The National at Ave Maria - Terrace Condominiums

McGreevy and Comisar are the team Terrace owners call first when they are ready to sell, and the team buyers call when they want the building-by-building record before they tour. We are Top 1% Real Estate Agents Nationally Since 2008, and this guide was built from the six recorded Terrace declarations, the State of Florida’s condominium and elevator files, FEMA’s flood letters and every recorded Terrace sale in the Collier County roll.

Terrace Condominiums at The National is a 420-unit collection of fourteen four-story Lennar condominium buildings, governed by six separate condominium associations (Terrace I to Terrace VI), inside the master-planned community of The National Golf and Country Club at Ave Maria in Ave Maria, Florida. It is the largest condominium pool in The National and the only product line there tall enough to fall under Florida’s structural integrity reserve study and milestone inspection laws.

Every Terrace home is a two-bedroom, two-bath, single-level residence of 1,120, 1,154 or 1,301 square feet under air, reached by one elevator per building, with a covered carport space and a lanai. The newest Lennar Terrace closing in the county’s 2026 extract was recorded on 11 August 2026, and lennar.com listed the Terrace collection as sold out on 23 September and again on 1 October 2026, so every Terrace home for sale from here is a resale.

If you own at Terrace and are weighing a sale, start with the market snapshot, the resale-pair story and the seller section, then call Jesse. If you are buying, the building and association map, the flood letters and the Terrace vs Veranda decision table will tell you whether Terrace fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Why McGreevy and Comisar Are the Best Realtor for Terrace Condominiums at The National

McGreevy and Comisar are the best realtor for Terrace Condominiums at The National because the record shows it: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Terrace read built from all 420 units and all 85 recorded sales of the last year.

If you’re searching for the best realtor for Terrace Condominiums at The National in The National Golf and Country Club, Ave Maria, whether you’re ready to sell your Terrace home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Terrace for a specific reason: Terrace is the one place in The National where a resale seller competes directly with the builder’s own closing prices. Lennar sold its final Terrace VI homes in 2026 at a median of $199,000, while Terrace resales in 2026 recorded a median of $232,000 (Collier County Property Appraiser, 2026 tax roll data files, qualified sales through 11 August 2026). A listing agent who prices a Terrace condo from a national headline, or from one neighbor’s deed, misses the building, the floor, the plan and the membership behind each sale.

Recent Terrace track record (last 12 months): In the twelve months from September 2025 to August 2026, Collier County recorded 85 qualified Terrace sales: 63 builder-direct Lennar closings at a $205,000 median, and 22 resales at a $231,000 median, ranging from $210,000 to $269,000. The highest Terrace resale in that window was $269,000, a 1,301-square-foot Carolina-size home at 5715 Double Eagle Circle in Terrace III, recorded 16 March 2026 (Official Records Book 6566, Page 1875). We tracked every one of the 85 recorded Terrace sales in that window, matched each one to its building, association and floor plan, and paired 21 of the 22 resales with the same unit’s earlier purchase price. County records carry no listing office, so we do not state a represented-sale count here; ask us and we will walk you through each deed.

For Terrace sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet. We build the file a Terrace buyer will ask for before the first showing: the declaration and rules that Florida law requires you to deliver (Fla. Stat. s. 718.503), the estoppel certificates from the condominium association, The National’s property owners association and the golf club where it applies, the association’s structural integrity reserve study status, and the flood letter that covers your building.

For Terrace buyers: the first question at Terrace is the building, because the building decides the association, the manager, the condo assessment and, on Lennar’s map, whether the unit was sold with golf or social membership. The second is the floor and plan, because Lennar itself said the upper floors and the Carolina end units sell first. The third is the paperwork: the structural integrity reserve study, the budget and the insurance. Sellers and buyers comparing the best real estate agents in Ave Maria should ask each one to answer those three questions for a specific Terrace unit; we answer them below.

Honors and recognition:

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

Selling your Terrace home? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Terrace Condominiums? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Key Takeaways: What Should Every Terrace Buyer and Seller Know First?

• Size and form: 420 condominium units in fourteen four-story buildings of 30 units each, split among six associations, Terrace I to Terrace VI (Collier County Property Appraiser, 2026 tax roll data files; recorded declarations).
• Builder status: Lennar listed the Terrace collection as sold out on lennar.com on 23 September and 1 October 2026; Terrace is a resale market now.
• Twelve-month record: 85 qualified sales from September 2025 to August 2026, 63 builder-direct at a $205,000 median and 22 resales at a $231,000 median.
• Resale pairs: 19 of the 21 Terrace resales we could pair with an earlier sale closed below the unit’s previous recorded price, at a median change of minus 10.2 percent.
• Plans: Arbor (1,120 sq ft), Birkdale (1,154 sq ft) and Carolina (1,301 sq ft with den), all two bedrooms and two baths, in the same 8, 16 and 6 mix in every building.
• Flood: FEMA letters issued from 2020 to 2023 remove every addressed Terrace building from the high-risk flood area, while parts of each tract remain in it and a lender may still require flood insurance.
• Condo law: at four stories, every Terrace building falls under Florida’s structural integrity reserve study and milestone inspection statutes.
• Fees: the only published Terrace fee schedule is Lennar’s 2026 Terrace VI sheet, $9,374 a year in association charges plus $1,792.44 in district charges on the tax bill; Terrace I to V figures are not published.
• Rules: the Terrace I and Terrace VI declarations set a 30-day minimum lease, no more than 12 leases a year, and up to three dogs or cats with no more than two dogs.
• The team: Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, with a valuation desk at our home valuation page and buyer consultations through our buyer services page.

Table of Contents

This guide covers Terrace Condominiums at The National building by building, from market data to the six associations, the recorded rules, flood letters and the seller and buyer questions.

• What Is It Like Living in Terrace Condominiums at The National as a Homebuyer?
• What Do Terrace Condominiums at The National Sell For in the Market Today?
• Why Did Terrace Resales Close Below Their Original Purchase Prices?
• How Did Lennar Build Terrace Condominiums, One Building at a Time?
• Which Terrace Building Belongs to Which of the Six Associations?
• What Floor Plans Are Inside a Terrace Building?
• Is a Golf Membership Included With a Terrace Condo at The National?
• What Amenities Come With a Terrace Condo at The National?
• What Are the HOA and Condo Fees at Terrace Condominiums at The National?
• How Do the Layered Costs Stack Up for a Terrace Owner?
• What Do the Recorded Terrace Declarations Say About Leasing, Pets, Parking and Renovation?
• Is Terrace Condominiums at The National a 55+ Community?
• Can You Rent Out a Terrace Condo at The National?
• What Are the Pet Rules at Terrace Condominiums at The National?
• How Do Florida’s SIRS, Milestone, Records and Disclosure Laws Apply to Terrace Buildings?
• Who Controls Each Terrace Association, Lennar or the Owners?
• Is Terrace Condominiums at The National in a Flood Zone?
• How Have Terrace Buildings Fared in Hurricanes, and What Wind Code Applies?
• How Does Condo Insurance Work at Terrace: the Master Policy Versus Your HO-6?
• Which Schools Serve Terrace Condominiums at The National?
• What Permits, Zoning and District Rules Shape Terrace Condominiums at The National?
• What Is Daily Life Like at Terrace: Gate, Parking, Trash, Mail and Drive Times?
• How Does Terrace Compare With Other Condo and Village Options Around Ave Maria?
• Terrace vs Veranda at The National: Which Condo Should You Choose?
• What Are the Honest Pros and Cons of Owning at Terrace Condominiums at The National?
• Thinking of Selling Your Terrace Condominiums Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

Selling, pricing or buying a Terrace condo? Each has its own page built from the same Terrace record: selling your Terrace condo at The National, what your Terrace condominium is worth and buying a Terrace condominium at The National.

What Is It Like Living in Terrace Condominiums at The National as a Homebuyer?

Living in Terrace Condominiums at The National means a single-level, two-bedroom condo on one of four floors of a 30-unit Lennar building, with an elevator, a covered carport, a lanai, a gated golf community around you and Ave Maria’s Publix about two miles away. Daily life is low maintenance because the condominium association handles the building.

The National is a Lennar golf community of 1,284 planned homes on 490.37 gross acres, according to the Ave Maria Stewardship Community District’s 2022 bond offering document (AMSCD Limited Offering Memorandum, 2022). Terrace is its densest product: the fourteen Terrace buildings carry 420 of The National’s homes, more than any other collection. Lennar’s January 2022 model opening described two-bedroom condominiums “with 1,120 to 1,301 square feet under air, plus a screened lanai and covered parking space” (Ave Maria Sun, January 2022).

What does a typical day look like at Terrace?

A Terrace morning starts with a walk from the elevator to your carport, or to the 16,922-square-foot clubhouse that opened on 24 March 2025 with a 6,446-square-foot fitness and spa wing (Clive Daniel Hospitality), The Hammock and Champions Table restaurants (The National Golf and Country Club) and what Lennar calls a lagoon style swimming pool. The club runs eight lighted pickleball courts, six tennis courts and two bocce courts from 7 AM to 9 PM (The National Golf and Country Club, racquet sports). The 18-hole Gordon Lewis course plays from 4,546 to 7,309 yards at par 72 (club scorecard).

Who manages the building you live in?

The condominium association for your building handles the roof, the structure, the elevator, building insurance, the grounds immediately around the building, water and sewer, trash and janitorial service, according to the only published Terrace fee schedule (Lennar’s Terrace VI schedule dated 30 December 2025). Each association hires its own management company: in 2026 that was Cambridge Management for Terrace I, II and IV and Tropical Isles Management Services for Terrace III, V and VI, per each association’s 2026 annual report on Sunbiz.

Is Terrace a quiet place to live?

Terrace buildings are concrete block and stucco with hurricane impact windows and sliding glass doors, per Lennar’s included-features list (Lennar, Terrace Carolina plan). The recorded declarations prohibit barbecue grills anywhere on the condominium and bar bicycles from balconies, lobbies and corridors (Terrace I Declaration, Official Records Book 6020, Page 1141, Sections 18.3 and 18.4), rules that keep shared spaces orderly. Whether a building feels quiet depends on its owner and renter mix, which changes over time; we walk buyers through the specific building on a showing.

Selling a Terrace home? Start with a free Terrace home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

What Do Terrace Condominiums at The National Sell For in the Market Today?

Terrace Condominiums at The National resales recorded a $231,000 median across 22 sales from September 2025 to August 2026, ranging from $210,000 to $269,000, while Lennar’s 63 builder-direct Terrace closings in the same twelve months recorded a $205,000 median. The resale and builder figures are separate markets and are never blended below.

Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)

Every figure in this section is a Collier County recorded qualified sale from the Collier County Property Appraiser, 2026 tax roll data files dated 29 August 2026, filtered to the six Terrace condominium names, improved units and prices above $1,000. A sale counts as builder-direct when it is the unit’s first qualified sale within a year of the year built, or the first sale of a unit the roll does not yet date; every other sale is a resale. County deeds carry no list price, no days on market and no listing office, so this section reports none of those.

Terrace sales by window

The twelve-month resale median of $231,000 is the mean of the middle pair, $230,000 and $232,000, because 22 is an even count. The twelve-month window holds 22 resales, more than the ten we require before quoting a median, so the stats window is twelve months.

Terrace resales by floor plan size, last 12 months

Price per square foot is the mean of each sale’s own price divided by its heated area on the roll, not total dollars divided by total square feet; the median of the same 22 ratios is $199.31. The 22 resales total $5,152,000 in recorded consideration. The heated sizes match Lennar’s published plan sizes exactly, which is how we attach a plan name to each size (Lennar plan pages for Arbor, Birkdale and Carolina).

Terrace sales by association, last 12 months

Terrace I, the oldest association, supplied 14 of the 22 resales. Terrace VI, still under Lennar control, supplied 51 of the 63 builder-direct sales and no resales yet.

Builder-direct and resale medians by year

Lennar’s builder-direct median climbed from about $228,000 in 2021 to $280,000 in 2024, then fell to $199,000 in 2026. The first-sale median for the building Lennar delivered at the peak, Building 43 at 5651 Double Eagle Circle in early 2024, was $286,000; the last building, Building 36 in Terrace VI, recorded a $195,000 first-sale median across its first 21 closings from June to August 2026.

Every Terrace resale in the last 12 months

The newest recorded Terrace resale in the county’s August 2026 extract closed on 25 June 2026. Deeds recorded after the extract date will appear in the next county file; we check the newest record before every valuation.

Ready to Sell or Buy at Terrace? Talk to Jesse and Marc

Terrace Condominiums at The National, inside The National Golf and Country Club, recorded 22 resales in twelve months at a $231,000 median while Lennar closed its final units below that figure. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Terrace home from its own building, floor and plan.

• Selling: get a free Terrace home valuation, or call Jesse direct at (239) 898-6072.
• Buying: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Why Did Terrace Resales Close Below Their Original Purchase Prices?

Terrace Condominiums at The National resales mostly closed below what the owner paid: of 21 Terrace resales in the last twelve months that we could pair with the same unit’s earlier recorded sale, 19 closed below the earlier price and one matched it, at a median change of minus 10.2 percent. Lennar’s own falling builder prices are the main reason.

Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)

We tracked every Terrace resale against the same unit’s previous qualified sale in the Collier County Property Appraiser, 2026 tax roll data files. The pattern is not random. Owners who bought from Lennar in 2022 to 2024, when builder-direct medians ran from $253,000 to $280,000, were reselling in 2025 and 2026 into a market where Lennar was closing brand-new Terrace V and Terrace VI units at a $199,000 median in 2026 with a builder warranty attached. A buyer comparing a three-year-old resale with a new unit at a lower price will discount the resale.

The 21 Terrace resale pairs

The one gain in the set, plus 5.6 percent, was a Terrace I unit bought from Lennar in November 2021 at $233,000, the lowest-priced era of the collection. The one unchanged pair is a Terrace I unit that sold twice within the window, at $230,000 both times. The steepest losses, minus 21.1 and minus 21.6 percent, were units bought new in 2024, near the peak of Lennar’s pricing, and resold in mid-2026 while Lennar was closing Terrace VI.

What the resale pairs mean for a Terrace seller

A seller who bought in 2021 sits close to break-even on today’s numbers; a seller who bought in 2023 or 2024 is likely to sell below the purchase price, and should plan for it rather than discover it after three price reductions. With Lennar sold out, the builder’s lower closing prices stop being live competition and become recorded comparable sales, which appraisers and buyers will keep reading for months. The strongest resale case at Terrace rests on what a new unit did not have: an upper floor, a Carolina end unit, a golf-membership building, upgrades, furnishings, and a building whose association is already owner-controlled with its reserve study and insurance record in hand.

Thinking of selling at Terrace? Get a free Terrace home valuation built from your own building’s pairs, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Lennar Build Terrace Condominiums, One Building at a Time?

Lennar built Terrace Condominiums at The National in six phased condominiums from 2021 to 2026, starting with Buildings 3, 4 and 5 on National Boulevard (Terrace I) and finishing with Building 36 in Terrace VI. Each association’s declaration was recorded by Lennar Homes, LLC in the Collier County Official Records before its buildings closed.

Lennar opened The National’s model center on 7 March 2020 with four collections, including Terrace condominiums, and said Terrace pricing would begin “in the upper $100,000s” (Lennar newsroom, 6 March 2020). In January 2022 Lennar opened six condominium models and described the Terraces as “a four-story collection of 30 two-bedroom/two-bath condominiums” priced from $220,000 to $250,000 (Ave Maria Sun, January 2022). Lennar’s February 2022 release added that the Terraces “are four-story buildings that have 30 single-story condos in each of them” (Lennar release on avemaria.com, February 2022; Barron Collier Companies). By March 2023, Terrace homes were “starting in the high $200,000s” (Ave Maria Sun, March 2023).

The delivery sequence, building by building

Source: Collier County Property Appraiser, 2026 tax roll data files; building numbers are read from the county unit numbers (unit 3841, for example, is Building 38, fourth floor, position 1). The first qualified sale of each unit stands in for the Lennar closing. Building 36 had 21 recorded first sales by 11 August 2026; up to nine of its units had no qualified sale in the county extract. FEMA’s March 2023 letter for the Terrace V and VI tract lists Building 36 at 5479 Double Eagle Circle (FEMA LOMR-F 23-04-2433A).

Is Lennar still selling new Terrace condos?

No. On 1 October 2026 the Terrace collection page on lennar.com showed the collection as sold out, with each plan page reading “This collection is sold out” (Lennar, Terrace Condominiums); the same status appeared on 23 September 2026. Some Ave Maria town pages written earlier in 2026 still describe Terrace as selling; the dated builder page is the governing fact. Lennar’s Terrace VI association remains under Lennar’s officers until turnover, which is covered below.

Which Terrace Building Belongs to Which of the Six Associations?

Terrace Condominiums at The National is six separate condominiums, not one: Terrace I owns three buildings on National Boulevard, Terrace II, III and IV own two buildings each on Double Eagle Circle, Terrace V owns three, and Terrace VI owns two. Each association is its own Florida corporation with its own declaration, budget, manager and board.

Crossing from one Terrace building to the next can mean a different association, a different condo assessment, a different management company and, on Lennar’s map, a different membership type. That is why we value and market Terrace at building level. The table below joins four public records: the Collier County Property Appraiser 2026 tax roll data files (units and addresses), the Florida Division of Corporations (Sunbiz), the Collier County Clerk’s Official Records (declarations) and the Florida Department of Business and Professional Regulation’s condominium extract (DBPR Condo_CW).

The 14 Terrace buildings at a glance

The map labels come from Lennar’s site map titled “Golf and Non Golf”, file dated 12 November 2024, which Lennar marks as conceptual and subject to change. Membership is verified per unit on the golf club and property owners association estoppels; the membership section below explains why.

Each association’s public record

Sunbiz detail pages: Terrace I, Terrace II, Terrace III, Terrace IV, Terrace V and Terrace VI. All six were ACTIVE with a 2026 annual report on file when we checked on 1 October 2026.

How the declarations grew, phase by phase

Lennar Homes, LLC recorded each Terrace condominium as a phase condominium under s. 718.403 of the Florida Statutes, then recorded an amendment to add each later building. The Collier County Clerk’s index shows 14 such phase amendments after the six base declarations, from OR 6046/2381 (Terrace I, 24 November 2021) to OR 6597/1151 (Terrace VI, 10 June 2026, indexed “Building 36 … Phase 2”), all searchable on the Clerk’s public Official Records search. The Terrace I declaration’s Section 3 sets three phases, Building 3, Building 4 and Building 5 of 30 units each, and Section 3.5 requires every phase to be added within seven years unless owners vote to extend (OR 6020, Pages 1123 to 1124). The Terrace VI declaration’s Section 3 sets two phases, Building 37 then Building 36 (OR 6474, Pages 1568 to 1569).

Why the State’s unit count differs for Terrace V

The DBPR extract lists Terrace V with 180 units, while the 2026 county roll carries 90 units in three 30-unit buildings and the Clerk’s index shows phase amendments for Buildings 41, 39 and 38 only. DBPR’s figure is the filed project count, not a count of built homes. We rely on the county roll and the recorded declaration amendments: Terrace V is 90 homes.

What Floor Plans Are Inside a Terrace Building?

Terrace Condominiums at The National offers three Lennar floor plans, all single-level with two bedrooms and two baths: the Arbor at 1,120 square feet, the Birkdale at 1,154 square feet and the Carolina at 1,301 square feet with a den. Every Terrace building holds the same mix of 8 Arbor, 16 Birkdale and 6 Carolina homes.

The plan sizes come from Lennar’s own plan pages, and they match the three heated areas the Collier County Property Appraiser carries for every Terrace unit: 104 units at 1,120 square feet, 208 at 1,154 and 78 at 1,301 across the thirteen buildings with heated area on the 2026 roll. The thirty units of Building 36 were on the roll without heated area at the extract date.

The three Terrace plans

Sources: Lennar plan pages for Arbor, Birkdale and Carolina, read 1 October 2026.

Where each plan sits in the building

County unit numbers encode building, floor and position. Read against the heated areas, every Terrace building with heated area on the roll has the same layout:

The Carolina sits only at the two ends of floors one to three; the fourth floor has six homes and no Carolina. Plan names by position are our reading of the county sizes against Lennar’s published sizes; Lennar does not publish a unit-by-unit plan list. In January 2022 a Lennar representative told the Ave Maria Sun that “the third- and fourth-floor condos tend to sell first because of their elevated views, as does the Carolina floor plan, which is an end unit with more windows and the largest square footage” (Ave Maria Sun, January 2022).

How Terrace buildings are built

Lennar’s included-features list for the Terrace plans names “quality concrete block and stucco construction”, a tile roof, hurricane impact windows and sliding glass doors, an aluminum screen patio enclosure, a covered carport, quartz kitchen countertops with a center island, stainless steel appliances, a new washer and dryer in the laundry room, a Honeywell smart thermostat and a smart front door lock, with a limited one-year workmanship, two-year mechanical and seven-year structural warranty (Lennar, Carolina plan features). The 2020 launch features differed, naming granite countertops (Lennar newsroom, 2020), so finishes vary by year of delivery; a 2021 Terrace I unit and a 2026 Terrace VI unit are not identical inside.

Does every Terrace building have an elevator?

Yes. The Florida Bureau of Elevator Safety’s permit files show one Schindler hydraulic passenger elevator permit for each of the fourteen Terrace buildings, permitted from November 2021 (Buildings 3 and 4) to February 2026 (Building 36), each with four landings, 2,500-pound capacity and 30 feet of travel (DBPR Elevator Safety public records; permit files for 2021-22, 2022-23, 2023-24, 2024-25 and 2025-26). One elevator serves thirty homes, which buyers on the third and fourth floors should weigh; when it is out of service, the stairs are the way up.

Is a Golf Membership Included With a Terrace Condo at The National?

A golf membership at Terrace Condominiums at The National depends on the building and the year Lennar sold the unit. Lennar’s 2024 site map labels Terrace II to V buildings golf and Terrace VI non golf, and Terrace I sold when Lennar said all its condos carried bundled golf. Confirm each unit on its estoppel.

The record, in date order:

• January 2021: the original design made the bundled golf membership “transferable to renters” (Ave Maria Sun, January 2021).
• January 2022: Lennar said Terrace and Veranda condos “offer lake and golf course views as well as a bundled golf membership” (Ave Maria Sun, January 2022); the district’s bond document the same month described “single family and multi-family homes that include a bundled golf membership” (AMSCD Limited Offering Memorandum).
• March 2023: Lennar introduced social memberships for single-family buyers (Ave Maria Sun, March 2023).
• November 2024: Lennar’s “Golf and Non Golf” site map labels Terrace Buildings 38, 39 and 41 to 47 “G” and Buildings 36 and 37 “NG”; Buildings 3 to 5 carry no label.
• December 2025: the only published Terrace fee schedule is Lennar’s NON-GOLF schedule for Terrace VI.
• 2026: Lennar’s promotion describes homes “that include a bundled golf membership or social membership” (Lennar promotion page).

What a Terrace buyer should check

Golf and social memberships are run by a separate corporation, The National Golf and Country Club at Ave Maria Golf Club, Inc. (Sunbiz N20000001557). The 2026 golf dues for a golf-membership Terrace unit are not published: no golf-version Terrace fee schedule and no club budget is posted. Ask for the golf club estoppel on the specific unit, which will show its membership class and any dues owed. Whether a social unit can add golf, and at what cost, is also not published.

Does golf membership change a Terrace resale price?

Not in a way the county record can isolate yet: the twelve-month resales split across golf-labelled Terrace II to V buildings and unlabeled Terrace I, and no Terrace VI unit has resold. We price each unit with its membership class in hand, because a golf-membership unit appeals to a different buyer than a social one.

What Amenities Come With a Terrace Condo at The National?

A Terrace condo at The National comes with access to The National’s clubhouse, lagoon-style pool, fitness center and spa, racquet center and community events through the property owners association and the club, plus golf on the 18-hole course for golf-membership units. Lennar also built neighborhood pools for its multifamily neighborhoods.

The clubhouse

The National’s clubhouse opened on 24 March 2025 at 16,922 square feet, with 6,446 square feet of fitness and spa space and a 34,072-square-foot pool area (Clive Daniel Hospitality; grand opening listing). Dining runs through The Hammock, Champions Table and a concession window (The National Golf and Country Club); the Hammock is a poolside bar and grill (Ave Maria Development blog).

Golf

The course is an 18-hole Gordon Lewis design, par 72, from 4,546 yards on the Gold tees to 7,309 yards on the Silver tees, with a 701-yard par-5 sixteenth (scorecard; course details). The practice facility includes a short-game area, a putting green and a driving range (facilities). Public tee times are sold, and juniors 17 and under play free after 3 PM with a paying adult (Lennar Family Golf).

Racquet sports

Eight pickleball courts, six tennis courts and two bocce courts, all lighted, open 7 AM to 9 PM (racquet sports). Residents book courts seven days ahead and receive ten complimentary guest passes per calendar year, then pay $10 per guest per hour; non-residents pay $40 an hour per court (racquet FAQs).

Neighborhood pools

In March 2023 Lennar said it had “started construction of private pools for each multifamily neighborhood” (Ave Maria Sun, March 2023), and Lennar’s site map shows a pool icon between Terrace Buildings 39 and 41. Hours, rules and which association owns that pool are not published; the estoppel package and the rules answer it.

Owner portal and management

The property owners association and the golf club are managed by ICON Management Services, which runs the CINC WebAxis owner portal; the club’s own guide explains registration (CINC WebAxis guide, PDF; HOA login). Troon acquired ICON on 17 May 2022 (Club and Resort Business).

Weighing a Terrace sale? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072. Weighing a purchase? Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the HOA and Condo Fees at Terrace Condominiums at The National?

Terrace Condominiums at The National fees are published for one association only: Lennar’s 2026 Terrace VI non-golf schedule totals $9,374 a year in association charges, or $781.17 a month, plus $1,792.44 a year in Ave Maria Stewardship Community District charges on the tax bill. Terrace I to V budgets are not published, and they are not assumed equal.

The Terrace VI figures come from Lennar’s “Schedule of Unit Owner’s Assessments” for Terrace VI, Buildings 37 and 36, dated 30 December 2025 and covering 1 January to 31 December 2026, a Lennar Homes, LLC document. Each line below is the schedule’s own figure; the monthly total is the schedule’s, and the all-in line is our arithmetic.

The Terrace VI 2026 fee schedule, line by line

The $950.46 debt-service figure matches the district’s own bond document, which ties The National to its “Series 2021 (Ave Maria National Project)” bonds of $11,340,000 (AMSCD Limited Offering Memorandum, 2022). The schedule’s printed quarterly property owners association figure does not reconcile with its own annual figure, so we publish only the annual and monthly totals.

Why Terrace I to V fees are not on this page

No 2026 budget or fee schedule for Terrace I, II, III, IV or V is published by Lennar, the associations or their managers, and association budgets are not recorded with the Clerk. Each association manages more than 25 units, so Florida law requires it to post its budget on a website or app (s. 718.111(12)(g), Florida Statutes); the current figure for a specific unit is on its estoppel certificate. Terrace I to V have different insurance, reserve and maintenance histories from the newest Terrace VI buildings, so their assessments can differ.

Why lennar.com shows a different Terrace fee

On 1 October 2026 the lennar.com Terrace collection page carried an “approximate HOA fees” field of $911.42 a month and an “approximate special assessment fees” field of $1,792.44 (Lennar, Terrace Condominiums). The district figure matches the schedule exactly; the $911.42 monthly figure is $130.25 above the dated schedule’s $781.17 and is not explained on the page. We publish the dated schedule and treat the website field as a question to ask.

How Do the Layered Costs Stack Up for a Terrace Owner?

A Terrace Condominiums at The National owner pays up to five layers: the Terrace condominium association, The National’s property owners association, the town-wide Ave Maria Master Association, the club’s food and beverage minimum (plus golf dues on golf-membership units), and the Ave Maria Stewardship Community District on the Collier County tax bill.

Each layer is a separate legal body with its own budget and its own estoppel:

• The Terrace condominium association (one of six) maintains and insures the building under Chapter 718 of the Florida Statutes.
• The National at Ave Maria Property Owners Association, Inc. (Sunbiz N20000001569) runs the gate, community common areas, amenities and bulk cable.
• The Ave Maria Master Association covers town-wide common areas.
• The National Golf and Country Club at Ave Maria Golf Club, Inc. bills the food and beverage minimum and, for golf-membership homes, golf dues.
• The Ave Maria Stewardship Community District is an independent special district under Chapter 189 of the Florida Statutes, created by special act in 2004 as Chapter 2004-461, Laws of Florida (Florida Senate, CS/HB 1625 (2004); s. 189.012), and its boundary was amended in 2023 to 11,806.14 acres (Chapter 2023-333, Laws of Florida). Its debt-service and operations-and-maintenance assessments appear on the county tax bill.

Property taxes

Collier County property taxes are separate from all five layers and depend on the unit’s assessed value and any homestead exemption; lennar.com lists an “approximate tax rate” of 1.1 percent for the Terrace collection (Lennar, Terrace Condominiums). Read the current tax bill for the specific unit before you budget; it shows both district lines.

What a new owner pays once

Lennar’s Terrace VI schedule listed one-time charges at a Lennar closing of $3,750: a $1,000 builder fee, a $250 Master Association working capital contribution and a $2,500 property owners association capital contribution. Whether a capital contribution applies on a resale is set by the governing documents of each association, and it appears on the estoppel certificate; it is not published for resales.

Comparing carrying costs before a sale? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072. Comparing before a purchase? Call Marc at (239) 287-5873 or read how we represent buyers.

What Do the Recorded Terrace Declarations Say About Leasing, Pets, Parking and Renovation?

The recorded Terrace I and Terrace VI declarations of condominium set the same core rules: whole-unit leases of at least 30 days, no more than 12 leases a year, no subleasing, up to three dogs or cats with no more than two dogs, no commercial vehicles, no grills, and no penetration of the post-tension concrete slabs without board permission.

We read the rule sections of two of the six declarations in the Collier County Clerk’s public image viewer on 1 October 2026: Terrace I (Instrument 6136615, Official Records Book 6020, Page 1115) and Terrace VI (Instrument 6688899, Official Records Book 6474, Page 1560). Terrace II, III, IV and V each have their own recorded declaration (OR 6215/191, OR 6271/1127, OR 6325/3023 and OR 6385/1687); their rule sections are not quoted here, and for a unit in those associations its own declaration and rules govern and are read in the disclosure package.

Leases (Section 18.9)

Terrace I (OR 6020, Page 1141) and Terrace VI (OR 6474, Page 1587) read: “Each lease must be for a minimum period of thirty (30) days. No Living Unit may be rented or leased more than twelve (12) times per year. No subleasing or assignment of lease rights by the tenant is permitted.” Only the entire unit may be rented, leases must be in writing on association-approved forms, the association may charge a reasonable background-check fee and may require a security deposit of up to one month’s rent, and the owner is jointly and severally liable with the tenant for damage.

Parking (Section 18.12)

Exterior parking is for non-commercial automobiles with current passenger registration; inoperable vehicles may not stay more than 48 hours; owners may not park in guest spaces; commercial vehicles, campers, motor homes, trailers, boats and boat trailers are barred outside board-designated service periods, though pick-up trucks and vans up to three-quarter ton and under 19 feet in daily use are not treated as commercial; and no vehicle repairs are allowed except emergencies (Terrace I, OR 6020, Page 1142; Terrace VI, OR 6474, Pages 1587 to 1588).

Exterior items (Sections 18.2 to 18.7)

No awnings, canopies or shutters without board approval, and hurricane shutters must meet board specifications; barbecue grills are prohibited anywhere on the condominium; bicycles may not be stored visibly on balconies or in the lobby or corridors; and exterior items need board consent, with flag and religious-object allowances as Florida law provides (Terrace I, OR 6020, Page 1141; Terrace VI, OR 6474, Page 1586).

Renovation and the post-tension slabs (Section 18.14)

Terrace I’s declaration states that nothing may penetrate the post-tension concrete slabs without board permission, which may be withheld for any reason, and gives as an example that units are not designed for ceiling fans, soffits or ceiling lighting beyond the original construction; the owner indemnifies the association for improper penetration (OR 6020, Page 1142). Before any remodel that touches a ceiling or floor, a Terrace owner asks the board in writing first.

Later amendments

The Clerk’s index through 1 October 2026 shows only Lennar phase amendments for Terrace I and Terrace VI, no owner-voted amendment to Section 18. Associations can amend their declarations and adopt rules, so every buyer reads the current documents delivered under s. 718.503 before closing.

Is Terrace Condominiums at The National a 55+ Community?

Terrace Condominiums at The National is not marketed as a 55+ community. Lennar presents The National as an all-ages golf community, the club runs a junior golf program, and no Lennar, club or recorded Terrace document we read describes Terrace as age-restricted, so buyers of any age can purchase.

The club’s Lennar Family Golf program lets juniors 17 and under play free after 3 PM with a paying adult (The National Golf and Country Club), and Terrace homes are zoned to Collier County public schools (see the schools section). If you are comparing Ave Maria’s other villages, our Del Webb Naples guide covers that village and its own rules.

Can You Rent Out a Terrace Condo at The National?

Yes, a Terrace Condominiums at The National owner can rent, within the recorded limits: in Terrace I and Terrace VI, only the whole unit, for at least 30 days per lease, no more than 12 leases a year, no subleasing, on association-approved forms with an optional background check and a security deposit of up to one month’s rent.

Those terms come from Section 18.9 of the Terrace I declaration (OR 6020, Page 1141) and the Terrace VI declaration (OR 6474, Page 1587). Twelve leases a year at a 30-day minimum allows monthly seasonal renting; it does not allow nightly or weekly rentals. Terrace II to V have their own declarations, and their leasing terms are read in the disclosure package.

Does a renter get the golf membership?

The original 2021 design made the bundled golf membership “transferable to renters” (Ave Maria Sun, January 2021). The current club rules on transfers to tenants are not published; ask the club for its current transfer rule before you price a rental.

Insurance and rentals

Citizens Property Insurance treats a condominium association as ineligible for its commercial residential coverage if 50 percent or more of the units are rented more than eight times a year for periods under 30 days (s. 627.351, Florida Statutes 2026). Terrace’s 30-day minimum keeps short-stay renting out of that test.

What Are the Pet Rules at Terrace Condominiums at The National?

Terrace Condominiums at The National pet rules, as recorded in the Terrace I and Terrace VI declarations, allow up to three domestic dogs or cats per unit, no more than two of them dogs, plus fish and up to two domestic birds indoors. Pets are leashed on a lead of no more than six feet on common elements.

Section 18.13 of both declarations (Terrace I, OR 6020, Page 1142; Terrace VI, OR 6474, Page 1588) also bars any breed prohibited by county or other ordinance, lets the association prohibit other breeds it considers dangerous, bars leaving pets unattended on balconies or patios unless enclosed, and bars reptiles, wildlife, amphibians, poultry and livestock. An owner may provide in a lease that the tenant may not keep pets. Terrace II to V pet terms are in their own declarations.

Selling with a tenant or a pet-friendly buyer pool? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072. Moving with pets? Call Marc at (239) 287-5873 or read how we represent buyers.

How Do Florida’s SIRS, Milestone, Records and Disclosure Laws Apply to Terrace Buildings?

Florida’s condominium safety laws apply to every Terrace Condominiums at The National building because each is four habitable stories: each association must complete a structural integrity reserve study at least every ten years and fund its reserves, and each building needs a milestone inspection once it reaches 30 years. Owners can inspect the records, and sellers must deliver them.

None of this is unusual for a four-story Florida condominium, and none of it implies a problem at Terrace. It does mean the paperwork is part of the price, and a buyer’s lender reads it. We do not describe what any Terrace association’s reserve study or inspection records contain; those are association records, and the statutes below tell you how to get them.

The structural integrity reserve study (SIRS), s. 718.112(2)(g)

A residential condominium association “must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three habitable stories or higher in height” (s. 718.112, Florida Statutes 2026; Online Sunshine text). The study covers the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 whose failure would affect those. It “is based on a visual inspection of the condominium property.” After 31 December 2024, a unit-owner-controlled association required to obtain a SIRS may not vote to provide no reserves or less reserves for those items, and a developer-controlled association may not vote to waive or reduce reserve funding. Within 45 days of receiving the study, the association files a completion statement with the state.

Can you check whether a Terrace association has filed its SIRS?

The Florida Division of Condominiums publishes SIRS reporting databases for submissions before July 2025 and from July 2025, linked from its SIRS reporting page. Search by the Terrace project numbers PR76949, PR77217, PR77302, PR77341, PR77481 and PR77571. The state notes that only complete reporting-form submissions are displayed, so a missing entry is a question for the association, not proof of anything.

Milestone inspections, s. 553.899

Condominium buildings “three habitable stories or more in height” must have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter”; the local building official may move the first one to 25 years where environmental conditions such as proximity to salt water require it (s. 553.899, Florida Statutes 2026). Phase one is a visual examination by a licensed architect or engineer; phase two follows only if substantial structural deterioration is found. Terrace buildings were completed from 2021 to 2026 on the county roll, so the first milestone falls about 30 years after each building’s certificate of occupancy, around the 2050s; the exact date depends on each certificate, which is not public online without a county portal login.

Developer turnover inspection

Before a developer turns over control of an association, it must have a turnover inspection report for each building three stories or higher (s. 718.112(2)(g) and s. 718.301(4)(p)). That applies today to Terrace VI, whose officers on its 2026 annual report are Lennar’s team at Lennar’s Fort Myers office.

Official records, s. 718.111(12)

Owners may inspect association records, and the association must make them available within “10 working days after receipt of a written request”; if it does not, the owner is entitled to minimum damages of $50 per calendar day for up to ten days, starting on the eleventh working day (s. 718.111, Florida Statutes). Associations managing 25 or more units, which includes all six Terrace associations, must post the declaration, bylaws, rules, budgets, financial reports, SIRS and inspection reports on a website or app within 30 days of receipt. SIRS and inspection reports are kept for 15 years.

What a seller must hand a buyer, s. 718.503(2)

A Terrace resale seller must give the buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, the most recent SIRS or a statement that none has been completed, any milestone inspector’s summary, any turnover inspection report, the frequently asked questions and answers sheet and the governance form. The contract must carry the statutory legend that it is voidable by the buyer by written notice within 7 days, and a non-conforming contract is voidable by the buyer before closing (s. 718.503, Florida Statutes). Lennar’s own new-unit contracts carried a 15-day developer rescission period.

Estoppel certificates, s. 718.116(8)

The association issues an estoppel certificate within 10 business days of a request; it is effective for 30 days if delivered electronically or by hand and 35 days by mail. The fee cap is $250 when nothing is delinquent, plus up to $100 for delivery within three business days and up to $150 more if the account is delinquent, with the caps adjusted every five years for inflation; no fee may be charged if the certificate is late (s. 718.116, Florida Statutes). A buyer is jointly and severally liable with the seller for unpaid assessments due up to transfer, which is why the estoppel matters. The property owners association and master association issue their own estoppels under s. 720.30851 (Florida Statutes). Cambridge-managed associations take orders through HomeWiseDocs (Cambridge Management, estoppels); Tropical Isles lists its office and phone on its website.

Who Controls Each Terrace Association, Lennar or the Owners?

Five of the six Terrace Condominiums at The National associations list non-Lennar officers on their 2026 Sunbiz annual reports, while Terrace VI’s officers are Lennar’s team at Lennar’s Fort Myers office. Terrace I, II and IV are clearly owner-run; Terrace III and V list non-Lennar officers but their turnover dates are not in the public record we read.

Florida’s turnover rule, s. 718.301, gives owners other than the developer at least one-third of the board once they own 15 percent of the units, and a majority on the earliest of several triggers, including three years after 50 percent of units are conveyed, three months after 90 percent are conveyed, or seven years after recording (s. 718.301, Florida Statutes). The developer may keep electing at least one director while it holds at least 5 percent of units.

The managers for Terrace I, II and IV changed to Cambridge Management on 30 April 2026 per Sunbiz, while the state’s condominium extract still lists Tropical Isles for those three; we publish the newer Sunbiz filing. Lennar’s Fort Myers office address is confirmed by the Collier Building Industry Association directory.

Is Terrace Condominiums at The National in a Flood Zone?

Terrace Condominiums at The National buildings sit inside areas FEMA’s 2012 flood map draws as Zone AH or AE, but FEMA letters issued from 2020 to 2023 remove each of the thirteen addressed Terrace buildings from the high-risk flood area. Portions of each tract remain in it, and a lender may still require flood insurance.

We queried FEMA’s National Flood Hazard Layer ourselves on 1 October 2026 at seven Terrace building points (FEMA NFHL map service), then downloaded every Letter of Map Revision based on Fill (LOMR-F) that names a Terrace building from FEMA’s Map Service Center.

What the effective flood map shows

The map predates construction. No static base flood elevation is populated on these zone polygons; the nearest base flood elevation line to Terrace I reads 21.0 feet (NAVD88). Terrace I sits on panel 12021C0270H; Terrace II to VI sit on 12021C0260H.

What the FEMA letters say

Each letter determines that the structure is not in the Special Flood Hazard Area, places it in Zone “X (shaded)”, and notes that “portions of the property remain in the SFHA”. The letters state that “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” FEMA’s index shows the letters as not yet incorporated into a redrawn map, which is why the effective map still shows AH or AE under the buildings. The 2023 letter also lists 5479 Double Eagle Circle as Building 36; we cite it for Terrace VI’s second building with that caveat.

What this means for a Terrace buyer and seller

Do not describe a Terrace building as “Zone X” without the letter, and do not assume no flood insurance is needed. A Terrace seller should hand buyers the case number for the building; a Terrace buyer should send it to the lender and the insurance agent before the inspection period ends. Flooding source on all three letters is ponding and overland flow, not coastal surge: Ave Maria is inland.

How Have Terrace Buildings Fared in Hurricanes, and What Wind Code Applies?

Terrace Condominiums at The National buildings were completed from 2021 to 2026, so the oldest went through Hurricane Ian in 2022 and Hurricane Milton in 2024. Ave Maria’s developer reported only minor landscape damage town-wide after Ian, and the buildings were designed to the modern Florida Building Code with hurricane impact windows.

Hurricane Ian, September 2022

The National Weather Service recorded a peak gust of 81 mph at the Immokalee WeatherSTEM station during Ian, with likely gusts of 80 to 90 mph over western Collier, and estimated Collier County damage at $2.2 billion (NWS Miami, Hurricane Ian summary). Ave Maria’s developer reported that the town “sustained minor landscape damages” (Ave Maria Development, October 2022) and that the Ave Maria Utility Company kept water and wastewater service running (Ave Maria Development). Those are the developer’s statements, not measurements; no Terrace-specific damage report was found.

Hurricane Milton, October 2024

NWS Miami’s Milton impact narrative for Collier County records an estimated 85 percent of customers losing power, $280 million in property damage, 88 structures with major damage and 224 with minor damage, and one tornado in the far northeast of the county (NWS Miami, Milton impact narratives). Ave Maria residents interviewed by the Ave Maria Sun described short or no outages (Ave Maria Sun, December 2024), and in July 2026 the developer said Ave Maria “did not experience community-wide damage or disruption to essential services” (Ave Maria Development, July 2026).

Which building code applies

Florida Building Code editions run 7th Edition (2020) from 31 December 2020 to 30 December 2023 and 8th Edition (2023) from 31 December 2023 (Charlotte County building codes; City of Marco Island notice); the edition is set by permit application date. Terrace I to III were most likely permitted in the 7th Edition era and Terrace IV to VI could fall under either (our inference from the year built), and the permit dates are behind the county’s permit portal login (Collier CityView). On the 8th Edition’s ASCE 7-22 Risk Category II wind map, the Terrace site lies between the 150 mph and 160 mph contours (FBC 8th Edition wind contours; UF GeoPlan wind speed maps), inside the wind-borne debris region the code defines at 140 mph and above (Collier wind map, UF GeoPlan, PDF), which is why impact-rated openings are required.

How Does Condo Insurance Work at Terrace: the Master Policy Versus Your HO-6?

At Terrace Condominiums at The National the condominium association insures the building as originally built under a master policy, and each owner insures the interior finishes, contents and liability under an HO-6 unit-owner policy. Florida law draws that line, and the Terrace VI fee schedule confirms building insurance sits in the condo assessment.

The association’s master policy, s. 718.111(11)

Every condominium association “shall have adequate property insurance”, based on replacement cost determined by an independent appraisal at least every three years. The master policy must cover the condominium property as originally installed, and must exclude personal property in the unit, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments, all of which are the owner’s responsibility. The board sets the deductibles at a noticed board meeting, and may also buy flood insurance for the property (s. 718.111, Florida Statutes 2026). During developer control, failing to keep adequate insurance is a breach of fiduciary duty by the developer-appointed directors unless best efforts are shown.

Your HO-6 policy, s. 627.714

A Florida unit-owner policy “must include at least $2,000 in property loss assessment coverage” for assessments arising from one direct loss to association property, with a deductible of no more than $250 on that coverage, and it is excess over any other policy covering the same property (s. 627.714, Florida Statutes 2026). The $2,000 is a minimum, not a recommendation: ask the association for its current master-policy deductible and size your loss assessment coverage to it.

Citizens and flood

Citizens Property Insurance’s flood-insurance requirement does not apply to policies written on a condominium unit-owner form, and a single condominium unit with a dwelling and contents replacement cost of $700,000 or more is not eligible for Citizens personal lines coverage (s. 627.351, Florida Statutes 2026). Citizens asks for a milestone inspection report on condominium buildings three or more stories and at least 30 years old (Citizens bulletin, November 2024); no Terrace building is near that age. Which carrier insures each Terrace association, and its premium, is not published.

What a buyer’s lender looks at

Fannie Mae treats a condominium project “in need of critical repairs” as ineligible, including unfunded repairs over $10,000 per unit due within 12 months (Fannie Mae Selling Guide B4-2.1-03), and in a full review expects replacement reserves of at least 10 percent of the budget or a qualifying reserve study (Fannie Mae Selling Guide B4-2.2-02). Freddie Mac likewise treats projects needing critical repairs as ineligible (Freddie Mac). A Terrace buyer financing conventionally depends on the association’s budget, reserves and insurance passing that review, which is one more reason a seller should gather them before listing.

Getting your Terrace paperwork ready to sell? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072. Reviewing paperwork before you buy? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Terrace Condominiums at The National?

Terrace Condominiums at The National addresses are zoned for Ave Maria Elementary School, Corkscrew Middle School and Palmetto Ridge High School for the 2026 to 2027 school year, per Collier County Public Schools’ own address register queried for all thirteen addressed Terrace buildings on 1 October 2026. Boundaries can change, so verify with the district.

Source: Collier County Public Schools attendance-zone address register, for example 6046 National Blvd and 5807 Double Eagle Cir; district locator at CCPS attendance boundaries. Ave Maria Elementary opened on 11 August 2026 (Ave Maria Elementary).

Private school in town

Ave Maria Catholic Academy, Pre-K to grade 12 at 4955 Seton Way, is the parish school of Ave Maria (Ave Maria Catholic Academy). The Diocese of Venice renamed it for the 2026 to 2027 school year; it was Rhodora J. Donahue Academy from 2009 (Diocese of Venice, September 2026).

What Permits, Zoning and District Rules Shape Terrace Condominiums at The National?

Terrace Condominiums at The National sits on Tracts MF-1 and MF-3A of The National Golf and Country Club at Ave Maria plats, inside the Town of Ave Maria Stewardship Receiving Area, the Collier County zoning designation that governs the town under the Rural Lands Stewardship Area overlay, and inside the Ave Maria Stewardship Community District.

FEMA’s letters give the plat references: Terrace I on Tract MF-1 of National Golf and Country Club at Ave Maria Phase 1, Plat Book 67, Pages 55 to 67, and Terrace II to VI on Tract MF-3A of Phase 3. Collier County describes the town as the “Town of Ave Maria Stewardship Receiving Area (SRA)” in its 2023 hearing notice to amend the SRA and add 901 net acres (Collier County notice, June 2023), and the town’s developer explains that the Town Plan “is a zoning designation used to set development standards by which the community is governed” (Ave Maria Development FAQ, October 2025, PDF).

Permits and certificates of occupancy

Collier County’s CityView permit portal requires a registered login to view building permit records (Collier CityView), so Terrace permit numbers and certificate-of-occupancy dates are not on this page. The certificate of occupancy starts each building’s milestone clock, and the association or a public records request to Collier County can produce it. For interior remodels, the declaration’s slab rule comes first: ask the board before you permit.

The Stewardship District on your tax bill

The Ave Maria Stewardship Community District is an independent special district created by the Legislature in 2004, with powers over water management, roads and other public facilities and the authority to levy assessments (Florida Senate, CS/HB 1625). For a Terrace VI unit in 2026 that meant $950.46 in debt service and $841.98 in operations and maintenance on the tax bill.

What Is Daily Life Like at Terrace: Gate, Parking, Trash, Mail and Drive Times?

Daily life at Terrace Condominiums at The National runs through a gated entrance, one covered carport space per unit, trash, water and sewer inside the condo assessment on the Terrace VI schedule, bulk basic cable through the property owners association, and a 2-mile drive to Ave Maria’s Publix and Town Center. Naples and the airport are about an hour away.

Drive times from Terrace

We computed these on 1 October 2026 from the centre of the Terrace collection on Lennar’s map, using OpenStreetMap geocoding and the public OSRM router with free-flow road data (OpenStreetMap Nominatim; OSRM); traffic adds time in season. The club’s own directions run I-75 to Exit 111, east about 10 miles to Oil Well Road, about 10 miles on Oil Well Road, then left on Ave Maria Boulevard to the entrance (club directions). The club is at 5909 Double Eagle Circle, (239) 867-9090 (club contact).

How Does Terrace Compare With Other Condo and Village Options Around Ave Maria?

Terrace Condominiums at The National is The National’s only four-story product, and its resales record a lower median than sibling Veranda’s. Against Lennar’s identical Terrace Condominiums at Heritage Landing in Punta Gorda, it shares the same three plans and 420-unit, six-association structure, and its 2026 resale median of $232,000 sits just under Heritage Landing Terrace’s $235,000.

Data updated: October 2026 (Collier County recorded sales through 11 August 2026; Charlotte County recorded sales through 31 August 2026)

The benchmark below uses one yardstick, recorded qualified resale sales and their median, from each county’s property appraiser data files. Heritage Landing figures come from the Charlotte County Property Appraiser data files as compiled for our Terrace Condominiums at Heritage Landing guide; Veranda and Terrace figures from the Collier County Property Appraiser, 2026 tax roll data files.

Lennar modeled the Terrace product at Heritage Landing first: the Ave Maria Sun’s January 2022 coverage of The National’s condo models used photographs of “Lennar’s model in Heritage Landing Golf and Country Club in Punta Gorda” (Ave Maria Sun, January 2022). The two Terrace collections differ in club, county, school district and fee structure, so the matching medians reflect the same product, not the same costs.

Other Ave Maria villages to compare

Ave Maria buyers also weigh single-family villages. Our guides to Del Webb Naples, Maple Ridge and Avalon Park cover those villages’ own homes, fees and rules. A Terrace condo is a lower-cost way into a gated golf community in Ave Maria; a single-family village trades that for a yard, a garage and no condominium building to fund.

Our village guides for The National itself cover selling, valuing and buying across all of The National’s collections: selling a home at The National, a home valuation for The National and buying a home at The National.

Terrace vs Veranda at The National: Which Condo Should You Choose?

Terrace vs Veranda at The National comes down to stories, size and regime: Terrace is four stories with an elevator, a carport and 1,120 to 1,301 square feet at a $231,000 resale median; Veranda is two stories with a garage and 1,355 to 1,569 square feet at $309,000. Only Terrace falls under Florida’s SIRS and milestone statutes.

Both are Lennar condominiums inside the same gate, sharing the same property owners association, club and district, and both were listed as sold out on lennar.com on 1 October 2026 (Lennar, Veranda Condominiums). A guide to Veranda at The National is in preparation.

Sources: Lennar plan pages and release (avemaria.com, February 2022); Ave Maria Sun, January 2022; state elevator permits; Collier County Property Appraiser, 2026 tax roll data files (Veranda figures are first qualified sale per unit as the builder proxy, September 2025 to August 2026).

Which buyer should choose Terrace?

A buyer who wants a lower price into The National, values an elevator and single-level living, and is comfortable with an association that runs a high-rise-style reserve and inspection program should look at Terrace first, and should pick the floor, plan and building deliberately.

Which buyer should choose Veranda?

A buyer who wants more square footage, a private garage and a two-story building outside the SIRS and milestone statutes should look at Veranda, accepting a higher entry price and, on upper units, stairs.

Choosing between Terrace and Veranda? Call Marc at (239) 287-5873 or read how we represent buyers. Selling one to buy the other? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072.

What Are the Honest Pros and Cons of Owning at Terrace Condominiums at The National?

Owning at Terrace Condominiums at The National brings a lower entry price than Veranda, single-level homes with an elevator and a building someone else maintains, against falling resale prices since 2024, about $930 a month in fees on the only published schedule, and the reserve and inspection regime every four-story Florida condo carries.

Pros

• Price of entry: a $231,000 twelve-month resale median, well below Veranda’s $309,000 on the county record.
• Single-level living with an elevator in every building, documented by the state’s elevator permits.
• Low maintenance: on the Terrace VI schedule the condo assessment covers building insurance, reserves, water, sewer, trash, janitorial service and landscaping.
• Amenities: a 2025 clubhouse, eight pickleball courts, six tennis courts and a championship course inside the gate.
• Modern construction: concrete block and stucco, impact windows and doors, built 2021 to 2026.
• Flood letters: FEMA has removed every addressed Terrace building from the high-risk flood area by letter.
• Rentable: 30-day minimum, up to 12 leases a year, in the declarations we read.

Cons

• Falling resale prices: 19 of 21 resale pairs closed below the earlier price, at a median minus 10.2 percent.
• Builder competition lingers: Lennar’s 2026 closings at a $199,000 median are now recorded comparable sales.
• Fees: about $930 a month all-in on the only published schedule; Terrace I to V figures must be requested.
• One elevator per 30 homes.
• Carport, not garage, and no separate storage unit in Lennar’s features list.
• Condo-law paperwork: SIRS, reserves and insurance are read by every lender and buyer.
• Distance: about an hour to Naples beaches and RSW.

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

If you’re searching for a Terrace Condominiums at The National listing agent, or thinking, ‘I need someone to sell my Terrace condo at The National…’, call McGreevy and Comisar. We tracked every recorded Terrace sale of the last twelve months and paired each resale with its earlier price, so your list price starts from your own building, floor and plan.

Data updated: October 2026 (Collier County recorded qualified sales through 11 August 2026)

Listing-agent credentials:

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

Recent Terrace sold-listing stats

In the last 12 months Terrace Condominiums at The National has seen 22 resales, totaling $5,152,000 in recorded consideration at a $231,000 median, from $210,000 to $269,000, alongside 63 Lennar builder-direct closings at a $205,000 median (Collier County recorded qualified sales, September 2025 to August 2026). The county record carries no days on market or list price, so we state no average days on market or sale-to-list ratio here; we give you both for your building from current listings when we prepare your valuation. County records carry no listing office, so we do not state a represented-sale count.

What makes selling at Terrace different

• Your building sets your association. A buyer’s lender, insurer and estoppel all run through one of six associations; we pull the right declaration, budget, SIRS status and manager before you list.
• Your floor and plan set your price band. Carolina end units and upper floors draw the strongest interest, which Lennar itself said in 2022, and the 1,301-square-foot resales recorded a $260,000 median against $230,000 for the 1,154-square-foot units.
• Membership is a selling point to prove. Get the golf club estoppel early so the listing states the unit’s membership class exactly.
• Lennar’s last closings are your comps. Lennar’s 2026 Terrace closings recorded a $199,000 median; we show buyers what a resale offers that those units did not, such as upgrades, furnishings, a golf-membership building, a view and an owner-run association.
• Title custom. In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; your contract controls.

What Is Your Terrace Condominiums Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Terrace home valuation, or use our home valuation for The National, and we will send a value built from your building’s recorded resales, resale pairs and plan size.

Talk to Jesse direct: (239) 898-6072, text or call.

Our guide to selling a home at The National covers the village-wide selling process; a Terrace-specific seller page is in preparation.

Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers.

How much is my Terrace condo worth right now?

The twelve-month Terrace resale median is $231,000, with a mean of about $198 per square foot across all three plan sizes. Your value depends on your building, floor, plan, membership, condition and the newest deeds after the county’s August 2026 extract; our valuation reads all of them.

Will I get back what I paid for my Terrace condo?

It depends on when you bought. Owners who bought from Lennar in 2021 are near break-even on today’s resale median; owners who bought in 2023 or 2024, when builder medians were $273,000 to $280,000, should plan for a sale below their purchase price.

How many estoppels does a Terrace sale need?

Usually three or four: your Terrace condominium association, The National’s property owners association, the Ave Maria Master Association, and the golf club if the unit carries a membership. Each is ordered from its manager.

Can I sell my Terrace condo with a tenant in place?

Yes, subject to the lease; the declarations require written, association-approved leases, so the buyer can read the lease term and the deposit in the disclosure package.

Which documents should I gather before I list?

The declaration, bylaws, rules, the current budget and financial statement, the SIRS or a statement that none is complete, any inspection summary, the governance form and the frequently asked questions sheet, as s. 718.503(2) requires, plus your FEMA letter number.

How fast can a Terrace condo sell?

The county record carries no days on market, so we read speed from current listings at the time of your valuation. A correctly priced Terrace unit in a building with its paperwork ready sells faster than one priced against 2024 builder prices.

Your Local Real Estate Experts

Terrace Condominiums at The National owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read the Terrace declarations, the state’s condominium and elevator files, FEMA’s Terrace flood letters and every recorded Terrace sale.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Terrace guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Collier County condominium market that Terrace sits in.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Terrace page the credential that matters more is narrower than any award. Before writing this guide we read:

• the six Terrace associations’ Florida corporation records and their 2026 annual reports
• the recorded Terrace I and Terrace VI declarations, rule by rule, and the Clerk’s index of all six declarations and their phase amendments
• the state’s condominium project extract and the elevator permit files for all fourteen buildings
• FEMA’s flood map at seven Terrace buildings and the three FEMA letters that cover thirteen of them
• the Collier County Public Schools address register for every addressed Terrace building
• the Collier County Property Appraiser 2026 tax roll data files for all 420 Terrace units and every recorded Terrace sale

What Our Clients Say

Jesse McGreevy is a top-reviewed Terrace Condominiums realtor on Google, and so is the team he leads with Marc Comisar; the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

Contact McGreevy and Comisar

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

Selling a Terrace home? Get a free Terrace home valuation, or call Jesse direct at (239) 898-6072.

Buying at Terrace? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn.

Frequently Asked Questions, Buyer Edition

These questions about buying at Terrace Condominiums at The National are answered from the recorded declarations, the state’s condominium and elevator records, FEMA’s flood letters, Collier County Public Schools’ address register, Lennar’s own pages and the Collier County Property Appraiser 2026 tax roll data files. Where the record stops, the answer says so.

Who is the best realtor for buying at Terrace Condominiums at The National?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We read every Terrace building’s association, plan mix, flood letter and recorded sales before a buyer tours. Call Marc at (239) 287-5873 or read how we represent buyers.

What is Terrace Condominiums at The National?

Terrace Condominiums at The National is Lennar’s collection of 420 condominium homes in fourteen four-story buildings, governed by six associations (Terrace I to VI), inside The National Golf and Country Club in Ave Maria, Collier County, Florida.

Who built the Terrace condos at The National?

Lennar Homes, LLC, which recorded all six declarations of condominium in the Collier County Official Records from 2021 to 2025 and closed the first Terrace home in November 2021.

Can I still buy a new Terrace condo from Lennar?

No. lennar.com listed the Terrace collection as sold out on 23 September and 1 October 2026 (Lennar). Every Terrace purchase from here is a resale.

How many bedrooms do Terrace condos have?

Every Terrace home has two bedrooms and two baths on one level; the 1,301-square-foot Carolina adds a den that Lennar says can double as a bedroom.

Which Terrace floor plan is the largest?

The Carolina, at 1,301 square feet, sits at both ends of floors one to three in every building, six per building. The Birkdale is 1,154 square feet and the Arbor 1,120.

Do Terrace buildings have elevators?

Yes. The state’s elevator permit files show one Schindler hydraulic passenger elevator per building, with four landings and 2,500-pound capacity (DBPR Elevator Safety).

What are the monthly fees at Terrace?

Lennar’s 2026 Terrace VI schedule totals $781.17 a month in association charges, or $930.54 a month with the district charges on the tax bill. Terrace I to V figures are not published; the estoppel certificate shows the current figure for a specific unit.

Is a golf membership included with a Terrace condo?

It depends on the unit. Lennar’s 2024 map labels Terrace II to V buildings golf and Terrace VI non golf, and Terrace I sold when Lennar described all condos as bundled golf. The golf club estoppel confirms a specific unit’s class under the club’s governing documents.

Is there a CDD at Terrace?

Yes, the Ave Maria Stewardship Community District, an independent special district under Chapter 189, levies debt-service and maintenance assessments on the tax bill; for Terrace VI in 2026 they were $950.46 and $841.98 (s. 189.012).

Is Terrace Condominiums at The National in a flood zone?

The effective FEMA map draws the Terrace buildings in Zone AH or AE, but FEMA letters from 2020 to 2023 remove each addressed building from the high-risk area; portions of each tract remain in it, and a lender may still require flood insurance.

Do I need flood insurance for a Terrace condo?

FEMA’s letters state that the federal mandatory purchase requirement does not apply to the removed structures, and that a lender may still require it (FEMA LOMR-F 22-04-3888A). Ask your lender and agent before you commit.

Is Ave Maria safe from hurricanes?

No Florida town is safe from hurricanes. Ave Maria is inland, Terrace buildings are concrete block with impact windows, and the developer reported only minor landscape damage after Ian; Milton cut power to about 85 percent of Collier County customers.

Can I rent out my Terrace condo?

Yes, within the declaration: in Terrace I and Terrace VI, whole-unit leases of at least 30 days, no more than 12 a year, no subleasing (Section 18.9). Terrace II to V follow their own declarations.

How many pets can I have at Terrace?

In Terrace I and Terrace VI, up to three dogs or cats per unit, no more than two of them dogs, plus fish and up to two indoor birds (Section 18.13).

Can I grill on my Terrace lanai?

No. Section 18.3 of the Terrace I and Terrace VI declarations prohibits barbecue grills anywhere on the condominium.

What parking comes with a Terrace condo?

One covered carport space per unit, per Lennar’s 2022 description and features list; owners may not park in guest spaces under Section 18.12.

Are Terrace condos concrete construction?

Lennar’s features list names “quality concrete block and stucco construction” with a tile roof and hurricane impact windows and sliding glass doors, and the declarations describe post-tension concrete slabs.

Is Terrace a 55+ community?

No Lennar, club or recorded Terrace document we read describes Terrace as age-restricted, and The National runs a junior golf program, so buyers of any age can purchase.

Which public schools serve Terrace?

For 2026 to 2027, Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High, per Collier County Public Schools’ address register; verify with the district before you rely on it.

What county is Ave Maria in?

Collier County. Ave Maria is a town planned under Collier County’s Stewardship Receiving Area designation, served by the Ave Maria Stewardship Community District for infrastructure.

How far is Terrace from Naples and the beach?

About 36 miles and an hour to the Naples Pier, and about 37 miles and an hour to Southwest Florida International Airport, off-peak.

Is The National gated?

Yes. Lennar lists The National as gated, and The National’s property owners association assessment funds “gated access control services” on the Terrace VI schedule.

What is a SIRS, and does my Terrace building need one?

A structural integrity reserve study is a visual-inspection-based study of the roof, structure, fire protection, plumbing, electrical, waterproofing, windows and doors, required at least every ten years for buildings three or more habitable stories. Every Terrace building needs one (s. 718.112).

When is a Terrace building’s first milestone inspection due?

By 31 December of the year the building reaches 30 years from its certificate of occupancy, so around the 2050s for buildings completed from 2021 to 2026, unless the local building official sets 25 years (s. 553.899).

Who pays the owner’s title policy when I buy at Terrace?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; the contract controls.

Where is the nearest grocery store?

Publix at 4975 Avila Avenue in Ave Maria, about 2 miles and 8 minutes from Terrace.

Ready to tour Terrace? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072.

Frequently Asked Questions, Seller Edition

These questions about selling at Terrace Condominiums at The National are answered from the Collier County Property Appraiser 2026 tax roll data files, Florida’s condominium statutes, the recorded Terrace declarations, FEMA’s Terrace letters and our own reading of every recorded Terrace sale in the last twelve months.

Who is the best realtor to sell a Terrace condo at The National?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We price Terrace from your building’s recorded resales and resale pairs, not from a town average. Call Jesse direct at (239) 898-6072 or start with a free Terrace home valuation.

What is my Terrace condo worth in 2026?

The twelve-month Terrace resale median is $231,000 across 22 recorded resales, from $210,000 to $269,000 (Collier County recorded qualified sales, September 2025 to August 2026). Carolina-size units recorded a $260,000 median and Birkdale-size units $230,000.

Why are Terrace resale prices below what owners paid?

Lennar’s builder-direct Terrace median fell from $280,000 in 2024 to $199,000 in 2026 while it was still closing new units, and resales are priced against those new units. Of 21 resale pairs, 19 closed below the earlier price.

Are Florida condo prices dropping, and is Terrace affected?

At Terrace the county record shows it: the resale median by year moved from $304,000 in 2023 to $282,500 in 2024, $242,500 in 2025 and $232,000 in 2026 to date. Those are small samples, from 5 to 17 resales a year.

How do I compete with Lennar’s final Terrace closings?

Lennar is sold out, so its 2026 closings now act as recorded comparables rather than live inventory. Price inside the resale band, and market what a new Terrace VI unit lacked: an upper floor, an end unit, a golf-membership building, upgrades, furnishings or an owner-run association.

Is it a good time to sell a Terrace condo?

With Lennar sold out, Terrace resale sellers are not competing against new Lennar inventory for the first time since 2021. Whether now suits you depends on your purchase price, your plans and your building; our valuation lays out the numbers.

How long does it take to sell a Terrace condo?

The county record carries no days on market, so we read current marketing time from active listings when we prepare your valuation. Pricing within the recorded resale band and having the disclosure package ready are the two factors a seller controls.

Can I sell my Terrace condo for less than I paid?

Yes. Florida does not restrict a sale below the purchase price; you need enough proceeds, or funds at closing, to pay off any mortgage and the closing costs. Talk to your lender early if the payoff is close to the expected price.

Does my floor or end-unit position change my price?

Plan size does on the record: Carolina-size end units recorded a $260,000 resale median against $230,000 for Birkdale-size units. Lennar said in 2022 that upper floors and Carolina units sold first; the county file does not record the floor premium directly.

Does it matter which Terrace building I sell in?

Yes. The building sets the association, the manager, the condo assessment, the declaration and, on Lennar’s map, the membership label. Terrace I supplied 14 of the 22 resales in the last twelve months at a $230,000 median.

Does a golf membership help my Terrace resale?

A golf-membership unit appeals to golfers who would otherwise pay separately to play, so state the class in the listing from the golf club estoppel. The county record cannot yet isolate a golf premium at Terrace.

What documents must I give a Terrace buyer under Florida law?

Under s. 718.503(2): the declaration, articles, bylaws and rules, the annual financial statement and budget, the most recent SIRS or a statement that none is complete, any milestone summary and turnover inspection report, the frequently asked questions sheet and the governance form (s. 718.503).

What is a condo estoppel certificate, and what does it cost?

It is the association’s signed statement of what the unit owes. Under s. 718.116(8) it is issued within 10 business days, with a $250 fee cap when nothing is delinquent, up to $100 more for three-day delivery and up to $150 more if the account is delinquent (s. 718.116).

How many estoppels does a Terrace sale need?

Usually one each from the Terrace condominium association, The National’s property owners association and the Ave Maria Master Association, plus the golf club when the unit carries a membership. Cambridge-managed associations take orders through HomeWiseDocs (Cambridge Management).

Who pays the owner’s title policy when I sell a Terrace condo in Collier County?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, so it is not a usual seller cost; your contract controls.

What closing costs does a Terrace seller pay?

Typical seller items are the brokerage commission, the state documentary stamp tax on the deed as your contract allocates it, prorated assessments and taxes, any estoppel fees the contract assigns to you, and your mortgage payoff. Your closing agent’s statement lists each one.

Do SIRS or milestone inspections affect my Terrace resale?

Every Terrace building falls under both statutes, and a seller must deliver the most recent SIRS or a statement that none is complete. A buyer’s lender reads the reserves and any critical repairs, so a complete, funded record helps; we do not describe any association’s study, but we gather it with you.

What if my association has not posted its SIRS?

Request it in writing; under s. 718.111(12) the association must make records available within 10 working days, and associations of 25 or more units must post SIRS reports on their website or app (s. 718.111). If none is complete, the statute requires you to say so.

Can I sell my Terrace condo with a special assessment pending?

Yes. The estoppel certificate shows any special assessment, and the contract decides who pays installments due after closing. Because a buyer is jointly liable for unpaid assessments due before transfer under s. 718.116(1), anything past due is settled at closing.

Will a buyer’s lender approve my Terrace building?

Conventional lenders run a condominium project review; Fannie Mae treats a project needing critical repairs as ineligible and looks at reserves of at least 10 percent of the budget or a qualifying reserve study (Fannie Mae). Project approval status for each Terrace association is not published.

Does the flood map hurt my Terrace sale?

Give the buyer your building’s FEMA letter number: 21-04-0744A for Terrace I, 22-04-3888A for Terrace II and III, 23-04-2433A for Terrace IV, V and Building 37 of Terrace VI. Each removes the structure from the high-risk flood area, while a lender may still require flood insurance.

Do I need my association’s approval to sell?

The two declarations we read govern leases in detail; any approval right over a sale would sit in each association’s own declaration and rules, which the closing agent reads with the estoppel. Ask your manager at listing so a requirement does not surprise you.

Can I sell my Terrace condo as is?

Yes. An as-is contract still requires the condominium disclosure package under s. 718.503, and the buyer keeps the right to inspect; an as-is price reflects what the buyer’s inspection finds. Tell your agent everything you know about the unit before you list.

Can I sell my Terrace condo without an agent?

Yes, but you still owe the buyer the full s. 718.503 disclosure package and the statutory voidability legend, you order the estoppels yourself, and you price against Lennar’s recorded closings without help. Most owners hire an agent to carry that load.

Can I sell a Terrace condo with a tenant in it?

Yes, subject to the lease. Leases under the declarations are written and association-approved, so a buyer can read the term, rent and deposit; a lease that runs past closing suits an investor buyer more than an owner-occupant.

Should I rent my Terrace condo instead of selling?

It depends on your carrying cost and goals. The declarations we read allow whole-unit leases of 30 days or more, up to 12 a year, so seasonal monthly renting is possible; fees of about $930 a month on the only published schedule come first out of the rent.

Is a seller disclosure required in Florida for a condo?

Yes: Florida’s condominium statute requires the s. 718.503(2) document package and the contract legend on every non-developer resale, and your listing agent will walk you through any further disclosure your contract form asks for.

What renovations add value at a Terrace condo?

Cosmetic updates that do not touch the structure are the safe choice. Section 18.14 of the Terrace I declaration bars penetrating the post-tension slabs without board permission, so ceiling fans or recessed lights beyond the original design need the board’s approval first.

How should I price a Carolina end unit versus a Birkdale?

On the twelve-month record, Carolina-size resales recorded a $260,000 median and Birkdale-size resales $230,000, while price per square foot was nearly level at about $198 across sizes. The Carolina’s extra square footage, den and end-unit windows carry the premium.

How do I sell my Terrace condo if I live out of state?

We run the sale remotely: showings, feedback, estoppels, the disclosure package and a mail-away or remote closing arranged with the closing agent. Remote sales are routine for our team.

Are Lennar condos good resale investments?

At Terrace the record is mixed: early 2021 buyers are near break-even, and buyers at the 2023 and 2024 peak are below their purchase price. A Terrace condo’s value rests on location, the association’s health and the club.

What happens to unpaid assessments when I sell?

They are paid at closing from your proceeds, because a buyer is jointly and severally liable with the seller for assessments that came due before transfer under s. 718.116(1).

Can I sell my Terrace condo fast?

Yes, by pricing inside the recorded resale band, staging the lanai and views, and having the declaration, budget, SIRS statement, FEMA letter and estoppels ordered before the first showing.

How do I get a free valuation of my Terrace condo?

Use our home valuation page or The National home valuation page, or call Jesse direct at (239) 898-6072. We send a value built from your building’s recorded sales.

Which Terrace sales should I use as comparables?

Start with resales of the same plan size in the same association in the last twelve months, then the newest Lennar closings in Terrace V and VI, adjusted for floor, membership and condition. The full list of 22 resales is in the market section above.

Ready to sell at Terrace? Get a free Terrace home valuation or call Jesse direct at (239) 898-6072. Buying too? Call Marc at (239) 287-5873 or read how we represent buyers.

Sources and Authoritative References

Every fact about Terrace Condominiums at The National on this page comes from a state, county or federal record, a recorded declaration, FEMA’s flood records, a statute, the builder’s or club’s own pages, the district’s bond document or reputable local news, all read on or before 1 October 2026. Recorded instruments are cited by Official Records book and page and are on file with the Collier County Clerk of Courts.

The primary sources are grouped below by who issued them and numbered continuously.

Florida Division of Corporations (Sunbiz)

1. Terrace I at The National Condominium Association, Inc., N20000001221
2. Terrace II at The National Condominium Association, Inc, N22000001835
3. Terrace III at The National Condominium Association, Inc., N22000009516
4. Terrace IV at The National Condominium Association, Inc., N22000012609
5. Terrace V at The National Condominium Association, Inc., N23000011258
6. Terrace VI at The National Condominium Association, Inc., N24000005648
7. The National at Ave Maria Property Owners Association, Inc., N20000001569
8. The National Golf and Country Club at Ave Maria Golf Club, Inc., N20000001557
9. Sunbiz name search, Terrace I at The National
10. Sunbiz name search, Terrace II at The National
11. Sunbiz name search, Terrace III at The National
12. Sunbiz name search, Terrace IV at The National
13. Sunbiz name search, Terrace V at The National
14. Sunbiz name search, Terrace VI at The National
15. Sunbiz name search, National at Ave Maria
16. Sunbiz name search, National Golf and Country Club at Ave Maria
17. Sunbiz name search, Veranda I at The National
18. Sunbiz name search, Coach Homes I at The National

Florida Department of Business and Professional Regulation

19. DBPR, condominium projects extract, Central Florida West (Terrace PR76949 to PR77571)
20. DBPR, condominiums, timeshares and mobile homes public records
21. DBPR, condominium and cooperative SIRS reporting
22. DBPR, SIRS submitted before July 2025 database
23. DBPR, SIRS submitted July 2025 and after database
24. DBPR, condominium inspections and SIRS guidance
25. DBPR Bureau of Elevator Safety, public records
26. DBPR elevator permits, fiscal year 2021-22
27. DBPR elevator permits, fiscal year 2022-23
28. DBPR elevator permits, fiscal year 2023-24
29. DBPR elevator permits, fiscal year 2024-25
30. DBPR elevator permits, fiscal year 2025-26

Florida Statutes and Laws of Florida

31. s. 718.111, condominium association powers, insurance and official records (Online Sunshine)
32. s. 718.111, 2026 Florida Statutes (Florida Senate)
33. s. 718.112, bylaws, reserves and structural integrity reserve studies (Online Sunshine)
34. s. 718.112, 2026 Florida Statutes (Florida Senate)
35. s. 718.116, assessments, liability and estoppel certificates
36. s. 718.301, transfer of association control
37. s. 718.503, developer and resale disclosure
38. s. 553.899, milestone inspections (Online Sunshine)
39. s. 553.899, 2026 Florida Statutes (Florida Senate)
40. s. 627.714, condominium unit owner coverage
41. s. 627.351, Citizens Property Insurance Corporation
42. s. 189.012, special district definitions
43. s. 720.30851, homeowners association estoppel certificates
44. CS/HB 1625 (2004), Ave Maria Stewardship Community District, Chapter 2004-461
45. Chapter 2023-333, Laws of Florida, AMSCD boundary amendment

FEMA

46. FEMA National Flood Hazard Layer map service
47. FEMA NFHL flood hazard zones layer
48. FEMA NFHL FIRM panels layer
49. FEMA NFHL base flood elevations layer
50. FEMA NFHL letters of map change layer
51. FEMA LOMR-F 21-04-0744A, Terrace I Buildings 3, 4 and 5
52. FEMA LOMR-F 22-04-3888A, Terrace II and III Buildings 44 to 47
53. FEMA LOMR-F 23-04-2433A, Terrace IV, V and VI Buildings 36 to 43
54. FEMA LOMR-F 21-04-4725A, The National clubhouse area
55. FEMA LOMR-F 23-04-4612A, The National Phase 3 tracts
56. FEMA LOMR-F 23-04-5837A, Double Eagle Circle Buildings 31 to 35
57. FEMA LOMR-F 23-04-6506A, Tract MF-3B
58. FEMA LOMR-F 25-04-2643A, Veranda III Buildings 28 and 29

Collier County, Collier County Public Schools and the Collier County Clerk

59. Collier County Clerk of Courts, Official Records search
60. Collier County, Town of Ave Maria SRA amendment hearing notice, June 2023
61. Collier County CityView permit portal
62. Collier County Growth Management GIS services
63. CCPS attendance boundaries locator
64. CCPS address register, 6046 National Blvd, 2026-27
65. CCPS address register, 5807 Double Eagle Cir, 2026-27
66. CCPS address register service
67. Ave Maria Elementary School opening, August 2026

Federal and State Agencies, Insurers and Lenders

68. National Weather Service Miami, Hurricane Ian summary (PDF)
69. National Weather Service Miami, Hurricane Milton impact narratives (PDF)
70. Citizens Property Insurance, milestone inspection report requirement, November 2024
71. Fannie Mae Selling Guide B4-2.1-03, ineligible projects
72. Fannie Mae Selling Guide B4-2.2-02, full review process
73. Freddie Mac, condo project critical repairs
74. Charlotte County, Florida Building Code editions
75. City of Marco Island, Florida Building Code 8th Edition notice (PDF)
76. FBC 8th Edition, ASCE 7-22 Risk Category II wind contours
77. University of Florida GeoPlan Center, Florida wind speed maps
78. UF GeoPlan, Collier County wind-borne debris figure (PDF)
79. US Census Bureau geocoder
80. Esri World Geocoder
81. OpenStreetMap Nominatim geocoder
82. OSRM public routing service

Builder, District, Club and Managers

83. Lennar, The National Golf and Country Club community page
84. Lennar, Terrace Condominiums collection
85. Lennar, Terrace Arbor plan
86. Lennar, Terrace Birkdale plan
87. Lennar, Terrace Carolina plan
88. Lennar, Veranda Condominiums collection
89. Lennar, The National promotion page
90. Lennar newsroom, The National grand opening, March 2020
91. Lennar release on avemaria.com, six model homes, February 2022
92. Barron Collier Companies, Lennar debuts six multi-family models, February 2022
93. Ave Maria Stewardship Community District, Series 2022 Limited Offering Memorandum (PDF)
94. Ave Maria Development, The National by Lennar
95. Ave Maria Development, all communities
96. Ave Maria Development, frequently asked questions, October 2025 (PDF)
97. Ave Maria Development, The Hammock bar and grill
98. Ave Maria Development, Hurricane Ian, October 2022
99. Ave Maria Development, residents rally after Ian, October 2022
100. Ave Maria Development, storm resilience, July 2026
101. The National Golf and Country Club, home
102. The National Golf and Country Club, scorecard
103. The National Golf and Country Club, course details
104. The National Golf and Country Club, facilities
105. The National Golf and Country Club, racquet sports
106. The National Golf and Country Club, racquet sports FAQs
107. The National Golf and Country Club, Lennar Family Golf
108. The National Golf and Country Club, contact
109. The National Golf and Country Club, directions
110. The National Golf and Country Club, HOA login
111. The National Golf and Country Club, meet our team
112. The National Golf and Country Club, CINC WebAxis registration guide (PDF)
113. Clive Daniel Hospitality, The National clubhouse
114. The National clubhouse grand opening listing, March 2025
115. Cambridge Management, estoppel ordering
116. Tropical Isles Management Services
117. Tropical Isles Management Services, communities
118. Collier Building Industry Association, Lennar Homes directory listing
119. Club and Resort Business, Troon acquires ICON Management Services

News and Schools

120. Ave Maria Sun, new golf course a main feature at The National, January 2021
121. Ave Maria Sun, Lennar opens condominium models, January 2022
122. Ave Maria Sun, social memberships for single-family buyers, March 2023
123. Ave Maria Sun, The National’s amenities and events, December 2023
124. Ave Maria Sun, residents and hurricane season, December 2024
125. Ave Maria Catholic Academy
126. Diocese of Venice, Ave Maria Catholic Academy renaming, September 2026

Records and Data Files Cited in Plain Text

127. Collier County Property Appraiser, 2026 tax roll data files dated 29 August 2026: parcels, legal descriptions, buildings, condominium names and qualified sales for all 420 Terrace units, and for the 256 Veranda units used in the comparison
128. Charlotte County Property Appraiser data files: Terrace Condominiums at Heritage Landing recorded sales, January to August 2026
129. Recorded declarations of condominium, Lennar Homes, LLC: Terrace I OR 6020/1115; Terrace II OR 6215/191; Terrace III OR 6271/1127; Terrace IV OR 6325/3023; Terrace V OR 6385/1687; Terrace VI OR 6474/1560; and the phase amendments from OR 6046/2381 to OR 6597/1151, Collier County Clerk of Courts
130. Recorded Terrace resale deeds cited by book and page in the market section, Collier County Clerk of Courts
131. Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI, Buildings 37 and 36, non golf, dated 30 December 2025
132. Lennar Homes, LLC, The National site map, Golf and Non Golf, file dated 12 November 2024

Downloadable Documents

The official documents below are published by the State of Florida, the National Weather Service, Collier County, the Ave Maria Stewardship Community District’s underwriter, Ave Maria’s developer and The National’s club. They are documents we read for Terrace, and the ones a Terrace buyer or seller can open today.

Market data from Collier County recorded sales, pulled October 2026. MLS figures were not available for this edition.

McGreevy and Comisar, Best Realtor for Terrace Condominiums at The National. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.