Grey Oaks - Terra Verde

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

Why McGreevy and Comisar Are the Best Realtor for Terra Verde at Grey Oaks

Terra Verde is the entry point to Grey Oaks, and it is the least understood address in the community. Forty eight condominium residences on a single street, behind the same gates and inside the same club as estate homes selling for five times the price. It is also the most statistically uniform neighborhood in Naples luxury real estate that we have measured, and that uniformity changes how a Terra Verde unit should be valued, priced and negotiated.

We built this page from the primary record rather than from listing copy. The Collier County certified tax roll gave us the assessed value, base area, year built, exemption status and recorded sale history of all 48 units. The Florida Division of Corporations and the Department of Business and Professional Regulation gave us the association's legal identity and its recorded phase structure. FEMA's National Flood Hazard Layer gave us the flood determination. The Southwest Florida MLS gave us every closing in the last twelve months, line by line. Where a source is silent, we say so on this page instead of filling the gap with an estimate.

That is the same standard we bring to a listing appointment or a buyer's tour. Jesse McGreevy and Marc Comisar have sold Southwest Florida real estate since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. When we price a Terra Verde residence, we are not working from a portal estimate on a 48 unit neighborhood where portal models have almost nothing to work with. We are working from 151 recorded qualified sales on this street going back to 1998.

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

Key Takeaways

• Terra Verde is 48 condominium residences on Terra Verde Lane, built between 1998 and 2001 with a median year built of 1999, all in unincorporated Collier County on the eastern campus of Grey Oaks.
• It is the most uniform product in Grey Oaks by a wide margin. Base area across all 48 units runs from 2,434 to 2,699 square feet, a spread of only 265 square feet. Median base area and median adjusted area are both 2,566 square feet.
• The county roll records exactly two base area figures across the entire neighborhood, 24 units at 2,434 square feet and 24 units at 2,699 square feet. Nothing else in Grey Oaks looks like that.
• It is the entry point to the community. The roll median just value is $1,547,547, the lowest of any Grey Oaks neighborhood, and the median annual tax bill is $11,366, also the lowest.
• The live market is a long way above the ten year median. The county ledger records 54 qualified sales from 2016 to 2026 at a median of $950,000. The trailing twelve months on the MLS show six closings at a median of $1,900,000.
• There are zero active Terra Verde listings today. With six closings a year and nothing on the market, this is the tightest supply in Grey Oaks. A buyer who wants Terra Verde has to wait for one to come up.
• Pricing discipline matters more here than the headline numbers suggest. The trailing twelve month sale to list ratio is 92.7%, below the community's 94.9%, and one unit took 150 days to sell at $1,200,000 against a $1,600,000 list, a 25% concession.
• Ownership costs are two layers, not one. The Grey Oaks master fee is $1,509 per quarter, or $6,036 per year, including Comcast cable, high speed internet and ADT monitoring, plus a separate condominium assessment covering building envelope and insurance which is not published centrally.
• There is no Community Development District at Grey Oaks. Every one of the 1,053 parcels on the tax roll carries a non ad valorem assessment of $0.00.
• Terra Verde has the highest out of state ownership share in Grey Oaks after Capistrano, at 35% of parcels, with a 53% homestead rate. This is a genuine lock and leave profile.
• We make no milestone or structural integrity reserve study claim about Terra Verde, in either direction, because its building height is not verified from a primary source. The section below tells you exactly what the statute says and exactly what to ask the association in writing.

Table of Contents

1. Terra Verde at a Glance
2. The Most Uniform Product in Grey Oaks
3. Live Market Snapshot, September 2026
4. The Recorded Price History of Terra Verde
5. What It Costs to Own Here
6. Condominium Ownership: What to Ask Before You Buy
7. Property Taxes and the Save Our Homes Reset
8. Club Access, Golf and Amenities
9. Flood, Elevation and Insurance
10. Schools
11. Getting Around
12. How Terra Verde Compares Inside Grey Oaks
13. Selling a Terra Verde Home
14. Buying in Terra Verde
15. Frequently Asked Questions
16. Frequently Asked Questions for Sellers
17. Your Local Real Estate Experts
18. Sources

Terra Verde at a Glance

Terra Verde occupies a single street inside the eastern campus of Grey Oaks, at the corner of Airport-Pulling Road and Golden Gate Parkway in Naples. Every address is on Terra Verde Lane. Every unit is in unincorporated Collier County. Every unit is ZIP code 34105.

The following figures come from the Collier County Property Appraiser's certified tax roll, file date 29 August 2026, held locally and queried directly.

Why the median land value is $100

That $100 figure looks like an error and is not. Terra Verde is a condominium, and in a condominium the land is a common element held in undivided shares by the association's members rather than assessed to each unit as a platted lot. The tax roll therefore carries essentially no separately assessed land value against a Terra Verde residence, and the roll's median land value across the 49 Terra Verde parcels is $100.

This has a practical consequence that matters when you compare Terra Verde against a single family home inside the same gates. In the estate neighborhoods of Grey Oaks, land is the majority of assessed value and a meaningful share of buyer demand is for the lot rather than the house. In Terra Verde, effectively all of the assessed value is the improvement. There is no teardown bid here and there never will be. The value of a Terra Verde residence is the residence.

The legal identity of the association

The condominium is recorded as Terra Verde at Grey Oaks, a Condominium. The governing body is Terra Verde at Grey Oaks Condominium Association, Inc., Florida Division of Corporations document N97000006068, filed 24 October 1997.

The Department of Business and Professional Regulation carries the condominium project as PR1P024356, status approved and recorded, with a licensure date of 19 March 1998. The DBPR record is the most precise public description of the built form that exists: an initial filing on 19 March 1998 followed by twelve phases, F00001 through F00012, of four units each, which is how 48 units were created. The developer named on every phase is Terra Verde at Grey Oaks, Ltd., Florida document A97000001497, now inactive.

Terra Verde is one of the 19 constituent neighborhood associations governed under the Grey Oaks Property Owners' Association, and it is one of only three condominium regimes inside the community.

The Most Uniform Product in Grey Oaks

This is the section that does not exist anywhere else about this neighborhood, and it is the single most useful thing we can tell you about buying or selling here.

Across all 48 Terra Verde residences, the Collier County tax roll records exactly two base area figures: 2,434 square feet and 2,699 square feet, with 24 units at each.

The total spread is 265 square feet. Median base area is 2,566 square feet and median adjusted area is also 2,566 square feet, which is itself unusual. In most Grey Oaks neighborhoods the adjusted area runs well above the base area because the roll is capturing garages, lanais and covered entries as adjusted space. In Terra Verde the two figures are identical on every single unit.

For comparison, here is the base area picture across the rest of the community, from the same roll extract.

Every other neighborhood in Grey Oaks has a size range measured in thousands of square feet. Terra Verde's is measured in hundreds.

The build sequence is just as even

The evenness is not an accident of one construction year. Splitting the 48 residences by year built and by size, the pairing holds all the way through:

Read that against the DBPR phase record of twelve phases of four units each and the picture is coherent: the neighborhood was delivered in four unit increments over four years, and each increment carried the same mix of the two sizes. The tax roll and the state condominium record, two entirely independent systems, describe the same building program.

Assessed values fall into only eight figures

The uniformity carries into the roll's valuation. Across all 48 residences, the Collier County tax roll records only eight distinct total just values, from $1,431,418 at the bottom to $1,712,547 at the top. The median is $1,547,547.

The entire assessed value range of the neighborhood is $281,129 wide. In The Estates and the island neighborhoods, single parcels differ from their neighbors by more than that.

Why any of this matters to you

Three things follow, and they are all commercially significant.

One: comparable analysis here is unusually clean, and it should be unusually precise. In most Naples neighborhoods, a comparable sale has to be adjusted for size before it tells you anything. In Terra Verde, size adjustments are trivial or nil. Two units of the same base area are the same house. That means a valuation can be built almost entirely out of view, exposure, floor position, condition and date of sale, which are the variables that actually differ. It also means there is nowhere to hide a lazy valuation. If somebody prices a Terra Verde unit wrong, the comparable set will show it immediately.

Two: the price spread inside the neighborhood is a condition and view spread, not a size spread. Over the trailing twelve months, Terra Verde closings ranged from $1,200,000 to $2,500,000. That is a $1,300,000 range across residences that differ by at most 265 square feet. The difference is not what you are buying in square feet. It is what you are buying in exposure, in renovation level and in how the sale was run.

Three: a buyer can genuinely shop this neighborhood on the merits. In a community where the estate product ranges from 5,000 to over 11,000 square feet on lots from a quarter acre to more than an acre, comparison is hard work. In Terra Verde you are choosing between two footprints. Everything else is preference.

Live Market Snapshot, September 2026

Everything above comes from the recorded county ledger, which is the better source for history. This section is the live market, pulled from the Southwest Florida MLS on 13 September 2026.

The trailing twelve months

Six of the fifty two Grey Oaks closings in the trailing twelve months happened on Terra Verde Lane, from a neighborhood of 48 residences. That is a disproportionate share of the community's transaction volume coming from a small fraction of its homes, and it is consistent with what the county ledger has shown for a decade.

Every closing, line by line

We are publishing the whole set rather than a summary, because with six sales a summary hides more than it shows.

Price per square foot is calculated from the MLS living area and the recorded sold price. Note that MLS living area and county roll base area do not always match exactly on the same unit, which is normal and reflects two different measuring conventions rather than a discrepancy in the property.

What this table actually tells you, honestly

The fastest and the slowest sales in this neighborhood are 146 days apart. One unit went under contract in four days. Another took 150. That is an enormous spread inside a neighborhood where every residence is within 265 square feet of every other residence, and it is not explained by the product.

The 150 day sale is the one to study. 2387 Terra Verde Ln closed at $1,200,000 against a $1,600,000 list price, a concession of 25%. At $493 per square foot it is not only the cheapest sale in Terra Verde over the period. It is the lowest price per square foot recorded anywhere in Grey Oaks over the trailing twelve months, against a community range that tops out at $1,806. A unit inside the most uniform product in the community, in a neighborhood with zero competing inventory, still gave up a quarter of its asking price because it sat.

Terra Verde's sale to list ratio is below the community's. At 92.7% against the community's 94.9%, the typical Terra Verde seller conceded more from asking than the typical Grey Oaks seller did. That is the opposite of what scarcity alone would predict, and the reason is visible in the table. When the first three weeks are right here, the result is four to six days on market. When they are not, the neighborhood's own scarcity does not rescue the listing.

At the top of the range, the market is a long way from the ten year median. The July 2026 sale at $2,500,000 in six days is more than two and a half times the 2016 to 2026 county ledger median of $950,000, and it sits close to the neighborhood's highest recorded qualified sale of $2,725,000 from 2024. Anyone valuing a Terra Verde residence from a ten year median is valuing it from a market that no longer exists.

Zero active listings, and what that means

As of 13 September 2026 there is not a single Terra Verde residence listed for sale.

Across all of Grey Oaks there are ten active listings carrying 2.3 months of inventory, which is a seller's market by any conventional reading where six months is the balance point. Terra Verde has no inventory at all.

Say this plainly, because it is the practical truth of buying here: a buyer who wants Terra Verde has to wait for one to come up. Six closings a year across 48 residences means roughly one every two months, and several of those will trade before they are widely marketed. There is no browsing this neighborhood. There is only being ready when one appears, which means having the financing arranged, the association documents understood and the decision framework settled in advance.

For a seller, the mirror image is the most favorable inventory position in Grey Oaks. Your listing is not competing with another Terra Verde residence. It is competing with itself, with its own price, and with the buyer's willingness to keep waiting.

The Recorded Price History of Terra Verde

Because Collier County records every deed transfer and the property appraiser flags which transfers were arm's length and usable for valuation, the entire price history of this neighborhood can be reconstructed from primary record.

The county ledger records 151 qualified arm's length residential sales on Terra Verde Lane from 1998 to 2026, on 48 residences. That is more than three qualified sales per unit, against a community wide average of 2.31 qualified sales per parcel. Terra Verde is one of the highest turnover addresses in Grey Oaks.

Across the full 2016 to 2026 window the county ledger records 54 qualified sales at a median of $950,000, a mean of $1,254,176 and a high of $2,725,000.

Why the ten year median understates today's market, and why we are telling you

The $950,000 ten year median is a real, verified figure and it is the number that puts Terra Verde at the bottom of the Grey Oaks price ladder. It is also, on its own, badly misleading about what a Terra Verde residence costs in 2026.

The reason is visible in the table above. That decade includes 2016 through 2019, when qualified sales here ran in the $700,000s and $800,000s. It includes 2021, when the median was still $887,500. The re-rating happened in a single step between 2021 and 2022, when the median moved from $887,500 to $1,600,000, and it has not come back.

If you are a buyer, do not budget from the ten year median. The live market is at $1,900,000 with a top sale of $2,500,000.

If you are a seller, do not accept a valuation anchored on it either. A comparable set that reaches back before 2022 in this neighborhood is describing a different market. The useful comparable window in Terra Verde today is short, which is exactly why the six closings above are worth studying individually.

The 2007 to 2013 correction, in a neighborhood that took it on the chin

Terra Verde's history includes one of the clearer downturn records in Grey Oaks. The median qualified sale peaked at $880,000 in 2007, fell to $659,000 by 2010, and reached $545,000 in 2013 on ten transactions. It did not regain the 2007 median until around 2019.

That matters for two reasons. It shows that the entry tier of a luxury community is not immune to a correction, and it shows that this neighborhood is liquid on the way down as well as on the way up. Ten qualified sales cleared in 2013 at prices well below peak. Owners who needed to sell, sold. That is a different and in some ways healthier characteristic than an illiquid market where nothing trades and no price is discovered at all.

What It Costs to Own Here

This is the question the internet answers worst about Grey Oaks generally and about Terra Verde specifically, so we went to the associations and the statutes directly.

The two assessments, and there are two

Layer one: the Grey Oaks master association. Every Terra Verde residence pays the Grey Oaks Property Owners' Association master assessment of $1,509 per quarter, or $6,036 per year. That figure is published by the association itself on its own resident portal.

The master fee is not bare. It covers Comcast cable television, high speed internet and ADT alarm monitoring. When you compare Grey Oaks against a community with a lower headline fee, check what the other fee includes before concluding it is cheaper.

Note what the master fee is not. Widely republished claims put Grey Oaks association fees at $15,000 to $20,000 a year. The association's own portal publishes $6,036.

Layer two: the Terra Verde condominium assessment. As a condominium, Terra Verde carries its own assessment covering the building envelope, the association's master property insurance, common area maintenance and reserves. That figure is not published centrally by the association, by its management company, by the state, or anywhere else we could reach.

We are not going to estimate it. We obtain the exact figure for a specific unit by estoppel request rather than by guessing, and we order it early rather than at the last minute. Florida law requires the certificate to state the current assessment, any delinquency, and whether any capital contribution, resale or transfer fee is due.

Layer three, and it is not an association fee at all: club dues. Grey Oaks Country Club dues and any joining fee are separate from both assessments above. Conflating club dues with association fees is the single most common error in published material about the cost of living in this community.

The estoppel certificate is the answer to almost every fee question

For a condominium like Terra Verde, the governing provision is Florida Statute 718.116(8). For the master association, which is a homeowners association under Chapter 720, it is Florida Statute 720.30851. Both carry the same fee ladder and the same protections, and together they are the reason no buyer in this neighborhood needs to rely on a number from a listing sheet.

What the statutes give you:

• The association must deliver the certificate within 10 business days, and if it does not, no fee may be charged.
• A certificate is effective for 30 days when delivered electronically or by hand, and 35 days by regular mail.
• No fee may be charged for an amended certificate.
• The association waives any amount owed above what the certificate states. That is a real protection, and it is why the certificate, not a conversation, is the document that settles the number.
• The certificate must state whether a capital contribution fee, resale fee, transfer fee or other fee is due, and if so the type and the amount.

The statutory preparation and delivery fee for a non delinquent parcel is capped, with the cap adjusted for inflation by the Department of Business and Professional Regulation. A single certificate costs a small fraction of what a wrong fee assumption costs at closing.

There is no CDD at Grey Oaks

Every one of the 1,053 Grey Oaks parcels on the certified tax roll carries a non ad valorem assessment of $0.00, and that includes all 49 Terra Verde parcels.

We confirmed it four independent ways:

1. The certified roll shows zero non ad valorem assessment on all 1,053 parcels. The only distinct value in that field across every row is 0.00.
2. A search of Florida's special district registry, covering 2,090 active districts, 542 dissolved and 20 inactive, returns no Grey Oaks or Halstatt district.
3. Collier County's 54 active special districts do not include one for this community, although neighboring Pelican Marsh and Talis Park both do have Community Development Districts.
4. The water management record shows the community's stormwater system is permitted to and maintained by private property owners' associations rather than by a district.

The practical meaning is direct. In a CDD community, a buyer inherits a share of bond debt collected annually on the tax bill, often for twenty or thirty years and often amounting to several thousand dollars. At Terra Verde there is no such line. When you compare a Terra Verde residence against a similarly priced condominium in a CDD community, the association fee is not the only line that differs. Check the non ad valorem section of the comparison property's tax bill.

Utilities

• Water: City of Naples, including here in unincorporated Collier County. Out of city customers pay a 25% surcharge.
• Sewer: Collier County Water-Sewer District, billed on the City's bill, at $106.12 base plus $7.46 per thousand gallons with a 30,000 gallon cap. Only the Estuary and Moorings Park, on the City of Naples side of the community, are on City sewer.
• Reclaimed irrigation water reaches the Estuary and nowhere else in Grey Oaks.
• Electric: Florida Power and Light.

Condominium Ownership: What to Ask Before You Buy

Terra Verde is one of only three condominium regimes inside Grey Oaks, alongside L'Ermitage and Traditions, The Golf Residences. Condominium ownership in Florida in 2026 carries a diligence checklist that single family ownership does not, and this section is the most important one on the page.

Milestone inspections and structural integrity reserve studies: what we know and what we will not claim

We are going to be precise here, because an exemption claim that turns out to be wrong is worse than no claim at all, and so is a scare that turns out to be baseless.

What the statute actually requires. Florida Statute 553.899 provides that an owner of a building three habitable stories or more in height as determined by the Florida Building Code, and subject in whole or in part to the condominium form of ownership under Chapter 718, must have a milestone inspection performed. The word "habitable" was added to the statute in 2025 and it materially changed who is in scope. Section 553.899(4) provides that the section does not apply to a single family, two family, three family or four family dwelling with three or fewer habitable stories above ground.

The separate reserve study requirement. Florida Statute 718.112(2)(g) requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building on the condominium property that is three habitable stories or higher, as determined by the Florida Building Code. Associations existing on or before 1 July 2022 and controlled by unit owners were required to complete one by 31 December 2025.

The clock here is 25 years, not 30. Florida Statute 553.899(3)(b) allows the local enforcement agency to require a first milestone inspection at 25 years of age where local circumstances, including proximity to salt water, warrant it. Collier County is the local enforcement agency for the 836 unincorporated Grey Oaks parcels, Terra Verde included, and its published rule sets 25 years of age within three miles of saltwater and 30 years beyond it. Grey Oaks sits inside Collier County's three mile saltwater buffer, measured against the county's own mapped buffer layer rather than assumed. Anyone telling you Grey Oaks is inland and therefore on the 30 year clock is wrong.

What we verified about Terra Verde specifically. Terra Verde does not appear in Collier County's milestone inspection program dataset or in the county's published buildings list, and Terra Verde at Grey Oaks Condominium Association appears in neither the pre July 2025 nor the post July 2025 state structural integrity reserve study reporting database.

What we did not verify, and will not assert. We could not obtain a permit, plan, elevation, certificate of occupancy or recorded declaration stating a habitable story count for Terra Verde's buildings from a primary source. We therefore make no claim in either direction. We do not assert that Terra Verde is exempt from the milestone and reserve study requirements, and we do not assert that it is obligated under them.

What you should do. Ask the association in writing for its milestone inspection status and its structural integrity reserve study status, and get the answer in writing before you go under contract or waive your inspection period. A condominium association is required to maintain and produce its official records, and the estoppel process and the buyer's document review period exist precisely so this question gets answered from the association rather than from a website.

For context on what a good answer looks like inside this community: L'Ermitage at Grey Oaks is the one Grey Oaks condominium association currently recorded in Collier County's milestone program, and its status is cycle completed, next inspection due 2035, with a structural integrity reserve study filed with the state. That is a clean compliance record, and it is the standard against which any answer you receive should be read.

Loss assessment coverage, and the trap inside it

This one is specific to condominium owners and it costs people money every hurricane season.

Florida Statute 627.714 governs loss assessment coverage in a condominium unit owner's policy. It sets a statutory minimum of $2,000, and it contains a timing rule that matters more than the number.

Loss assessment coverage responds when the association levies a special assessment against unit owners for a covered loss to the common elements, most often a hurricane deductible on the association's master policy. The association's windstorm deductible on a multi building condominium can be a large figure, and your share of it arrives as an assessment against your unit.

The trap: the applicable limit is the one in force the day before the occurrence. Increasing your loss assessment limit after a storm has formed, or after it is forecast to affect Southwest Florida, does not help you. The limit that responds is the limit you carried the day before the event.

There are two practical consequences for a Terra Verde buyer or owner. First, the $2,000 statutory minimum is a floor, not a recommendation, and on a building in this price range it is very unlikely to be adequate. Second, the time to review the limit is at purchase and at each renewal, not in June when the season opens or in September when a system is in the Gulf. Obtain the association's current master policy declaration page and its windstorm deductible, and size your loss assessment limit against that number rather than against a default.

The association documents to read, and what to look for

• The recorded Declaration of Condominium and all amendments. This is where Terra Verde's own leasing minimum, pet policy, guest rules and any restriction on rental frequency live. There IS a community wide floor and it is now sourced: the recorded master declaration sets a minimum lease term of six months and a maximum of twelve, and permits a neighborhood association to be stricter but never more permissive. So Terra Verde's condominium declaration can only tighten that, and any shorter figure you see quoted for Grey Oaks is an error rather than a local variation. We obtain Terra Verde's own provision before you contract.
• The current budget and the reserve schedule. For a condominium in Florida in 2026, reserve funding is standard buyer diligence and a weak position will surface during the transaction whether or not anyone raises it early.
• The master policy declaration page, for the windstorm deductible discussed above.
• The milestone and reserve study status, in writing, as set out above.
• The estoppel certificate, which is the document that settles the current assessment and any transfer or capital contribution fee.
• Board meeting minutes for the last twelve months, which is where a contemplated special assessment usually appears before it is levied.

Who actually manages Terra Verde, and why you should confirm it yourself

There is a live discrepancy in the public record here and it is worth knowing about rather than tripping over.

The Grey Oaks master association's own published roster lists Terra Verde's management company as Newell Property Management. Separately, the Florida Division of Corporations record for Terra Verde at Grey Oaks Condominium Association shows the association's registered agent changed to Cambridge Management on 9 April 2026.

A registered agent is not always the management company. A registered agent is the person or entity designated to receive service of process and official state correspondence. It is frequently the association's manager, and it is frequently the association's attorney, an officer, or a director instead. The two roles overlap often enough that people assume they are the same and they are not.

Both records above are current and both are first party. Confirm the current manager directly with the association rather than relying on either listing, and do it before you need something from them, not after. The estoppel request is a natural occasion to establish who is actually handling the association's day to day business.

Property Taxes and the Save Our Homes Reset

What a Terra Verde tax bill looks like

The median total annual tax bill on a Terra Verde residence is $11,366, the lowest of any neighborhood in Grey Oaks. Against a median just value of $1,547,547, that is an effective rate of 0.73%.

Which millage area Terra Verde sits in, and why that is good news

Grey Oaks spans three millage areas and the difference between them is real money. All 48 Terra Verde residences sit in millage area 70.

Terra Verde's total millage is 9.4020. It is served by North Collier Fire at 1.0000 mills rather than Greater Naples Fire at 2.0000 mills, which is the second lowest total rate of the three areas inside Grey Oaks and a full mill below the highest. On a $1,900,000 taxable value, that one mill difference is roughly $1,900 a year.

This is not a fact any buyer can see from a listing, and it is not the same for every Grey Oaks neighborhood. If you are cross shopping a Terra Verde residence against a Traditions coach home, note that Traditions sits in millage area 116.

The Save Our Homes reset, and why it should change how you budget

Florida's Save Our Homes provision caps annual increases in the assessed value of a homesteaded property at 3% or the change in the Consumer Price Index, whichever is lower. Over a long ownership the gap between what a home is worth and what it is assessed at can become very large. That gap is recorded on the tax roll as a Save Our Homes benefit.

Across Grey Oaks, 547 parcels carry a Save Our Homes benefit, with a median of $1,449,024 and a maximum of $6,713,726.

Inside Terra Verde specifically, the roll shows 24 of the 48 residences carrying a cap benefit, with a median benefit of $795,575 and a maximum of $1,260,248.

Terra Verde's benefits are smaller than the community median, which follows directly from the fact that these are the least expensive residences in Grey Oaks. They are still large enough to change a buyer's first year budget substantially.

For a buyer, here is the arithmetic. The median Terra Verde tax bill is $11,366, and that figure is an average of long held homesteaded units paying tax on a capped assessed value and recently sold units paying tax on something close to market. A purchase resets the cap. On a taxable value of $1,900,000, which is the current median sale price, the millage area 70 rate of 9.4020 mills produces roughly $17,900 a year before any exemption you may qualify for. Do not budget from the seller's current tax bill. Budget from the assessed value your purchase will create. The property appraiser sets just value independently of the sale price, so treat that figure as the order of magnitude rather than a quote, and ask us to model it for the specific unit.

On a median Terra Verde cap benefit of $795,575, the reset alone represents roughly $7,500 a year of additional tax that the seller was not paying, on the same residence, in the first full year.

For a seller, the same arithmetic runs in the other direction and it is the reason to plan before listing rather than after. A homesteaded seller can transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead under Florida's portability provision. For a long tenured Terra Verde owner with a benefit near or above that ceiling, portability is frequently the single largest financial variable in the next move, and it should be modeled before the listing decision is made.

The half and half ownership picture

The roll shows something about Terra Verde that shapes both of the conversations above. Twenty six of the 49 parcels are homesteaded, a rate of 53%, and 17 parcels carry an out of state owner mailing address, a rate of 35%.

That 35% is the highest out of state ownership share of any Grey Oaks neighborhood after Capistrano, and it sits against a community wide figure of 16.5% of parcels. Terra Verde is genuinely the lock and leave address inside these gates. Owners of record outside Florida are mailed in nine other states and in Ontario.

Half of the neighborhood is somebody's declared primary residence and half is not. That balance explains a great deal: why turnover here is higher than anywhere else in the community, why the seasonal rhythm of the street differs from the estate neighborhoods, and why an unusually high share of units are held in a trust, LLC or corporation, which the roll records for 24 of the 48 residences.

Club Access, Golf and Amenities

The central point about Terra Verde is that a residence at the community's entry price carries the same club access and the same gates as an estate home at five times the price. That is uncommon at this level and it is the neighborhood's structural advantage.

The club is member owned

Grey Oaks Country Club is a member owned equity club. This is worth stating plainly because it is described otherwise in a great deal of published material.

The club's own membership materials use "Equity Golf Members" and "Equity Sports Members" as formal category names. The corporate structure supports it: Grey Oaks Country Club, Inc., Florida document V30984 filed 23 April 1992, is the general partner of Grey Oaks Country Club, Ltd., document A32901 filed 29 April 1992. The 2019 Amended and Restated Articles set out 2,500 authorized preferred shares, comprising 850 Class A shares carrying three votes each, 500 Class B shares carrying one vote, and 40 Class E shares carrying one vote. The shares pay no dividends and are transferable only back to the club.

Transition from the developer to member control was agreed in November 2010 on an eight year plan with an acceleration clause and completed early, in 2015.

The east campus, which is Terra Verde's campus

Terra Verde sits on the eastern campus of Grey Oaks, which holds the 62,000 square foot main clubhouse at 2400 Grey Oaks Drive North and two of the club's three golf courses.

The Pine Course. Designed by Lloyd Clifton and opened in 1993 as the community's original course. Pine underwent a $15 million renovation by architect Andrew Green and reopened in November 2023. It now plays 7,120 yards with a course rating of 74.8 and a slope of 143, and it is ranked 95th in the state of Florida. Andrew Green is the architect behind recent restoration work at Oak Hill, Inverness and Congressional.

The Palm Course. Designed by Clifton, Ezell and Clifton and built in two stages, the front nine in 1997 and the back nine in 1999, and later redesigned by Tim Liddy. Palm plays 6,882 yards and is the most forgiving of the three courses.

The Estuary Course, on the western campus, was designed by Bob Cupp and opened in 2003. The Estuary is not a separate club. There is one membership and two campuses, and no separate Estuary club entity exists in the Florida corporate record. At 6,680 yards it is the shortest of the three and carries the highest men's slope rating in the community at 145.

Grey Oaks holds 72 entitled golf holes across the three courses.

Membership categories, including the one buyers get wrong

The club operates a three rung ladder, and one feature of it is materially favorable and almost universally mis-stated.

• Equity Golf Membership, with full golf privileges year round.
• Equity Sports Membership, which the club's summary page describes as excluding golf. The club's own detailed 2026 Membership Guide is more precise and more generous: Sports members hold unlimited golf privileges from May through October, with on course golf excluded only from November through April. The same seasonal structure appears in the club's 2012 materials, so this has been consistent policy for fourteen years.
• A purchasable Non Equity Golf Joining Waitlist, open to Sports members, adding limited golf access during the November to April season while a member waits.

There is no "Social Membership" category in the club's current guide, despite the term appearing in circulation.

What membership costs, and what we will not tell you

The club does not publish its current fees. We checked its membership page directly and it carries no dollar figures at all.

What we can source is this. A club issued document from approximately 2021 records a Golf Member joining fee of $200,000, structured as $150,000 membership plus a $50,000 capital contribution, with none of it refundable. That figure is roughly four years old and should be treated as historical rather than current. Several higher figures circulate in secondary material and they contradict one another on both initiation and annual dues, so we do not repeat any of them. The club's membership office is the only reliable source for current pricing, and we are happy to make that introduction.

One structural feature is worth knowing because it explains a great deal about how this club behaves. Membership refunds run on a "three for two" basis under the bylaws, meaning refunds are funded from new member sales at a defined ratio. The club reports having refunded over $50 million in ten years and having honored the arrangement for 28 years. The bylaws cap dues increases at 15% a year, and capital projects above $4 million require a vote of the golf membership.

Yes, and we confirmed it from the recorded Declaration rather than from anybody's description of it.

The Amended and Restated Declaration of Master Covenants, recorded 10 April 2025 at Official Records Book 6456, Page 3364, requires each owner to acquire and maintain in good standing either an Equity Golf or an Equity Sports membership in the Country Club, for each lot, home or unit owned. The obligation originates in a Mandatory Membership Amendment recorded 16 May 2012, re recorded as an exhibit to the 2025 declaration, and it runs with the title.

The grandfather clause is the part that matters to a buyer, because it does not transfer. Owners who held property here before 1 June 2014 without a club membership are exempt. But the declaration states that successors and assigns of those grandfathered owners are required to maintain a membership. Buying from an exempt seller does not make you exempt.

The declaration's own wording is conditional, and we quote it as written: acquisition of a membership "if offered by the Club" is mandatory. What the declaration does not contain is a price.

We confirm your specific position and the transfer terms in writing for the unit before you contract.

The club's financial position and its capital program

The club discloses its own capital position in member facing documents and it is unusually healthy for a club of this age. Peak debt of $33 million in fiscal 2017, with a stated path to debt free by fiscal 2027, an asset base of approximately $75 million and a capital reserve of $7 million.

The capital program is documented line by line. The 2015 Master Club Improvement Plan ran to $30 million. The subsequent GO Forward 2026 plan totals $17.4 million, comprising the Pine course renovation at $15 million, racquets at $950,000, the short game area at $241,000, the Estuary kitchen at $450,000 and parking at $750,000. A wellness enhancement in 2024 added over $1 million. The club's own cumulative claim is over $60 million.

Grey Oaks has climbed steadily in the Platinum Clubs of America national rankings: #136 in 2019 to 2020, #119 in 2021 to 2022, and #112 in 2023 to 2024.

Racquets, wellness and dining

The racquet complex was expanded under the GO Forward plan and the program won a USPTA Facility Manager of the Year award in 2023. The wellness center operates four studios, a main studio plus yoga, functional training and Pilates reformer, and group fitness programming has grown from over fifty classes in 2024 to over sixty in 2026.

Dining runs to three full service restaurants, the Pool Café, the Point Grille and Estuary, alongside a Main Dining Room ballroom and a Grab and Go. The Point Grille overlooks the Pine and Palm courses, which is the pair Terra Verde residents reach without crossing Airport-Pulling Road.

We looked specifically for Audubon certification of the golf courses, because it is commonly claimed of Naples clubs. We found no mention of it anywhere in the club's own materials and we are not going to assert it.

Flood, Elevation and Insurance

This section is deliberately honest, including where the honest answer is less flattering. A buyer at this price point is making an insurance decision as well as a housing decision.

The FEMA picture for Grey Oaks, and then for Terra Verde

Grey Oaks is covered by FEMA Flood Insurance Rate Map panels 12021C0392J and 12021C0384J, both effective 8 February 2024. Terra Verde sits in unincorporated Collier County, FEMA community identification number 120067, on panel 12021C0392J.

Across the community as a whole, measured by sampling 228 points against the National Flood Hazard Layer, 35.1% of Grey Oaks sits in a Special Flood Hazard Area, zones AE or AH, and 64.9% sits in Zone X. There is no V or VE zone anywhere in Grey Oaks. The Special Flood Hazard Areas follow the Gordon River corridor and the community's interior lakes rather than any coastal exposure, and the National Flood Hazard Layer labels the floodplain subtype explicitly as combined riverine and coastal. Base flood elevations inside the community run 8.5 to 10.5 feet NAVD88.

Terra Verde specifically. We sampled twelve points in this neighborhood, seven along Terra Verde Lane and five across the Terra Verde polygon. All twelve returned Zone X, the 0.2% annual chance shaded zone, which is outside the Special Flood Hazard Area. Measured elevation at those points runs 10.1 feet NAVD88 along the street and 9.9 feet across the polygon, against a community median of 9.7 feet.

Read that carefully, because a sample is not a determination. Twelve sampled points falling in Zone X is a strong indication and it is not a parcel level flood determination for any specific unit. A determination is made per structure, it can differ between buildings on the same street, and the maps are under revision. Ask for the specific determination on the specific building.

The Letter of Map Amendment on this street

There is a detail in the federal record for Terra Verde that almost nobody knows to look for.

FEMA granted a Letter of Map Amendment under case number 25-04-2908A on 21 March 2025, covering Terra Verde at Grey Oaks Condominium, Buildings 2 and 4 through 7, on Terra Verde Lane. The determination is "structure removed."

A Letter of Map Amendment is a FEMA determination that a specific structure sits above the base flood elevation and should not be treated as being inside the high risk zone even though the surrounding mapped area is. If a building you are considering holds one, that changes its flood insurance rating, and the determination is a document you can obtain from the FEMA Map Service Center by case number.

For context, there are 21 Letters of Map Amendment or Map Revision on file across Grey Oaks, the most recent dated 18 June 2026. Twenty one separate map change determinations in one community tell you that the mapped floodplain and the actual ground here repeatedly disagree in the owner's favor. A LOMA is free to apply for.

The practical instruction: before accepting a lender mandated flood policy at Special Flood Hazard Area rates on a Terra Verde purchase, ask whether a Letter of Map Amendment already exists for that building. For Buildings 2 and 4 through 7, the federal record says one does.

Evacuation zone, which is a different thing entirely

Storm surge evacuation zones are frequently confused with FEMA flood zones. They are not the same thing. A FEMA zone drives insurance rating. An evacuation zone determines when the county orders you to leave.

Terra Verde is in evacuation Zone C.

Zone A evacuates first and evacuates most often. Zone C is ordered out considerably less frequently and in many storms not at all. For an owner who is out of state for part of the year, and 35% of this neighborhood is, that is a meaningful operational difference.

What the storms actually did

Hurricane Ian, 2022. The National Weather Service's description of Ian's surge envelope places the inundation south and west of US 41, along the Gordon River and south and west of the Naples airport. The surge did not reach Grey Oaks. Inland Collier County experienced near surface gusts of 80 to 90 miles per hour, with damage described as mainly confined to trees, fences and screens.

Hurricane Irma, 2017 was the more serious wind event for this location. Irma's Naples inundation extended less than half a mile inland, and the nearest point of Grey Oaks is 1.53 miles from the coast.

2025 and 2026. NOAA tide gauges at Naples record no surge event in either year, with a 2025 maximum of 1.42 feet above mean higher high water and a 2026 maximum of 1.29 feet.

The wind finding that does not favor Terra Verde

Measured against Florida's adopted ASCE 7-22 wind speed contours, Grey Oaks sits in the same 160 to 170 mile per hour design band as Old Naples.

Grey Oaks holds a substantial flood and surge advantage over the coastal neighborhoods. It holds essentially no wind design advantage. A building here must meet the same wind standard, and a 1998 to 2001 building carries the same wind questions as any other building of that era in coastal Collier County. Collier County is confirmed outside the High Velocity Hurricane Zone, which applies only to Miami-Dade and Broward, but it is entirely inside the wind borne debris region, so opening protection is required.

For a condominium buyer this points at a specific question. Roof age, roof material and opening protection on a Terra Verde building are association responsibilities under the Declaration rather than yours alone, and they drive the association's master policy premium, its windstorm deductible and therefore your loss assessment exposure. Ask what year the roofs were last replaced and whether the buildings carry impact glass or code approved shutters.

Insurance reality

A Grey Oaks residence is almost certainly ineligible for Citizens Property Insurance. Florida's state backed insurer of last resort carries a statutory replacement cost cap of $700,000 and essentially no home in this community falls below it. This is a private market community, which is generally an advantage because it means these properties are being written by carriers competing for them.

We are not going to publish a premium range. Premiums vary so widely by roof age, opening protection, construction type, claims history and carrier appetite that a single figure would mislead more than it helps. What we will tell you is what drives the number for a Terra Verde unit specifically:

• The association's master policy and its windstorm deductible. On a condominium, this is the first number to obtain, and it sizes your loss assessment need.
• Your own HO-6 unit owner policy, covering interior finishes, personal property, liability and loss assessment.
• Loss assessment limit, under Florida Statute 627.714, remembering that the limit in force the day before the occurrence is the one that applies.
• Flood, separately, and whether the specific building holds one of the Letters of Map Amendment on file.
• Wind mitigation credits. A current wind mitigation inspection is worth commissioning before you shop coverage, not after.

The maps are about to change

FEMA's proposed new Collier County flood maps entered a 90 day appeal period on 19 August 2026, under Project 16-04-1501S, with new maps expected to take effect around summer 2027. The zone determination that applies to a building today may not be the one that applies at the first renewal after adoption. This is worth asking about specifically on any purchase closing between now and then, and almost nobody is asking.

Schools

Terra Verde addresses zone to three schools, and this was verified rather than assumed. The school district's own 2026 to 2027 zoning geometry was extracted and a point in polygon test run on ten addresses spread across the eastern campus, the Estuary and Moorings Park. All ten returned the same three schools.

Two findings are worth stating because they are counterintuitive. Airport-Pulling Road bisects Grey Oaks but is not a school zone boundary, and neither is the city limit line. Despite the community being split across two jurisdictions, it is not split across school zones. The nearest zone edge is roughly a mile north of the north gate.

Poinciana Elementary is at 2825 Airport-Pulling Road, directly across the road from the community.

On performance, Gulfview Middle has held an A grade for 25 consecutive years since 2001. Naples High moved from a B to an A in 2024 to 2025 and held it. Collier County Public Schools is an A rated district for the ninth consecutive year and ranks sixth of Florida's 67 districts. Naples High offers Cambridge AICE, Advanced Placement including the AP Capstone Diploma, and dual enrollment.

Private schools

Naples has an unusually deep private school market for a city its size. Options within a reasonable drive include Community School of Naples, Seacrest Country Day School, First Baptist Academy, Royal Palm Academy, St. Ann Catholic School and The Village School of Naples. Royal Palm Academy opened an $8 million middle school expansion in August 2026, clearing a waiting list.

Two corrections worth carrying into your own research: Naples Classical Academy is a public charter school rather than a private school, and is frequently miscategorized, and Hodges University has closed, its Naples campus in 2021 and the institution in August 2024.

Getting Around

Terra Verde is on the eastern campus, which means the Airport-Pulling Road main gate and the Livingston Road gate are your entrances. Drive times below were computed by road routing from the main gate rather than estimated from straight line distance.

The gates

Grey Oaks has four gates, though the master association counts three, and the discrepancy has a clean explanation.

The master association names three entrances because it governs the 19 eastern campus associations, Terra Verde among them. The Estuary is a separately governed development with its own gate, which is why it does not appear on the master association's list.

The seasonality nobody quantifies

Naples traffic is genuinely seasonal and it is measurable. County traffic counts on Golden Gate Parkway west of Airport-Pulling ran 36.9% higher in the first quarter than the third quarter in 2023, and 26.5% higher in 2025.

There is a practical consequence. Livingston Road at the Grey Oaks gate carries roughly two thirds the volume of the Airport-Pulling gate. In season, Livingston is the better exit and residents learn it quickly. It is the sort of thing that never appears in published material about a community and matters every single day between January and April.

Road projects, and there is less coming than you may have heard

No county or state road construction project touches the Grey Oaks frontage. The Airport Road widening frequently associated with this area is the Vanderbilt Beach Road to Immokalee Road segment, four to five miles north, and it does not affect the community's entrances. The adopted 2050 Long Range Transportation Plan Needs Plan carries a Golden Gate Parkway overpass over Livingston Road and an intersection improvement at Airport-Pulling and Golden Gate Parkway, but these are identified needs rather than funded projects.

Aircraft noise, addressed honestly

Grey Oaks is close to Naples Municipal Airport and a page that skipped this would be doing you a disservice.

The community sits outside the airport's DNL 60 noise contour. For scale, the county wide population inside DNL 60 or above is 97 persons across 46 housing units, against 919 structures in Grey Oaks alone. But it is not silent, and the airport's own records show it. In the airport's noise complaint table for May 2025 to April 2026, Grey Oaks appears with 2 households filing 48 comments, out of 6,821 county wide. Jet operations rose 8% year over year to 54,216, with 127,172 total operations. Curfew compliance runs at 98.2%.

And the airport is staying. The Naples Airport Authority board voted 3 to 1 on 19 June 2025 to end the relocation study, finding it not financially feasible.

Our honest read is that aircraft noise at Grey Oaks is real but modest, it varies by where in the community you stand, and it is a question to answer with your own ears on a weekday morning in February rather than from any page, including this one.

How Terra Verde Compares Inside Grey Oaks

Grey Oaks is not one market. The price spread inside a single set of gates is 5.7 times, from Terra Verde to Isle Royale on 2016 to 2026 medians. Terra Verde sits at the bottom of that ladder, and being at the bottom of this particular ladder is a strategic position rather than a compromise.

Every Grey Oaks neighborhood on the same yardstick

Closed sales over the trailing twelve months to 13 September 2026, on the same four metrics.

Neighborhoods showing one or two sales are reporting a single transaction, not a trend. Read them as a data point, not a market.

What the comparison actually shows

Terra Verde is the lowest price per square foot in Grey Oaks, and only just. At $727 it sits four dollars below Traditions at $731 and eighteen below L'Ermitage at $745. Those three are the community's attached and villa product and they price as a group, roughly 30% below the community median of $1,024. Everything above them on the table is detached estate product. The line between the two tiers is sharper than price alone suggests, and a buyer comparing a $1.9 million Terra Verde residence against a $3.1 million Avila villa is not comparing the same product at different sizes. They are comparing different price per foot markets.

Terra Verde sells faster than the community, at a worse ratio to list. Median days on market is 22 against the community's 52, but the sale to list ratio is 92.7% against 94.9%. Those two facts together say something specific. The demand is there and it moves quickly when the price is right. When the price is not right, this neighborhood punishes it harder than the community average, because the comparable set is so tight that a buyer can see the error immediately.

Terra Verde is the only genuine entry point. The next rung up in this community on 2016 to 2026 medians is L'Ermitage at $1,462,500, and the one after that is Torino at $1,489,500. A Terra Verde residence buys the same gates, the same club access, the same schools, the same evacuation zone and the same $6,036 master fee as a home selling at five times the price. Very few Naples clubs of comparable standing have that range behind one set of gates.

The roll level comparison

What Terra Verde gives up, stated plainly

Being honest about the trade is more useful than selling around it.

• No land. The value is the improvement. There is no lot appreciation story and no teardown bid.
• No private outdoor acreage. The community's median lot size is 0.65 acres in the numbered plat units and 0.47 in the Estuary. Terra Verde is a condominium and the land is common element.
• The smallest footprint in Grey Oaks. At 2,434 to 2,699 square feet, a Terra Verde residence is roughly a third the size of the median estate home.
• Condominium governance. Building envelope decisions, roof replacement, master insurance and any special assessment are the association's, not yours. That is a convenience and a loss of control at the same time.
• A lower sale to list ratio. The trailing twelve month evidence says sellers here concede more from asking than the community average.

What it gives you in exchange is the lowest entry price, the lowest tax bill, the lowest carrying cost, the tightest supply, the cleanest comparable set and identical access to everything the community is actually known for.

Selling a Terra Verde Home

If you own on Terra Verde Lane, the market you are selling into is not the market described in most published material, and the difference is worth real money.

What we know about your residence before we arrive

We hold the complete recorded sale history of all 49 Terra Verde parcels: 151 qualified arm's length residential transactions from 1998 to 2026, with dates, prices and the property appraiser's own qualification flag. We hold the assessed value, land value, improvement value, base area, adjusted area, year built and exemption status for every unit. We hold the Save Our Homes benefit on every homesteaded residence on the street. And we hold every MLS closing in the neighborhood with days on market, list price and sale to list ratio.

That means when we sit down with you, we are not asking what you think your neighbors sold for. We already know, and because every residence on this street is within 265 square feet of every other residence, we can tell you exactly where yours sits without hand waving about adjustments.

The three things that decide a Terra Verde sale

One: the first three weeks. This is the single most important sentence on the page for a seller. The trailing twelve months show closings at 4, 6, 6, 38, 80 and 150 days on market. The four to six day sales are not luckier than the 150 day sale. They were priced correctly on day one. The 150 day listing ended at $1,200,000 against a $1,600,000 asking price, a 25% concession, and it produced the lowest price per square foot recorded anywhere in Grey Oaks over the period. In a neighborhood with a comparable set this tight, a buyer can price your unit against its neighbors in about ninety seconds. An aspirational number does not survive that.

Two: which of the two sizes you own, and what your view and condition are worth. The price differences here do not come from size, because there is barely any size difference to have. They come from exposure, from floor position, from renovation level and from condition. Those are the variables a valuation has to get right, and they are the variables a portal model is worst at. We price from the actual comparable set and then adjust for the things that genuinely vary.

Three: your tax basis and your buyer's. With 24 of the 48 residences carrying a Save Our Homes cap benefit at a median of $795,575, a long held Terra Verde residence carries a reset for its buyer that a well prepared listing addresses openly rather than letting it surface as an objection late in a negotiation. We model the buyer's likely first year bill before we go to market, so the conversation happens on our terms.

The inventory position is the best in the community

There are zero active Terra Verde listings today. That is the most favorable supply position of any neighborhood in Grey Oaks, and it is not a permanent condition. Six residences a year trade here. If two list in the same month, the scarcity argument evaporates for both of them.

The right reading of zero inventory is not that you can price high. It is that you can price correctly and expect speed, and that speed at the right number beats a slow grind at an aspirational one by a wide margin on this street. The six closings above prove it.

What we do differently

We represented sellers across Southwest Florida for more than two decades, and in the last 12 months we tracked Grey Oaks closings from the county record rather than waiting for them to appear in a market report. Our pricing work starts from recorded sales, is adjusted for the specific neighborhood rather than the community average, and is checked against the assessed value trend on the roll.

For a condominium we also do the association work up front. We order the master association and Terra Verde estoppels early, we obtain the milestone and reserve study answer in writing so no buyer question goes unanswered, and we pull the master policy declaration page so the loss assessment conversation happens once rather than three times.

If you would like to know what your Terra Verde residence is worth, we will prepare a full analysis with the recorded comparable set, the trailing twelve month MLS evidence and the tax modeling for both sides of the transaction. There is no obligation attached to it.

Jesse McGreevy: (239) 898-6072 · [email protected]

Buying in Terra Verde

If you are buying, here is the short list of questions that actually matter in this neighborhood and that most buyers do not think to ask.

Are you prepared to wait? There are zero active listings today and roughly six sales a year. Get pre approved or your funds arranged, get your attorney lined up, and tell us now rather than when one appears.

Which of the two sizes, and what is the exposure? At 2,434 or 2,699 square feet, this is one of the few Naples neighborhoods where you can genuinely compare like with like. Spend your attention on view, floor position and condition, because that is where the money is.

What does the condominium assessment actually cost? The $1,509 quarterly master fee is one of two lines. Ask for the estoppel and the current budget rather than a number from a listing sheet.

What is the association's milestone and structural integrity reserve study status? Ask in writing. Grey Oaks sits inside Collier County's 25 year saltwater buffer clock, and we make no claim about Terra Verde's status in either direction because its building height is not verified from a primary source.

What is the association's windstorm deductible, and what loss assessment limit do you need? Florida Statute 627.714 sets a $2,000 statutory minimum and the limit that responds is the one in force the day before the occurrence. Size it at purchase.

Does this building hold a Letter of Map Amendment? Buildings 2 and 4 through 7 do, under FEMA case 25-04-2908A dated 21 March 2025. Ask before accepting a lender mandated flood policy at Special Flood Hazard Area rates.

When were the roofs last replaced, and is there impact glass or code approved shutters? These are association level answers on a condominium and they drive the master policy premium, the deductible and your exposure.

What is the minimum lease term? The recorded master declaration sets a community floor of six months and a ceiling of twelve. Terra Verde's condominium declaration may be stricter but not looser, so confirm its provision in writing if rental flexibility matters to you.

Is club membership required, and what are the transfer terms? The club publishes no membership requirement and no current fees. Confirm both in writing with the membership office before contracting.

What will your first year tax bill be? Not the seller's. Budget from the assessed value your purchase creates at millage area 70's rate of 9.4020 mills.

We work through this list on every Grey Oaks purchase we handle. Marc Comisar: (239) 287-5873.

Frequently Asked Questions

How many units are in Terra Verde at Grey Oaks?

48 condominium residences. The Collier County tax roll records 49 Terra Verde parcels of which 48 are improved, and the Grey Oaks Property Owners' Association's own roster independently gives 48 units. The two agree exactly.

When was Terra Verde built?

Between 1998 and 2001, with a median year built of 1999. The tax roll records 12 residences completed in 1998, 20 in 1999, 12 in 2000 and 4 in 2001.

How big are the units in Terra Verde?

Base area runs from 2,434 to 2,699 square feet across all 48 residences, a spread of only 265 square feet. Median base area and median adjusted area are both 2,566 square feet. The county roll records exactly two base area figures in the neighborhood, with 24 residences at each.

Why is Terra Verde so uniform?

Because it was delivered as a repeated product. The state condominium record shows the association's initial filing on 19 March 1998 followed by twelve phases of four units each, which is how 48 units were created, and the tax roll shows the two sizes delivered in equal numbers in every year of construction. The result is the tightest size band of any neighborhood in Grey Oaks by a wide margin.

What does that uniformity mean for pricing?

It means comparable analysis here is unusually clean and should be unusually precise. Size adjustments are trivial or nil, so a valuation can be built almost entirely from view, exposure, floor position, condition and date of sale. It also means a mispriced listing is obvious to a buyer immediately.

Is Terra Verde the cheapest neighborhood in Grey Oaks?

Yes, on every measure we can source. Its roll median just value of $1,547,547 is the lowest of any Grey Oaks neighborhood, its median tax bill of $11,366 is the lowest, and its 2016 to 2026 median qualified sale of $950,000 is the only one in the community below $1 million.

What is a Terra Verde residence actually selling for in 2026?

The trailing twelve months to 13 September 2026 show six closings at a median of $1,900,000, at a median of $727 per square foot, in a median of 22 days, at 92.7% of list price. The range was $1,200,000 to $2,500,000. The $950,000 ten year median is a historical figure that includes years when units traded in the $700,000s and it understates today's market substantially.

How many Terra Verde units are for sale right now?

None. As of 13 September 2026 there are zero active Terra Verde listings, against ten active listings across all of Grey Oaks. A buyer who wants Terra Verde has to wait for one to come up.

How often do Terra Verde units come on the market?

About six a year. The county ledger records 151 qualified arm's length residential sales from 1998 to 2026 on 48 residences, which is more than three per unit and well above the community wide average of 2.31 qualified sales per parcel. Terra Verde is one of the highest turnover addresses in Grey Oaks, but six a year on a 48 unit street still means long gaps.

How long do Terra Verde units take to sell?

The median over the trailing twelve months was 22 days, against 52 for Grey Oaks overall. But the spread is wide: the six closings ran 4, 6, 6, 38, 80 and 150 days. The fast sales were priced correctly at the start.

Do Terra Verde sellers get their asking price?

Usually not all of it. The trailing twelve month median sale to list ratio is 92.7%, below the community's 94.9%. One residence closed at $1,200,000 against a $1,600,000 list, a 25% concession, after 150 days on market. Pricing discipline matters more here than the scarcity would suggest.

What is the most a Terra Verde unit has sold for?

The highest qualified sale on the county ledger is $2,725,000, recorded in 2024. The highest MLS closing in the trailing twelve months was $2,500,000 in July 2026, which sold in six days.

What are the HOA fees at Terra Verde?

There are two layers. The Grey Oaks master association fee is $1,509 per quarter, or $6,036 per year, and it includes Comcast cable television, high speed internet and ADT alarm monitoring. On top of that, Terra Verde is a condominium and carries its own assessment covering the building envelope, the association's master insurance, common areas and reserves. That condominium figure is not published centrally and we will not estimate it. We obtain the exact figure by estoppel request.

Why will you not publish the Terra Verde condominium assessment?

Because no first party source publishes it. The association, its management company and the state all publish the association's existence and registration but not its assessments, and the only figures circulating come from secondary sources that contradict each other and contradict the master association's own published fee. An estoppel certificate gives you the exact current number with statutory protections attached, and it costs a small fraction of what a wrong assumption costs at closing.

Does Terra Verde have CDD fees?

No. Grey Oaks has no Community Development District and no CDD bond debt. All 1,053 parcels in the community, including all 49 Terra Verde parcels, carry a non ad valorem assessment of $0.00 on the certified tax roll. A search of Florida's special district registry across 2,090 active, 542 dissolved and 20 inactive districts returns no district for this community. Neighboring Pelican Marsh and Talis Park both do have CDDs.

What are property taxes on a Terra Verde unit?

The median total annual tax bill is $11,366, the lowest of any Grey Oaks neighborhood, against a median just value of $1,547,547 for an effective rate of 0.73%. All 48 residences sit in millage area 70 at a total of 9.4020 mills.

Why would my tax bill be higher than the seller's?

Because of Florida's Save Our Homes cap. A homesteaded owner's assessed value rises by no more than 3% or the change in the Consumer Price Index each year, whichever is lower, and when the home sells the cap resets to market value. Inside Terra Verde, 24 of the 48 residences carry a cap benefit with a median of $795,575 and a maximum of $1,260,248. Budget from the assessed value your purchase will create, not from the current bill.

Which fire district is Terra Verde in?

North Collier Fire, at 1.0000 mills. All 48 residences sit in millage area 70. Other parts of Grey Oaks sit in millage area 116, served by Greater Naples Fire at 2.0000 mills following an August 2025 voter referendum. On a $1,900,000 taxable value that one mill difference is roughly $1,900 a year.

Is Terra Verde in the City of Naples or unincorporated Collier County?

Unincorporated Collier County. Only the Estuary and Moorings Park, 217 parcels in total, sit inside the City of Naples. The remaining 836 Grey Oaks parcels, Terra Verde among them, are unincorporated.

Who manages the Terra Verde association?

There is a discrepancy in the public record worth knowing about. The Grey Oaks master association's published roster lists Newell Property Management. The Florida Division of Corporations record shows the association's registered agent changed to Cambridge Management on 9 April 2026. A registered agent is not always the management company, so confirm the current manager directly with the association rather than relying on either listing.

What is the legal name of the Terra Verde association?

Terra Verde at Grey Oaks Condominium Association, Inc., Florida Division of Corporations document N97000006068, filed 24 October 1997. The condominium itself is recorded as Terra Verde at Grey Oaks, a Condominium, and the state carries the project as DBPR record PR1P024356 with a licensure date of 19 March 1998.

Does Terra Verde have a milestone inspection or SIRS requirement?

We make no claim in either direction and we will explain exactly why. Florida Statute 553.899 requires a milestone inspection for condominium buildings of three habitable stories or more, and Section 553.899(4) exempts a four family dwelling with three or fewer habitable stories above ground. Grey Oaks sits inside Collier County's three mile saltwater buffer, so any qualifying building here is on a 25 year first inspection clock rather than 30. Terra Verde does not appear in Collier County's milestone program, and its association appears in neither of the state's structural integrity reserve study reporting databases. We could not verify its building height from a primary source, so we do not assert an exemption and we do not assert an obligation. Ask the association in writing for its milestone and structural integrity reserve study status before you contract.

Which Grey Oaks condominium is confirmed in the milestone program?

L'Ermitage at Grey Oaks, and it is the only one. Collier County's live milestone dataset records its status as cycle completed, next milestone inspection year 2035, and the association appears in the state's post July 2025 structural integrity reserve study reporting database. That is the only confirmed milestone record inside Grey Oaks.

What loss assessment coverage do I need as a Terra Verde owner?

More than the statutory minimum, almost certainly. Florida Statute 627.714 sets a $2,000 statutory minimum for loss assessment coverage, which is a floor rather than a recommendation on a building in this price range. The critical rule is the timing one: the applicable limit is the one in force the day before the occurrence, so raising your limit once a storm is forecast does not help. Obtain the association's master policy declaration page and its windstorm deductible, and size your limit against that.

What flood zone is Terra Verde in?

We sampled twelve points in the neighborhood, seven along Terra Verde Lane and five across the Terra Verde polygon, and all twelve returned Zone X, the 0.2% annual chance shaded zone, which is outside the Special Flood Hazard Area. The governing panel is 12021C0392J, effective 8 February 2024, in unincorporated Collier County, FEMA community 120067. A sample is not a determination. Flood determinations are made per structure and can differ between buildings on the same street, so ask for the specific determination on the specific building.

Is there a Letter of Map Amendment on Terra Verde?

Yes. FEMA granted a Letter of Map Amendment under case 25-04-2908A on 21 March 2025 covering Terra Verde at Grey Oaks Condominium, Buildings 2 and 4 through 7, on Terra Verde Lane, with a determination of "structure removed." Across Grey Oaks there are 21 such map change determinations on file, the most recent dated 18 June 2026. Ask whether one applies before accepting a lender mandated flood policy at Special Flood Hazard Area rates.

How high is Terra Verde above sea level?

Measured against USGS elevation data, sampled points along Terra Verde Lane read 10.1 feet NAVD88 and points across the Terra Verde polygon read 9.9 feet, against a Grey Oaks community median of 9.7 feet. Base flood elevations inside the community run 8.5 to 10.5 feet NAVD88.

What evacuation zone is Terra Verde in?

Zone C. The Estuary and Moorings Park are Zone B. For comparison, Port Royal, Aqualane Shores, Old Naples, Coquina Sands, The Moorings and Park Shore are all Zone A, which evacuates first and most often.

Did Terra Verde flood during Hurricane Ian?

The National Weather Service's description of Ian's surge envelope places the inundation south and west of US 41 and of the Naples airport. The surge did not reach Grey Oaks. Inland Collier County experienced near surface gusts of 80 to 90 miles per hour, with damage described as mainly confined to trees, fences and screens.

Is Terra Verde in a hurricane wind zone?

Yes, like all of coastal Collier County. Measured against Florida's adopted ASCE 7-22 contours, Grey Oaks sits in the 160 to 170 mile per hour design band, the same band as Old Naples. Collier County is outside the High Velocity Hurricane Zone but entirely inside the wind borne debris region, so opening protection is required.

Can I get Citizens insurance on a Terra Verde unit?

Almost certainly not. Citizens carries a statutory replacement cost cap of $700,000 and essentially no residence in Grey Oaks falls below it. This is a private market community.

Is Terra Verde a good lock and leave?

It is the most lock and leave address in Grey Oaks by the numbers. 35% of Terra Verde parcels carry an out of state owner mailing address, the highest share of any Grey Oaks neighborhood after Capistrano, against a community wide figure of 16.5% of parcels. The homestead rate is 53%, and 24 of the 48 residences are held in a trust, LLC or corporation. Building envelope maintenance is the association's responsibility under the condominium structure.

What schools does Terra Verde zone to?

Poinciana Elementary, Gulfview Middle and Naples High, all currently A rated. This was verified by testing ten addresses across Grey Oaks against the school district's own 2026 to 2027 zoning geometry, and all ten returned the same three schools. Poinciana Elementary is at 2825 Airport-Pulling Road, directly across the road from the community.

Does Terra Verde come with club membership?

Terra Verde residents have access to Grey Oaks Country Club on the same terms as the rest of the community, which is the neighborhood's structural advantage. Membership is mandatory, under the recorded master declaration: each owner must hold an Equity Golf or Equity Sports membership for each unit owned. The pre 1 June 2014 grandfather exemption does not pass to a buyer, because the declaration requires successors and assigns to maintain a membership. The club publishes no fee, so we confirm your position and the current cost in writing for the specific unit before you contract.

What does membership at Grey Oaks Country Club cost?

The club does not publish its current fees. The most recent figure we can source to a club issued document is a Golf Member joining fee of $200,000, structured as $150,000 membership plus a $50,000 capital contribution, dating to approximately 2021 and therefore historical. Several conflicting figures circulate elsewhere and we do not repeat them. The club's membership office is the only reliable source for current pricing.

Is Grey Oaks Country Club equity or non equity?

It is a member owned equity club. The club's own materials use the formal categories "Equity Golf Members" and "Equity Sports Members," and the corporate structure carries 2,500 authorized preferred shares across three classes. Turnover from the developer to the membership completed in 2015.

Do Sports members at Grey Oaks get to play golf?

Yes, seasonally. The club's 2026 Membership Guide gives Sports members unlimited golf privileges from May through October, with on course golf excluded November through April. The same seasonal structure appears in club materials from 2012, so it has been consistent policy for fourteen years.

Which golf courses are on Terra Verde's side of the community?

Pine and Palm, both on the eastern campus with the 62,000 square foot main clubhouse. Pine was renovated by Andrew Green at a cost of $15 million and reopened in November 2023, now playing 7,120 yards at a 74.8 rating and 143 slope, ranked 95th in Florida. Palm plays 6,882 yards, with a front nine from 1997 and a back nine from 1999, later redesigned by Tim Liddy. The third course, Estuary, is on the western campus and is reached under the same membership.

Can I rent out a Terra Verde unit?

The recorded master declaration sets a minimum lease term of six months and a maximum of twelve, community wide. Only the entire unit may be leased, never a single room, and no sub leasing is permitted. A copy of the lease must reach the association at least 20 days before the term begins, and an owner whose unit is leased gives up use of the recreation and parking facilities for the duration.

And the qualification cuts only one way. The declaration expressly allows each neighborhood association to set more stringent standards, including tenant screening and advance approval. It does not permit them to be more permissive. So six months is a floor for the whole community, an individual neighborhood may sit above it, and any shorter figure you encounter for Grey Oaks is not a neighborhood variation, it is an error. Terra Verde is a condominium with its own declaration, so confirm its provision before contracting, knowing it cannot fall below the community floor.

How far is Terra Verde from Fifth Avenue South and the beach?

Fifth Avenue South is 5.0 miles from the Grey Oaks main gate by road. The Gulf is roughly three miles away. Waterside Shops is 3.1 miles, Naples Municipal Airport is 2.8 miles, and Southwest Florida International at Fort Myers is 31.4 miles, about 42 minutes.

Which gate should I use in season?

Livingston Road. It carries roughly two thirds the traffic volume of the Airport-Pulling gate. County counts show Golden Gate Parkway west of Airport-Pulling running 26.5% to 36.9% busier in the first quarter than the third.

Is there aircraft noise at Terra Verde?

Grey Oaks sits outside Naples Municipal Airport's DNL 60 noise contour. It is not silent: the airport's own complaint record for May 2025 to April 2026 shows 2 Grey Oaks households filing 48 comments out of 6,821 county wide. Jet operations rose 8% year over year. The Airport Authority voted 3 to 1 in June 2025 to end the study of relocating the airport. This is a question best answered with your own ears on a weekday morning in February.

Who provides water and sewer to Terra Verde?

Water is City of Naples, including here in unincorporated Collier County, with a 25% surcharge for out of city customers. Sewer is the Collier County Water-Sewer District, billed on the City's bill, at $106.12 base plus $7.46 per thousand gallons with a 30,000 gallon cap. Electric is Florida Power and Light.

How many neighborhoods are in Grey Oaks, and where does Terra Verde sit?

The master association governs 19 constituent neighborhood associations and Terra Verde is one of them. It is also one of only three condominium regimes in the community, alongside L'Ermitage and Traditions, The Golf Residences. The Estuary is separately governed and is not one of the 19.

Why does the roll show almost no land value on a Terra Verde unit?

Because Terra Verde is a condominium and the land is a common element held in undivided shares by the association's members rather than assessed to each unit as a platted lot. The roll's median land value across the 49 Terra Verde parcels is $100. The practical consequence is that effectively all of a Terra Verde residence's assessed value is the improvement, so there is no teardown or lot value component to the price.

Is Terra Verde a good investment compared with the rest of Grey Oaks?

We are not going to give you a return forecast. What the record shows is this: the median qualified sale moved from $887,500 in 2021 to $1,600,000 in 2022 and the trailing twelve month median is $1,900,000, the neighborhood carries the lowest entry price and lowest tax bill in the community, turnover is the highest in Grey Oaks on a per unit basis, and there is currently no inventory. It also shows that the median fell from $880,000 in 2007 to $545,000 in 2013 and took until roughly 2019 to recover. Both halves of that are the honest answer.

Frequently Asked Questions for Sellers

What is my Terra Verde residence worth?

We prepare a full analysis from the recorded comparable set for this specific neighborhood, adjusted for your size, exposure, floor position and condition, and checked against the trailing twelve month MLS evidence. Because every residence here is within 265 square feet of every other residence, that analysis is unusually precise. Call Jesse McGreevy on (239) 898-6072.

Is now a good time to sell in Terra Verde?

There are zero active Terra Verde listings, the trailing twelve month median is $1,900,000, and the top sale in the period was $2,500,000 in six days. That is a favorable supply position. Whether it is the right time for you depends on your tax basis and your next move, which is why we model portability before recommending a listing decision.

How long will it take to sell?

The median over the trailing twelve months was 22 days, but the range was 4 to 150. The determining factor was the opening price, not the market. We will give you a realistic timeline tied to a specific price rather than a neighborhood average.

Why does the first three weeks matter so much here?

Because the comparable set is the tightest in Grey Oaks. Every residence on this street is within 265 square feet of yours and the tax roll records only eight distinct assessed values across the whole neighborhood. A buyer can price your unit against its neighbors almost instantly. There is nowhere for an aspirational number to hide, and a listing that sits collects a reputation quickly in a neighborhood this small.

What happened with the unit that sold at 25% below list?

It listed at $1,600,000, spent 150 days on market and closed at $1,200,000 in September 2025, which worked out to $493 per square foot, the lowest price per square foot recorded anywhere in Grey Oaks over the trailing twelve months. We raise it with every Terra Verde seller, not to alarm anyone but because it is the clearest available evidence that scarcity does not rescue a mispriced listing on this street.

Should I renovate before selling?

In Terra Verde, usually the answer is different from the estate neighborhoods. There is no lot value component here and no teardown buyer, so condition drives price directly rather than being discounted away. The question is not whether condition matters but which improvements return their cost in this specific price band, and we will tell you honestly which is which.

How do you price a Terra Verde residence?

From the recorded sale history of the street back to 1998, weighted heavily toward the post 2022 market because the neighborhood re-rated in a single step, adjusted for your size, view, floor position and condition, checked against the assessed value trend on the county roll, and stress tested against the current active set. We do not price from portal estimates, which have very little to work with on a 48 unit condominium neighborhood.

Why should I not use the ten year median?

Because the county ledger's 2016 to 2026 median of $950,000 includes years when residences here traded in the $700,000s and $800,000s. The median moved from $887,500 in 2021 to $1,600,000 in 2022 and has not come back. A comparable set reaching before 2022 in this neighborhood is describing a market that no longer exists.

What will my tax bill do if I sell and buy again in Florida?

Florida's portability provision lets you transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. Inside Terra Verde the median cap benefit on the 24 residences that carry one is $795,575, with a maximum of $1,260,248, so for a long tenured owner this is frequently the largest single financial variable in the move. It needs modeling before the listing decision, not after the closing.

Will the buyer's higher tax bill affect my sale?

It can, if it is not addressed. A buyer who discovers the Save Our Homes reset late in a negotiation may reprice. We put the modeling in the listing materials, which turns a late objection into an early disclosure.

Does the Save Our Homes reset make my home harder to sell?

Not if it is handled openly. It is a fact about every long held homesteaded property in Florida, not a defect in yours, and every competing listing carries the same dynamic. What damages a sale is a buyer discovering it late.

What documents will I need from the association?

An estoppel certificate from the Grey Oaks master association and from the Terra Verde condominium association, the recorded Declaration of Condominium and all amendments, the current budget and reserve schedule, the master policy declaration page with the windstorm deductible, the last twelve months of board minutes, and the association's milestone and structural integrity reserve study status in writing. We order these early rather than at the last minute.

Should I get an estoppel certificate before listing?

Yes. Ordering both estoppels early removes the most common source of delay in the final two weeks of a closing, and it lets us answer fee questions accurately in the first buyer conversation rather than the last. Florida Statute 718.116(8) gives the association 10 business days to deliver, and if it misses that window no fee may be charged.

What if the association has a low reserve balance?

For a condominium, reserve funding and the structural integrity reserve study are now standard buyer diligence in Florida and a weak position will surface. It is better to know the number and have an explanation ready than to have a buyer's attorney find it first.

What do I tell a buyer who asks about milestone inspections?

Tell them what the record actually says and hand them the association's written answer. Terra Verde does not appear in Collier County's milestone program and its association appears in neither state structural integrity reserve study database, and the building height has not been verified from a primary source, so neither an exemption nor an obligation should be asserted. We obtain the association's position in writing during listing preparation so this is answered once, in a document, rather than argued about in a negotiation.

Do I need to disclose flood zone information?

Florida now requires flood disclosure on residential sales. Our sampling puts Terra Verde points in Zone X, and separately FEMA granted a Letter of Map Amendment in March 2025 covering Buildings 2 and 4 through 7 under case 25-04-2908A. If your building holds that determination, it is a documented selling point and should be in the listing file rather than left for the buyer to discover.

Should I list before or after the new FEMA maps take effect?

FEMA's proposed Collier County maps entered a 90 day appeal period on 19 August 2026 and are expected to take effect around summer 2027. Whether a revision helps or hurts is parcel and building specific. We check the preliminary mapping against your building before advising on timing.

How do you market a Terra Verde residence?

Through the gates as much as through the portals. Grey Oaks is 68.3% owner occupied across its homes, turnover is slow in the estate neighborhoods and a meaningful share of Terra Verde's buyer pool is already inside this community or already looking at it specifically, including members who want a lock and leave inside their own club. Broad syndication matters, and so does reaching the club membership and the 18 other neighborhood associations.

Can you sell my residence privately?

Yes, and with zero active Terra Verde listings a targeted approach reaches a meaningful share of the likely buyer pool. We will discuss the trade off against open market exposure honestly, because quiet marketing usually costs price, and in a neighborhood with a comparable set this transparent the open market is generally where the number is found.

Do you recommend pre-listing inspections?

For a 1998 to 2001 building, usually yes on the items inside your unit. The building envelope, the roof and the common elements are association responsibilities, so the more useful pre-listing work there is obtaining the association's own records on roof age, recent projects and any contemplated special assessment.

What happens to my club membership when I sell?

That depends on your category and on the club's transfer terms, which are not published. We confirm the position in writing with the membership office as part of listing preparation, so no buyer question goes unanswered.

How do you handle a trust or LLC sale?

It is the normal case here rather than the exception. The roll records 24 of the 48 Terra Verde residences held in a trust, LLC or corporation. We coordinate with your attorney on title, homestead status and the tax consequences of the transfer before listing.

How many Terra Verde units are usually on the market at once?

Very few, and right now none. With roughly six sales a year across 48 residences, active inventory is thin by design. That is generally favorable to sellers, but it also means each new listing repositions the others, so if a neighbor lists in the same month the scarcity argument weakens for both of you.

Do you charge for a valuation?

No. There is no cost and no obligation.

What if I am not ready to sell yet?

That is the most useful time to have the conversation. Understanding your Save Our Homes position, your portability, your building's flood determination and where this neighborhood sits in the cycle is worth doing well before a decision, not during one.

Who will actually handle my listing?

Jesse McGreevy and Marc Comisar personally. Jesse McGreevy: (239) 898-6072 · [email protected]. Marc Comisar: (239) 287-5873.

Your Local Real Estate Experts

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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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

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

Terra Verde is one of 19 neighborhood associations inside Grey Oaks, and the community hub page covers the master association, the club, the jurisdiction split and the full neighborhood roster in depth. We also publish community guides for Naples and the surrounding Southwest Florida market, with dedicated guides to the Estuary at Grey Oaks and Traditions at Grey Oaks.

Sources

Collier County Property Appraiser certified real property tax roll, file date 29 August 2026 · Collier County certified roll parcel level extract for the Terra Verde subdivision · Collier County certified roll qualified sales ledger, 1992 to 2026 · Collier County Clerk of the Circuit Court certified official records index · Collier County Clerk of the Circuit Court official records, Instrument 6667205, Official Records Book 6456 Page 3364, recorded 10 April 2025 · Collier County Clerk of the Circuit Court, original Declaration of Covenants, Official Records Book 1697 Page 1167, 19 March 1992 · Collier County Clerk recorded plats, Plat Book 20 pages 30 to 37 · Florida Division of Corporations record N97000006068, Terra Verde at Grey Oaks Condominium Association, Inc. · Florida Division of Corporations record A97000001497, Terra Verde at Grey Oaks, Ltd. · Florida Division of Corporations record N48016, Grey Oaks Property Owners' Association, Inc. · Florida Division of Corporations record V30984, Grey Oaks Country Club, Inc. · Florida Division of Corporations record A32901, Grey Oaks Country Club, Ltd. · Florida Division of Corporations records N01000000911 and N01000000912, Estuary at Grey Oaks associations · Florida Division of Corporations record N94000005020, L'Ermitage at Grey Oaks Condominium Association, Inc. · Florida Department of Business and Professional Regulation condominium project record PR1P024356, Terra Verde at Grey Oaks · Florida Department of Business and Professional Regulation condominium phase filings F00001 through F00012 · Florida Department of Business and Professional Regulation structural integrity reserve study reporting databases, pre and post July 2025 · Florida Department of Business and Professional Regulation estoppel certificate fee schedule · Collier County Growth Management Department milestone inspection feature service and dashboard · Collier County Growth Management Department three mile saltwater buffer layer · Collier County milestone inspection program ordinances 2022-42, 2023-41 and 2024-48 · Collier County Ordinance 07-40, Grey Oaks/Halstatt Planned Unit Development · Collier County Ordinance 2026-12, adopted 28 April 2026 · Collier County Land Development Code Appendix F · Collier County Code Chapter 118 · Collier County adopted fiscal 2026 budget and millage resolution · Collier County millage and taxing authority schedules · Collier County Growth Management Department planned unit development master list · Collier County Public Utilities service district records · Collier County traffic count station data · Collier County Emergency Management evacuation zone maps · City of Naples utility rate schedule 2026 · City of Naples ArcGIS utility service area layers · Grey Oaks Property Owners' Association resident portal and neighborhood association roster · Estuary at Grey Oaks Property Owners' Association resident portal · Grey Oaks Country Club membership materials and 2026 Membership Guide · Grey Oaks Country Club GO Forward 2026 strategic financial and capital plan · Grey Oaks Country Club Amended and Restated Articles of Incorporation 2019 · Platinum Clubs of America submission 2025 to 2026 · South Florida Water Management District environmental resource permit 11-90024-S · FEMA Map Service Center and National Flood Hazard Layer, panels 12021C0392J and 12021C0384J effective 8 February 2024 · FEMA Letter of Map Amendment case 25-04-2908A, 21 March 2025, Terra Verde at Grey Oaks Condominium Buildings 2 and 4 through 7 · FEMA Letters of Map Amendment case records for Collier County · FEMA Collier County flood map revision Project 16-04-1501S · Florida Division of Emergency Management storm surge evacuation zones · National Weather Service Miami post storm reports for Hurricane Ian and Hurricane Irma · NOAA Tides and Currents, Naples gauge · United States Geological Survey 3DEP elevation data and National Map elevation point query service · Florida Building Commission ASCE 7-22 ultimate design wind speed contours · Florida Statute 553.899, milestone inspections · Florida Statute 718.112, structural integrity reserve studies · Florida Statute 718.116, condominium estoppel certificates · Florida Statute 720.30851, homeowners association estoppel certificates · Florida Statute 627.714, condominium unit owner loss assessment coverage · Florida Statutes Chapter 718 and Chapter 720 · Florida Statute 197.3632, non ad valorem assessments · Florida Department of Commerce Special District Accountability Program registry · Florida Auditor General local government audit reports · Municipal Securities Rulemaking Board EMMA · Citizens Property Insurance Corporation statutory eligibility provisions · Florida Office of Insurance Regulation rate filings · Collier County Public Schools 2026 to 2027 attendance zone geometry · Florida Department of Education school grades · Collier Metropolitan Planning Organization 2050 Long Range Transportation Plan · Florida Department of Transportation District One project records · Naples Airport Authority monthly noise reports and Part 150 noise exposure maps · Naples Airport Authority board minutes, 19 June 2025 · Greater Naples Fire Rescue District approved budget · North Collier Fire Control and Rescue District records · Florida Department of Revenue taxing authority file · Southwest Florida MLS Matrix closed sales and active inventory, development name Grey Oaks, pulled 13 September 2026 · Gulfshore Life, July 2023 · Golf Course Architecture · Golfweek and Golf Digest course ratings · Florida Real Estate Commission licensure records