24 |
Naples Pier, 25 12th Ave S | 14.8 | 24 |
Southwest Florida International Airport, 11000 Terminal Access Rd | 20.4 | 26 |
Toll Brothers' directions, as archived in 2017, say to take Exit 111 and travel east on Immokalee Road approximately one-half mile to Valewood Drive, turn left onto Valewood Drive and proceed approximately 300 yards to the Palazzo at Naples entrance on the right. The computed drive from the gate to the interchange is 1.6 road miles and about 4 minutes. The interchange is also the construction zone residents will pass most as the state rebuilds it, which the planned-projects section covers.
Four hospital campuses with emergency departments are within about 15 road miles. Each hospital's own page describes its services; we print no bed counts and no wait times, which change.
Hospital | Address | Road miles | Free-flow minutes |
|---|---|---|---|
NCH North Naples Hospital | 11190 Health Park Blvd, Naples 34110 | 4.0 | 8 |
Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd, Naples 34119 | 6.0 | 10 |
NCH Baker Hospital | 350 7th St N, Naples 34102 | 13.2 | 22 |
Physicians Regional Medical Center, Collier Boulevard | 8300 Collier Blvd, Naples 34114 | 14.9 | 20 |
In an emergency, call 911. NCH lists its emergency departments on its own page (NCH emergency services), and Physicians Regional describes its campuses on its site (Physicians Regional Pine Ridge; Physicians Regional Collier Boulevard). Physicians Regional also operates a campus at 1285 Creekside Blvd, Naples 34109, which we did not route. The county's fire district for the community is the North Collier Fire Control and Rescue District.
NCH's location hub says its urgent and immediate care centers offer alternatives to traditional emergency room visits (NCH locations). We name no individual urgent care operator, because the listings we found did not come from an operator's own page, and hours differ by source. Urgent care along Immokalee Road: Information not available at time of publishing (checked 2026-11-03). For pharmacies, the Target and CVS at 2415 Tarpon Bay Boulevard is 0.9 road mile, the Walmart Supercenter at 5420 Juliet Boulevard is 1.4 road miles, and the Publix at 15265 Collier Boulevard is 3.2 road miles, about 6 minutes. Confirm pharmacy hours with each store.
Southwest Florida International Airport, at 11000 Terminal Access Rd in Fort Myers, is 20.4 road miles and about 26 minutes away by computed drive, and Wikipedia describes it as about 10 miles southeast of Fort Myers (Southwest Florida International Airport). Naples Airport, at 160 Aviation Dr N, is 11.1 road miles and about 17 minutes away. It is mostly general aviation, and
All times assume no traffic. In winter season, roughly January to April, weekday peaks and weekend beach traffic run slower on Immokalee Road, Collier Boulevard, Vanderbilt Beach Road and US 41. A timed drive at the hour you would actually travel is the only reliable test, and a live map before you leave beats any table.
Palazzo at Naples sits near the I-75 widening project, whose construction phase began or begins in 2026 and includes a new diverging diamond interchange at Immokalee Road, and near county plans for Immokalee Road and a Livingston Road flyover. No county record we found names Palazzo at Naples. Plans change, so check dates before you rely on them.
Data updated: November 2026 (Florida Department of Transportation project pages, updated through November 3, 2026; Collier County transportation presentation, January 14, 2026; Naples Press; WGCU; Naples News Now; Gulfshore Business; Business Observer; Real Estate Business Online; project dates as stated in each item).
We checked each project for its stated date and status and flag what we could not confirm. Distances to projects are our estimates from street geography, so we say about. For road dates, use the FDOT project page for I-75 and Collier County's transportation pages.
FDOT project 452544-1 covers I-75 from north of Golden Gate Parkway to south of Alico Road, about 21 miles in Collier and Lee Counties. Its page lists the phase as construction, with a current phase start of mid-2026, and features two express lanes in each direction from Golden Gate Parkway to Corkscrew Road, new auxiliary lanes, accelerated congestion relief lanes between Immokalee Road and Bonita Beach Road, direct express-lane access at Vanderbilt Beach Road, noise walls where they qualify, and a new diverging diamond interchange at Immokalee Road. FDOT held public meetings on August 31, September 1 and September 2, 2026 and public hearings on October 27 and 28, 2026 (FDOT project 452544-1).
The I-75 interchange at Immokalee Road, Exit 111, is about 1.6 road miles from the Palazzo gate, so this is the construction zone residents will pass most. A diverging diamond interchange, WGCU explains, allows free-flowing turns and removes conflict points (WGCU). No page we found gives the interchange's cost, start date beyond the phase start, or ramp-closure plan.
WGCU reported on September 20, 2026 that the work is roughly a three-year build, that express-lane work could come any time next year, that early 2027 is mentioned for the congestion relief lanes between Bonita Beach Road and Immokalee Road, and that the express lanes are optional toll lanes. The FDOT page and the article differ on when construction starts, so we say only that the construction phase began or begins in 2026. WGCU reports about $77 million in noise walls across 29 neighborhoods.
Naples News Now reported on February 29, 2024 that the county was remarking the existing exclusive westbound right-turn lane to serve through and right traffic, which adds a westbound through lane between Valewood and I-75, with plans complete and the contractor expected to finish that spring (Naples News Now). Completion was not confirmed in any later source, so we state a plan, not a finish date.
The same article reports a consultant retiming 17 Immokalee Road signals, from Collier Reserve Drive and Arthrex Boulevard to Woodcrest Drive and Quarry Drive, and coordinating five Collier Boulevard signals between Immokalee Road and Vanderbilt Beach Road, with the exercise repeating out of season. The article lists only the endpoints, which bracket the stretch containing Valewood Drive.
A Collier County presentation at a January 14, 2026 town hall lists project 60253, Immokalee Road from Logan Boulevard to I-75. It cites the 2021 Immokalee Road corridor study, which recommended capacity enhancements to turn lanes, traffic signals, roadway and shoulder widening, with a proposed westbound through and right-turn lane as a key feature. It lists a total of $25.3 million, a design notice to proceed in summer 2026 and design completion in spring 2028 (Collier County presentation).
The county plans a four-lane flyover to carry Livingston Road over Immokalee Road, coordinated with the new I-75 interchange. Our reading is that it is planned for the late 2020s to early 2030s in county planning documents. Naples Press reported that the Board of County Commissioners voted on July 28, 2026 to award a design contract, and that construction will not start until the I-75 and Immokalee Road diverging diamond work is done (Naples Press; WINK). We print no cost, because reported figures differ by scope and date.
Naples News Now reported on April 8, 2025 a $37.3 million plan to widen Airport-Pulling Road between Vanderbilt Beach Road and Immokalee Road to six lanes with a raised median, with design nearly complete and construction possibly starting as early as fall 2026 (Naples News Now). It is on the west side of North Naples, a few miles west of Palazzo, so it changes cross-town trips more than the Valewood entrance.
The Vanderbilt Beach Road extension, Phase I, opened to traffic on June 12, 2026, about 7 miles east from Collier Boulevard to 16th Street NE (Gulfshore Business). Separately, the county is building signals and turn lanes at Vanderbilt Beach Road and Logan Boulevard for $6.05 million, with utility relocations underway as of December 17, 2025 (Naples News Now).
FDOT project 425843-2 rebuilds the I-75 interchange at State Road 951, Collier Boulevard, over 1.3 miles between Business Circle South and City Gate Drive, at about $97 million, with construction that began in early 2023 and an estimated finish in early 2027 (FDOT project 425843-2). The Pine Ridge Road diverging diamond, Collier's first, was switching to new traffic flows in May 2026, with completion expected mid-2027 (Naples Daily News).
Naples News Now reported a single-story retail center called Tree Farm Plaza at Immokalee Road and Collier Boulevard, between an ALDI and a CVS, with groundbreaking on April 30, 2024 and completion expected in November 2024 (Naples News Now). Gulfshore Business reports construction of Creative World School on Immokalee Road began in March 2025 (Gulfshore Business).
Naples News Now reported in June 2025 that the Collier Board approved an increase to a design contract for the northeast water and wastewater plants, a full buildout of about $438 million, with design to 2028, construction 2028 to 2029 and service ready in 2031 (Naples News Now). It serves northeast communities, not the Palazzo area. No source we found mentions utility work on Valewood Drive, Florence Cir, Palazzo Dr or Venice Ct.
Collier's records place the community in a planned unit development, part of the Quail II (Quail Creek Village) planned unit development, most recently amended by Collier County Ordinance 2014-14; Ordinance 81-90 is the 1981 original and 05-52 the 2005 rewrite. What Ordinance 2014-14 approved for the Palazzo tract: Information not available at time of publishing (checked 2026-11-03). A 2006 Business Observer item described an earlier Toll plan for land near Valewood Drive that described a different product, and we could not confirm it is the same parcel (Business Observer, 2006).
Palazzo at Naples recorded 5 qualified sales in the 12 months to October 16, 2026, from $765,000 to $1,225,000, and Mockingbird Crossing recorded 10 across its two plats, from $910,000 to $1,985,000, at a $1,016,250 median. Palazzo's window is under 10 sales, so it gets no median. The 60-month medians are $1,117,500 for Palazzo and $1,281,000 for Mockingbird Crossing.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, to October 16, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; D.R. Horton release on PR.com, November 22, 2014; Toll Brothers community page as archived, 2017).
We compared Palazzo with nearby communities on the same county sales yardstick: qualified recorded sales, price only. Mockingbird Crossing is a D.R. Horton community off Collier Boulevard and Immokalee Road whose sales opened in November 2014 per the builder's release (D.R. Horton release). Our Mockingbird Crossing page covers it in more detail. Its home count, dues and amenities are not compared here, because we could not confirm them.
Yardstick | Palazzo at Naples | Mockingbird Crossing |
|---|---|---|
Builder | Toll Brothers | D.R. Horton |
Roll years built | Mostly 2015 to 2020 | 2014 to 2021 |
Recorded sales, 12 months | 5 | 10 |
Price range, 12 months | $765,000 to $1,225,000 | $910,000 to $1,985,000 |
Median price, 12 months | No median (fewer than 10 sales) | $1,016,250 |
Recorded sales, 24 months | 11 | 13 |
Price range, 24 months | $765,000 to $1,325,000 | $910,000 to $1,985,000 |
Median price, 24 months | $1,075,000 | $1,017,500 |
Recorded sales, 60 months | 18 | 31 |
Price range, 60 months | $765,000 to $1,325,000 | $910,000 to $1,985,000 |
Median price, 60 months | $1,117,500 | $1,281,000 |
Builder-reported figures use different methods and dates, so they are not a like-for-like comparison. Toll Brothers' page, as archived in 2017, listed Palazzo at Naples homes from about 2,058 to 4,043 square feet, with the lowest base plan from $425,995 in 2016; base prices exclude lot premiums and options. D.R. Horton's November 22, 2014 release said Mockingbird Crossing had eight floor plans of approximately 2,583 to 5,350 square feet of living space, starting in the high-$400s, with park, preserve and wetland areas. Those are 2014 builder statements, not current prices.
By price, Palazzo's 24-month median of $1,075,000 sits below Mockingbird Crossing's 60-month median of $1,281,000, and Mockingbird Crossing's range reaches $1,985,000, higher than any Palazzo sale on record. By build era, Palazzo's roll years cluster in 2015 to 2020 and Mockingbird Crossing's roll years run 2014 to 2021. Choose Palazzo if your budget sits around $765,000 to $1,325,000 and you want a gated 85-home community. Choose Mockingbird Crossing if your budget sits higher or you want a wider range of home sizes. To run the numbers on two specific homes, reach us through our contact page.
Palazzo at Naples is 85 detached single-family homes with a 24-month median of $1,075,000 on 11 sales, and Vanderbilt Reserve is 212 attached two-story townhomes with a 24-month median of $445,000 on 29 sales. They are different products, so we compare price only, on the same county yardstick, not size.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, 12, 24 and 60 months to October 16, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis).
Vanderbilt Reserve is about 2.7 miles from Palazzo at Naples in the same ZIP, 34119, with homes built on the roll from 2019 to 2023. Our Vanderbilt Reserve page covers it in detail. The county's square footage for Vanderbilt Reserve records only part of each home, so we use no square footage for it. Home type, size, fees and amenities are not compared here.
Yardstick | Palazzo at Naples | Vanderbilt Reserve |
|---|---|---|
Home type | Detached single-family | Attached two-story townhomes |
Homes | 85 | 212 |
Roll years built | Mostly 2015 to 2020 | 2019 to 2023 |
Recorded sales, 12 months | 5 | 16 |
Price range, 12 months | $765,000 to $1,225,000 | $385,000 to $500,000 |
Median price, 12 months | No median (fewer than 10 sales) | $427,500 |
Recorded sales, 24 months | 11 | 29 |
Median price, 24 months | $1,075,000 | $445,000 |
Recorded sales, 60 months | 18 | 189 |
Median price, 60 months | $1,117,500 | $405,000 |
Choose Palazzo at Naples if your budget sits near $765,000 to $1,325,000 and you want a detached house on its own lot in a gated community of 85 homes. Choose Vanderbilt Reserve if your budget sits near $385,000 to $500,000 and an attached townhome suits you. Add the monthly cost of each, including association dues, insurance and taxes, before you decide. Neither community's dues are published in a primary source.
Both are context only. Tuscany Cove recorded 13 qualified sales over 24 months at a median of $440,000 on the same yardstick, and our Tuscany Cove page covers it. Quail West is about 2.8 miles north, and our Quail West page covers it; we print no Quail West sales figures. Neither is Palazzo at Naples, and none of their facts apply here.
Palazzo at Naples offers a gated community of 85 detached Toll Brothers homes, about 4 minutes from I-75 Exit 111, with no CDD and no club membership attached to ownership in any public record we found. The trade-offs are thin sales, unpublished dues, no on-site amenity center, a drawn map that still shows AH, and a $6,648 median tax bill.
Data updated: November 2026 (Collier County recorded sales to October 16, 2026; FEMA Letters of Map Revision 15-04-6027A and 17-04-0455A; 2026 Collier County tax roll; Collier County Property Appraiser public data files, download dated October 27, 2026; computed free-flow drive times from the Palazzo gate; Florida Department of Transportation).
Here is what we would tell a client over coffee. We tracked every recorded sale at Palazzo at Naples since the first Toll Brothers closings in 2015, we read the county tax roll for all 85 homes, we read both FEMA Letters of Map Revision that cover the lots, and we compared Palazzo with nearby communities on the same county sales yardstick. If you want to browse available homes after reading this page, see homes for sale in Naples on our team site.
Weigh the dues and the flood paperwork first, because the dues are not published and the drawn map still shows AH. Ask for the Letter of Map Revision for the lot, the home's elevation certificate, a wind mitigation report, the current budget and the estoppel certificate. Our guide to buying a home in Naples covers offers, inspections and insurance in the order they come up, and you can reach us through our contact page. If you are comparing more communities, our pages for Mockingbird Crossing and Vanderbilt Reserve cover nearby options.
Palazzo at Naples sellers get the strongest result when a home is priced from Collier County's recorded sales and its own plan, lot and paperwork, because only 5 homes sold in the 12 months to October 16, 2026. McGreevy and Comisar price each listing against the county record, not a portal estimate.
Data updated: November 2026 (Collier County recorded sales, 12 and 24 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll and tax roll; FEMA Letters of Map Revision; our analysis).
If you're searching for a Palazzo at Naples listing agent, or thinking, "I need someone to sell my Palazzo at Naples home...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Palazzo at Naples homes against every recorded sale, keep one-story and two-story plans apart, and put the flood letters, the association paperwork and the closing costs in front of a buyer before the buyer has to ask.
Data updated: November 2026 (Collier County recorded sales, 12 to 60 months to October 16, 2026, county file dated October 27, 2026; newest recorded Palazzo at Naples sale April 28, 2026; our analysis).
Collier County recorded 5 qualified Palazzo at Naples sales in the 12 months to October 16, 2026, from $765,000 to $1,225,000. With fewer than 10 sales we print no median for that window. We tracked every recorded sale at Palazzo at Naples since the first Toll Brothers closings in 2015, and we read the county tax roll for all 85 homes. The five sales of the last 12 months:
Sale date | Recorded price |
|---|---|
2025-10-29 | $765,000 |
2025-11-10 | $1,022,000 |
2025-11-20 | $1,225,000 |
2026-02-10 | $912,500 |
2026-04-28 | $1,135,000 |
Over 24 months there were 11 sales at a $1,075,000 median ($765,000 to $1,325,000), over 36 months 12 at $1,087,500, and over 60 months 18 at $1,117,500. The highest recorded qualified price is $1,325,000, on June 2, 2025. Every sale since October 2021 is a resale, and the community saw one sale each in 2023 and 2024, so a single outlier can move any window. A buyer's appraiser will see the same few sales we do, and we choose ours before the appraiser does.
A Palazzo at Naples price starts with the plan, then the lot, then condition. Toll Brothers built eight plans over the years, and its own pages report these sizes, which are builder figures and not county measurements:
Plan | Stories | Builder-reported size (sq ft) | Builder page |
|---|---|---|---|
Biella | 1 | 2,058 | January 2017 |
Massiano | 1 (a 2-story elevation was also listed) | 2,225 | August 2018 |
Serino | 1 | 2,285 | August 2018 |
Cayman | 1 | 2,131 | August 2018 |
El Paso | 1 | 2,678 | August 2018 |
Saviero | 2 | 2,950 | January 2017 |
Stefano | 2 | 2,934 | August 2018 |
Robellini | 2 | 4,043 | August 2018 |
The 85 lots run from 6,187 to 18,175 square feet, with a median of about 8,000 square feet (0.18 acre), so lot size and position change a comparison. Private pools were options at Toll Brothers, so pool or no pool varies home by home, and updates since the first 2015 closings matter because the builder's features sheet lists a ten-year limited warranty program that the earliest homes have passed. The county roll does not record views, and lake or preserve frontage is not documented in any record we found, so we check each lot on site. Against a 24-month median of $1,075,000 and a 2025 high of $1,325,000, the gap between those two numbers is where careful pricing earns its fee.
Palazzo at Naples buyers ask the same questions before they write: what are the dues and what do they cover, is there a CDD, what do the rules allow, and what does the flood map mean for this home. The 2026 county roll shows non-ad valorem charges of $270 or less on all 85 homes, so no CDD charge appears on the roll. We read both FEMA Letters of Map Revision that cover the lots, and we hand a buyer those two letters with the listing, because the effective map still draws the community in Zone AH while the letters removed every home lot from the Special Flood Hazard Area. The association's dues amount, the Declaration terms, the lease and transfer rules and any fee schedule are Information not available at time of publishing (checked 2026-11-03). So we request the budget and the estoppel certificate under Florida Statutes 720.30851 at listing, not after a buyer asks. Palazzo's quarterly dues also carry a share of the upkeep of Valewood Drive, which Quail Creek Village Foundation owns, and a buyer will ask about it. We compared Palazzo at Naples with nearby communities on the same county sales yardstick, so we can show a buyer where a price sits.
In Collier County the seller customarily pays the documentary stamp tax on the deed and the owner's title policy, and the contract controls. The association's estoppel certificate carries a statutory fee cap with extra charges possible, and any one-time transfer or capital contribution fee is Information not available at time of publishing (checked 2026-11-03). We build a net sheet from your actual numbers before you list, because a median sale price tells you little about your own closing statement.
Start with our free home valuation, and we will follow up with a number built on the county's recorded sales, adjusted for plan, lot and condition. Our Naples home valuation page explains how we price across the city.
Talk to Jesse direct: (239) 898-6072, text or call. For the full process, read our guide to selling a home in Naples.
Palazzo at Naples owners call McGreevy and Comisar when a Toll Brothers home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a Palazzo at Naples home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palazzo at Naples? Call Marc at (239) 287-5873, or read about buying a home in Naples. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed Palazzo at Naples realtors, and the reviews on the team's Google Business Profile describe what a Palazzo at Naples seller or buyer needs most: honest advice, steady communication and a team that sells.
Five-star Google review: "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Five-star Google review: "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Five-star Google review: "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Palazzo at Naples buyers ask what the community is, what the association charges, how the flood map reads, what has sold and what is being built nearby. Each answer draws on a county record, a statute, a builder page, a news report or our analysis, and where a fact is not published we say so.
Data updated: November 2026 (Collier County recorded sales and tax roll, county files dated October 27, 2026; FEMA Letters of Map Revision; Florida Statutes; Toll Brothers builder pages; Florida Department of Transportation project pages; news reports as dated in the sources list).
Palazzo at Naples is a gated Toll Brothers community of 85 detached single-family homes on Florence Cir, Palazzo Dr and Venice Ct, entered from Valewood Dr just north of Immokalee Rd, Naples FL 34119, in unincorporated Collier County. Collier records it as the plat PALAZZO AT NAPLES, 89 parcels in all: 85 homes plus 4 common tracts, about 21.7 acres.
The ZIP code is 34119. Toll Brothers' directions read: from I-75 take Exit 111, travel east on Immokalee Road approximately half a mile to Valewood Drive, turn left and proceed about 300 yards to the entrance on the right. Quail Creek Country Club sits at the north end of Valewood Drive, which is geography only and not a shared membership.
No. Palazzo at Naples is in unincorporated Collier County, so county services and county millage apply and there is no City of Naples tax line. The mailing city reads Naples, and the ZIP code is 34119. The Gulf is farther away than that mailing name suggests, with Delnor-Wiggins Pass State Park about 6.1 road miles and Vanderbilt Beach about 7.4 road miles from the gate.
No. Palazzo at Bayfront is a downtown Naples condominium building, covered on our Tides at Bayfront page. Palazzo at Pelican Preserve is a group of Fort Myers condominiums in Lee County. Palazzo at Treviso Bay, Palazzo at Pelican Bay, Palazzo Grande, Palazzo in Bonita and Firenze Circle are also different places. Confirm any address against the three street names here before you trust a number you find online.
Yes. The county roll classes all 85 homes as single-family, 100 percent detached, and the association is a homeowners association under Chapter 720, not a condominium association. That matters for insurance, for the state's condominium structural laws and for who maintains what. Each owner holds a whole house and its lot, so the owner insures the whole house.
There are 85 homes on three streets: Florence Cir, Palazzo Dr and Venice Ct. The county roll holds 89 parcels, which adds four common tracts owned by the association. The median lot is about 8,000 square feet (0.18 acre), from 6,187 to 18,175 square feet. A mailing address with another street name, such as Linnet Ln or Heather Ln, is not a Palazzo at Naples home.
Toll Brothers, founded in 1967 and public since 1986, built it. Toll released the site plan in November 2014, opened models in 2015, listed the final homes in August 2020 and showed the community as sold out by January 2021. Every recorded sale since October 2021 is a resale. Builder base prices ran from $425,995 (lowest base plan, 2016) to $699,995 (final two-story homes, 2019 to 2020), and exclude lot premiums and options.
Collier's roll dates 80 of the 85 homes to 2015 through 2020, and Toll Brothers listed the community as sold out by January 2021. By roll year: 2015 has 12 homes, 2016 has 16, 2017 has 16, 2018 has 9, 2019 has 15 and 2020 has 12. Five more homes carry later roll dates, which is a roll field and not a builder date, so ask for the permit record.
Toll's pages show Biella, Massiano, Serino, Cayman and El Paso as one-story plans, and Saviero, Stefano and Robellini as two-story plans, plus a two-story Massiano Provincial elevation. Builder-reported sizes ran from 2,058 square feet for the Biella to 4,043 for the Robellini, with first-floor primary suites. Plan sizes are the builder's figures, so measure the actual home during your inspection period.
Some do. Toll Brothers offered pools and spas as pre-priced options rather than as a standard feature, so a pool appears home by home. We confirm a pool from the listing and the permit record before we compare two homes. A paver lanai with a screen enclosure was standard on the builder's features sheet, and the association's 2018 rules require ARC approval for a pool and bronze pool cages.
The builder's features sheet lists architectural concrete roof tiles, impact-rated doors and windows on the front of the home (rear glass protection is not stated), low-E windows, R-38 ceiling insulation, natural gas with a tankless gas water heater, an attached two- or three-car garage and a ten-year limited warranty program. The earliest 2015 homes are past that ten-year mark, so ask what has been replaced since.
Yes. The builder and two 2014 news reports describe a gated community, with one gated entry from Valewood Drive and perimeter walls. Whether the gate is staffed, how guests and contractors are admitted and what the budget pays for security are not in any public record we found, and the association's Gate Access Form governs entry. Ask for the access rules in writing.
No on-site amenity center was found in primary sources: no clubhouse, community pool, fitness center or courts. The builder's package was service, namely exterior yard care, irrigation, fertilization and home security monitoring in the dues, plus the gate and natural gas. Those descriptions date from Toll Brothers pages of 2016 to 2018, and the current budget governs today's coverage.
No club membership is part of owning at Palazzo at Naples in any public record we found, with no equity and no mandatory club dues. Toll's 2016 to 2018 pages called golf, tennis, beach or social memberships optional and available close to the community. We publish no current membership offer or price. See our Quail Creek Country Club page for the club at the north end of Valewood Drive.
No. Palazzo at Naples has its own association, and we found no master association above it in any public record. The real link is the road: Quail Creek Village Foundation owns Valewood Drive, and Palazzo's quarterly dues include a Valewood Drive maintenance share, per a 2021 association document titled "Valewood Maintenance Quarter Dues 2021." The dollar share is Information not available at time of publishing (checked 2026-11-03).
The dues amount is Information not available at time of publishing (checked 2026-11-03). Dues are billed quarterly, and the amount is set by the association's annual budget. Listing figures are not the association's budget, so we print none. Ask the seller for the current budget and the estoppel certificate, and hold both before your inspection period ends.
Toll Brothers pages of 2016 to 2018 described dues that covered exterior yard care, irrigation, fertilization and home security monitoring. What today's dues cover depends on the current budget, which governs, so read it line by line. Ask about the landscape vendor's scope, the gate system, the private streets, the Valewood Drive share and the reserve plan before you rely on any listing description.
The association is Palazzo at Naples Homeowners Association, Inc., a Florida not-for-profit corporation, Sunbiz document N14000009195, filed October 3, 2014 and Active as of October 2026. It is professionally managed. Management has changed more than once over the years, so we name no company, and the St. Petersburg address on the state record is a management office, not the community's location.
No. The 2026 county roll shows a non-ad valorem charge on all 85 homes of at most $270, where a CDD assessment would add a much larger line. We say no CDD on that proof. Confirm on your own tax bill, because the bill is the final word, and ask whether the $270 or less line covers anything beyond the usual county items.
Any one-time fee at sale is Information not available at time of publishing (checked 2026-11-03). It rests on the recorded Declaration, which we have not read. Under Florida Statutes 720.30851 the association must deliver an estoppel certificate within 10 business days of a request, and the certificate states what is due at closing. Ask in writing before your inspection period ends.
Whether any special assessment is levied or planned is Information not available at time of publishing (checked 2026-11-03), and the association's reserve plan is not public. We found no public report of one. Ask the seller and the association in writing, read the estoppel certificate and the current budget, and remember that a buyer is jointly and severally liable with the prior owner for unpaid assessments that came due before transfer.
The lease minimum, any approval step and any cap on leases rest on the Declaration, which we have not read: Information not available at time of publishing (checked 2026-11-03). The association's documents list an Application for Lease or Purchase and a Lease Renewal Application, so leasing runs through an approval process. Under Florida Statutes 720.306, rental rules adopted after July 1, 2021 bind only owners who acquire title later or consent.
The association's 2018 rules say pets must be leashed outside the home and owners must pick up waste, and no number or size limit appears in them. Those rules date from March 12, 2018, and a later version may exist. A Pet Registration Form is on the association's document list. Ask for the current rules in writing before you make an offer.
The 2018 rules bar a commercial vehicle, RV, motorcycle, boat, trailer or camper from parking overnight anywhere except inside a fully enclosed garage. They also limit PODS on driveways to 7 days in any six-month period, and street parking is limited to commercial or vendor vehicles during business hours. A permit covers extended-stay guests. Confirm the current rules before you buy.
Any change to the exterior of a home, lot or area inside a pool screen needs ARC approval, including painting, roofs, pavers, shutters, pools and landscaping, and the 2018 rules allow only concrete roof tile. They permit one flagpole up to 20 feet with up to two flags no larger than 4.5 by 6 feet, citing section 720.304(2) of the Florida Statutes. Perimeter fencing is not permitted.
The zoning is PUD, as part of the Quail II (Quail Creek Village) planned unit development, most recently amended by Collier County Ordinance 2014-14. Ordinance 81-90 was the 1981 original and 05-52 the 2005 rewrite. The plat is recorded in Plat Book 57, Pages 35 to 39, per FEMA's 2015 and 2016 letters. What Ordinance 2014-14 approved is Information not available at time of publishing (checked 2026-11-03).
The effective FEMA map still draws Palazzo at Naples in Zone AH, but two FEMA Letters of Map Revision based on Fill removed every home lot from the Special Flood Hazard Area (Zone X, shaded). At 10133 Florence Circle the letter removes the structure, while parts of that lot remain in the SFHA. The letters are 15-04-6027A (May 27, 2015, lots 1 to 38 and 47 to 85) and 17-04-0455A (November 23, 2016, lots 39 to 46) on panel 12021C0213H, effective May 16, 2012.
Per both FEMA letters, the federal mandatory flood insurance requirement does not apply, but the lender has the option to continue a flood insurance requirement. A flood determination read from the drawn polygon alone will show AH, while the letter proves Zone X, so give your lender both letters early. The lender and the letters govern. Ask your insurance agent for a flood quote anyway.
FEMA's preliminary panel 12021C0213J, dated March 20, 2025, shows the tested Palazzo addresses outside the SFHA. Collier targets an effective date in Summer 2027, subject to change, and the new map, once effective, supersedes the letters. Collier's two statements on appeal timing disagree, so we state no deadline. Check your address at the FEMA Map Service Center.
FEMA's two letters list the lowest lot elevation for each of the 85 lots, from 12.6 to 15.7 feet NAVD88, with a median of 14.3 feet by our count. The eight lowest lots, 39 to 46, are on Palazzo Drive. These are lot elevations, not finished-floor elevations, so each home's elevation certificate governs its flood rating, and Collier's floodplain page offers an Elevation Certificate Map search.
Palazzo at Naples is in Collier County Evacuation Zone E, and it is outside the Coastal High Hazard Area, with the nearest mapped boundary line about 3.5 miles west. Florida's Division of Emergency Management says Zone A is most likely to be evacuated first and not all zones are always ordered. Confirm your zone at the state's Know Your Zone page before a storm.
We found no damage report for Palazzo at Naples from Ian (2022), Helene (2024) or Milton (2024). Regionally, the National Hurricane Center reports inland high water marks of 5 to 7 feet above ground in Bonita and North Naples during Ian, with the most severe impacts at the immediate coastline. Ask the seller about storm repairs and claims, and ask the association for board minutes on storm work.
No. Milestone inspections and structural integrity reserve studies attach to condominium and cooperative buildings of three stories or more, under sections 553.899 and 718.112 of the Florida Statutes. Palazzo at Naples is 85 detached homes under a Chapter 720 homeowners association. Buyers still ask because of news coverage, and a sensible substitute is to request the reserve plan, roof records and the budget.
The owner buys a homeowners policy, an HO-3 type, covering the whole house, with or without wind, plus separate flood coverage. Citizens' HO-3 worksheet lists a maximum Coverage A of less than $700,000, and many homes here may exceed that, so a quote depends on the house. Under section 627.711, insurers must accept a valid uniform mitigation verification form.
The district's school-locator lookup, run in October 2026 for the 2026 to 2027 school year at sampled Palazzo addresses, returned Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High. Assignments change; confirm with Collier County Public Schools at zones.collierschools.com. Older marketing named Laurel Oak Elementary and Gulf Coast High, and the district's lookup no longer returns them for Palazzo.
The Florida Department of Education directory lists Veterans Memorial Elementary at 15960 Veterans Memorial Blvd, North Naples Middle at 16165 Learning Ln and Aubrey Rogers High at 15100 Veterans Blvd, all in Naples 34110. Bear Creek Elementary, 2400 Cub Court, Naples 34120, opened in August 2025. Whether any Palazzo address is assigned to Bear Creek is not established. We print no school distances and no grades.
Collier County recorded 5 qualified sales in the 12 months to October 16, 2026, from $765,000 to $1,225,000, with no median because there were fewer than 10. Over 24 months there were 11 at a $1,075,000 median ($765,000 to $1,325,000). Days on market, list prices, active listings and association dues: Information not available at time of publishing (checked 2026-11-03). The county figures include sales the MLS never sees.
Yearly medians in the builder years ran from $626,000 (2020) to $663,500 (2016). The 2021 median was $752,700 on 10 sales, every sale since October 2021 is a resale, and sales are thin, with one each in 2023 and 2024. The highest recorded qualified price is $1,325,000, on June 2, 2025. Across 34 same-home repeat sales the median change was plus 37 percent, nominal, before improvements and costs.
All 85 homes are in millage area 98, 9.3696 mills in total for 2026, including North Collier Fire Control and Rescue District at 1.0000 mill. The median 2026 total tax is $6,648 (low $270, high $10,075), the median ad valorem tax is $6,378 and the median just value is $870,143. 60 of 85 homes (71 percent) carry a homestead exemption. A purchase resets the assessed value, so a seller's bill can be lower than a buyer's.
These are computed free-flow drive times on public road map data from the Palazzo gate, off-peak, so in-season traffic is slower. I-75 Exit 111 is 1.6 road miles, about 4 minutes. Delnor-Wiggins Pass State Park is 6.1 miles and 12 minutes, Vanderbilt Beach 7.4 miles and 14 minutes, Naples Airport 11.1 miles and 17 minutes, and Southwest Florida International 20.4 miles and 26 minutes.
NCH North Naples Hospital, 11190 Health Park Blvd, is 4.0 road miles and about 8 minutes from the gate by the same free-flow method. Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, is about 6.0 miles and 10 minutes, and NCH Baker Hospital is 13.2 miles and 22 minutes. In an emergency call 911.
Publix lists a store at 15265 Collier Blvd, Naples 34119, with a pharmacy, and the Publix location page is in our sources. Target and CVS on Tarpon Bay Blvd are about 0.9 road mile away, Sprouts on Logan Blvd N about 1.3 miles and Walmart on Juliet Blvd about 1.4 miles. Mercato is 6.6 road miles and 13 minutes away. Stores change, so verify a name before a trip.
The Florida Department of Transportation lists project 452544-1, I-75 from Golden Gate Parkway to Alico Road, with a new diverging diamond interchange at Immokalee Road and construction that began or begins in 2026. County plans also include a Livingston Road flyover at Immokalee Road, planned for the late 2020s to early 2030s in county planning documents. Confirm dates on the FDOT project page.
Saltgrass Reserve, 208 apartments at Vanderbilt Beach Road and Islandwalk Boulevard, started site work in 2026. Tree Farm Plaza broke ground at Immokalee Road and Collier Boulevard on April 30, 2024, and Mason Classical Academy opened a Vanderbilt Beach Road campus on July 17, 2026. Creative World School began construction in March 2025, and the $438 million northeast utilities project (July 2025) serves other communities.
On the same county yardstick of qualified recorded sales, Mockingbird Crossing had 10 sales in 12 months from $910,000 to $1,985,000 at a $1,016,250 median, and 31 sales over 60 months at a $1,281,000 median. D.R. Horton opened sales in November 2014 with plans of about 2,583 to 5,350 square feet. Palazzo had 5 sales at $765,000 to $1,225,000. We print no home count for Mockingbird Crossing, so compare on price, build era and scale.
Vanderbilt Reserve is a different product: 212 two-story attached townhomes built 2019 to 2023, about 2.7 miles away in the same ZIP. It had 16 sales in 12 months at a $427,500 median ($385,000 to $500,000) and 29 in 24 months at $445,000. Compare on price only, because a detached Toll Brothers home and an attached townhome are not the same type of purchase.
Tuscany Cove is context only: 13 sales over 24 months at a $440,000 median. Quail West lies about 2.8 miles north, and we print no Quail West numbers here. Compare by budget, home type, build era and scale, and read each community's page for its own association, fees and flood paperwork.
On the record: a gate, only 85 homes, Toll Brothers construction from 2015 to 2020, about 4 minutes to I-75 Exit 111, two FEMA letters that removed every lot from the SFHA, no CDD, no mandatory club dues and lots around 8,000 square feet. Against that: thin sales, dues and Declaration terms not published, no on-site amenity center, a drawn map that still reads AH, a median tax bill of $6,648 and Immokalee Rd traffic with I-75 work ahead.
Ask for the recorded Declaration and its two amendments (the association lists a Declaration dated December 29, 2016, a First Amendment of July 20, 2017 and a Second Amendment of October 28, 2020), the current rules, the budget and reserve schedule, the estoppel certificate, the Application for Lease or Purchase, the Gate Access Form, both FEMA letters, the home's elevation certificate, a wind mitigation form and permits. The association has fewer than 100 parcels, so state law does not require it to post documents online, but official records are due within 10 business days of a written request.
Palazzo at Naples sellers ask what a home is worth, how plan, lot and condition change the price, what the buyer pays at closing and how the association's paperwork and the flood letters shape a sale. Each answer draws on a county record, a statute or our analysis, and where a fact is not published we say so.
Data updated: November 2026 (Collier County recorded sales, 12 and 24 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll and tax roll; Florida Statutes; FEMA Letters of Map Revision; our analysis).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read on your own plan and lot, gather the association's budget, rules and estoppel certificate, locate your elevation certificate and both FEMA letters, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples covers the steps.
It depends on plan, lot, pool, condition and updates. Collier County recorded 11 sales over the 24 months to October 16, 2026, at a $1,075,000 median, and 5 over the last 12 months from $765,000 to $1,225,000, so a single recorded sale carries real weight. Our free home valuation applies the comparisons to your address and your plan.
Over the 12 months to October 16, 2026, 5 recorded sales ranged from $765,000 to $1,225,000, with no median because there were fewer than 10. Over 24 months, 11 ranged from $765,000 to $1,325,000 at $1,075,000. Over 36 months, 12 sold at $1,087,500, and over 60 months, 18 at $1,117,500. The highest recorded qualified price is $1,325,000, on June 2, 2025.
With 85 homes, turnover is thin: one sale each in 2023 and 2024, and 5 in the latest 12 months. We start with the closest recorded sale of the same plan and lot type, adjust for pool, condition and updates, and show a buyer's agent the same sales we used. We do not lean on a portal estimate, because it works from the same few sales and cannot see your kitchen or lanai.
Toll Brothers' pages list Biella, Massiano, Serino, Cayman and El Paso as one-story plans and Saviero, Stefano and Robellini as two-story plans, with a two-story Massiano Provincial elevation as well. We keep the two apart in every comparison. Builder sizes ran from 2,058 square feet (Biella) to 4,043 (Robellini), and we confirm your plan before we choose a single sale, because a buyer's appraiser will ask.
Toll Brothers offered pools as options, so pools vary home by home. We have no source that puts a dollar figure on a pool here, so we quote none. We check the permit and the condition of the pool, cage and equipment, then price from what buyers paid for comparable homes. Under the association's 2018 rules a pool needed ARC approval, and the cage must be bronze aluminum with black screening.
Probably, and we confirm on site. The 85 lots run from 6,187 to 18,175 square feet, and 14 of them are 10,000 square feet or more. The county roll does not record views, and lake or preserve frontage is not documented in any record we found. We check your lot against the plat and the photographs, then price from what buyers paid for comparable homes.
An online estimate is a model that cannot see your kitchen, your lanai or your lot, and it works from few sales when only 5 close in a year. A comparative market analysis from us starts with the county's recorded sales, adjusts for plan, lot, pool, flood paperwork and condition, and shows the work. The appraiser's January 1 value is an estimate, not what a buyer paid.
We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every recorded sale at Palazzo at Naples since 2015. Call Jesse at (239) 898-6072.
We prepare the pricing read, request the estoppel certificate and association documents, gather the two FEMA letters and your elevation certificate, complete the flood disclosure, stage and photograph the home, list it, and manage showings and offers. We also walk a buyer through the no-CDD proof and the tax figures. Call Jesse at (239) 898-6072 to start.
Commission is negotiable and is set in the listing agreement, so we put the number in writing before you list and build it into a net sheet. We do not quote an average, because an average tells you little about your own closing statement. Call Jesse at (239) 898-6072 and we will walk through the listing agreement line by line.
The recorded sales are too few to prove a season. The 5 sales in the last 12 months closed in four different months, none more than two in a month, and Naples season runs roughly January to April, but we would rather give you the sales than a rule of thumb. We pick a list date from the current listings and your move date.
Days on market for Palazzo at Naples: Information not available at time of publishing (checked 2026-11-03). The record does show pace: 5 recorded sales in 12 months, so a buyer has few homes to compare and your price is read against all of them. Pricing to the nearest closed sale of your plan matters more than the calendar.
We do not forecast. Builder-era yearly medians ran from $626,000 (2020) to $663,500 (2016), the 2021 median was $752,700 on 10 sales, and the 24-month median is $1,075,000 against a recorded high of $1,325,000 on June 2, 2025. Since 2022 each year had fewer than 10 sales, so one sale can swing a reading. We compare your home with the same plan and lot.
Whether the association must approve a buyer or a sale is Information not available at time of publishing (checked 2026-11-03). The association's document list includes an Application for Lease or Purchase, which suggests an application process exists. We ask the association in writing and read the Declaration once you give us a copy, then build any approval time into the closing date.
A buyer will ask for the current budget, the rules and regulations, any assessments and the estoppel certificate. Under Florida Statutes 720.303 official records are due within 10 business days of a written request. The association's own resale packet and fee schedule are Information not available at time of publishing (checked 2026-11-03). We request the estoppel at listing so the paperwork is ready when the offer arrives.
Under Florida Statutes 720.30851 the certificate is due within 10 business days of a request and is valid for 30 days, or 35 if mailed. The base fee is capped at $250, with $100 more for expedited delivery in 3 business days and up to $150 more if the account is delinquent. What this association charges is Information not available at time of publishing (checked 2026-11-03).
Any one-time fee at sale is Information not available at time of publishing (checked 2026-11-03). The estoppel certificate is where an association states any amount due at closing, and its base fee is capped by statute. We ask the association in writing before we list, so the fee is on your net sheet and not a surprise at the closing table.
Yes, often. Quail Creek Village Foundation owns Valewood Drive, and Palazzo's quarterly dues include a Valewood Drive maintenance share, per a 2021 association document title. The dollar share is Information not available at time of publishing (checked 2026-11-03). We ask the association for the current figure and put a short, accurate explanation in the listing package so the question is answered before it is asked.
Leasing rules are Information not available at time of publishing (checked 2026-11-03), so we read the lease, the association's rules and the contract together. A buyer who wants to occupy the home needs the tenant to leave on a date the contract states, and a buyer who wants to keep the lease needs a copy of it. We plan showings with the tenant and with the gate in mind.
Costs are set by the contract and the listing agreement, so we price them for your home, not from an average. They include the documentary stamp tax on the deed, which in Collier County the seller customarily pays, the owner's title policy, the estoppel certificate, any association transfer fee, repairs from the inspection and the agent's commission, which is negotiable. We write a net sheet before you list.
In Collier County the seller customarily pays for the owner's title policy, and the buyer pays for the lender's policy, but the contract controls and can change it. The title company confirms the amount and the association's payoff before closing. Ask us for a net sheet that shows the owner's policy line, because it is one of the larger items on a seller's closing statement.
Pull both FEMA letters, 15-04-6027A (May 27, 2015, lots 1 to 38 and 47 to 85) and 17-04-0455A (November 23, 2016, lots 39 to 46), plus your elevation certificate if you have one and your insurance claim history. At 10133 Florence Circle the letter removes the structure only, and parts of that lot remain in the SFHA. We attach the letter to the listing so a buyer's lender can read it before an offer.
The effective FEMA map draws Palazzo at Naples in Zone AH, but a Letter of Map Revision based on Fill is not redrawn into the map polygon. A determination read from the polygon alone will show AH, while the letter proves Zone X. We hand the lender the letter. The lender and the letters govern, and the new map, once effective, supersedes the letters.
We have no source that puts a dollar figure on it. FEMA's preliminary panel 12021C0213J, dated March 20, 2025, shows the tested Palazzo addresses outside the SFHA, and Collier targets an effective date in Summer 2027, subject to change. We give buyers the dates and the letters and let them decide. We never promise what a new map will do to an insurance quote.
Buyers ask about storm repairs and claims, and we answer with documents: claim history, repair receipts, permits and roof and air conditioning records. We found no damage report tied to Palazzo at Naples from Ian, Helene or Milton, and we make no causal claim either way. Tell us what you know at the start, and we complete the disclosure with you so your answer is accurate.
It can, because a quote depends on year built, roof, openings and wind mitigation features. The homes' roll years run from 2015, and the Florida Building Code 5th Edition took effect June 30, 2015, the 6th Edition December 31, 2017 and the 7th Edition December 31, 2020, so the permit shows which applied. A current uniform mitigation verification form helps a buyer's quote under section 627.711, so share it early.
Yes, a Florida AS IS contract is common, and the buyer still has an inspection period and the right to cancel within it under the contract. As-is does not remove the disclosure duties or the buyer's right to ask for documents. We price an as-is home from the closest sale of your plan less the cost of the work a buyer would see, and we make the paperwork complete.
The association's Gate Access Form governs entry, and whether the gate is staffed is Information not available at time of publishing (checked 2026-11-03). We ask the association how guests, agents and appraisers are admitted, and we write simple access instructions into the listing so a buyer's agent is not stuck at the gate. The 2018 rules allow open houses only on Saturday and Sunday from noon to 5 PM, with one front-yard sign.
Toll Brothers showed the community as sold out by January 2021, so there is no builder inventory, and your competition is other resales plus nearby communities. Mockingbird Crossing had 10 sales in 12 months from $910,000 to $1,985,000 at a $1,016,250 median, and Vanderbilt Reserve is a different product at a $427,500 median. We price against the closest sale, present the flood and association paperwork up front, and tell you when another listing changes the picture.
It depends on your gain, how long you owned and lived in the home, and your filing status, so ask a tax professional. The IRS explains the home sale exclusion in Topic 701. For context, our county records show 34 same-home repeat sales at Palazzo at Naples with a median change of plus 37 percent, nominal, before improvements and costs, but that median says nothing about your own basis.
Your exemption ends when you sell, and the buyer applies for their own. Save Our Homes caps yearly increases in your assessed value, and the cap resets to market for a buyer, so a buyer's bill can run higher than yours. 60 of 85 Palazzo at Naples homes (71 percent) carry a homestead exemption on the 2026 roll. Confirm your own situation with the Collier County Property Appraiser or a tax professional.
You can, but you take on the pricing, marketing, paperwork and negotiation yourself. In a community where only 5 sales closed in 12 months, a pricing error costs weeks, and the estoppel certificate, flood disclosure and contract deadlines are easy to mishandle. A listing agent also screens offers and manages the inspection. We would be glad to compare the net on both paths.
Your net depends on the price, the payoff on any mortgage, the documentary stamp tax, the owner's title policy, the estoppel certificate, any association transfer fee, repairs and the agent's commission, which is negotiable. We build the sheet from your actual numbers before you list, and we update it when an offer comes in. Ask for it at the first meeting.
Palazzo at Naples figures on this page come from county, state and federal records, the builder's own pages, association documents, news reports and public project pages. Each entry names the publisher, the item and the date it was published, effective, captured or accessed, so you can check any number yourself.
Data updated: November 2026 (all entries dated as published, captured or accessed; county files dated October 27, 2026).
Palazzo at Naples documents below are public PDFs and files, each linked at the office that issues it: the two FEMA Letters of Map Revision, the builder's features sheet, county planning and flood files, state building code dates, storm reports and the association's 2018 rules. Open them for the full text behind the figures on this page.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | FEMA | May 27, 2015 letter removing lots 1 to 38 and 47 to 85 from the Special Flood Hazard Area, with each lot's lowest elevation | |
2 | FEMA | November 23, 2016 letter removing lots 39 to 46 from the Special Flood Hazard Area | |
3 | Palazzo at Naples Outstanding Features at No Additional Cost (PDF) | Toll Brothers | The builder's standard features list, from roof tile to the warranty program |
4 | Palazzo at Naples Rules and Regulations, adopted March 12, 2018 (PDF) | Palazzo at Naples association | Architectural review, vehicles, open houses, landscaping, pets and hurricane protection rules |
5 | Collier County PUD master list, list dated October 9, 2026 (PDF) | Collier County | The countywide planned unit development list, including Quail II |
6 | Collier County | The county's flood protection programs and Community Rating System discount | |
7 | Immokalee Road and Livingston Road project slides, January 14, 2026 (PDF) | Collier County | Planned Immokalee Road and Livingston Road projects near the Valewood Drive corridor |
8 | Florida Building Commission | Which code edition applied to construction in each period | |
9 | National Hurricane Center | Storm tide and inundation measurements for Collier County in September 2022 | |
10 | National Hurricane Center | Storm surge along the Naples coast in September 2024 | |
11 | National Hurricane Center | Storm surge, wind and rainfall in Collier County in October 2024 | |
12 | Citizens Property Insurance | The maximum Coverage A for a Citizens HO-3 policy |
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
