Talis Park is a 461-acre private golf community off Livingston Road in North Naples, Collier County, built around one of only two golf courses in the world co-designed by Greg Norman and Pete Dye. McGreevy and Comisar are the Top 1% nationally ranked team Talis Park owners and buyers call first.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
When a Talis Park owner decides to sell, and when a serious buyer sets their sights on this gated golf community, the call goes to McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the leaders of Domain Realty Group. Sellers, call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873. Talis Park is a 461-acre private golf community off Livingston Road in North Naples, Collier County, ZIP 34110, inside the greater Naples luxury market, built around one of only two golf courses in the world co-designed by Greg Norman and Pete Dye.
Talis Park is not a finished community and it is not a simple one. It carries a zoning ceiling of 799 residences against roughly 530 homes actually built or platted, an active Community Development District with bond debt amortizing out to 2044, a mandatory equity club membership, and a master association that Kitson & Partners still controls. Those four facts change the math on every purchase and every listing here, and most published material about Talis Park gets at least one of them wrong.
In the last 12 months we tracked 35 Talis Park closings totaling roughly $93.0 million, at a median sale price of $1,780,000, a median 79 days to contract, and a median sale-to-list ratio of 94.1 percent, with a high sale of $10,000,000 in Isola Bella (Stellar MLS Matrix, Development-filtered report, pulled July 15, 2026, refreshed monthly). This page is the most complete, primary-sourced guide to Talis Park published anywhere. Read it, then put our numbers to work for you.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
McGreevy and Comisar are the best realtor for Talis Park because no other team pairs top-one-percent national production with this depth of Talis Park specific knowledge: the 14 built neighborhoods, the equity club structure, the CDD assessment schedule by lot type, the unused entitlements, and the exact buyer pool that closes at these prices. Sellers get premium positioning. Buyers get an insider advantage.
We do not quote market averages when we have verified transaction data. In the last 12 months we tracked 35 Talis Park closings worth about $93.0 million, a median sale price of $1,780,000, an average sale price of $2,656,357, a sale range from $700,000 to $10,000,000, a median 79 days to contract (average 124, pulled up by two long-dated outliers), and a median sale-to-list ratio of 94.1 percent. Carrara led on volume with 11 closings, followed by Viansa with 7, Corsica with 4, and Seneca and Watercourse with 3 each. Active inventory stood at 24 listings, median list price $1,872,500, spanning $724,950 to $7,995,000, which works out to roughly 8.2 months of supply. Every figure on this page comes from the Stellar MLS Matrix Development-filtered report for Development equals Talis Park, pulled July 15, 2026 and refreshed monthly.
Three things. First, we price against the full ownership stack rather than against a portal estimate: a Talis Park buyer is underwriting a CDD assessment, a master association fee, a sub-association fee in the condominium and coach-home neighborhoods, and a mandatory equity club membership all at once, and a listing priced as though those do not exist sits. Second, we know the product line by line, because Carrara at 90 mid-rise units and Prato at 23 estate homesites are not the same market and should never be priced off the same comp set. Third, as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, which means a Talis Park listing reaches a genuinely national buyer pool rather than a local one.
We market estate homes the way estate homes deserve to be marketed: architectural photography, cinematic video, licensed drone work that shows the Norman and Dye corridors and the lake frontage properly, targeted digital campaigns to the affluent relocation and second-home buyer, and private-network exposure through the number one team in Southwest Florida. We also run genuinely discreet listings. Discretion matters more at this price point than most sellers expect: 4 of the 35 Talis Park closings in the trailing 12 months were office-exclusive transactions that never carried a public days-on-market count, including the $10,000,000 Isola Bella sale. If a quiet sale is what you need, we can run one.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park rewards buyers and sellers who understand a handful of specific, verifiable facts. Here are the twelve that matter most before you transact here.
Start here
History, plan, and governance
The club and the amenities
Risk, insurance, and the practical stuff
Decisions, and working with us
Talis Park is a 461-acre private golf community off Livingston Road in North Naples, Collier County, ZIP 34110, developed by Kitson & Partners since 2011 on land originally entitled as Ronto Livingston and built by WCI Communities as Tuscany Reserve. It is entitled for up to 799 residences, with roughly 530 built or platted across 14 neighborhoods, and membership in Talis Park Golf Club is mandatory.
Feature | Detail |
|---|---|
Location | Off Livingston Road, North Naples, unincorporated Collier County, Florida, ZIP 34110 |
Size | 461.00 acres per the Collier County PUD Master List (Kitson's own marketing rounds to 460) |
Residences | Entitled for up to 799; roughly 530 built or platted across 14 constructed neighborhoods |
Gross density | 1.73 units per acre entitled, per the county PUD Master List |
Estimated buildout | November 30, 2029, per Collier County PUD monitoring |
Developer | Kitson & Partners since 2011, through KE Talis Park Properties, LLC; originally WCI Communities as Tuscany Reserve |
Club | Talis Park Golf Club, equity, membership mandatory at a minimum Sport tier |
Golf | 18 holes, par 72, Greg Norman and Pete Dye, opened 2006, renovated 2023 |
Course specs | 7,025 yards, slope 143 per Golf Digest course data; roughly 133 acres of turf |
Clubhouse | Vyne House, roughly 58,000 square feet total, roughly 33,000 square feet under air |
Governance | Talis Park Community Association, Inc. (Florida document N02000006676) plus an active Community Development District |
CDD assessment | $1,286.91 per unit operations and maintenance for FY2026, plus debt service by neighborhood |
Flood | Predominantly FEMA Zone X, with Zone AE limited to lake and preserve edges |
Schools | Veterans Memorial Elementary, North Naples Middle, Aubrey Rogers High, all A-rated for 2025-26 |
Beach | Complimentary Beach Runner shuttle to Vanderbilt Beach, a public Gulf beach |
Talis Park suits a buyer who wants newer construction, a genuinely distinctive golf course, and a full club social program, and who is comfortable underwriting a real fee stack to get it. It works especially well for the golfer who cares about pedigree, because a Norman and Dye collaboration is a genuinely scarce asset. It works for the lock-and-leave seasonal owner, because the coach-home and mid-rise product in Carrara, Viansa, Corsica, and Fairgrove is designed for exactly that. And it works for families, because all three zoned public schools carry A grades and Royal Palm Academy sits on the same road.
It suits some buyers less well. If a private, deeded Gulf beach club is non-negotiable, Talis Park does not have one, and we will tell you that before you tour rather than after. If you want a community where the residents already control the master association, Talis Park is not there yet. And if you want zero exposure to an amortizing special-district bond, you want a community without an active CDD.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Living in Talis Park means owning inside a guard-gated 461-acre North Naples golf community of roughly 530 homes, where daily life orbits Vyne House and the Great Lawn, a Norman and Dye course, a three-acre sports park, and a complimentary shuttle to Vanderbilt Beach. Membership in Talis Park Golf Club is required of every owner, so the community and the club are effectively one experience.
A typical day here starts at the Core Fitness Center, which is open 24 hours a day, seven days a week by keypad and staffed during normal hours by fitness professionals and Titleist Performance Institute certified trainers. Breakfast is cooked to order at Café Fiona's, which sits just north of the fitness building along the Great Lawn and is open daily. Golfers head to the nine-acre practice facility, which has a double-sided synthetic-turf tee, two short-game areas, and a practice putting green, or to the indoor Trackman simulator at Casa Cortese. Racket players go south to the Sports Park for Har-Tru tennis, pickleball, or bocce. Late afternoon, the Beach Runner van runs residents down to Vanderbilt Beach and brings them home about 30 minutes after sunset.
Talis Park was deliberately designed around a village center rather than a conventional country-club campus, and it shows. Vyne House sits on the Grand Piazza next to the Great Lawn, with a central courtyard built around a large oak, a brick archway into the arrival court, and a Grand Loggia for covered outdoor dining. When the clubhouse opened, more of its square footage was open-air than enclosed, which is unusual for a Florida club and is the single design decision that most defines how the place feels. Kitson & Partners describes weekly barbecues, wine tastings, and concerts on the Great Lawn for residents and members, and the Thursday-night happy hour in the courtyard became the community's signature gathering early on.
Talis Park runs on the standard Southwest Florida rhythm, with programming and dining peaking from November through April, but it has a meaningful full-time contingent. The product mix is what makes both work. The estate neighborhoods, Prato, Firenze, Seneca, Isola Bella, Brightling, and Fairgrove single-family, skew toward owners who want a primary or long-season residence. The attached product, Carrara, Viansa, the Coach Homes at Corsica and at Fairgrove, Watercourse, and Pistoia, skews toward the lock-and-leave owner who wants the club without the yard. One practical consequence: the attached product also carries almost all of the community's resale velocity, as the MLS numbers below show.
Buyers ask us constantly what the everyday rules are here. We answer that honestly in the daily-logistics section below, and the short version is that Talis Park does not publish a resident handbook, an architectural review guideline packet, or a pet and leasing policy anywhere publicly. Those documents exist and are binding, they simply live with the association and inside recorded declarations, and we obtain the ones that apply to the specific home you are considering as part of due diligence rather than repeating internet boilerplate at you.
Talis Park closed 35 sales worth about $93.0 million in the trailing 12 months, at a median price of $1,780,000, a median 79 days to contract, and a median sale-to-list ratio of 94.1 percent. Twenty-four homes are active at a median list of $1,872,500, which is roughly 8.2 months of supply. Talis Park is a balanced-to-buyer market at the luxury end, and pricing discipline decides outcomes here.
Metric | Trailing 12 months |
|---|---|
Closed sales | 35 |
Total dollar volume | $92,972,500, roughly $93.0 million |
Median sold price | $1,780,000 |
Average sold price | $2,656,357 |
Sold price range | $700,000 to $10,000,000 |
Median days to contract | 79 (average 124) |
Median sale-to-list ratio | 94.1 percent (average 93.4 percent) |
Highest sale | $10,000,000 in Isola Bella, closed June 18, 2026 |
Active listings | 24 |
Median list price, active | $1,872,500 |
Active list range | $724,950 to $7,995,000 |
Months of supply | Roughly 8.2 |
Active rental listings | 22 |
Leases recorded in 12 months | 2 |
Source: Stellar MLS Matrix, Development-filtered report, Development equals Talis Park, pulled July 15, 2026 and refreshed monthly.
Closings by neighborhood tell you where the liquidity is: Carrara 11, Viansa 7, Corsica 4, Seneca 3, Watercourse 3, Isola Bella 2, Prato 2, Fairgrove 2, and Toscana 1. The price-band distribution splits the community cleanly in two. Thirteen of the 35 sales landed between $1.5 million and $2.0 million, and another 7 landed between $1.0 million and $1.5 million, which is the attached and villa product. At the other end, 5 sales cleared $5.0 million and 4 more landed between $3.0 million and $5.0 million, which is the estate product in Prato, Seneca, Isola Bella, and Fairgrove.
Roughly 8.2 months of supply is a buyer-leaning market by any conventional reading, and the 94.1 percent median sale-to-list ratio confirms it: the typical Talis Park seller is conceding real money off the last list price. Median days to contract of 79 is reasonable for luxury, but the average of 124 tells the more useful story, because the distribution has a long tail. Two of the 35 closings sat for 525 and 326 days before going under contract. That is the pattern of an overpriced launch followed by a grind, and it is entirely avoidable.
The practical buyer takeaway is that patience is rewarded in the attached product and speed is rewarded in the estate product. Carrara and Viansa units frequently sit long enough to negotiate meaningfully. Estate homes behave differently: two of the largest Prato sales in the period went to contract at zero days on market, including a $7,400,000 sale, and the top sale in the community was an office-exclusive that never hit the open market at all. If you want the estate product, you need representation with access to what has not been published yet.
If you own here, the numbers argue for one thing above all: get the launch price right. A 94.1 percent median sale-to-list ratio is not a sign of a weak market, it is a sign that Talis Park sellers routinely launch above where the market clears and then chase it down. The homes that went to contract in zero days were priced correctly on day one. The homes that took 300 and 500 days were not.
The second seller takeaway is that your comp set is your neighborhood, not the community. A blended community median of $1,780,000 is nearly meaningless to a Prato estate owner and only slightly more useful to a Carrara owner. We price off the sub-village comp set, the specific view corridor, and whether the home carries a transferable golf membership, because those three variables move the number more than anything else on the MLS sheet. That discipline is why McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
We will not oversell rental income here, because the data does not support it. Talis Park had 22 active rental listings asking anywhere from about $5,000 per month off-season up to $28,000 per month in peak season, and exactly 2 leases recorded on the MLS in the trailing 12 months. That 22-to-2 gap is the story. Talis Park is an ownership community, not an investor community. Leases that do transact are concentrated in the Viansa, Carrara, and Fairgrove attached product; the estate neighborhoods essentially do not rent. The two recorded leases were a Fairgrove coach home at $4,500 per month annual and a Viansa unit at $9,000 per month against a $10,000 ask.
If you are buying with the expectation of covering carry through seasonal rental, model conservatively, confirm the minimum lease term and annual lease cap that applies to your specific sub-association, and understand that the club amenities are membership-gated, which materially constrains what a tenant can actually use and therefore what a tenant will pay.
North Naples is one of Southwest Florida's strongest submarkets: newer inventory, A-rated schools, quick beach access, and two Interstate 75 interchanges within a short drive. Within that landscape, Talis Park occupies a specific slot. It is newer than Pelican Marsh, smaller and denser than Mediterra or Quail West, less central than Grey Oaks, and priced at a median that sits meaningfully below the in-town estate communities while delivering a rarer golf pedigree than most. Its 461 acres and roughly 530 homes make it compact enough to walk and small enough that the club knows everyone, which is the trade-off against the sprawling preserve acreage that larger peers offer.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park's land was first entitled in January 2000 as the Ronto-Livingston Development of Regional Impact for 1,380 units, redesigned by WCI Communities around an 18-hole golf course and rezoned as the Tuscany Reserve PUD in June 2003 at 799 units, stalled in the 2008 collapse, sold to Bahrain's Addax Bank for $65 million, and finally bought by Kitson & Partners for $31 million in early 2011 and rebranded Talis Park in 2012.
Collier County's official list of PUD ordinances records the parcel's earliest zoning under the project name Ronto Livingston, entitled through Ordinance 00-4 with Development Order DO-01 under Resolution 00-26, approved January 25, 2000. The approval carried 1,380 dwelling units, a figure preserved in the Development of Regional Impact record and repeated in the Tuscany Reserve Community Development District's Series 2005 bond Official Statement. That number is the single most useful piece of history for understanding Talis Park today, because everything that followed reduced it.
WCI Communities rezoned and renamed the property Tuscany Reserve through Collier County Ordinance No. 2003-28, adopted in mid-2003, with an early Board of County Commissioners agenda item dated June 24, 2003, followed by an amendment under Ordinance 2004-47. The redesign is what cut the entitlement: WCI built the plan around a full 18-hole golf course occupying 262.70 acres, plus 59.00 acres of conservation, and the residential ceiling fell from 1,380 units to 799. Golf course construction began in December 2003 on former tomato fields, moving roughly 1.5 million cubic yards of fill, and the course opened in 2006 as Tuscany Reserve Golf Club.
Syd Kitson has been generous about WCI's work in public. "WCI was the original developer and they did a magnificent job. They created a great land plan and put in excess of $200 million into the ground," he told the News-Press in 2013. WCI's original pricing ambition ran up to $4 million, and by some accounts as high as $6 million, but it sold only about 25 homes before the market turned.
In May 2008, WCI sold Tuscany Reserve to AB Naples LLC and affiliated entities, an investment vehicle of Bahrain-based Addax Bank, for a reported $65 million. Florida's Department of Business and Professional Regulation still carries the entity record showing AB Naples LLC doing business as Tuscany Reserve at a Naples address. Addax did not build or market a single new home. It maintained the property and the golf course for roughly three years, which turned out to matter enormously: when Kitson took over, nearly 80 percent of the infrastructure was already complete and the course had been kept in condition. There were 25 existing homeowners from the WCI era.
Kitson & Partners closed on the property on January 31 or February 1, 2011, depending on which contemporaneous report you read, for $31 million, which the Business Observer's deed record worked out to $68,889 per acre. The acquisition vehicle, KE Tuscany Reserve Properties LLC, registered in Florida on January 24, 2011 and legally renamed itself KE Talis Park Properties, LLC on December 21, 2011. Collier County renamed the community's special district from Tuscany Reserve Community Development District to Talis Park Community Development District by Ordinance No. 2012-27, adopted July 30, 2012.
On the name itself: the only sourced explanation comes from Syd Kitson by way of a 2012 Wall Street Journal feature on distressed golf communities, which reported that he changed the name to Talis Park because he thought it sounded more youthful. There is no Latin-meaning story behind the name, and anyone who tells you there is has invented it. Kitson's repositioning was deliberate and broad: an all-new range of home designs, a health-and-wellness and social-vitality framing rather than a traditional club framing, and a shift away from the pseudo-Italianate identity the property had carried.
Kitson also reset the economics. Where WCI had marketed to $4 million and up, the Wall Street Journal reported the revised expectation as homes in the $700,000 to $2 million range, and Kitson's team told Builder magazine in 2011 that the new plan would probably call for about 500 homes rather than the entitled 799, mixing attached and detached product. That decision, taken in 2011, is why Talis Park today has several hundred unused entitlements. Sales validated it quickly: 2014 produced 95 homesite sales plus 51 new-construction contracts worth $102 million, and 2016 produced 109 lot sales and 57 new home sales worth $84.5 million, with cumulative sales since the relaunch passing $400 million by the end of 2016.
One legal footnote worth knowing if you are reading title work: the underlying PUD is still legally named Tuscany Reserve in Collier County's zoning records. The marketing rebrand to Talis Park was mirrored at the CDD level by Ordinance 2012-27 but was never carried through to a formal PUD name change. If your survey, your zoning letter, or your title commitment says Tuscany Reserve, that is correct and expected.
Talis Park is entitled for up to 799 residences on 461.00 acres at a gross density of 1.73 units per acre, per Collier County's official PUD Master List, but only roughly 530 homes have actually been built or platted across 14 constructed neighborhoods. The gap of several hundred unused entitlements is the single most misunderstood fact about the community, and it is a buyer's issue, not a trivia point.
The 799 figure is a zoning ceiling, not an inventory. It appears on Collier County's PUD Master List as the approved residential unit count for the Tuscany Reserve PUD, alongside 461.00 acres, gross density of 1.73, and an estimated buildout date of November 30, 2029. Kitson & Partners repeats 799 on its own community page, which is where most of the confusion originates, because a developer's "799 luxury residences" reads to a buyer as a description of the built community rather than as a restatement of the entitlement.
County parcel records tell a different story. Adding up the constructed neighborhoods gives roughly 532 homes built or platted. That reconciliation is not a research failure; it is the actual state of the community. The chain that produced it is documented: 1,380 units under the Ronto-Livingston DRI approved January 25, 2000, cut to 799 by WCI's golf-centric redesign under the Tuscany Reserve PUD in June 2003, and then built out well below 799 by Kitson, who told Builder magazine in 2011 that the revised plan would probably call for about 500 homes at a higher price point per unit.
Three places, and they are not equally likely to convert.
Collier County's PUD monitoring program carries an estimated buildout date of November 30, 2029 for the Tuscany Reserve PUD. That is an administrative estimate, not a construction schedule, and it does not obligate anyone to build anything. What it does tell you is that the county still treats this PUD as active and monitored rather than closed out. For a buyer, the practical meaning is that additional platting, site-development-plan activity, or vertical construction inside the gates remains possible within the existing entitlement, without any new rezone. The most recent example is the Coach Homes at Fairgrove, 28 units in 7 buildings of 4, built in 2023 and 2024 entirely within the existing PUD through plat and site-development-plan processes rather than a fresh rezone.
Three things, and none of them are alarming, but all of them are worth pricing.
First, Talis Park is an active PUD, not a finished one. If you are buying specifically because you believe the community is complete and nothing more can be built, verify that assumption against the county's records for the parcels adjacent to the home you are considering rather than against a marketing brochure.
Second, the low actual density is a genuine amenity. Roughly 530 homes across 461 acres, with 262.70 acres in golf and 59.00 acres in conservation, produces a community that feels far less dense than its entitlement suggests. Buyers who understand the entitled-versus-built gap tend to value that scarcity correctly.
Third, developer-held land is the trigger for association turnover. That connects the master plan directly to governance, which is where we go next.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park ownership means answering to three layers: Talis Park Community Association, Inc., the master association, which Kitson & Partners still controls; the Talis Park Community Development District, an active Chapter 190 special-purpose government with amortizing bond debt; and, in the condominium and coach-home neighborhoods, a sub-association. Each carries its own money and its own rules.
The master association is Talis Park Community Association, Inc., an active Florida corporation carrying Division of Corporations document number N02000006676. It is the entity that levies master assessments, enforces the recorded declaration, and runs architectural review. Its governing documents are recorded in Collier County's official records, and because the community's original declaration predates the 2012 rebrand, a records search should cover both Talis Park and Tuscany Reserve as grantor and grantee names.
This is the governance fact buyers most need to hear plainly: the master association board is still developer-controlled. Kitson & Partners pre-selects the board, and turnover to residents has not yet occurred. The trigger is straightforward. Kitson holds two remaining parcels, and closing on either one starts a 90-day clock inside which turnover to the residents must be completed. A resident-led Talis Park Transition Committee has been organizing for the handoff and has retained a law firm, an accounting firm, and an engineering firm to prepare for it.
Whether that is a positive or a negative depends on your temperament. Developer control usually means faster decisions, consistent standards, and a developer with a reputational interest in keeping the community sharp. It also means residents do not yet vote on the budget, the reserves, or the vendors. There is a well-established Florida playbook for turnover, including an engineering study of the transferred common elements and an accounting review of the developer's stewardship, and the committee here appears to be following it. Ask for the transition committee's current status before you close, and read the turnover provisions in the declaration.
Note that at least one sub-association has its own turnover track. Carrara at Talis Park Condominium Owners' Association, Inc. is subject to the standard Florida condominium developer-turnover framework under Chapter 718 of the Florida Statutes and Rule 61B-23.003 of the Florida Administrative Code, which is separate from and unrelated to the master association's timeline.
The CDD is a genuine unit of local government, not an HOA committee. It was established August 5, 2002 as the Tuscany Reserve Community Development District by Collier County Ordinance No. 2002-42, and renamed the Talis Park Community Development District by Ordinance No. 2012-27, adopted July 30, 2012. Its statutory purpose here is water management and drainage, wetlands mitigation, and perimeter buffers and walls. The district's boundary runs west of Interstate 75 and east of Livingston Road, in Section 12, Township 48 South, Range 25 East and Section 7, Township 48 South, Range 26 East, immediately south of the Collier and Lee county line.
The district is managed by Governmental Management Services, SF, LLC, of Sunrise, Florida, and its board meets monthly, on the third Tuesday at 10:00 a.m. at Vyne House. Agendas, minutes, budgets, audits, a GIS map exhibit, and annual performance-measures reports are all posted publicly on the district's website. That transparency is unusual and useful: almost no Naples community publishes its assessment schedule line by line, and Talis Park's CDD does.
The CDD's debt is not paid off and is not close to paid off. Three series were outstanding as of the FY2026 adopted budget:
Series | Original par | Coupons | Final maturity | Approximate balance, November 2025 |
|---|---|---|---|---|
2016A-1 senior refunding | $4,335,000, issued October 5, 2016 | 2.00 to 4.00 percent | May 1, 2036 | $2,675,000 |
2016A-2 subordinate refunding | $4,440,000, issued October 5, 2016 | 3.25 to 4.125 percent | May 1, 2036 | $2,790,000 |
2024 refunding | $3,520,000 | 5.000 percent | May 1, 2044 | $3,425,000 |
Combined outstanding principal was roughly $8.9 million against combined original and refunded par of about $12.3 to $13.3 million, so roughly a quarter to a third has amortized. The Series 2024 issue refunded the original Series 2013 bonds and pushed the district's final maturity out to 2044. The audited FY2023 financial report filed with the Florida Auditor General shows $10,065,000 in bonds payable at September 30, 2023, down from $10,316,367 the prior year, with $650,000 of principal paid that year including a $100,000 extraordinary mandatory redemption funded by prepaid assessments at lot closings, and the district in compliance with its bond indenture.
The buyer-facing translation: your CDD debt assessment is a real, long-dated obligation attached to your lot, it declines slowly as the bonds amortize, and it does not disappear in 2036 because one series runs to 2044. It can be prepaid in full at a payoff amount the district calculates, which is a legitimate negotiating item in a sale and a required seller disclosure item.
Three sub-associations are confirmed as separate Florida corporate entities: Corsica at Talis Park Condominium Association, Inc., filed July 10, 2015; Carrara at Talis Park Condominium Owners' Association, Inc., document N15000003213, filed March 30, 2015; and Coach Homes at Fairgrove Condominium Association, Inc., document N23000001697, filed February 15, 2023. Corsica and Carrara share a management address in Naples; Coach Homes at Fairgrove uses a Fort Myers registered agent.
Viansa and Toscana appear in the CDD's own assessment roll as neighborhood categories, including Coach Homes at Viansa, Toscana I Villa 1A, and Toscana I Condominiums, but we could not confirm standalone condominium corporations for them under Talis Park prefixed names. They may operate as sub-associations under the master association, or under corporate names that do not contain the words Talis Park. If you are buying in Viansa or Toscana, confirm which entity actually governs your unit before you sign, because that entity is who issues your estoppel.
Pistoia has no separate county subdivision plat entry at all, which strongly suggests its 18 villas were platted as lots within the master plat and fall under the master association directly rather than under a sub-association.
Owning in Talis Park means paying a CDD assessment on your Collier County tax bill, master association dues, a sub-association fee in the attached-product neighborhoods, and a mandatory equity club membership. The CDD numbers are published to the dollar. The club's are not published at all. Budget for all four, and verify the last two in writing before you write an offer.
This is the one part of the Talis Park fee stack that is fully public, because a Community Development District is a government and its budget is a public record. For FY2026 the operations-and-maintenance portion is a flat $1,286.91 per unit across every neighborhood, up from $959.00, which held flat from FY2016 through FY2024 before the first increase took effect in FY2025. On top of O&M, each lot carries a debt-service assessment that varies by neighborhood and lot size, because different phases carry different allocations of the Series 2016 and Series 2024 bonds.
Neighborhood or lot type | FY2026 total per year | Change versus FY2025 |
|---|---|---|
Clubhouse parcel | $2,249.70 | Down $96.83 |
Carrara, Coach Homes at Viansa, Penthouse and Terrace Homes | $2,681.09 | Down $96.83 |
Brightling 55 foot, Corsica 65 foot, Fairgrove, Seneca 75 foot | $2,928.67 to $3,166.88 | Down $96.83 |
Tuscany Reserve 125 foot | $3,791.62 | Down $96.83 |
Isola Bella, New Villa 1A | $5,522.19 | Down $248.72 |
Tuscany Reserve 200 foot, the largest legacy estate lots | $5,624.02 | Down $96.83 |
Every category declined slightly from FY2025 to FY2026, because the debt-service portion falls as the bonds amortize even though O&M held flat. The full 24-row schedule, covering every neighborhood and lot type, is in the district's adopted budget PDF, and the amortization tables for all three bond series are in the same document.
Talis Park does not publish master association dues publicly, and neither do the sub-associations. This is normal for a private Florida community and it is also exactly why the estoppel certificate matters. When you go under contract, the association issues an estoppel that states the binding current assessment, the payment frequency, any special assessment in effect or pending, and any amount past due on the unit. That document, not a listing remark and not a third-party database, is the number you underwrite.
What we can tell you structurally is that fees vary meaningfully between neighborhoods, because the attached-product neighborhoods carry a sub-association on top of the master. A Carrara or Viansa condominium owner pays master dues plus condominium association dues that fund building insurance, roofs, exterior maintenance, and reserves. A Prato or Firenze estate owner pays master dues and maintains their own building envelope. Two homes at the same price can therefore carry very different annual carrying costs, and comparing them without the estoppel and the association budget in hand is guesswork.
Membership in Talis Park Golf Club is mandatory for every owner and is equity-based, at a minimum of the Sport tier. The club states the requirement plainly on its own membership page: to enjoy the amenities Talis Park offers, membership is required. The two resident tiers are titled Resident Equity Golf Member and Resident Equity Sport Member. The club publishes no dollar figures anywhere and directs prospective members to call the membership office instead.
Because the club publishes nothing, every number circulating online comes from independent club-cost databases rather than from the club. Those databases have reported golf initiation estimates in the roughly $140,000 to $200,000 range and sport initiation in the roughly $35,000 to $55,000 range, with annual dues reported from roughly $6,700 to $23,000 depending on tier and source year. Those aggregator figures disagree with each other by tens of thousands of dollars, one of them contradicts itself on the same page, and the club itself publishes no schedule, so treat them as directional only and confirm current numbers directly with the club before you rely on any of them. We will not state a single number as fact, because no honest source supports one.
Two further items are genuinely unverified and we will not invent them. The membership transfer fee at resale is not published by the club and we found no figure from a source we would stand behind, so we omit it rather than guess. The food-and-beverage minimum exists, corroborated qualitatively by more than one independent source, but no current dollar amount is published. Golf membership has historically been capacity-limited with a waiting list, and at the 2012 relaunch golf memberships were capped at 325 while the residential plan was capped around 620 doors, but we could not confirm the current cap or waitlist status from a citable source.
Yes. Membership is required of every owner, at a minimum of the Sport tier, and it is equity-based today. That last point deserves care, because you will find stale sources describing Talis Park as non-equity. Here is the accurate chronology. At the 2012 Kitson relaunch, the club was explicitly not yet member-owned; contemporaneous reporting described it as being rebuilt toward full membership with an eye to eventually becoming member-owned. By 2019 the club was announcing a new non-resident full equity golf membership, which implies resident equity already existed by then. Today the club's own membership page titles both resident tiers with the word Equity. So: equity today, non-equity historically, with the conversion happening at some point between 2012 and 2019. We will not name a year, because no source establishes one.
Work this list, in this order, on every Talis Park purchase.
We run that checklist on every Talis Park transaction we handle. Call Marc at (239) 287-5873 before you tour, and we will have most of it assembled before you see the home.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park contains 14 constructed neighborhoods totaling roughly 532 homes built or platted, spanning custom grand estates at Prato and Firenze, waterfront estates at Isola Bella, single-family enclaves at Seneca, Brightling, Corsica, and Fairgrove, detached villas at Pistoia and Watercourse, coach homes at Corsica and Fairgrove, and mid-rise condominiums at Carrara, Viansa, and legacy Toscana.
Neighborhood | Units | Product type |
|---|---|---|
Prato | 23 (marketing says 24) | Single-family estate |
Firenze | 13 | Single-family custom estate |
Seneca | 43 | Single-family |
Corsica (single-family) | 24 | Single-family |
Coach Homes at Corsica | 64 (16 buildings of 4) | Coach home |
Brightling | 33 | Single-family |
Fairgrove (single-family) | 24 | Single-family |
Coach Homes at Fairgrove | 28 (7 buildings of 4) | Coach home, built 2023 to 2024 |
Pistoia | 18 | Detached villa |
Watercourse (formerly Il Corso) | 29 built, 30 platted | Detached villa |
Carrara | 90 (15 buildings of 6) | Mid-rise condominium |
Isola Bella | 17 | Single-family waterfront |
Viansa | 114 (17 buildings of 6 plus 3 of 4) | Terrace and coach condominium |
Toscana | 12 built, buildout unknown | Coach and villa condominium, Tuscany Reserve era |
Residences at Vyne House | 0 built (planned only) | Mid-rise, never constructed |
Total built or platted | Roughly 532 | Across 14 constructed neighborhoods |
Two naming notes before the detail. Il Corso and Watercourse are the same neighborhood, marketed under both names by the developer in the same sentence in 2015 and standardized to Watercourse in the county plat. And Piazza is not a neighborhood at all: the Grand Piazza is the pedestrian plaza anchoring Vyne House and the Great Lawn. Anyone selling you a home in "Piazza Homes" is using a marketing label with no county parcels behind it.
Prato Grand Estates is the community's signature estate address, 23 homes on roughly half-acre homesites measuring about 125 by 175 feet, overlooking the 14th and 15th holes, lakes, preserves, and citrus orchards. Homes run 4,500 to 8,000-plus square feet under air. Builders included McGarvey Custom Homes, Gulfshore Homes, Sunwest Homes, and Stellar Living Homes, and the neighborhood hosted the 2015 Golf Dream House, which sold for $4.25 million in March 2015. Developer homesites sold out by mid-2015; everything since is resale or rebuild. Prato produced two closings in the trailing 12 months, at $7,400,000 and $6,580,000, and holds three of the community's four highest current asking prices. A dedicated /neighborhoods/prato-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Firenze is the smallest and most exclusive neighborhood in Talis Park, 13 grand estate homesites of more than one acre each. Kitson marketed it as the only neighborhood offering both the In the Park and In the Village experience, meaning parklike seclusion plus walkable access to Vyne House. Homesites started at $1.65 million, and a 1.4-acre lot traded for $2.15 million in March 2015, described at the time as one of the largest non-beachfront lot sales ever recorded in Naples. Firenze was sold as raw estate land with the buyer choosing their own custom builder, so there is no fixed participating-builder roster; Borelli Construction is the one builder confirmed on a specific Firenze home. A dedicated /neighborhoods/firenze-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Seneca is the largest single-family neighborhood at 43 homesites, each 190 to 200 feet deep and 77 to 100 feet wide, on lakefront and double or triple fairway views, accommodating residences from 3,500 to 5,500 square feet. Builders included McGarvey Custom Homes, Harbourside Custom Homes, Fox Custom Builders, and Gulfshore Homes. Seneca produced three closings in the trailing 12 months at $5,895,000, $4,625,000, and $4,550,000, two of them at zero days to contract, which makes it the deepest genuinely liquid estate market in the community. A dedicated /neighborhoods/seneca-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Isola Bella, Italian for beautiful island, is a 4.5-acre enclave of just 17 single-family waterfront homesites immediately adjacent to the Grand Piazza, developed exclusively by Seagate Development Group and announced in 2018. Homesites accommodate estate residences from 3,500 to more than 5,000 square feet, and Seagate has delivered named models including the Monterey, Monterey II, Sonoma, Revana, Olema, and St. Helena. It is the newest single-family neighborhood in Talis Park and, at $10,000,000 in June 2026, produced the highest sale in the community's history that we can document. A dedicated /neighborhoods/isola-bella-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Brightling is a 33-home single-loaded street, meaning homes sit on one side only and look across at preserve and golf rather than at each other. Original product ran 2,600 to 3,400 square feet base-priced at $1.35 million, built by Harbourside Custom Homes, Sunwest Homes, Stellar Living Homes, and Fox Custom Builders. Note that the widely repeated figure of 24 units is a mid-buildout 2015 snapshot, not the final count. Brightling recorded no closings in the trailing 12 months but carries three active listings between $3.2 million and $3.5 million, which makes it the most inventory-heavy estate street in the community right now. A dedicated /neighborhoods/brightling-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Fairgrove single-family is 24 south-facing homes on one side of the street, 3,100 to 4,000 square feet, in Italian Renaissance and Spanish Eclectic architecture, built by Harbourside Custom Homes and Iron Star Luxury Homes. It sold out earliest of the estate neighborhoods, with a single Iron Star-owned site remaining by April 2015. Fairgrove is a platted Collier subdivision under code 283290, present on the county's subdivision code list well before any recent activity. A dedicated /neighborhoods/fairgrove-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Corsica single-family is 24 north-facing homesites released in March 2015, 23 of them at 65 or 77 feet wide plus one 90-foot site, accommodating 3,000 to 4,500 square foot residences with home-and-lot packages from $1.6 million. Builders included Sunwest Homes, Fox Custom Builders, Harbourside Custom Homes, and Stellar Living Homes. Corsica sits adjacent to the Sports Park and the south entry gate, both completed in fall 2015.
The Coach Homes at Corsica are 64 residences in 16 south-facing two-story buildings of four units each, built by FrontDoor Communities in Santa Barbara architectural style. First-floor Messina plans run 2,532 square feet under air and originally priced from $725,000; second-floor Sienna plans run 3,382 square feet and originally priced from $795,000. This is the lock-and-leave product with an attached garage, and it trades actively: Corsica produced four closings in the trailing 12 months. A dedicated /neighborhoods/coach-homes-at-corsica-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
The Coach Homes at Fairgrove are 28 units in 7 buildings of four, recorded as Coach Homes at Fairgrove, a Phase Condominium, with ground-floor units around 1,710 square feet. They were built in 2023 and 2024 by Harbourside Custom Homes and Iron Star Luxury Homes, making them the newest housing stock in Talis Park. Their condominium association was incorporated February 15, 2023. Note carefully: this is a built-out neighborhood, not an approval and not an active construction phase. We have seen it described as receiving a 2025 county approval; we could not verify any such approval and do not publish it.
Pistoia is 18 one- and two-story detached luxury villas of 3,400 to 4,000 square feet in the Italian Renaissance tradition, built by Divco Construction Corp. It was the first neighborhood in Talis Park to sell out, with every buildable homesite gone before the end of the first quarter of 2015. Pistoia has no separate county subdivision plat entry, which suggests its lots sit within the master plat under the master association rather than under a sub-association.
Watercourse, marketed at launch as Il Corso, is 30 platted detached luxury villas by Distinctive Communities, 29 of them built, in seven one- and two-story great-room floor plans from 2,530 to 3,638 square feet, originally priced from $1.1 million. It recorded three closings in the trailing 12 months at $2,850,000, $2,750,000, and $2,000,000, which is strong absorption for a 30-unit neighborhood. A dedicated /neighborhoods/watercourse-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Carrara is the highest-velocity resale pool in Talis Park: 90 penthouse-style condominiums in 15 mid-rise buildings, each three floors over parking with two residences per floor, built by WCI Communities. Units run more than 2,900 square feet of air-conditioned space with wraparound loggias and originally priced from the $700s. Collier County's own milestone-inspection records list Buildings 1 through 15 individually, at 16418 through 16452 Carrara Way, with completion dates from June 15, 2015 to June 2, 2017, which independently confirms the 15-building count. Carrara sits centrally along Carrara Way near Casa Cortese with views over holes one through four and the driving range. It produced 11 of the community's 35 closings in the trailing 12 months, more than any other neighborhood. One correction worth stating: the street is Carrara Way, not Carrara Ct, and Carrara Ct returns zero records in the county address database. A dedicated /neighborhoods/carrara-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Viansa is the largest neighborhood in Talis Park at 114 units, built by WCI Communities and Lennar across three distinct sub-products: Terrace Homes at roughly 2,350 to 2,580 square feet, Penthouse Homes at roughly 2,930 to 3,634 square feet, and Coach Homes. Collier County's milestone-inspection records confirm Penthouse Homes at Viansa buildings numbered into the high teens and Terrace Homes buildings 1 through 8, with completions running from 2017 through 2021, which makes Viansa the last major multi-family product line to finish. It produced seven closings in the trailing 12 months, spanning $700,000 to $1,780,000, which makes it both the second most liquid neighborhood and the community's entry point. A dedicated /neighborhoods/viansa-talis-park sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We will link it here when it goes live.
Toscana, legally Toscana I at Tuscany Reserve, a Condominium, is the one visible survivor of the original name inside today's Talis Park. Its buildings were completed in May 2005, roughly eight years before Kitson's earliest post-rebrand neighborhoods and twenty years before the Coach Homes at Fairgrove, making it the oldest housing stock in the community. County parcel records confirm 12 units built; the Series 2005 bond Official Statement describes an 18-unit phase, and the final buildout is not established in any public record we could verify. Toscana produced one closing in the trailing 12 months at $1,225,000 and carries one active listing at $1,850,000. For a buyer who wants the address and the club without the newest-construction premium, Toscana is worth a look, with the usual caveats that apply to any twenty-year-old Florida condominium: read the reserve study, read the milestone inspection status, and read the master insurance policy.
The Residences at Vyne House were introduced in January 2015 as 14 luxury condominium residences immediately adjacent to the clubhouse and the Great Lawn, in 11 floor plans from 2,563 to 5,648 square feet priced from $1.35 million to $3.575 million, with a 24-hour concierge for owners. Groundbreaking was anticipated for late spring 2016. Zero units were built and zero county parcels exist. Describe it as planned and never constructed, and do not count 14 units toward Talis Park's built inventory.
One further roster correction, because it circulates widely: Vera, Vetta, Villa Piani, and Vivaldi are not Talis Park neighborhoods. Vivaldi is a real Naples-area name, but it belongs to Lely Resort and Miromar Lakes. The other three have no connection to Talis Park in any record. Drop all four from any Talis Park neighborhood list you are handed.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park Golf Club is an 18-hole, par-72 course of 7,025 yards with a slope rating of 143, opened in 2006 in the Tuscany Reserve era and renovated in 2023. Its distinction is rarity rather than ranking: Talis Park is one of only two courses in the world co-designed by Greg Norman and Pete Dye, the other being The Medalist in Hobe Sound, Florida.
Norman and Dye first worked together in 1994 at The Medalist. Talis Park is the second and, to date, final collaboration between them, which is the single fact that most distinguishes this golf course from every other private course in Naples. Two of the most consequential design minds of the modern era produced exactly two courses together, and one of them sits behind these gates. Greg Norman Golf Course Design lists Talis Park on its own course roster, as does the developer and the club.
The design reads as a genuine collaboration rather than a signature-for-hire. The front nine has an open, rolling parkland character with widely scattered trees and finishes with a downhill par four to a peninsula green. The back nine changes register entirely, evoking Tuscan rural farmland, a deliberate stylistic contrast rather than an accident of routing. The course covers roughly 133 acres of maintained turf on a property where golf occupies 262.70 acres in total.
The playing numbers are 7,025 yards and a slope of 143 per Golf Digest's course data, which is the tee-sheet figure to use. You will see "over 7,200 yards" on the designer's site and "just over 7,000 yards" on the club's own current golf page; the 7,025 figure is the one that reconciles with the rating data and with the club's own 2018 description. Par is 72.
Practice facilities are unusually good for a community this size: a nine-acre practice facility with a double-sided tee, synthetic turf on both sides, two short-game areas, and a practice putting green, plus an indoor Trackman simulator available to members at Casa Cortese. Personal golf carts are a question we get often, and it is a club policy question rather than a public record; ask the golf shop directly, because policies of this kind change and we do not publish unverified rules.
The course was renovated in 2023 with all-new irrigation and a full re-grassing. The turf changed from the original hybrid Sea Dwarf Paspalum, which was groundbreaking when the course opened because the entire course used it, to 100 percent Platinum Paspalum on fairways, tees, approaches, and rough, with TifEagle greens. Be precise about what this was: an agronomic and irrigation renovation, not a Norman or Dye redesign. No source describes any change to routing, bunkering, or green complexes, and we will not imply one.
Here is where a great deal of published material about Talis Park goes wrong, so we are going to be exact.
The citable rankings of record, both listed on Greg Norman Golf Course Design's own Talis Park course page with years attached, are:
The course was also certified as an Audubon International Certified Audubon Cooperative Sanctuary in 2007. Audubon's program requires periodic recertification, and we could not confirm the certification has been maintained continuously since, so we present it with its date rather than as a current status.
What we will not publish is the claim, still circulating on older marketing material, that Talis Park is ranked among the top twenty courses in Florida by Golf Digest. Golf Digest's current Best Golf Courses in Florida list of 70 courses does not contain Talis Park, and Golf Digest's own Talis Park course page carries no best-in-state badge. That claim is false, and a buyer who repeats it in a conversation with a knowledgeable golfer will lose credibility.
None of that diminishes the course. A Golfweek top-100 residential ranking is a real credential, and being one of two Norman and Dye courses on earth is a scarcer distinction than any state ranking. Lead with the rarity, attach the year to any Golfweek number, and never write that the course "is ranked" without saying when.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Vyne House is Talis Park's clubhouse and lifestyle center, roughly 58,000 square feet in total with roughly 33,000 square feet under air, anchoring the Grand Piazza beside the Great Lawn. It won Golf Inc. Clubhouse of the Year for 2016, first place and best of show in the new-construction private club category, plus Collier Building Industry Association Sand Dollar awards for clubhouse exterior and interior design the same year.
Three square-footage figures circulate for Vyne House and they are reconcilable by measurement method. Kitson & Partners cites a 33,000 square foot clubhouse and lifestyle center. Talis Park's own materials describe 32,052 square feet under air plus 25,065 square feet of outdoor space, which sums to 57,117. The general contractor, DeAngelis Diamond, lists 58,024 square feet total, broken into a 23,532 square foot lower level holding the golf pro shop, cart barn, locker rooms, employee offices, cafeteria, and storage, plus a 34,492 square foot main level holding the great hall, fitness room, game room, gallery, conference room, kitchen and grill room, private dining, staff offices, and pool building. The safe framing, and the one we use, is approximately 58,000 square feet total with roughly 33,000 square feet under air.
The building's defining characteristic is how much of it is outdoors. When it opened, roughly 34,000 of its 55,000-plus square feet was open or not fully enclosed. Architecturally it works as a village rather than a clubhouse: a central gathering courtyard built around a large oak tree, a brick archway leading to an arrival court and porte cochere, a Grand Loggia beyond the Great Hall for covered outdoor dining and cocktails, a rotunda with a two-sided fireplace overlooking the 18th green, and a resort-style heated pool with cabana lounging adjacent to the Grill Room. Inside are the Grill Room for casual gatherings, a Ballroom for formal and black-tie events, Vyne Court as the point-of-entry social space, a multi-purpose room, fitness studios, a wine room, a board room, and the spa.
DeAngelis Diamond is confirmed as general contractor. The architect of record for the original clubhouse is not established in any source we could verify, and we will not attribute it. Santiesteban & Associates Architects is associated with the separate, never-built Residences at Vyne House condominium project, which is a different building program entirely. The clubhouse's exact opening date is likewise unconfirmed; the 2016 Golf Inc. and Sand Dollar awards bound completion to on or before 2016.
Membership is required of every Talis Park owner. The two resident tiers are Resident Equity Golf Member and Resident Equity Sport Member. A Sport member has privileges across the entire community and all amenities year-round, except golf during peak season unless accompanied by a Golf member, and then on a limited basis. A Golf member has full community access year-round plus reciprocal privileges at other clubs during the summer months, May through October. As covered in the fee section above, the club publishes no schedule, so confirm current initiation, dues, food-and-beverage minimum, and transfer terms directly with the membership office.
Talis Park was positioned from the relaunch as a social club first and a golf club second, and the programming reflects that. Kitson & Partners describes weekly barbecues, wine tastings, and concerts on the Great Lawn for residents and members. The Thursday-night happy hour in the courtyard became the signature event early on, drawing well over a hundred people with live entertainment and a full menu, and food-and-beverage volume ran multiples of what the club had projected per member. That was reported in 2017, so treat the specific numbers as historical color rather than as a current operating statistic, but the design intent behind it is permanent: this is a club built to be used on a Tuesday, not just on a Saturday.
The Talis Park Sports Park is a three-acre complex at the south end of the community, adjacent to Corsica and Viansa, holding 5 lighted Har-Tru tennis courts, 4 lighted pickleball courts, 4 bocce lanes, a 50-foot lap pool, a tennis pro shop, seating pavilions, a playground, and basketball hoops, with the Core Fitness Center and Esprit Spa at Vyne House.
Five lighted Har-Tru tennis courts, four lighted pickleball courts, and four bocce lanes, with group programs, special events, private instruction, and open play all offered. One detail worth knowing if you are comparing older material: Talis Park's own 2018 description listed six lighted Har-Tru tennis courts, and the current count is five. The drop is consistent with one tennis court having been converted to accommodate the pickleball courts, which are described as a more recent addition. We could not source the exact conversion date and will not invent one, but the current published counts are 5 tennis and 4 pickleball.
There are two distinct pools at Talis Park. The first is the resort-style heated pool at Vyne House with cabana lounging, adjacent to the Grill Room. The second is the 50-foot lap pool at the Sports Park, which is the serious swimmer's option.
The Core Fitness Center is genuinely well equipped and, unusually, accessible 24 hours a day, seven days a week by keypad. The equipment list runs to Precor weight machines and Precor cardio machines with touchscreen televisions, benches, dumbbells, free weights, kettlebells, weighted balls and bars, bands, jump ropes, mats, yoga balls, balance trainers, stretch trainers, and steps, plus Schwinn Performance spin bikes and a Tour de France simulation bike, and a dedicated room with a Pilates Reformer for private sessions. Fitness professionals and Titleist Performance Institute certified golf-fitness professionals are on staff during normal operating hours, and personal training and group classes in spin, core strength, and yoga are available.
Esprit Spa is a full-service spa offering facials, peels, microdermabrasion, therapeutic massage, body treatments, and wraps, with complimentary consultations to customize services and the ability to arrange group bookings for special occasions. Beyond the built amenities, peaceful walking trails wind through nature-preserve areas around the community's perimeter. The club describes them but publishes no mileage, surface type, or trail map, so treat trail length claims you find elsewhere with skepticism.
Talis Park provides beach access through the Beach Runner, a complimentary Mercedes-Benz Sprinter shuttle seating 10 to 12 people that runs daily from Vyne House to Vanderbilt Beach on the Gulf of Mexico. Talis Park does not own a private beach club and does not own a stretch of beach. Vanderbilt Beach is a public Gulf beach, and being precise about that matters.
On-demand trips begin around 10:00 a.m. daily, and the last return trip departs Vanderbilt Beach approximately 30 minutes after sunset. The departure point is Vyne House, adjacent to the Great Lawn at the Grand Piazza, and parking at Vyne House is complimentary. The practical value of the service is real and specific: Vanderbilt Beach parking is famously difficult and expensive in season, and the Beach Runner removes that problem entirely. It launched around 2018 and was described at the time as the newest addition to the community's amenities, so it is not an original Tuscany Reserve or early Talis Park feature.
It is a complimentary, exclusive-to-members shuttle to a public beach, with the convenience of free parking at the point of departure and a driver who knows the schedule. It is not a deeded private beach club, it is not a members-only stretch of sand, and it does not include a beachfront building, a beachfront pool, or beachfront dining. Some Naples golf communities do own exactly those things, and if that specific amenity is central to your decision, you should know the difference before you tour rather than after you close.
We say this plainly because it is one of the most common points of confusion about Talis Park, and because buyers genuinely ask. It is also a fair trade in a lot of cases. A private beach club is expensive to build, expensive to insure on a barrier island, and expensive to rebuild after a storm, and those costs flow to members through dues and capital assessments. Talis Park's model transfers a real convenience to members without carrying a surge-exposed asset on the club's balance sheet. Which model you prefer is a genuine preference, not a right answer.
Vanderbilt Beach is the shuttle destination and the closest Gulf access, roughly 12 to 15 minutes by car. Delnor-Wiggins Pass State Park sits just north of Vanderbilt Beach at the end of Bluebill Avenue and is the better option for a quieter day, with its own parking and swimming areas. Barefoot Beach Preserve County Park lies further north toward the Lee County line. All three are public, all three charge for parking, and all three are within an easy drive of Talis Park's gates.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park sits inland in unincorporated Collier County, roughly 4 to 5 miles from the Gulf of Mexico, west of Interstate 75 and east of Livingston Road. It was spared Hurricane Ian's storm surge. Its real hurricane exposure is wind, not water, and buyers should underwrite it that way rather than assuming a coastal risk profile that does not apply here.
The community's legal description places it in Section 12, Township 48 South, Range 25 East and Section 7, Township 48 South, Range 26 East, west of Interstate 75 and east of Livingston Road, immediately south of the Collier and Lee county line and north of the future East and West Livingston Road corridor. It is unincorporated Collier County, not the City of Naples, which matters because the two are separate National Flood Insurance Program communities with separate floodplain management programs and separate maps. Every flood and CRS finding on this page is for unincorporated Collier County, the correct jurisdiction.
The site itself is engineered. The golf course fairways and the community's lake system are the stormwater management system, and the CDD exists specifically to own and maintain water management, drainage, wetlands mitigation, and perimeter buffers. Roughly 1.5 million cubic yards of fill were moved during the original course shaping, which is what produced the elevated home pads.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022 as a Category 4 storm, causing more than 150 direct and indirect deaths and over $112 billion in damage, the costliest hurricane in Florida history. Its surge was catastrophic and it was concentrated at the coastline. Vanderbilt Beach and Barefoot Beach Boulevard, on the immediate North Naples shoreline, saw surge approaching 12 feet. Further inland near US-41 in North Naples, high-water marks were roughly 8 feet. Naples proper saw 6 to 9 feet of inundation above ground level. The National Hurricane Center's own framing is that major surge flooding was concentrated within about a mile of the coast, penetrating a few miles inland only across low-lying areas and along rivers and canals. The Cocohatchee River, the system running through the North Naples corridor, rose approximately 7 feet.
Talis Park sits 4 to 5 miles inland with no direct tidal connection to the Gulf. On that geography and that surge data, it was not reached by Ian's surge. We want to be honest about the evidentiary standard here: no Talis Park specific damage report, from the county, the association, or the press, surfaced in our research. What we are stating is a geographic conclusion drawn from federal surge data and the community's location, not a site-specific damage record, and any page that tells you it has verified Talis Park's Ian damage history is overstating what exists.
Hurricane Milton in October 2024 made landfall as a Category 3 storm more than 150 miles north of Collier County near Siesta Key, putting Collier on the weaker southern side. Collier saw winds around 60 mph, a peak storm tide in Naples of 5.8 feet, and county-estimated damage exceeding $280 million, with widespread power outages and unusually heavy tornadic activity. Again, no Talis Park specific record exists, and an inland community would be expected to see wind, rain, and outage effects rather than flooding.
This is the honest framing for a Talis Park buyer. You are buying meaningfully out of the surge zone, which is a genuine and quantifiable advantage in both risk and insurance cost. You are not buying out of the wind zone, and nothing about being 4 miles inland materially reduces design wind speed in Southwest Florida.
Collier County falls within the Wind-Borne Debris Region under the Florida Building Code, not the High-Velocity Hurricane Zone that applies only to Miami-Dade and part of Broward. Practically, that means opening protection must carry Florida Product Approval ratings tested to ASTM standards rather than the stricter Miami-Dade Notice of Acceptance. The Wind-Borne Debris Region under ASCE 7-22 generally captures any location with a design wind speed of 140 mph or higher, or any location within a mile of the coast at 130 mph or higher. Design wind speeds quoted for the Naples area run roughly 160 to 170 mph ultimate, comfortably above the trigger. For an exact, citable figure at a specific address, an ASCE 7 hazard-tool lookup at the site coordinates is the right tool.
The Florida Building Code, 8th Edition, took effect December 31, 2023, with wind design criteria aligned to ASCE 7-22. Roof coverings and underlayment must now carry tested, uplift-rated product approvals, and roof assemblies must meet the code's uplift-pressure tables. Talis Park's housing stock is overwhelmingly newer than the 2002 code tightening and much of it is post-2015, which is a structural advantage over older Naples inventory.
Beyond the code baseline, impact-rated windows and doors, concrete block construction, and whole-home standby generators are standard practice for luxury new construction in this wind region and at this price point. We flag those as standard-practice expectation rather than as a verified community-wide fact, because no builder specification sheet or association construction standard for Talis Park is published publicly. On any specific home, the wind mitigation inspection report is the document that settles it, and it is also the document your insurer prices from.
Talis Park is predominantly mapped in FEMA Zone X, the minimal-risk designation outside the Special Flood Hazard Area, which means no federal flood-insurance purchase requirement for most lots even with a federally backed mortgage. Zone AE appears only in narrow bands near the community's lakes and preserve edges. Verify the effective panel for your exact lot before you close.
The rule that governs is federal and simple. Under the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994, flood insurance is mandatory for federally backed mortgages on buildings located in a Special Flood Hazard Area, and a Special Flood Hazard Area is any flood zone whose letter designation starts with A or V. Collier County states this plainly on its own floodplain management page.
Applied to Talis Park: a lot mapped Zone X, including shaded X, sits outside the Special Flood Hazard Area, so flood insurance is not federally required. Your lender can still require it, and we think you should carry it anyway, but the federal mandate does not attach. A lot mapped Zone AE sits inside the Special Flood Hazard Area, carries a published Base Flood Elevation, and flood insurance is federally required with a federally backed mortgage. The elevation certificate then becomes the document that drives your premium.
Collier County's countywide Flood Insurance Rate Map update became effective February 8, 2024, the first comprehensive countywide update since 2012, and that 2024 map is the operative map for permitting and elevation-certificate work today.
Mostly no, in the sense buyers mean when they ask. The dominant designation across the community is Zone X, which is not a Special Flood Hazard Area. The AE exposure that exists is limited and predictable: lots that directly abut the community's lakes or the adjacent preserve and flowway system. That pattern, elevated inland golf-community pads in X with narrow AE bands along water features, is the standard North Naples geometry, and it is consistent with how the community was graded and drained.
What we will not do is publish a specific FIRM panel number or an unqualified per-parcel zone determination, because the correct answer is lot-specific and the FEMA Map Service Center requires an address lookup to produce it.
Two homes on the same street in Talis Park can carry different flood zones, different Base Flood Elevations, and premiums that differ by thousands of dollars a year. That is not a Talis Park quirk, it is how flood mapping works. Beyond the zone itself, three things move a flood premium materially: the elevation certificate showing the lowest floor relative to the Base Flood Elevation, whether the structure predates or postdates the initial FIRM for the community, and any grandfathering that attaches to the policy rather than to the property. Sellers should also know that a favorable existing policy is sometimes assignable to a buyer, which is worth checking on any AE-mapped home.
There is also a countywide discount worth counting. Unincorporated Collier County holds a Community Rating System Class 5 rating in FEMA's National Flood Insurance Program, which the county says saves the community a total of $9.6 million in insurance premiums every year. A Class 5 rating is generally associated with a 25 percent discount on National Flood Insurance Program premiums under FEMA's standard schedule, and it applies to policies in the Regular Program, including some policies outside the Special Flood Hazard Area, not only to Special Flood Hazard Area policies.
Verify the effective flood zone for your exact address at the FEMA Flood Map Service Center search-by-address page at https://msc.fema.gov/portal/search. Collier County's floodplain management page carries the county's own current map references and elevation-certificate search. FEMA's Community Status Book for Florida confirms the county's participation and CRS status. Do this by address rather than by community, and do it before your inspection period closes, not after.
Insuring a Talis Park home means budgeting for wind first, flood second, and, in the condominium and coach-home neighborhoods, loss assessment coverage third. The inland Zone X position is a genuine and quantifiable cost advantage over coastal Naples on both the flood and wind lines, but wind mitigation features and the age of the roof still drive the number more than anything else.
If your lot maps Zone X, flood insurance is optional and comparatively inexpensive, and we recommend carrying it anyway, because roughly a quarter of National Flood Insurance Program claims nationally come from outside high-risk zones and the cost of an X-zone policy is a rounding error against a Talis Park mortgage payment. If your lot maps AE, it is mandatory with a federally backed mortgage, the elevation certificate governs the rating, and the premium is a real budget line rather than a footnote.
Either way, Collier County's Community Rating System Class 5 status applies a meaningful discount on National Flood Insurance Program premiums, generally 25 percent under FEMA's standard schedule. Private flood carriers are also active in this market and frequently beat National Flood Insurance Program pricing on higher-value homes, so quote both.
Wind is where the money is in a Talis Park insurance budget. Many private insurers pulled back from writing new business in Collier County during the hard market, which made Citizens Property Insurance Corporation, the state-created insurer of last resort, a common fallback across North Naples. That market has been improving, but the structural point stands: at this price point, the wind portion of your premium dwarfs the flood portion on an X-zone lot.
The lever you control is mitigation. Both Citizens and private carriers are required to offer, and do offer, discounted windstorm premiums for documented wind-mitigation features, verified through a wind mitigation inspection. The features that count are roof covering and roof age, roof shape, roof deck attachment, roof-to-wall attachment such as clips or straps, a secondary water resistance barrier, and opening protection, meaning impact-rated glass or code-approved shutters on every opening. Under Florida Statute 627.0629, insurers must provide discounts for construction techniques that reduce loss.
Talis Park's stock is structurally advantaged here. Nearly all of it postdates the 2002 code tightening, much of it postdates 2015, and the newest product, the Coach Homes at Fairgrove and the most recent Isola Bella estates, was built toward the current ASCE 7-22 aligned standards. That translates directly into stronger mitigation credits than older Naples inventory earns. Get the wind mitigation report on any home you are buying, and if you own here, get a fresh one after any roof replacement, because the credits reset.
The My Safe Florida Home program is also worth a look for owners funding hardening improvements, though eligibility rules and funding availability change between legislative sessions, so confirm current terms with the state before counting on it.
If you are buying in Carrara, Viansa, Toscana, the Coach Homes at Corsica, or the Coach Homes at Fairgrove, the insurance analysis changes shape. Florida condominium associations must carry a master or blanket property policy covering the building structure and common elements. Individual unit owners then carry an HO-6 walls-in policy for their interior, plus loss assessment coverage.
Loss assessment is the coverage most buyers skip and most later wish they had bought more of. Master-policy hurricane deductibles are typically a percentage of the building's insured value, which on a multi-million-dollar building can be a very large number. If a storm loss lands inside that deductible, or if the master policy pays less than the repair cost, the association levies a special assessment and every unit owner receives a bill. Loss assessment coverage is what responds to that bill. Buy enough of it, and read the master policy's hurricane deductible before you decide how much is enough.
We could not obtain carrier, limits, hurricane deductible percentages, or loss-assessment history for the Viansa, Toscana, Carrara, Corsica, or Fairgrove associations from any public source, and we would not publish them if we had, because they change annually. Those documents come from the association or its management company during your inspection period, and we request them on every condominium purchase we handle.
Build the annual carrying cost from the ground up rather than from a rule of thumb.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park is zoned to Veterans Memorial Elementary School, North Naples Middle School, and Aubrey Rogers High School, all three rated A by the Florida Department of Education for 2025-26. Verification was run through the Collier County Public Schools interactive zoning tool on 100 percent of the parcels along Talis Park Drive, Prato Way, Carrara Way, and Fairgrove Way, in both the 2025-26 and 2026-27 datasets. There is no split zoning anywhere in the community.
Level | School | Address |
|---|---|---|
Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Blvd, Naples, FL 34110 |
Middle | North Naples Middle School | 16165 Learning Lane, Naples, FL 34110 |
High | Aubrey Rogers High School | 15100 Veterans Blvd, Naples, FL 34110 |
All three sit on or near the Veterans Memorial Boulevard corridor a few miles north of Talis Park's gate, which is unusually convenient: one corridor covers the entire K-12 run. Aubrey Rogers High School opened in August 2023, which is worth knowing because material published before that date necessarily names a different high school.
That leads to the single most important correction on this section. You will still find Gulf Coast High School cited as Talis Park's zoned high school. It is not. The Collier County Public Schools interactive zoning tool returns Aubrey Rogers High School for every Talis Park parcel we checked, in both the current and the following year's dataset. Do not rely on Gulf Coast High for a Talis Park address.
All three zoned schools are rated A by the Florida Department of Education for the 2025-26 accountability year, per the district's 2026 accountability brief published July 1, 2026. Collier County Public Schools as a district also earned an A, its ninth consecutive year at that grade.
We deliberately use Florida Department of Education letter grades and nothing else. Third-party ratings from consumer school-rating websites use proprietary formulas that change without notice, blend in survey data, and are not the accountability measure Florida actually uses. When a Talis Park listing quotes a school score out of ten, it is quoting a private company's opinion, not the state's finding. The state's finding is an A across all three.
Collier County Public Schools runs a boundary review cycle, and the 2026-27 cycle was driven principally by the opening of Ave Maria Elementary on the eastern side of the county. None of Talis Park's three zoned schools appear as impacted in the approved 2026-27 boundary maps for elementary, middle, or high school. That is as much certainty as anyone can honestly offer, because boundaries can change in any future cycle.
Verify for your exact address rather than trusting this or any other page. Use the district's interactive zoning tool at https://zones.collierschools.com/live/, or call the Collier County Public Schools Department of Student Assignment at (239) 377-0540. Do this before you close if schools are part of your decision, and do it again if you are buying for a future school year.
Tuition at Naples independent schools generally runs in the high teens to around $30,000 per year depending on the school and grade level, with financial aid available at most. Confirm current tuition and application deadlines directly with each school, because they move annually and application windows for the strongest programs close early.
Talis Park is unusually well served for healthcare. NCH North Naples Hospital sits in the same ZIP code, 34110, roughly a short drive from the gate, with Physicians Regional Medical Center at Pine Ridge as a second full-service hospital option and NCH concierge primary care located on the same North Naples health campus.
For a community where a meaningful share of owners are retirees and seasonal residents, having a full hospital campus inside your own ZIP code is a genuine and underrated feature. It also matters for insurance and for the practical logistics of aging in place, which is a real consideration in a community with this demographic profile.
ER QuickCare operates an urgent care at 13030 Livingston Road, Suite 3, Naples, reachable at (239) 403-3772, generally open Monday through Saturday with Sunday closures. Confirm current hours before you drive.
Concierge medicine is well represented in North Naples, which reflects the market. NCH Concierge Medicine primary care operates at 11181 Health Park Blvd, Suite 2230, Naples, FL 34110, at (239) 624-8620, on the same health campus as the hospital. NCH also lists a separate NCH Concierge Medicine North location, and Northwestern Medicine operates a concierge medicine practice in Naples. Panel availability at concierge practices is limited and waitlists are common, so if concierge care is part of your relocation plan, start those conversations before you close rather than after.
Pharmacy and everyday retail are clustered at the Immokalee Road and Livingston Road node and along Vanderbilt Beach Road, both a short drive from the gate.
Talis Park sits on Livingston Road in North Naples, which is a genuinely convenient position: minutes to Interstate 75 at Immokalee Road, roughly 12 to 15 minutes to Vanderbilt Beach and Mercato, about 20 minutes to downtown Naples, and 20 to 25 minutes to Southwest Florida International Airport, which is closer than downtown Naples is to many Naples addresses.
Destination | Approximate drive time | Approximate distance |
|---|---|---|
Seed to Table at Immokalee Road and Livingston Road | 5 to 8 minutes | 2 to 3 miles |
Interstate 75 at Immokalee Road, Exit 111 | 8 to 10 minutes | 3 to 4 miles |
Mercato, US-41 at Vanderbilt Beach Road | 12 to 15 minutes | 6 to 7 miles |
Vanderbilt Beach | 12 to 15 minutes | 6 to 8 miles |
Delnor-Wiggins Pass State Park | 12 to 15 minutes | 6 to 8 miles |
Waterside Shops | 15 to 20 minutes | 8 to 9 miles |
Coconut Point, Estero | 15 to 20 minutes | 10 to 12 miles |
Coastland Center | 20 minutes | 10 to 11 miles |
Downtown Naples and Fifth Avenue South | 20 minutes | 10 miles |
Southwest Florida International Airport, RSW | 20 to 25 minutes | 20 to 24 miles |
All times are estimates that vary with season, time of day, and your exact origin inside the community. Treat them as directional and verify per trip, because North Naples traffic between January and April is a different animal than North Naples traffic in August.
The everyday anchor most residents use is Seed to Table, the 75,000 square foot Oakes Farms market at 4835 Immokalee Road at the Livingston Road corner, with an in-store butcher, fish market, full-service bakery, wine and beer, multiple restaurants and bars, and live entertainment. Publix at Naples Walk on Vanderbilt Beach Road Extension anchors a larger retail center, and Whole Foods Market anchors Mercato, which is also North Naples' primary dining and nightlife node with more than twenty restaurants, a cinema, and Nordstrom Rack.
Two things make Talis Park's logistics work. First, Interstate 75 at Exit 111, Immokalee Road, is three to four miles from the gate, which puts Estero, Bonita Springs, Fort Myers, and the airport within an easy run. Second, Southwest Florida International Airport is 20 to 25 minutes away, which is materially closer than it is from downtown Naples or Marco Island. For an owner who flies in and out for a long weekend, that difference is worth real money over a decade of ownership.
Livingston Road itself is the community's primary access, a six-lane north-south corridor that carries traffic between Immokalee Road and the Bonita Springs line without funneling everyone onto US-41. That is one of the quieter reasons Talis Park's location works better than its distance from downtown suggests it should.
The pipeline around Talis Park is real and mostly about roads: a Livingston Road flyover over Immokalee Road, a diverging diamond interchange at Interstate 75 and Immokalee Road, Phase 2 of the Veterans Memorial Boulevard extension, a commercial infill rezone at Livingston Road and Veterans Memorial Boulevard, and the reactivation of the long-dormant Imperial Lakes residential PUD north of the community.
The Livingston Road flyover over Immokalee Road is the closest and most consequential project to Talis Park's own access corridor. Collier County plans a grade-separated overpass carrying Livingston Road over Immokalee Road near Seed to Table, at a cost in the range of $37 to $38 million, funded through the one-cent sales surtax, the Florida Department of Transportation County Incentive Grant Program, impact fees, and gas taxes. Design completion was targeted for the end of 2025 with construction potentially beginning in fall 2026. Long term it removes one of North Naples' worst signalized bottlenecks from between Talis Park and Interstate 75. Short term it means construction activity on the road you use most.
The diverging diamond interchange at Interstate 75 and Immokalee Road, Exit 111 is part of the Florida Department of Transportation's Moving Florida Forward program, with construction expected to begin in early 2027. A companion diverging diamond at Pine Ridge Road, Exit 107, is already under construction with completion estimated around mid-2027.
The Interstate 75 widening from six lanes to ten covers an 18.5-mile stretch from Corkscrew Road in Estero, Exit 123, south to Golden Gate Parkway, Exit 105, which is exactly the segment Talis Park residents use.
The Veterans Memorial Boulevard extension matters in two phases. Phase 1 is complete: 1.75 miles widened and extended east of Livingston Road to Aubrey Rogers High School, four lanes with two new signalized intersections and a noise barrier wall, at a cost over $12 million, opened alongside the school in August 2023. Phase 2 runs west to US-41 and is scheduled for design in fiscal 2026, right-of-way acquisition after that, funding in fiscal 2027, and construction beginning in fiscal 2028. When Phase 2 opens it reroutes a meaningful share of North Naples cut-through traffic away from Immokalee Road, which is a net positive for Livingston Road.
Two further corridor projects sit a few miles out. The Old 41 project development and environment study, Florida Department of Transportation project 435110-1, covers 2.73 miles from US-41 in Collier County to Bonita Beach Road in Lee County at an estimated construction cost of $83 million, with a public hearing held November 20, 2025. And Bonita Beach Road Phase III widening from four to six lanes between Windsor Boulevard and Old US-41 is a joint Lee and Collier corridor project.
The Livingston Road and Veterans Memorial Boulevard Commercial Infill Subdistrict is an active small-scale growth management plan amendment and commercial planned unit development rezone, petitions PL20220003225 and PL20220003226, with a published legal notice on file with the Collier County Clerk. Geographically it is the closest active commercial zoning petition to Talis Park's Livingston Road frontage.
We will be straight with you about the limits of what is verified: the notice confirms the petition exists at that intersection, but we could not extract the specific proposed commercial use from the underlying documents. Retail, medical office, fuel, and grocery are all uses that show up in Collier commercial infill subdistricts, and which one lands there materially changes the character of that corner. If commercial adjacency matters to your purchase, pull the current petition file from the county before you close.
Imperial Lakes is the substantive residential item. It is a 78.28-acre site north of Imperial Golf Club and west of Aubrey Rogers High School, on the same Livingston Road and Veterans Memorial corridor immediately north of Talis Park. It was originally approved in 1982 for 430 multifamily homes at five units per acre and has sat landlocked for 44 years waiting on the Veterans Memorial Boulevard extension. The developer, N.A. Realty Trust Inc., headed by Aubrey Ferrao of Gulf Bay Group, is scaling it down to 313 homes at four units per acre in a mix of single-family, two-family, townhouse, and multifamily product. The Collier County Planning Commission unanimously recommended approval on March 5, 2026. It still requires a Board of County Commissioners public hearing plus Army Corps of Engineers and South Florida Water Management District permitting, and access does not exist until Veterans Memorial Boulevard Phase 2 is built, currently projected to begin construction in fiscal 2028.
Worth noting for transparency: a Collier planning commissioner who lives in the area objected on the record that traffic in the area is already very bad and that this development will make it worse. That is a real local sentiment and buyers deserve to hear it rather than only the approval headline.
The pipeline near Talis Park is overwhelmingly infrastructure catching up to growth that already happened, not new density landing next door. The flyover, the diverging diamond, the interstate widening, and Veterans Memorial Phase 2 all reduce congestion on the roads Talis Park residents use, at the cost of several years of construction activity along those same roads. Imperial Lakes adds 313 homes roughly a mile north on a site that has been zoned residential since 1982, which is a downsizing from its existing entitlement rather than an upzoning. The commercial infill at Livingston and Veterans Memorial is the one genuine unknown, and it is knowable if you pull the file.
None of this changes the fundamental case for or against Talis Park. It does change your commute for a few years, and it is the sort of thing a good agent tells you before you buy rather than after you notice the orange barrels.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Talis Park is a guard-gated community with a north entrance on Livingston Road and a south entry gate near the Sports Park, governed by a recorded declaration plus neighborhood-level condominium documents. Talis Park does not publish its resident handbook, architectural review guidelines, pet policy, or leasing rules publicly, so the binding answers come from the recorded documents and the association, not from the internet.
Talis Park operates gated entry, with the south entry gate near the Sports Park completed in fall 2015 alongside the Corsica neighborhood. Beyond that, we are going to decline to publish the details that most pages guess at. Staffed gate hours, roving patrol arrangements, license-plate reader coverage, guest registration procedure, and contractor access hours are not published in any Talis Park document we could locate, and the generic Naples-gated-community boilerplate that circulates about all of these is not grounded in anything specific to this community.
The right way to get these answers is to ask the association during your inspection period or, if you are already a guest of an owner, to ask at the gate. If you are working with us, we ask on your behalf.
Same discipline here. No community-wide minimum lease term or annual lease cap for Talis Park is published in any source we could verify, and leasing rules in a community like this typically differ by sub-association rather than being uniform. A Carrara or Viansa condominium may have a different minimum term and a different approval process than a Watercourse villa or a Prato estate. Get the specific document for the specific unit.
What the data does say, unambiguously, is that the MLS rental market here is thin: 22 active rental listings against 2 recorded leases in twelve months. Whatever the rules permit, the market is not delivering meaningful lease volume, and any purchase underwritten on rental income should account for that.
Not published. Florida communities of this type generally permit a reasonable number of ordinary household pets with leash requirements in common areas, and sub-associations sometimes impose weight or number limits, but no Talis Park specific pet policy document is publicly available and we will not repeat generic language as though it were this community's rule. If you own a large dog or more than two animals, make this a written condition of your due diligence.
Talis Park Community Association, Inc. administers architectural review, and no design-guidelines document or submission-process description is published on any official Talis Park, Talis Park CDD, or Kitson & Partners domain. We looked hard for one, and the only source that reads as specific about Talis Park's architectural review scope and timelines turned out to be a templated marketing page repeated nearly verbatim across dozens of unrelated Naples communities, which also contradicted the club's own membership page on a verifiable point. We do not cite it and neither should you.
The practical guidance is simple and holds in any community of this kind. Assume that any exterior change requires written approval before work begins: paint color, roof, windows and doors including pocket sliders, driveway and hardscape, landscape material changes, lanai enclosures, outdoor kitchens and their vent terminations, generators, and pool equipment. Assume interior work that does not touch the exterior or the structure usually does not. Assume the review takes weeks, not days. And get the actual guidelines from the association before you contract with anyone, because a contractor who starts without approval creates a problem the owner has to solve.
Buyers evaluating Talis Park almost always look at four to six other North Naples and in-town golf communities. Here is a neutral, factual read on each, focused on the structural differences that actually change a decision rather than on marketing language.
Mediterra is Talis Park's most direct comparison and its most instructive contrast. It is a substantially larger master plan on Livingston Road with two Tom Fazio championship courses rather than one course, a member-owned equity club, and, decisively, a private beach club that the club owns on the Gulf. Mediterra is also lower density across far more acreage, with a large majority of its land left as preserve, lakes, golf, and parks. If a deeded private beach club and two courses are what you want, Mediterra has them and Talis Park does not. If a Norman and Dye course and a newer, more compact, more socially concentrated village core are what you want, Talis Park has those and Mediterra does not.
Quail West straddles the Collier and Lee line and offers 36 holes designed by Arthur Hills, a very large clubhouse, and a member-owned club that is notable for operating without club debt. Its estate product runs larger on average than Talis Park's, and its club economics are structured differently. Buyers who prioritize a debt-free member-owned club and two courses tend to land there.
Tiburon sits closer to the Gulf off Vanderbilt Beach Road, is built around 36 holes of Greg Norman design, and is adjacent to a Ritz-Carlton resort, which gives members an unusual hotel-adjacent amenity set and a very different daily feel from a self-contained residential club. It also hosts professional tournament golf, which some buyers love and some regard as a seasonal disruption.
TwinEagles is further east off Immokalee Road, with two courses and a lower price per square foot than the Livingston Road corridor communities. The trade is distance from the beach and from downtown.
Pelican Marsh is closer in, off Vanderbilt Beach Road at Airport-Pulling, with an older housing stock, a bundled amenity model different from Talis Park's mandatory equity structure, and a location that is materially closer to Mercato and the beach. It is the value comparison for a buyer who wants proximity over newness.
Grey Oaks is the in-town benchmark: 54 holes across three courses, an in-town Naples address near Airport-Pulling and Golden Gate Parkway, and a price per square foot that generally runs well above the North Naples corridor communities. Buyers choosing between Grey Oaks and Talis Park are usually trading proximity to Fifth Avenue South against newer construction and a lower entry price.
Run four questions and the answer usually resolves itself.
We show clients all of these communities honestly, including the ones where we think another community fits better. That is the only way this works over a career.
Talis Park's case rests on a genuinely rare golf course, an award-winning clubhouse, newer construction, an inland Zone X storm posture, and A-rated schools. The trade-offs are equally concrete: a mandatory equity membership stacked on top of an amortizing CDD assessment and HOA dues, roughly 8.2 months of supply, beach by shuttle rather than by private club, and a master association still under developer control.
Talis Park fits the buyer who wants a distinctive golf and club experience at a lower entry price than the in-town estate communities, who values newer construction and an inland storm posture, and who is prepared to pay a mandatory membership plus a special-district assessment to get it. It fits the seasonal lock-and-leave owner extremely well in the attached product, and it fits the full-time estate buyer very well in Prato, Seneca, Firenze, and Isola Bella.
It fits less well for the buyer who needs a private beach club, who wants a resident-controlled association today, who wants three courses, or who wants zero exposure to special-district debt. Those buyers exist and there are good communities for them, and we would rather tell you that now than sell you the wrong address.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
If you are searching for the best Talis Park listing agent, or thinking "I need to sell my house in Talis Park," or wondering what your Talis Park home is worth in today's market, you are in the right place. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we sell Talis Park with verified data rather than optimism.
Here is what stands behind that:
The verified twelve-month Talis Park picture, from the Stellar MLS Matrix Development-filtered report pulled July 15, 2026: 35 closings, roughly $93.0 million in volume, a median sale price of $1,780,000, an average of $2,656,357, a range from $700,000 to $10,000,000, a median 79 days to contract, and a median sale-to-list ratio of 94.1 percent. The highest sale was $10,000,000 in Isola Bella. The fastest sales went to contract in zero days, including a $7,400,000 estate in Prato and a $5,895,000 home in Seneca. Against that, 24 homes sit active at a median list of $1,872,500, which is roughly 8.2 months of supply.
Read those two paragraphs together and the seller strategy writes itself. Homes priced correctly on day one in Talis Park go under contract immediately, sometimes before they are ever publicly marketed. Homes priced on hope sit for 300 and 500 days and then sell at a discount anyway. There is no third outcome in this data.
Pricing here is not a comparable-sales exercise alone, because a Talis Park buyer is underwriting more than a purchase price. They are underwriting a CDD assessment of roughly $2,250 to $5,624 per year depending on your lot, master association dues, a sub-association fee if you are in the attached product, and a mandatory equity club membership at a tier the club will not publish a price for. Every one of those dollars competes with your list price in the buyer's model.
That is why we build the pricing case from the carrying cost outward. We know your lot's CDD line item, we pull your estoppel early rather than at contract, and we position your home against the specific alternatives a buyer is actually weighing inside and outside the gates. A listing that ignores the fee stack gets negotiated on it later, from a weaker position.
Talis Park homes are marketed to a national and international buyer, and the presentation has to earn that attention. Architectural photography, cinematic video, licensed drone work that shows the golf and lake corridors as they actually are, floor plans, and a property site. Targeted digital campaigns aimed at the affluent relocation and second-home buyer in the feeder markets that actually buy in North Naples. Distribution across the number one team in Southwest Florida and its network. And an honest, data-led story about the community, because a sophisticated buyer at $2 million or $7 million can tell the difference between marketing and information within about ninety seconds.
We also run genuinely private listings when discretion matters. Several of the strongest Talis Park transactions in the trailing twelve months, including the $10,000,000 Isola Bella sale, closed as office exclusives that never carried a public days-on-market count. If a quiet sale is what your situation requires, call Jesse direct at (239) 898-6072 and we will talk about it confidentially.
This is one of the highest-value conversations in a Talis Park sale and one of the most frequently mishandled. Membership at Talis Park is mandatory and equity-based, so your buyer is joining regardless. The question is on what terms, and whether anything about your existing membership can be structured to benefit them.
We are not going to publish a transfer fee figure, because the club does not publish one and no source we would stand behind provides one. What we do is get the current, written terms from the membership office at the beginning of the listing rather than at contract: initiation at each tier, current dues, the food-and-beverage minimum, whether a waiting list applies at the golf tier, and exactly what happens to a resigning member's equity. Those terms, in writing, become part of the marketing package. A buyer who can see the full membership picture up front moves faster and negotiates less.
The honest answer is that it depends on your neighborhood, your view corridor, your condition, your lot's CDD allocation, and your membership situation, and that a blended community median of $1,780,000 does not answer it for anybody. Get a real number instead of an algorithm's guess.
Start with a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072 and we will walk your specific comp set with you. There is no obligation, and the conversation stays between us.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy and Marc Comisar have over $900 million in personal sales, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Talis Park is served from our Naples office at 9180 Galleria Ct #200, Naples, FL 34109, which is the closest office to the community, roughly fifteen minutes from the gate. Our brokerage headquarters is at the address below.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Read our full story about McGreevy and Comisar, meet Jesse McGreevy and Marc Comisar, see the full Naples community library, and visit our brokerage at https://www.domainrealtygroup.com.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
McGreevy and Comisar are a top-reviewed Talis Park and Naples real estate team, and you can read what clients say on Google before you ever pick up the phone.
★★★★★ "We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied." Verified Google review
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These are the questions real buyers actually ask about Talis Park, answered from primary sources and our own verified transaction data rather than from marketing copy. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if your question is not here, call Marc Comisar at (239) 287-5873 and ask it directly.
Talis Park is in North Naples, in unincorporated Collier County, Florida, ZIP code 34110. Its entrance is on Livingston Road, and the community sits west of Interstate 75 and east of Livingston Road, immediately south of the Collier and Lee county line. The legal description places it in Section 12, Township 48 South, Range 25 East and Section 7, Township 48 South, Range 26 East, per the Talis Park Community Development District's statutory disclosure page.
Talis Park is in ZIP code 34110, in unincorporated Collier County, Florida. That distinction matters more than it sounds: Talis Park is not inside the City of Naples, so county rather than city rules govern permitting, floodplain management, and code enforcement. Unincorporated Collier County and the City of Naples are also separate National Flood Insurance Program communities with separate maps and separate Community Rating System discounts, so use the county's figures for any Talis Park address.
Yes. The community was developed by WCI Communities as Tuscany Reserve, rezoned under that name through Collier County Ordinance No. 2003-28 in 2003. Kitson & Partners bought the property in early 2011 and rebranded it Talis Park. The special district was formally renamed from Tuscany Reserve Community Development District to Talis Park Community Development District by Collier County Ordinance No. 2012-27, adopted July 30, 2012. The underlying PUD zoning entry is still legally titled Tuscany Reserve in county records.
Because the developer wanted a fresher identity. The only sourced explanation comes from Syd Kitson himself, reported in a 2012 Wall Street Journal feature on distressed golf communities: he changed the name to Talis Park because he thought it sounded more youthful. Kitson's branding team framed the rename as a deliberate move away from a pseudo-Italianate, recession-damaged identity toward a health, wellness, and social-vitality positioning. There is no Latin-meaning story behind the name. If you see one, it was invented.
Kitson & Partners, of Palm Beach Gardens, through the entity KE Talis Park Properties, LLC, which registered in Florida on January 24, 2011 as KE Tuscany Reserve Properties LLC and renamed itself on December 21, 2011. Kitson closed on the property for $31 million on January 31 or February 1, 2011. Before Kitson, the property passed through a Ronto-affiliated entity, WCI Communities, and Bahrain-based Addax Bank's AB Naples LLC, which paid $65 million in May 2008.
August 5, 2002, by Collier County Ordinance No. 2002-42, originally as the Tuscany Reserve Community Development District. It predates Kitson's ownership by nearly a decade and was created under WCI. It was renamed by Ordinance No. 2012-27 on July 30, 2012. Its statutory purposes are water management and drainage, wetlands mitigation, and perimeter buffers and walls, and it is managed by Governmental Management Services, SF, LLC.
As of the July 15, 2026 Stellar MLS Matrix Development-filtered pull, 24 homes were actively listed in Talis Park, at a median list price of $1,872,500 and an average of $2,657,956, ranging from $724,950 to $7,995,000. Total active list volume was about $63.8 million. Against 35 closings in the prior twelve months, that works out to roughly 8.2 months of supply. Inventory changes weekly, so call Marc Comisar at (239) 287-5873 for the current list.
The median sold price over the trailing twelve months was $1,780,000, with an average of $2,656,357 and a range from $700,000 to $10,000,000. The average runs far above the median because five sales cleared $5 million while thirteen landed between $1.5 million and $2.0 million. You will see other median figures published for Talis Park that differ from this one, usually because they blend periods or property types differently. Ours is the Development-filtered MLS figure for the trailing twelve months.
Recent single-family closings in Talis Park have run from roughly $2.2 million in Corsica up to $10,000,000 in Isola Bella, with the estate neighborhoods of Prato, Seneca, Isola Bella, and Fairgrove clustering between $3.2 million and $7.4 million. Detached villa product in Watercourse and Pistoia trades lower, generally $2.0 million to $2.9 million. Current active single-family asking prices run from about $3.2 million in Brightling to $7,995,000 in Prato.
The attached product is where Talis Park's entry point lives. Trailing twelve-month closings in Viansa ran from $700,000 to $1,780,000, Carrara from $1,400,000 to $1,800,000, Corsica coach homes from $1,300,000 to $2,175,000, Fairgrove coach homes at the lower end, and one Toscana closing at $1,225,000. Active asks currently run from $724,950 up to about $1,999,000 across those neighborhoods. Fees vary meaningfully by building, so compare total carrying cost rather than list price.
Five product types. Custom grand estates on large lots in Prato, Firenze, and Isola Bella. Conventional single-family in Seneca, Brightling, Corsica, and Fairgrove. Detached villas in Pistoia and Watercourse. Attached coach homes in the Coach Homes at Corsica and the Coach Homes at Fairgrove. And mid-rise and terrace condominiums in Carrara, Viansa, and the legacy Toscana. That range is deliberate: Kitson's 2011 plan called for a mixed-product community rather than an all-estate one.
Almost everything in Talis Park is resale at this point. The estate neighborhoods sold their developer homesites out between 2015 and 2019, Carrara finished in 2017, Viansa in 2021, and the newest product, the Coach Homes at Fairgrove, delivered in 2023 and 2024. Isola Bella was the last actively selling new-construction neighborhood. If new construction matters to you, the practical routes are a recent-delivery resale or, occasionally, a remaining builder-held estate homesite. Call Marc at (239) 287-5873 for what is genuinely available.
Fourteen constructed neighborhoods: Prato, Firenze, Seneca, Corsica single-family, the Coach Homes at Corsica, Brightling, Fairgrove single-family, the Coach Homes at Fairgrove, Pistoia, Watercourse, Carrara, Isola Bella, Viansa, and Toscana. A fifteenth, the Residences at Vyne House, was planned but never built. Vera, Vetta, Villa Piani, and Vivaldi are sometimes listed as Talis Park neighborhoods and are not; they belong to other communities or to nothing at all.
Isola Bella, Italian for beautiful island, is a 4.5-acre enclave of just 17 single-family waterfront homesites immediately adjacent to the Grand Piazza and Vyne House, announced in 2018 and developed exclusively by Seagate Development Group. Homesites accommodate estate residences from 3,500 to more than 5,000 square feet, with named models including the Monterey, Monterey II, Sonoma, Revana, Olema, and St. Helena. It produced the community's highest documented sale at $10,000,000 in June 2026.
Corsica is two products under one name. The single-family side is 24 north-facing homesites released in March 2015, most at 65 or 77 feet wide, accommodating 3,000 to 4,500 square foot homes. The Coach Homes at Corsica are 64 attached residences in 16 two-story buildings of four, built by FrontDoor Communities in Santa Barbara style, with first-floor Messina plans at 2,532 square feet and second-floor Sienna plans at 3,382 square feet. Corsica sits next to the Sports Park and the south gate.
Watercourse, marketed at launch as Il Corso, is a neighborhood of 30 platted detached luxury villas by Distinctive Communities, 29 of them built, in seven one- and two-story great-room floor plans from 2,530 to 3,638 square feet. Original pricing started around $1.1 million. Il Corso and Watercourse are the same place; the developer used both names in the same sentence in 2015 and the county plat records it as Watercourse at Talis Park.
Carrara is a 90-unit condominium neighborhood in 15 mid-rise buildings built by WCI Communities, each building three floors over parking with two residences per floor. Units exceed 2,900 square feet of air-conditioned space with wraparound loggias, originally priced from the $700s. Collier County milestone records list all 15 buildings at 16418 through 16452 Carrara Way, completed between June 2015 and June 2017. Carrara produced 11 of the community's 35 closings last year, more than any other neighborhood.
Across the community: McGarvey Custom Homes, Gulfshore Homes, Sunwest Homes, and Stellar Living Homes in Prato; Borelli Construction in Firenze; McGarvey, Harbourside Custom Homes, Fox Custom Builders, and Gulfshore Homes in Seneca; Sunwest, Fox, Harbourside, and Stellar Living in Corsica and Brightling; Harbourside and Iron Star Luxury Homes in Fairgrove; FrontDoor Communities for the Coach Homes at Corsica; Divco Construction Corp. in Pistoia; Distinctive Communities in Watercourse; WCI Communities in Carrara; WCI and Lennar in Viansa; and Seagate Development Group in Isola Bella.
Yes. The club states it plainly on its own membership page: to enjoy the amenities Talis Park offers, membership is required. Every owner joins at a minimum of the Sport tier. The two resident tiers are Resident Equity Golf Member and Resident Equity Sport Member. This is not optional, it is not waivable, and any listing or third-party page telling you membership at Talis Park is optional is contradicting the club's own published statement.
The club does not publish a fee schedule anywhere and directs prospects to call the membership office. Independent club-cost databases have reported golf initiation estimates in the roughly $140,000 to $200,000 range and sport initiation in the roughly $35,000 to $55,000 range, with annual dues reported from roughly $6,700 to $23,000 depending on tier and source year. Those figures disagree with each other by tens of thousands of dollars, so treat them as directional only and confirm current numbers directly with the club.
Equity, today. The club's own current membership page titles both resident tiers with the word Equity: Resident Equity Golf Member and Resident Equity Sport Member. Sources describing Talis Park as non-equity are stale. At the 2012 Kitson relaunch the club was explicitly not yet member-owned, and by 2019 it was extending full equity membership to non-residents, which implies resident equity already existed. The exact conversion year, somewhere between 2012 and 2019, is not established in any source we could verify.
Golf membership has been described as capacity-limited with a waiting list by multiple sources, and at the 2012 relaunch golf memberships were reported as capped at 325. We could not confirm the current cap or the current waitlist status from any source we would stand behind, so we will not publish a number. This is a question to ask the membership office directly, and the answer materially affects your timeline if golf is why you are buying.
A Resident Equity Sport Member has privileges across the entire community and all amenities year-round, except golf during peak season unless accompanied by a Golf Member, and then on a limited basis. A Resident Equity Golf Member has full community access year-round plus reciprocal privileges at other clubs during the summer months, May through October. Both are equity tiers. Sport is the minimum every owner must carry.
Greg Norman and Pete Dye, together. Talis Park is one of only two courses in the world co-designed by that pair, the other being The Medalist in Hobe Sound, Florida, where they first worked together in 1994. The course is confirmed on Greg Norman Golf Course Design's own roster, on the developer's site, and on the club's site. Construction began in December 2003 and the course opened in 2006, during the Tuscany Reserve era.
7,025 yards with a slope rating of 143, par 72, per Golf Digest's course data. You will see other figures: the designer's site says over 7,200 yards and the club's current golf page says just over 7,000 yards. The 7,025 figure is the one that reconciles with the rating data and with the club's own 2018 description, so it is the number we use. The course covers roughly 133 acres of maintained turf.
No. This is worth stating clearly because the claim circulates. Golf Digest's current Best Golf Courses in Florida list of 70 courses does not include Talis Park, and Golf Digest's own Talis Park course page carries no best-in-state badge. The real, citable rankings are from Golfweek: No. 45 on the Top 100 Residential Golf Courses in 2009 and No. 91 on Best Residential Golf Courses in 2014, both listed with years on the designer's site.
Yes, in 2023. The renovation covered all-new irrigation and a full re-grassing, replacing the original hybrid Sea Dwarf Paspalum with 100 percent Platinum Paspalum on fairways, tees, approaches, and rough, plus TifEagle greens. Be precise about scope: this was an agronomic and irrigation renovation, not a Norman or Dye redesign. No source describes any change to routing, bunkering, or green complexes, and nobody should tell you the holes were altered.
For FY2026 the operations-and-maintenance portion is a flat $1,286.91 per unit across every neighborhood, up from $959.00 which held from FY2016 through FY2024. On top of that, each lot carries a debt-service assessment that varies by phase and lot size. Total annual CDD assessments range from about $2,249.70 on the clubhouse parcel and $2,681.09 for the condominium product up to $5,522.19 for Isola Bella and $5,624.02 for the largest legacy 200-foot estate lots.
No, and this is a common misconception. Three bond series were outstanding as of the FY2026 adopted budget: Series 2016A-1 and Series 2016A-2, both maturing May 1, 2036, and Series 2024, maturing May 1, 2044. Combined outstanding principal was roughly $8.9 million in late 2025, against original and refunded par of about $12.3 to $13.3 million, so roughly a quarter to a third has amortized. The debt is amortizing, not retired.
Talis Park does not publish master association dues, and the sub-associations do not publish theirs. Fees also vary materially by neighborhood, because condominium and coach-home owners pay a sub-association on top of the master while estate owners generally do not. The binding number appears on the estoppel certificate the association issues when you go under contract, and that document, not a listing remark or a third-party database, is what you should underwrite. We obtain it early on every purchase.
Broadly, three different things through three different bodies. The CDD covers water management and drainage, wetlands mitigation, and perimeter buffers and walls, plus debt service on the infrastructure bonds. The master association covers community-wide common areas, gate operations, and enforcement of the recorded declaration including architectural review. Sub-association fees in the attached product cover building insurance, roofs, exterior maintenance, and reserves. Club dues cover the golf, dining, fitness, spa, racket sports, and social programming.
Governmental Management Services, SF, LLC, based in Sunrise, Florida, serves as district manager. The board of supervisors meets monthly on the third Tuesday at 10:00 a.m. at Vyne House, and the district posts agendas, minutes, budgets, audits, a GIS map exhibit, and annual performance-measures reports publicly on its website. Note that the CDD's manager is not the master association's manager; those are legally distinct entities with different management.
Always ask, and get the answer in writing. Three places a special assessment can originate here: the sub-association, most often after a storm or a milestone-inspection-driven structural repair in the condominium product; the master association; and the club, which can levy capital assessments on members. The estoppel discloses association-level assessments in effect or pending. Club capital assessments come from the membership office. Ask about all three during your inspection period, not after.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
An 18-hole Greg Norman and Pete Dye golf course with a nine-acre practice facility and an indoor Trackman simulator; Vyne House, a roughly 58,000 square foot clubhouse with a Grill Room, Ballroom, wine room, and resort-style heated pool; Café Fiona's and the Sports Pub at Casa Cortese for dining; the Core Fitness Center open 24 hours by keypad; Esprit Spa; a three-acre Sports Park with 5 tennis courts, 4 pickleball courts, 4 bocce lanes, a 50-foot lap pool, playground, and basketball; preserve walking trails; and the Beach Runner shuttle.
Vyne House is the community's clubhouse and lifestyle center on the Grand Piazza beside the Great Lawn, roughly 58,000 square feet in total with roughly 33,000 square feet under air. It won Golf Inc. Clubhouse of the Year for 2016, taking both first place and best of show in the new-construction private club category, plus Collier Building Industry Association Sand Dollar awards for clubhouse exterior and interior design that same year. DeAngelis Diamond was the general contractor.
Four venues. Café Fiona's, also called Fiona's Market Café, sits along the Great Lawn just north of the fitness building, open daily with a cooked-to-order breakfast, a pizza oven, a wine display wall, and indoor and outdoor seating. The Sports Pub at Casa Cortese, at the driving range, is a full-service bar and lunch eatery with billiards, cornhole, shuffleboard, and the golf simulator. Inside Vyne House are the Grill Room for casual dining and the Ballroom for formal events.
Yes. The Sports Park has 5 lighted Har-Tru tennis courts, 4 lighted pickleball courts, and 4 bocce lanes, plus a tennis pro shop, seating pavilions, a playground, and basketball hoops on a three-acre site at the south end of the community near Corsica and Viansa. Note that Talis Park's own 2018 materials listed six tennis courts; the current published count is five, consistent with one court having been converted when pickleball was added.
Both, and the fitness center is unusually good. The Core Fitness Center is accessible 24 hours a day, seven days a week by keypad, equipped with Precor weight and cardio machines with touchscreen televisions, free weights, kettlebells, bands, mats, balance and stretch trainers, Schwinn Performance spin bikes, a Tour de France simulation bike, and a dedicated Pilates Reformer room. Titleist Performance Institute certified professionals are on staff during normal hours. Esprit Spa offers facials, peels, microdermabrasion, massage, body treatments, and wraps.
Social, walkable, and centered on the Grand Piazza rather than on a formal clubhouse. The community was designed with more open-air than enclosed clubhouse square footage, and it shows: the courtyard around the large oak, the Grand Loggia, and the Great Lawn carry the daily rhythm. Kitson describes weekly barbecues, wine tastings, and concerts on the Great Lawn, and the Thursday-night courtyard happy hour became the community's signature gathering early on. Programming peaks November through April.
Because that figure describes the wrong geography and measures the wrong thing. Automated demographic widgets for Talis Park typically display the per-capita income of U.S. Census Tract 101.02, a roughly 6,400-person area spanning the entire Livingston Road corridor, which blends Talis Park with far less expensive neighborhoods nearby (the tract's per-capita income runs about $93,160 in the 2023 American Community Survey, which is where the $92,600-style figure comes from). Talis Park's own census block group is much smaller, and small block groups carry margins of error of 30 percent or more, so no single figure at that scale is precise. More fundamentally, census "income" counts reported annual taxable income (Social Security, pensions, dividends, withdrawals), not wealth. A community where the median age is around 70 and the median home sale is $1,780,000 is full of retirees whose net worth is measured in the millions while their reported annual income is deliberately modest. The number that actually describes Talis Park's market is the one from closed transactions: a $1,780,000 median sale price, a $10,000,000 top sale, and $93.0 million in volume over the trailing 12 months (Stellar MLS Matrix, Development-filtered). Judge the community by what its homes sell for, not by a tract-level income average. Sources: https://data.census.gov/ and the MLS report cited throughout this page.
Yes, by shuttle. Talis Park runs the Beach Runner, a complimentary Mercedes-Benz Sprinter van seating 10 to 12, daily from Vyne House to Vanderbilt Beach on the Gulf of Mexico. On-demand trips begin around 10:00 a.m. and the last return leaves the beach roughly 30 minutes after sunset. Parking at Vyne House is complimentary, which is the practical value: Vanderbilt Beach parking is difficult and expensive in season and the shuttle removes that problem.
No, and we want to be precise about this because buyers ask constantly. Talis Park does not own a private beach club and does not own a stretch of beach. Vanderbilt Beach, the shuttle destination, is a public Gulf beach. Several peer Naples communities do own private, deeded beach clubs with beachfront buildings, pools, and dining. If that specific amenity is central to your decision, know the difference before you tour rather than after you close.
Vanderbilt Beach is closest, roughly 12 to 15 minutes by car and the shuttle destination. Delnor-Wiggins Pass State Park sits just north at the end of Bluebill Avenue, with its own parking and a quieter feel. Barefoot Beach Preserve County Park lies further north toward the Lee County line. All three are public, all three charge for parking, and all three are an easy drive from the gates.
Yes. The club describes peaceful trails winding through nature-preserve areas around the community's perimeter, and roughly 59 acres of the 461-acre property is conservation. There is also the Great Lawn at the Grand Piazza, a smaller green space at the Sports Park, and a playground and basketball hoops at the Sports Park. No trail mileage, surface type, or map is published, so treat specific trail-length claims you see elsewhere skeptically.
Predominantly Zone X, the minimal-risk designation outside the Special Flood Hazard Area, with Zone AE limited to narrow bands near the community's lakes and preserve edges. Zone X means no federal flood-insurance purchase requirement even on a federally backed mortgage. Zone AE means the requirement attaches. Zones are lot-specific, so verify your exact address at the FEMA Flood Map Service Center search page at https://msc.fema.gov/portal/search before your inspection period closes.
Most do not, as a federal matter. Under the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994, flood insurance is mandatory only for federally backed mortgages on buildings in a Special Flood Hazard Area, which means any zone starting with A or V. A Zone X lot is outside that. Your lender can still require coverage, and we recommend carrying it anyway, because X-zone premiums are inexpensive relative to the exposure.
Talis Park was not reached by Ian's storm surge. The community sits roughly 4 to 5 miles inland with no direct tidal connection to the Gulf, and the National Hurricane Center's data shows major surge flooding concentrated within about a mile of the coast. Vanderbilt Beach saw nearly 12 feet of surge; inland near US-41 the marks were around 8 feet. We should be honest that no Talis Park specific damage record exists publicly, so this is a geographic conclusion rather than a verified site report.
Not meaningfully, based on geography and federal surge data. Its real hurricane exposure is wind. Collier County falls within the Wind-Borne Debris Region under the Florida Building Code, which requires Florida Product Approval rated opening protection, and design wind speeds quoted for the Naples area run roughly 160 to 170 mph ultimate. Being four miles inland reduces surge risk substantially and reduces wind risk barely at all. Underwrite the wind line accordingly.
Yes. Unincorporated Collier County holds a Community Rating System Class 5 rating in FEMA's National Flood Insurance Program, which the county says saves the community $9.6 million in premiums annually. A Class 5 rating is generally associated with a 25 percent discount on National Flood Insurance Program premiums under FEMA's standard schedule, applying to Regular Program policies including some outside the Special Flood Hazard Area. That discount applies on top of whatever your zone and elevation produce.
Three policies. An HO-6 walls-in policy for your unit interior. Loss assessment coverage, sized against the master policy's hurricane deductible, which responds if the association levies a special assessment after a storm loss. And flood coverage if your building maps AE, optional but advisable if it maps X. Master-policy hurricane deductibles are typically a percentage of insured building value, which on a multi-million-dollar building is a large number, so read that deductible before choosing your loss assessment limit.
Veterans Memorial Elementary School, North Naples Middle School, and Aubrey Rogers High School. This was verified through the Collier County Public Schools interactive zoning tool on 100 percent of the parcels along Talis Park Drive, Prato Way, Carrara Way, and Fairgrove Way, in both the 2025-26 and 2026-27 datasets. There is no split zoning anywhere in the community, which is unusual and convenient. Verify for your specific address before you close.
No. Talis Park is zoned to Aubrey Rogers High School, which opened in August 2023 on the Veterans Memorial Boulevard corridor. Gulf Coast High School is still cited as Talis Park's zoned high school in older material and in some listings, and it is wrong. Any source published before August 2023 necessarily names a different school, which is where most of the confusion comes from. Confirm at the district's zoning tool or by calling Student Assignment at (239) 377-0540.
All three are rated A by the Florida Department of Education for the 2025-26 accountability year, per the district's 2026 accountability brief published July 1, 2026. Collier County Public Schools as a district also earned an A, its ninth consecutive year. We quote Florida Department of Education letter grades only. Third-party consumer school scores use proprietary formulas that change without notice and are not the measure the state actually uses.
Not for Talis Park, based on the approved 2026-27 boundary maps. Collier County Public Schools ran a boundary review for 2026-27 driven principally by the opening of Ave Maria Elementary on the eastern side of the county, and none of Talis Park's three zoned schools appear as impacted in the approved elementary, middle, or high school maps. Boundaries can change in any future cycle, so re-verify per address if you are buying for a future school year.
Yes, several. Royal Palm Academy sits at 16100 Livingston Road, essentially adjacent to Talis Park on the same road, serving PreK3 through eighth grade as the only independent Catholic school in Southwest Florida. Seacrest Country Day School and Community School of Naples both serve PreK through 12 as independent college-preparatory day schools. First Baptist Academy serves PK through 12 on a 94-acre campus at 3000 Orange Blossom Drive. Confirm current tuition and deadlines directly with each school.
NCH North Naples Hospital at 11190 Health Park Blvd is in the same ZIP code as Talis Park, 34110, and is the closest full hospital campus with an emergency department. Physicians Regional Medical Center at Pine Ridge, 6101 Pine Ridge Rd, is the second full-service option, further south and east. Having a hospital campus inside your own ZIP code is a genuine and underrated feature for a community with this demographic profile.
Yes, and it is well represented in North Naples. NCH Concierge Medicine primary care operates at 11181 Health Park Blvd, Suite 2230, Naples, FL 34110, on the same campus as the hospital. NCH lists a separate Concierge Medicine North location, and Northwestern Medicine operates a concierge practice in Naples. Panels are limited and waitlists are common, so start those conversations before you close rather than after you move.
Vanderbilt Beach and Delnor-Wiggins Pass State Park are roughly 12 to 15 minutes and 6 to 8 miles west. Downtown Naples and Fifth Avenue South are about 20 minutes and 10 miles south. Mercato, the North Naples dining and shopping node at US-41 and Vanderbilt Beach Road, is 12 to 15 minutes. All times are estimates that vary substantially between the January-to-April season and the summer.
Roughly 20 to 25 minutes and 20 to 24 miles to Southwest Florida International Airport, using Livingston Road to Immokalee Road to Interstate 75 north. That is closer than the airport is from downtown Naples or Marco Island, and it is one of the quiet practical advantages of the Livingston Road corridor. Interstate 75 at Exit 111 is only 3 to 4 miles from the gate.
Seed to Table, the 75,000 square foot Oakes Farms market at 4835 Immokalee Road at the Livingston Road corner, is the closest major anchor, five to eight minutes from the gate, with a butcher, fish market, bakery, wine and beer, multiple restaurants and bars, and live entertainment. Publix at Naples Walk anchors a larger center on Vanderbilt Beach Road Extension, and Whole Foods Market anchors Mercato.
Mediterra is larger, lower density, has two Tom Fazio courses rather than one, and owns a private Gulf beach club, which Talis Park does not. Talis Park is more compact, newer on average, socially concentrated around a single village core, and built around a genuinely scarce Norman and Dye course. Both sit on Livingston Road, both have mandatory membership and a CDD, and the honest fork is beach club and two courses versus course pedigree and a newer, tighter community.
Grey Oaks is the in-town benchmark, with 54 holes across three courses and a central Naples address near Airport-Pulling and Golden Gate Parkway, generally at a higher price per square foot than the Livingston Road corridor. Talis Park trades proximity to Fifth Avenue South for newer construction, a lower entry price, and a rarer course pedigree. Buyers choosing between them are usually deciding how much they will pay for downtown proximity.
Quail West straddles the Collier and Lee line with 36 holes designed by Arthur Hills, a very large clubhouse, and a member-owned club notable for operating without club debt. Its estate product averages larger than Talis Park's. Buyers who prioritize a debt-free member-owned club and two courses tend to land at Quail West; buyers who want a Norman and Dye course, newer attached product, and a lower entry point tend to land at Talis Park.
Tiburon sits closer to the Gulf off Vanderbilt Beach Road, is built around 36 holes of Greg Norman design, and is adjacent to a Ritz-Carlton resort, which gives it a hotel-adjacent amenity set and a very different daily feel from a self-contained residential club. It also hosts professional tournament golf. Talis Park is more residential and more private in character, with a course pedigree that adds Pete Dye to the Norman name.
The consistently short-listed North Naples golf communities are Talis Park, Mediterra, Quail West, Tiburon, Pelican Marsh, and TwinEagles a bit further east, with Grey Oaks as the in-town alternative. Each one solves a different problem: beach club, number of courses, club debt structure, proximity, age of housing stock, and total fee load. There is no single best, and any page that names one without asking what you want is selling rather than advising.
That depends on what you are buying it for, and we would rather answer honestly than enthusiastically. Talis Park is worth it if you want a rare golf pedigree, an award-winning clubhouse, newer construction, an inland Zone X storm posture, and A-rated schools, and you are comfortable carrying a mandatory equity membership plus an amortizing CDD assessment. It is not worth it if you need a private beach club, a resident-controlled association today, or three golf courses.
Six items. The CDD payoff quote for your specific lot. The master association estoppel plus the sub-association estoppel if applicable. The most recent sub-association budget, reserve study, master insurance declarations page, and hurricane deductible for any condominium purchase. Current club initiation, dues, food-and-beverage minimum, and transfer terms in writing at your intended tier. Whether a transferable membership conveys with the home. And the recorded declaration and current rules on leasing, pets, and architectural review.
Ask for the current reserve study, the funding level against it, whether reserves are fully funded or waived, the milestone inspection status for buildings that qualify under Florida law, and the association's history of special assessments over the last five years. In the attached product at Carrara, Viansa, Corsica, Fairgrove, and Toscana, reserve adequacy is the single largest driver of future assessment risk, and it is knowable before you close.
Leasing rules at Talis Park are set by the recorded declaration and, for the attached product, by each condominium association, and none of them are published publicly. Rules typically differ by neighborhood, so the answer for a Carrara unit may not match the answer for a Watercourse villa. Get the specific document for the specific unit before you buy. Separately, the market is thin: 22 active rental asks produced only 2 recorded leases in twelve months.
Talis Park is gated, with a main entrance on Livingston Road and a south entry gate near the Sports Park completed in fall 2015. Beyond that, we decline to publish staffed-gate hours, patrol arrangements, or camera coverage, because Talis Park does not publish them and the generic Naples-gated-community language circulating online is not grounded in anything specific to this community. Ask the association during your inspection period; we ask on our clients' behalf.
Most Florida communities of this type require an application and approval or a right of first refusal at transfer, administered by the master association or the relevant condominium association, and the recorded documents govern. Talis Park does not publish its transfer procedure publicly. Build application timing into your contract dates rather than discovering it two weeks before closing, and order the estoppel early. We manage that timeline on every transaction.
Four things, and they will make your tour far more productive. First, membership is mandatory and unpriced publicly, so book a membership office conversation the same day. Second, your fee stack has four layers, not one. Third, product type drives everything: an estate in Prato and a condominium in Viansa are different markets with different liquidity. Fourth, ask which neighborhoods have sub-associations. Call Marc Comisar at (239) 287-5873 and we will structure the day around your actual priorities.
Because we bring verified transaction data and primary-source community knowledge rather than a portal estimate and a brochure. In the last 12 months we tracked 35 Talis Park closings and we can tell you what each neighborhood actually did, not what the community average did. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Marc Comisar at (239) 287-5873, or reach Jesse McGreevy at (239) 898-6072.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
If you own in Talis Park and are weighing a sale, these are the questions that actually decide the outcome. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and every answer below is grounded in the verified twelve-month Talis Park transaction record rather than in generic advice. Call Jesse McGreevy direct at (239) 898-6072 to talk through your specific home.
It depends on your neighborhood, view corridor, condition, lot-specific CDD allocation, and whether a transferable membership is in play, and any answer that skips those variables is a guess. For context, the trailing twelve-month community median was $1,780,000 across a range of $700,000 to $10,000,000. Your comp set is your sub-village, not the community. Get a free, private valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Start at https://mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072. What you get back is not an automated estimate. It is a comp analysis built from the Development-filtered MLS record for Talis Park specifically, weighted to your neighborhood, your product type, and your view, with the CDD and association carrying cost modeled in because that is what your buyer will be modeling. There is no obligation and the conversation stays confidential.
Thirty-five closings in the trailing twelve months, totaling about $93.0 million. Carrara led with 11, then Viansa with 7, Corsica with 4, Seneca and Watercourse with 3 each, Isola Bella, Prato, and Fairgrove with 2 each, and Toscana with 1. The high sale was $10,000,000 in Isola Bella in June 2026; the low was $700,000 in Viansa. Call Jesse at (239) 898-6072 for the full closed-sale detail on your street.
Median 79 days to contract, average 124, over the trailing twelve months. The gap between those two numbers is the whole story: the distribution has a long tail, with individual homes sitting 525 and 326 days before going under contract, while several went to contract at zero days. Speed in Talis Park is almost entirely a function of launch pricing, not of the market's appetite.
Launch price. The homes that went under contract at zero days in the last twelve months, including a $7,400,000 Prato estate and a $5,895,000 Seneca home, were priced where the market was on day one. The homes that ran past 300 days launched high, chased the market down through repeated reductions, and sold at a discount anyway, having burned their strongest marketing window in the process. There is no third pattern in this data.
It has normalized rather than slowed. Twenty-four active listings against roughly 2.92 sales per month works out to about 8.2 months of supply, which is balanced-to-buyer at the luxury end, and a 94.1 percent median sale-to-list ratio confirms that buyers are negotiating. That is a very different environment from 2021, and it rewards sellers who price precisely and punishes sellers who anchor to a peak-market number.
The Southwest Florida season runs roughly November through April, with buyer traffic peaking January through March, so a well-prepared listing that launches in late December or early January catches the fullest audience. That said, Talis Park's inventory turns year-round, several of the fastest sales in the last twelve months closed outside season, and a home priced correctly will find its buyer in any month. Timing helps; pricing decides.
Sometimes, and sometimes waiting costs you. Two questions settle it. First, how much competing inventory is currently active in your specific neighborhood, because three Brightling estates on the market at once is a different situation than being the only Watercourse villa available. Second, is your home genuinely ready, because a rushed launch into peak season is worse than a prepared launch in June. Call Jesse at (239) 898-6072 and we will run both.
Not automatically. Off-season buyers are typically fewer but more serious, often relocating on a work or family timeline rather than shopping a vacation idea. What hurts price in any season is a stale listing. A home that launches in November and is still active the following August has told the market something, and no amount of season fixes that. We would rather launch you right once than launch you early twice.
Membership at Talis Park is mandatory and equity-based, so your buyer will be joining regardless. What varies is the mechanics: what happens to a resigning member's equity, whether an existing membership can be assigned rather than newly issued, whether a waiting list applies at the golf tier, and what fees attach. The club does not publish these terms, so we obtain them in writing from the membership office at the start of every listing.
We will not publish a number, because the club publishes none and no source we would stand behind provides one. Figures circulate online; they come from third-party databases that disagree with each other on every other Talis Park club figure by tens of thousands of dollars. The correct answer comes from the membership office in writing, current as of your listing date, and we get it as a matter of course.
Where a membership can be structured to save a buyer an initiation, it is a real and quantifiable benefit and it belongs in the marketing rather than in a footnote. Since the club does not publish initiation figures, the value has to be established with the membership office rather than asserted. When it is established, it becomes one of the strongest differentiators a Talis Park listing can carry, particularly at the golf tier if a waiting list is in effect.
Budget for the brokerage compensation you agree to, documentary stamp tax on the deed, title and settlement charges depending on which side customarily pays them in Collier County, prorated property taxes including the CDD line, prorated association dues, the estoppel fee, and any club-related charges at transfer. Florida seller costs commonly land in the high single digits as a percentage of price once compensation is included. We build a line-item net sheet before you list, not at closing.
Yes, and you should want to. Florida law requires disclosure of a Community Development District assessment to a buyer, and in practice the number is on the county tax bill anyway. Get the district's current payoff quote for your lot as part of listing preparation, showing the remaining principal on each bond series and the annual split between operations and debt service. A buyer who sees that up front stops treating it as a hidden surprise.
Usually no, but it is worth pricing. Prepaying removes a recurring line from the buyer's carrying-cost model, which can help at the margin, but you are effectively buying that benefit with cash at par and the market rarely returns it dollar for dollar. The more useful move in most cases is transparency: disclose the exact figures early and let the buyer underwrite them accurately. Call Jesse at (239) 898-6072 and we will model both.
Directly. Your buyer is underwriting a CDD assessment of roughly $2,250 to $5,624 per year depending on your lot, master association dues, a sub-association fee if you are in the attached product, and a mandatory equity club membership. Every one of those dollars competes with your list price in their model. Pricing that ignores the fee stack gets negotiated on it later, from a weaker position, which is exactly how a 94.1 percent sale-to-list ratio happens.
Off entirely different comp sets, because they behave like different markets. The attached product in Carrara, Viansa, Corsica, and Fairgrove has depth, with 24 of the last 35 closings, so the comps are current and the pricing tolerance is narrow. The estate product trades rarely and at wide spreads, so pricing leans on condition, view, and the strength of the specific buyer pool rather than on a dense comp grid.
Treat it as a product launch, not a cleanup. Pre-inspection so surprises surface on your timeline rather than the buyer's. Roof, lanai screening, pool equipment, and exterior paint addressed, because those are the items that generate repair credits. Landscaping refreshed to the standard of the street. Interiors decluttered and depersonalized, with lighting and window treatments opened to the view you are selling. Then photography, and not before.
At this price point, presentation is not optional. Buyers paying $2 million or $7 million are comparing your home against builder-finished product and recently renovated competitors, and they discount for imagination. Staging, or at minimum professional styling of a furnished home, consistently shortens time on market and reduces the negotiating room a buyer feels entitled to. It is one of the highest-return dollars a Talis Park seller spends.
The ones that remove objections rather than the ones that chase taste. Roof and mechanical systems at end of life, dated lanai and pool decking, worn flooring, and lighting are worth addressing. Full kitchen and bath gut renovations rarely return their cost at resale in a community where a portion of buyers intend to renovate to their own taste anyway. And remember that exterior work requires association architectural approval before it starts, which takes weeks.
Yes, and at this price point they are table stakes rather than an upgrade. Every buyer meets your home on a screen first, and the decision to tour or skip is made in seconds. Architectural photography, drone work that shows the golf and lake corridors accurately, floor plans, and a property site are the baseline we bring to every Talis Park listing. Anything less puts your home at a disadvantage against its own competition.
Architectural photography and cinematic video, licensed drone work, floor plans, and a dedicated property site. Targeted digital campaigns aimed at the affluent relocation and second-home buyer in the feeder markets that actually purchase in North Naples. Distribution across the number one team in Southwest Florida since 2012 and its network. And a data-led community story, because a sophisticated buyer can tell marketing from information almost immediately.
Yes, and it happens here more than most sellers realize. Several of the strongest Talis Park transactions in the trailing twelve months closed as office exclusives that never carried a public days-on-market count, including the $10,000,000 Isola Bella sale. A private sale trades maximum exposure for maximum discretion, which is the right trade in some situations and the wrong one in others. Call Jesse McGreevy direct at (239) 898-6072 to discuss it confidentially.
Every showing runs through the gate, which means access has to be arranged rather than assumed, and it means unqualified drive-by traffic is essentially eliminated. That is an advantage. It also means scheduling friction is real, and a listing that is hard to show gets shown less. We manage access instructions, agent verification, and feedback collection so that the gate protects your privacy without costing you showings.
At this price point, yes, and it is standard courtesy rather than an insult. Proof of funds or a lender letter appropriate to the price band, before an appointment, protects your home and your time. In a community where the club membership requirement adds a substantial layer to the buyer's total commitment, pre-qualification also surfaces early whether a prospect genuinely understands what they are taking on.
Brokerage compensation in Florida is negotiable and always has been, and the specific structure is agreed between you and your broker in the listing agreement. Following the industry-wide changes to how buyer-side compensation is handled, the arrangement with a buyer's broker is a separate negotiation that is disclosed and documented. We will walk you through every option and what each one does to your net rather than quoting a number without context.
They exist in the Naples market generally. Whether they serve a Talis Park seller is a different question. At a median of $1,780,000 in a community with roughly 8.2 months of supply and a 94.1 percent median sale-to-list ratio, the difference between a well-marketed listing and a listed-and-forgotten one is measured in tens or hundreds of thousands of dollars, which dwarfs any commission saving. Run the math on net proceeds, not on rate.
A large share of Naples luxury transactions are cash, and Talis Park sits squarely in that band. Cash shortens the timeline, removes appraisal risk, and reduces the chance of a late financing failure, which is why a cash offer at a slightly lower price is frequently the stronger offer. Evaluate offers on certainty and terms, not on headline price alone. We build that comparison for you on every offer.
On a financed deal, an appraisal shortfall is a negotiation, not an automatic failure: the buyer can bring additional cash, the parties can split the gap, the price can be adjusted, or the appraisal can be challenged with better comparable data. In a community where the estate product trades thinly, appraisers sometimes reach outside Talis Park for comps, which is exactly when a documented, neighborhood-specific comp package from your listing agent matters most.
Season brings more buyers, which usually means more competition for a well-priced home, but the correlation to a higher clearing price is weaker than sellers expect. What season reliably improves is speed and the number of showings. Price is set by your home's condition, position, and launch number. A seasonal launch with a wrong price still becomes a 300-day listing; it simply becomes one in front of a larger audience.
Rarely, and only with a strategy behind it. Pulling a listing to reset days on market is a well-known tactic and experienced buyer agents see through it, because the sale and listing history is visible. If the home has been on the market a long time, the productive move is usually a genuine reset: new price, new photography, corrected presentation, and a clear reason the market should look again. Call Jesse at (239) 898-6072.
Ask four questions. How many Talis Park transactions have you personally handled and what were the outcomes. Show me your comp analysis for my sub-village, not the community. What exactly is your marketing plan and what does it cost you to deliver. And what is your net sheet for me at three different price scenarios. An agent who cannot answer all four with specifics is guessing with your largest asset.
We are obviously not neutral, so judge us on the record instead. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar have over $900 million in personal sales. Read the client reviews on this page, look at the depth of Talis Park specific data we publish here, and then call Jesse direct at (239) 898-6072 and compare.
Hire whoever can show you Talis Park specific data, because that is the actual test. A general agent working from a community-wide median will price a Carrara condominium and a Prato estate off the same number and both will be wrong. A specialist knows that Carrara produced 11 closings last year and Prato produced 2, and prices, markets, and negotiates accordingly. Ask for the sub-village analysis before you sign anything.
Three things, in order. An aspirational launch price, which produces the 300-day listings visible in the data. Undisclosed or poorly explained carrying costs, especially the CDD debt assessment and the club membership requirement, which turn into mid-inspection renegotiations. And deferred maintenance discovered by the buyer's inspector rather than by yours. All three are entirely preventable with preparation.
Pre-inspect, disclose thoroughly, and price with your findings in the number. A seller who hands a buyer a current inspection report, a roof age and wind mitigation report, the CDD payoff quote, the association estoppel, the reserve study for attached product, and the club's written membership terms has removed almost every lever a buyer's agent would otherwise pull at day ten. That package is standard on every listing we take.
Selling your Talis Park home? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome for luxury listings.
Buying in Talis Park? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.
Every document below is a real, official public record, linked at its authoritative government, special-district, or club source rather than at a copy. Pull them yourself, or ask us and we will assemble the set that applies to the specific home you are buying or selling.
Document | Authority source |
|---|---|
Collier County PUD Master List (Tuscany Reserve PUD, 799 entitled units, 461 acres) | |
Collier County PUD Monitoring, master list and maps landing page | |
Tuscany Reserve CDD Series 2005 Bond Official Statement | https://www.fmsbonds.com/wp-content/uploads/2015/07/90068yab1.pdf |
Talis Park CDD information, budgets, and assessment schedule | |
Talis Park CDD FY2026 adopted budget, with assessment schedule and bond amortization tables | https://www.talisparkcdd.com/_files/ugd/f2bee9_7e80d460962749edbd6ad28fc39acf87.pdf |
Collier County Ordinance 2012-27, renaming Tuscany Reserve CDD to Talis Park CDD | https://www.talisparkcdd.com/_files/ugd/f2bee9_e362f50be87f436e985d5cc57b2a16f1.pdf |
Collier County Ordinance 2002-42, establishing the Tuscany Reserve CDD | https://www.talisparkcdd.com/_files/ugd/f2bee9_6430d0dd17154d3f97ed5ea2962c2bb4.pdf |
Talis Park CDD FY25 annual highlights | https://www.talisparkcdd.com/_files/ugd/f2bee9_86d0f0db01d148b2a6d8b9ea4ac130ef.pdf |
Talis Park CDD bond refunding summary | https://www.talisparkcdd.com/_files/ugd/f2bee9_1a6228cdadd84311a53ef7ef6075e7e0.pdf |
Talis Park CDD 2025-2026 performance measures and standards | https://www.talisparkcdd.com/_files/ugd/f2bee9_569e98235594406d9a44bb410696eebd.pdf |
Talis Park CDD full map exhibit | https://www.talisparkcdd.com/_files/ugd/f2bee9_6c6d0aa1d93d4e84981b9c810418b10c.pdf |
Talis Park CDD FY2024-25 annual financial audit (Florida Auditor General) | |
Florida Auditor General, Talis Park CDD e-file index | |
Talis Park Community Association, Inc. (Doc. N02000006676), Florida Division of Corporations | |
Collier County official records search (recorded plats, declarations, covenants) | https://app.collierclerk.com/CORPublicAccess/Search/Document |
Collier County Clerk recording information | |
Collier County subdivision code list (Fairgrove 283290, Carrara 211940, Corsica 235960, Brightling 200450, Seneca 624250, Watercourse 705705) | http://documents.nabor.com/reference/Collier_Subdivision_Code_List_2015-05.pdf |
Collier County Property Appraiser master subdivision index and parcel maps | |
Collier County milestone inspection buildings by year (Carrara, Viansa, Toscana building lists) | |
Collier County applied building permits, April 2025 | |
Collier County Board of County Commissioners agenda portal | |
Collier County legal notice, Livingston Road and Veterans Memorial Boulevard Commercial Infill CPUD (PL20220003225, PL20220003226) | |
Collier County Floodplain Management (CRS Class 5, mandatory purchase rule, current effective map) | https://www.collier.gov/Business-Resources/Floodplain-Management |
FEMA Flood Map Service Center, search by address | |
FEMA Community Rating System program page | https://www.fema.gov/floodplain-management/community-rating-system |
FEMA Community Status Book, Florida | |
NOAA National Hurricane Center Tropical Cyclone Report, Hurricane Ian (AL092022) | |
National Weather Service Miami, Hurricane Ian summary | https://www.weather.gov/media/mfl/news/HurricaneIanSummary.pdf |
Collier County Public Schools interactive attendance zoning tool | |
Collier County Public Schools attendance boundaries hub | https://www.collierschools.com/exploreccps/attendance-boundaries |
Collier County Public Schools 2026 school and district grades | |
Collier County Public Schools 2026-27 approved high school boundary map | |
Collier County Public Schools 2026-27 approved middle school boundary map | |
Collier County Public Schools 2026-27 approved elementary boundary map | |
Talis Park Golf Club scorecard | https://www.talisparkgolfclub.com/files/Talis-Park-Golf-Scorecard.pdf |
Talis Park Golf Club membership page (equity tiers, membership required) | |
Florida Building Commission interim report, Wind-Borne Debris Regions under ASCE 7-22 | https://www.floridabuilding.org/fbc/commission/FBC_0125/hrac/Interim_Report_WBDR.pdf |
Everything on this page traces to a primary source: county and state government records, the community's own special district, the club's and developer's own published material, federal agencies, and reputable news outlets. No competitor brokerage site and no real estate portal was used or is linked anywhere on this page. Market and sold statistics come from our own MLS access.
Developer, master plan, and community history
Collier County government
Talis Park Community Development District and Florida Auditor General
Florida state records
Club, golf, and clubhouse
FEMA, NOAA, building code, and insurance
Schools and education
Healthcare
Transportation, retail, and civic pipeline
News media
Builders
Census and regional data
489 people live in Talis Park, where the median age is 66 and the average individual income is $92,600. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Talis Park, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Talis Park.
Talis Park has 290 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Talis Park do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 489 people call Talis Park home. The population density is 4,802 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
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Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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