Grey Oaks - Torino

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

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

Torino is the youngest neighborhood inside Grey Oaks, and it is also the hardest one in the community to research. The county files it on a shared plat with Miramonte, so almost every published figure about Torino is actually a figure about two neighborhoods averaged together. Its 54 homes were the last parcel the developer ever sold in Grey Oaks, which means its build history sits in a handful of archived 2015 press releases rather than in any current marketing. And because it is the newest housing stock behind these gates, it behaves differently in the market than the estate product that surrounds it.

We separated it out. Every Torino figure on this page was resolved street by street from the Collier County certified tax roll, then checked against the county's own recorded sales ledger, the association roster, the FEMA flood layer and the live Naples MLS. Where a number describes Torino and Miramonte together, we say so. Where a number describes Torino's 54 homes alone, we say that too. Where a source is silent, we leave the gap open rather than filling it.

That is the standard we hold ourselves to on a research page, and it is the same standard we bring to a listing appointment. Jesse McGreevy and Marc Comisar have been selling Southwest Florida real estate since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. When we price a Torino villa, we are not working from a portal estimate or from a Grey Oaks community average that is three times Torino's median. We are working from the recorded sale of every home on Torino Way, Asti Court, Modena Court and Rivoli Court, and from the two active listings that any buyer will compare yours against.

For the full community picture, including the club, the governance structure and the community wide market, read our Grey Oaks guide. This page goes deeper on Torino alone.

★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review

Key Takeaways

• Torino is 54 homes. It shares a recorded plat with Miramonte, which is why the county roll and most published data file the two together, but they are two legally distinct neighborhoods of 54 and 36 homes with separate associations and separate streets.
• Torino was the final parcel the developer released at Grey Oaks. It went to market in 2015 under the headline "the last hurrah," base priced in the low $900,000s, and by August 2015 the developer reported seventeen ownership opportunities remaining.
• It is the newest significant housing stock in the community. Homes were completed between 2007 and 2017, with a median year built of 2013, against a Grey Oaks community median of 2003.
• It was built by CC Homes, the Codina Carr partnership that acquired the Grey Oaks parcels in 2011 and also delivered Traditions.
• The live market, September 2026: 4 closings in twelve months at a median of $3,325,000, $1,065 per square foot, 30 days on market and 97.3% of list price. Torino sold faster and closer to asking than the Grey Oaks community as a whole, which ran 52 days and 94.9%.
• Two homes are listed right now, and both have been on the market more than six months. 2106 Modena Court at $4,250,000 has been listed 205 days and 2087 Rivoli Court at $3,050,000 has been listed 344 days. Against four closings a year that is six months of supply in a community carrying 2.3 months.
• Torino turns over more often than any other neighborhood in Grey Oaks. Its 54 homes recorded 67 qualified arm's length sales between 2016 and 2026, which is roughly 1.24 sales per home per decade.
• The master association fee is $1,509 per quarter, or $6,036 a year, including Comcast cable, high speed internet and ADT monitoring. Torino also carries its own neighborhood association assessment, which is not published centrally and which we obtain by estoppel rather than estimate.
• There is no Community Development District. All 1,053 Grey Oaks parcels carry a non ad valorem assessment of $0.00.
• The median annual tax bill across the Torino and Miramonte plat is $18,935, an effective rate of 0.72% of just value.
• Torino has the highest homestead rate and the lowest out of state ownership rate in Grey Oaks, at 67% homesteaded and 12% out of state across the shared plat. This is a full time resident neighborhood.
• Flood determination here is parcel specific and should not be assumed. Community wide, 35.1% of Grey Oaks sits in a Special Flood Hazard Area and 64.9% in Zone X, with no V or VE zone anywhere. Every point we sampled on Torino Way returned Zone AE.
• All Torino addresses zone to Poinciana Elementary, Gulfview Middle and Naples High, all three currently A rated.

Table of Contents

1. Torino at a Glance
2. The Last Parcel: How Torino Was Built
3. The Streets of Torino
4. Live Market Snapshot, September 2026
5. What It Costs to Own Here
6. Property Taxes and the Save Our Homes Reset
7. Club Access, Golf and Amenities
8. Flood, Elevation and Storm History
9. Insurance and Structural Diligence
10. Schools
11. Getting Around
12. How Torino Compares Inside Grey Oaks
13. Selling a Torino Home
14. Buying in Torino
15. Frequently Asked Questions
16. Frequently Asked Questions for Sellers
17. Your Local Real Estate Experts
18. Sources

Torino at a Glance

Torino sits on the eastern campus of Grey Oaks, in unincorporated Collier County, on four Italian named streets laid out on the last piece of land the developer had left. It is a neighborhood of detached villa scale homes, one and two story, built tight to their lots and finished between 2007 and 2017.

The figures below come from the Collier County Property Appraiser's certified tax roll, file date 29 August 2026, resolved to Torino by street name.

Why most published Torino data is actually Torino plus Miramonte

Torino and Miramonte were platted together. The recorded subdivision name reads "Torino and Miramonte," with block and lot references running across both, and the Collier County roll consequently files them as a single subdivision. Every automated data product that reads the county roll inherits that merge.

They are not one neighborhood. Torino at Grey Oaks Neighborhood Association, Inc. was incorporated with the Florida Division of Corporations on 16 August 2004 under document N04000008010. Miramonte at Grey Oaks Neighborhood Association, Inc. was incorporated separately on 22 February 2005 under document N05000001850. The master association's own roster lists them as two of its 19 constituent associations, at 54 units and 36 units respectively. They do not share a street. Torino occupies Torino Way, Asti Court, Modena Court and Rivoli Court. Miramonte occupies Miramonte Way and Miramonte Court and nothing else.

Splitting the roll on street name returns exactly 54 Torino homes and exactly 36 Miramonte homes, matching the association's published unit counts on both sides. That is the method behind every Torino only figure on this page.

The combined plat figures, for completeness

Because so much published material reports the merged number, here is what the merged number actually says. Across the 100 parcels on the Torino and Miramonte plat:

Two things in that table deserve to be pulled out on their own.

The median land value of $1,382,494 is more than half the median just value of $2,626,920. On these lots, the dirt carries more of the assessed value than the house does. That is unusual for a villa product and it is a direct consequence of buying a small lot inside a golf community where the land is fully entitled and fully built out.

At 67% homesteaded and 12% out of state, Torino has the highest homestead rate and the lowest out of state ownership rate of any neighborhood in Grey Oaks. For comparison, Capistrano runs 42% homesteaded, and Terra Verde carries the community's highest out of state rate at 35%. If a buyer's question is whether the neighbors are actually here in August, Torino is the answer inside these gates.

The two build phases inside one neighborhood

The roll records Torino building in two distinct waves, and it matters more than the single median year of 2013 suggests.

The first wave ran from 2007, with a median completion year of 2009, and delivered the larger product, at a median base area of roughly 5,559 square feet. The second wave ran from 2012 through 2017, with a median completion year of 2015, and delivered materially smaller homes at a median base area of roughly 4,124 square feet.

That is the developer's own story visible in the tax roll. The larger plans launched before the downturn, construction slowed, and the neighborhood was finished out a decade later with a smaller, more efficient villa product under a different builder. A buyer comparing two Torino homes 400 feet apart may be comparing two different eras of the same neighborhood, and the price per square foot reflects it.

The Last Parcel: How Torino Was Built

Grey Oaks is Collier family land. Barron Collier Jr. placed the parcel at Golden Gate Parkway and Airport-Pulling Road into trust for his daughter Judy Collier Sproul in 1969, and it vested on his death in 1976. The development company took its name from Hallstatt, Austria, after a rowing trip Judy Sproul made there with her three daughters in 1987, with the Florida spelling dropping one letter. That is why the county's zoning records call this the Grey Oaks/Halstatt planned unit development and why the original Development of Regional Impact is filed as DRI-89-1 "Halstatt."

The first Grey Oaks homes were completed in 1993. Construction peaked in 2000 at 91 homes. And then, more than a decade later, the developer arrived at its last piece of ground.

The association filing that predicted it

Torino at Grey Oaks Neighborhood Association, Inc. was filed with the state on 16 August 2004. The roll records Torino's first completed home in 2007.

That three year gap is informative. Across Grey Oaks, the neighborhood association filing date leads the first completed home by one to three years in every case we checked, from Venezia in 1999 to the Estuary in 2001. That interval is the plat to closing cycle, which makes the association filing date a reliable proxy for when a neighborhood was released for sale. Torino was platted and organized in 2004 and delivering homes by 2007.

The 2011 joint venture

Torino and Traditions were built by CC Homes, the Codina Carr partnership out of Miami led by Jim Carr. The joint venture with the Grey Oaks developer was formed in 2011, when the partnership acquired the remaining parcels, and Halstatt Real Estate Partners, LLC was incorporated in February of that year.

CC Homes' own completed communities record carries both Traditions at Grey Oaks and Torino at Grey Oaks. Traditions is listed as sold out. The pace on the Traditions side gives a sense of the market the two neighborhoods were selling into: all 62 Traditions villas were sold, built and closed within 38 months of the first model opening, per the developer's own 2015 release.

"The last hurrah"

The archived developer releases from 2015 are the closest thing that exists to a primary account of how Torino finished, and they are worth quoting because nothing on the current web carries them.

On 31 May 2015 the developer reported that, after generating sales worth in excess of $53 million, the Torino neighborhood was 70 percent sold, with floor plans base priced in the low $900,000s.

On 5 June 2015 the release headline read "The Last Hurrah! Don't miss the final opportunity", describing Torino and Traditions as the last two neighborhoods to be developed at Grey Oaks and as rapidly approaching sellout.

On 28 June 2015 the developer put it in plain language: "The last parcel to be developed within Grey Oaks, Torino will include 54, one- and two-story luxury villas." That sentence is the single best sourced fact about this neighborhood, and it also independently confirms the 54 home count that the tax roll and the association roster both return.

On 7 August 2015 the release reported that seventeen ownership opportunities remained in Torino, and that the developer was offering a $30,000 club membership or design center credit at closing on each remaining residence.

What the original plans cost

The developer published its own pricing, and the archived captures preserve it. These are historical figures from dated releases, not current values, and they are useful precisely because they mark the starting line.

Set those against a Torino median closed price of $3,325,000 in the twelve months to September 2026, and the arc of this neighborhood over eleven years is easy to state and, unusually for Naples, easy to source.

And then the developer era ended

The roll tells the rest. Community wide, completions collapse from 26 homes in 2016 to 9 in 2017 to 3 in 2018 and never recover. Torino's last home was finished in 2017. The developer's sales entities were folded into a third party platform in October 2020 and subsequently dissolved.

Grey Oaks finished as a developer project around 2016 to 2017, and Torino is where it finished. Everything built in this community since is infill or replacement construction on original lots elsewhere in the community. There are no vacant residential parcels left in Torino at all.

The Streets of Torino

Torino occupies four streets, and the naming is deliberate. The eastern campus of Grey Oaks otherwise runs on a botanical vocabulary, with Chinaberry, Silver Palm, Indigobush, Plumbago, Cocoplum, Bulrush, Tarflower and Spicebush. The Estuary on the western campus runs an ornithological register, with Anhinga, Osprey Trail, Great Egret Trail, Noble Heron Way and Marsh Wren Lane. Torino runs Italian, and it is the only part of Grey Oaks that does.

Miramonte Way and Miramonte Court sit immediately adjacent on the same plat but are a separate association. If you are searching public records for a Torino property and the results come back merged, the four street names above are the filter that separates them.

The practical value of this is not aesthetic. When a data product reports a "Torino" median, check whether it includes Miramonte Way and Miramonte Court. Miramonte's homes run materially larger, at a median base area of 6,058 square feet against Torino's 3,940, and its median just value is $3,634,338 against Torino's $2,466,085. A merged median sits between the two and describes neither.

Live Market Snapshot, September 2026

This section is the live market, pulled from the Southwest Florida MLS on 13 September 2026.

The trailing twelve months in Torino

Three readings fall out of that comparison, and two of them favor Torino.

Torino trades above the community on price per square foot while trading below it on price. At $1,065 per square foot against a community median of $1,024, Torino's smaller homes are earning a higher rate per foot than the Grey Oaks average, even though the median Torino sale is $650,000 below the community median. That is the signature of a newer, more efficient product in a community where much of the stock dates from 1993 to 2003.

Torino sells faster. A 30 day median against 52 community wide, on a small sample, but consistent with the turnover record over a decade.

Torino sells closer to asking. 97.3% of list against 94.9% community wide. In a market where the typical Grey Oaks seller concedes about five percent from asking, the typical Torino seller conceded under three.

Four closings is a small sample. Read the direction, not the decimal.

Every Torino closing in the last twelve months

Three of the four closings were on Asti Court. The spread from $3,100,000 to $4,100,000 across 2,493 to 3,954 square feet is a tight band by Grey Oaks standards, which is what a single builder delivering a defined plan set inside one decade produces.

The days on market column is the more interesting one. Two homes sold in 11 and 30 days. One took 154. In a four sale year, that is the whole argument for pricing correctly in the first three weeks, visible in a single table.

Active inventory today

Two active listings against four closings a year is six months of inventory. Grey Oaks as a whole is carrying 2.3 months, and under six months is the conventional reading of a seller's market. Torino is sitting right at the line, and it is the loosest supply of any Grey Oaks neighborhood that recorded more than two closings in the period. Traditions, with three active listings, is the only neighborhood carrying comparable pressure.

We are going to say the uncomfortable part plainly, because a page that does not is worthless to a buyer and useless to a seller.

Both active Torino listings have been on the market for more than six months. One has been listed for 344 days. Against a neighborhood that sold its last four homes in a median of 30 days at 97.3% of list, two listings sitting for 205 and 344 days is not a demand problem. It is a pricing signal. The community wide median days on market for active listings is 141, and both Torino actives are well past it.

For a buyer, that is leverage, and it is specific leverage rather than general optimism. For a seller preparing to list, it is the clearest possible evidence that the first three weeks decide the outcome here.

What the ten year record says

The MLS captures the last twelve months. The county's recorded sales ledger captures eleven years, and it is the better instrument for a neighborhood this small.

Two facts in that table are the reason this page exists.

The 92 qualified sales across the shared plat are the second highest transaction volume of any neighborhood in Grey Oaks. Only the Estuary, more than twice the size, recorded more.

Torino's own 67 sales across 54 homes work out to roughly 1.24 qualified sales per home per decade, the highest turnover rate in the community. Grey Oaks overall is a hold market, where 49% of homes have not traded in more than eleven years and the average parcel has recorded 2.31 qualified sales across the community's entire life. Torino is the exception. It is the most liquid address behind these gates.

That liquidity has a practical consequence in both directions. For a seller, it means a genuine comparable set exists, which is rare in a 54 home neighborhood. For a buyer, it means the wait for the right floor plan is measured in months rather than years.

Note the gap between the county median of $1,349,800 across eleven years and the MLS median of $3,325,000 across the last twelve months. That is not a contradiction. The county figure spans 2016 through 2026 and includes the post recession pricing at the front of the period. The MLS figure is the market as it stands today. Both are true, and a valuation that quotes one without the other is misleading.

What It Costs to Own Here

This is the question the internet answers worst about Grey Oaks, so we went to the associations directly.

The master association fee

That figure is published by the association on its own resident portal. The master fee is not bare. It covers Comcast cable television, high speed internet and ADT alarm monitoring. When you compare Grey Oaks against a community with a lower headline fee, check what that fee includes before concluding it is cheaper.

The master association is Grey Oaks Property Owners' Association, Inc., Florida document N48016, filed 23 March 1992, registered at 2394 Grey Oaks Drive North. Its governing instrument is the Amended and Restated Declaration recorded 10 April 2025 as Instrument 6667205 at Official Records Book 6456, Page 3364, running to 74 pages. Day to day management is by Castle Group.

The Torino neighborhood assessment

Torino also pays its own neighborhood association assessment to Torino at Grey Oaks Neighborhood Association, Inc., which is administered by KEB Management.

That figure is not published centrally and we are not going to estimate it. Neighborhood level assessments differ across all 19 Grey Oaks associations, they change annually with the budget, and a number pulled from a stale listing sheet is worse than no number at all. We obtain the exact current figure by estoppel request on the specific address, which is the only document a title company or a lender will accept anyway, and we order it early rather than in the final two weeks.

When you see a single "Grey Oaks HOA fee" quoted anywhere, it is almost certainly the master fee alone. In Torino your carrying cost is the master fee plus the neighborhood assessment, and club dues are a third line item that is not an association fee at all.

There is no CDD

Every one of the 1,053 Grey Oaks parcels carries a non ad valorem assessment of $0.00. Torino included.

We confirmed it four independent ways. The certified tax roll shows zero non ad valorem assessment on all 1,053 parcels. A search of Florida's special district registry, covering 2,090 active districts, 542 dissolved and 20 inactive, returns no district for this community. Collier County's 54 active special districts do not include one here, although neighboring Pelican Marsh and Talis Park both have Community Development Districts. And the water management record shows the community's stormwater system is permitted to and maintained by private associations rather than by a district.

The practical meaning is direct. In a CDD community, a buyer inherits a share of bond debt collected annually on the tax bill, often for twenty or thirty years and often amounting to several thousand dollars. In Torino there is no such line. When you compare a Torino villa against a similarly priced home in a CDD community, compare the association fee plus the non ad valorem assessment, not the headline fee.

Utilities

• Water: City of Naples, including here in unincorporated Collier. Out of city customers pay a 25% surcharge.
• Sewer: Collier County Water-Sewer District, billed on the City of Naples bill. The county rate runs $106.12 base plus $7.46 per thousand gallons with a 30,000 gallon cap.
• Reclaimed irrigation water reaches the Estuary only. It does not serve the eastern campus, so it does not serve Torino.
• Electric: Florida Power and Light.

Property Taxes and the Save Our Homes Reset

What a Torino tax bill looks like

The median total annual tax bill across the Torino and Miramonte plat is $18,935, an effective rate of 0.72% of just value. For context, the Grey Oaks community median bill is $20,537 across all 1,053 parcels, and neighborhood effective rates in the community run from 0.52% to 0.88%.

Effective rates vary because homesteaded owners of long standing pay tax on a capped assessed value rather than on market value, which is the subject of the rest of this section.

Torino sits in the community's highest millage area

Grey Oaks spans three millage areas, and Torino is in the most expensive of them.

Torino, Miramonte, Traditions, Isla Vista and several of the island neighborhoods sit in the Greater Naples Fire Rescue District at 2.0000 mills, following an August 2025 voter referendum. The Estates, Capistrano, Terra Verde, San Tiva, Banyan Island, The Mews, L'Ermitage and La Residence sit in the North Collier Fire district at 1.0000 mills. The difference between those two unincorporated areas is a full mill.

On a home assessed at $3 million, that one mill difference is roughly $3,000 a year. Two Grey Oaks homes at the same assessed value, half a mile apart, behind the same gates, can carry different fire district millage, and almost nobody comparing two Grey Oaks properties knows to check.

We are stating this because it is true and because it belongs in an honest comparison, not because it is large. One mill on a Torino median just value of $2,466,085 is roughly $2,466 a year, against a total bill that already runs near $19,000. It is a line item, not a decision.

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

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

Across Grey Oaks, 547 parcels carry a Save Our Homes benefit. The median benefit is $1,449,024 and the largest is $6,713,726.

This matters more in Torino than the neighborhood's age suggests it should, for one specific reason. Torino is 67% homesteaded, the highest rate in the community. The homes were finished between 2007 and 2017, which means a Torino owner who bought from the developer and homesteaded immediately has now been accumulating a cap benefit for anywhere from nine to nineteen years, through the single steepest appreciation period in this community's history.

For a buyer: when a long held Torino home sells, the cap resets. The new assessed value is the market value, and your tax bill can be substantially higher than the seller's was, on the same house, in your first full year of ownership. Do not budget from the seller's current tax bill. Budget from the assessed value your purchase will create, at the Greater Naples Fire millage of 10.4020.

For a seller: the same arithmetic explains why moving within Florida is more complicated than it looks. A homesteaded seller can transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. For a Torino owner who bought in the $900,000s or the low $1 millions and is now looking at a market median of $3,325,000, portability is frequently the largest single financial variable in the move, and it should be modeled before the listing decision rather than after the closing.

Nobody in Naples luxury real estate publishes this analysis at the neighborhood level. It is the first thing we model when we sit down with a Torino owner.

Club Access, Golf and Amenities

Torino is on the eastern campus, which means the Pine and Palm courses and the main clubhouse are the amenities at the end of your street. Grey Oaks Country Club is a member owned equity club, and that is worth stating plainly because a great deal of published material describes it otherwise.

The club's own membership materials use "Equity Golf Members" and "Equity Sports Members" as formal category names. The corporate structure supports it: Grey Oaks Country Club, Inc., Florida document V30984, filed 23 April 1992, is the general partner of Grey Oaks Country Club, Ltd., document A32901, filed 29 April 1992. The 2019 Amended and Restated Articles set out 2,500 authorized preferred shares across three classes, paying no dividends and transferable only back to the club.

Turnover from the developer to the membership completed in 2015, the same year Torino's last residences were selling. A Torino buyer from the developer era and the member controlled club arrived at almost exactly the same moment.

The clubhouse and the two courses at your end of the community

The East clubhouse is 62,000 square feet at 2400 Grey Oaks Drive North, on the same campus as Torino.

The Pine course was designed by Lloyd Clifton and opened in 1993 as the community's original course. It was renovated by architect Andrew Green at a cost of $15 million and reopened in November 2023. It now plays 7,120 yards with a course rating of 74.8 and a slope of 143, and it is ranked 95th in the state of Florida.

The Palm course was designed by Clifton, Ezell and Clifton and built in two stages, with the front nine opening in 1997 and the back nine in 1999, and was later redesigned by Tim Liddy. It plays 6,882 yards and is the most forgiving of the three.

The third course, Estuary, sits on the western campus across Airport-Pulling Road. It was designed by Bob Cupp, opened in 2003 and was later re-imagined by Tim Liddy. It is the shortest of the three at 6,680 yards and simultaneously the hardest, carrying the highest men's slope rating in the community at 145. The Estuary is not a separate club. There is one membership and two campuses, which means a Torino member plays all three courses.

The membership structure, including the part that is usually reported wrong

The club operates a three rung ladder.

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

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

What membership costs, and what we will not tell you

The club does not publish its current fees. Its membership page carries no dollar figures at all.

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

One structural feature is worth knowing. Membership refunds run on a "three for two" basis under the bylaws, meaning refunds are funded from new member sales at a defined ratio. The club reports having refunded over $50 million in ten years and having honored the arrangement for 28 years.

Capital position and recognition

The club discloses its own capital position in member facing documents: peak debt of $33 million in fiscal 2017 with a stated path to debt free by fiscal 2027, an asset base of approximately $75 million and a capital reserve of $7 million. The GO Forward 2026 capital plan totals $17.4 million, of which the Pine renovation was $15 million. Grey Oaks has climbed steadily in the Platinum Clubs of America national rankings, from #136 in 2019 to 2020, to #119 in 2021 to 2022, to #112 in 2023 to 2024.

Dining runs to three full service restaurants, the Pool Café, the Point Grille and Estuary, alongside a Main Dining Room and a Grab and Go. The Point Grille overlooks the Pine and Palm courses, which is the pair Torino sits beside.

One thing to confirm before you contract

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

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

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

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

We still confirm the position in writing for the specific Torino property before you contract, and we do that as a matter of course on every purchase we handle here.

Flood, Elevation and Storm History

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

The mapping that governs Torino

Torino sits in FEMA community number 120067, unincorporated Collier County, and is covered by Flood Insurance Rate Map panel 12021C0392J, effective 8 February 2024. The Estuary and Moorings Park, on the other side of Airport-Pulling Road, fall under a different FEMA community because they are inside the City of Naples. Torino does not.

Community wide, measured by sampling 228 points across Grey Oaks against the National Flood Hazard Layer:

• 35.1% of Grey Oaks sits in a Special Flood Hazard Area, zones AE or AH.
• 64.9% sits in Zone X, outside the mapped high risk area.
• There is no V or VE zone anywhere in Grey Oaks.

Base flood elevations inside the community run 8.5 to 10.5 feet NAVD88, mostly between 9.0 and 9.5.

What our sampling found on Torino Way specifically

Every point we sampled on Torino Way returned Zone AE. Median elevation at those points was 9.5 feet NAVD88. The adjacent Miramonte streets returned the same pattern, as did Traditions Court.

That is a real finding and we are not going to soften it. Torino sits in the part of Grey Oaks where the mapped Special Flood Hazard Area actually runs. The AE areas in this community are not coastal surge areas pushing in from the Gulf. They track the Gordon River corridor on the community's western flank and the interior lake and canal system that threads through Grey Oaks Drive, Miramonte, Torino, Traditions and Isle Royale. FEMA's own subtype field for these areas reads as a combined riverine and coastal floodplain. Torino is on the lake side of that system, which is exactly where a golf community puts its water.

Our sampling is a sample, not a determination. Three points on one street is not the same as a parcel level determination, and Torino's four streets sit at different distances from the water. The flood zone answer in Torino is parcel specific and should be pulled for the specific address, not assumed from a neighborhood or a community average. We pull it on every property we work on here.

The Letters of Map Amendment nobody mentions

There are 21 Letters of Map Amendment or Map Revision on file across Grey Oaks, the most recent dated 18 June 2026.

A Letter of Map Amendment is a FEMA determination that a specific structure sits above the base flood elevation and should not be treated as being in the high risk zone even though the surrounding map area is. It changes the flood insurance rating on that structure.

Two of those 21 sit on Torino streets. A Letter of Map Amendment was issued for the property at 2118 Modena Court on 16 October 2012, removing the structure from the Special Flood Hazard Area. A Letter of Map Revision based on Fill was issued for 2169 Asti Court on 17 January 2018, also removing the structure.

This is the single most useful and least known piece of diligence available in this neighborhood. Before you accept a Special Flood Hazard Area insurance rating on a Torino home, check whether the structure already holds a letter. Almost no buyer thinks to ask and almost no listing discloses it. Two homes here already have one, and given that the neighborhood was substantially filled and graded as a single development, others may qualify.

Evacuation zones, which are a different thing entirely

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

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

That is the cleanest structural separation between Torino and the coastal Naples alternatives, and it is worth understanding as a lived reality rather than as a statistic. Zone C is ordered out considerably less frequently, and in many storms not at all.

What the storms actually did

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

Hurricane Irma, 2017, was the more serious wind event for this location, producing a 142 mile per hour gust two miles from the community. Irma's Naples inundation extended less than half a mile inland, and the nearest point of Grey Oaks is 1.53 miles from the coast.

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

The wind finding that does not favor Torino

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

This community holds a substantial flood and surge advantage over the coastal neighborhoods. It holds essentially no wind design advantage. Collier County is confirmed outside the High Velocity Hurricane Zone, which applies only to Miami-Dade and Broward, but it is entirely inside the wind borne debris region, so opening protection is required.

Where Torino does differ from most of Grey Oaks is age. The community's median year built is 2003 and its oldest homes date to 1993. Torino's homes were completed between 2007 and 2017, which means the entire neighborhood was permitted and constructed in a later regulatory era than the majority of the community around it. What that is worth on a specific home is an underwriting question, answered by a current wind mitigation inspection rather than by a construction date, and we tell buyers to commission one before they shop coverage rather than after.

The flood maps are under revision

FEMA's proposed new Collier County flood maps entered a 90 day appeal period on 19 August 2026, with new maps expected to take effect around summer 2027. If you are buying in Torino, the zone determination that applies today may not be the one that applies at your first renewal after the new maps adopt. Given that Torino's sampled points currently read AE, this is a question worth asking specifically, and almost nobody is asking it.

Insurance and Structural Diligence

A Torino home is almost certainly ineligible for Citizens Property Insurance. Florida's state backed insurer of last resort carries a statutory replacement cost cap of $700,000, and no Torino home approaches that on the low side. This is a private market neighborhood, which is generally an advantage, because it means these homes are written by carriers competing for them.

We are not going to publish a premium range. Premiums at this price point vary so widely by roof age, opening protection, construction type, claims history and carrier appetite that a single figure would mislead more than it helps. What actually drives the number is this:

• Roof age and material. The most significant single underwriting variable in Florida today. On a neighborhood built 2007 to 2017, the oldest roofs are now approaching or past the age at which carriers begin asking hard questions, and the newest are not.
• Opening protection. Impact glass or code approved shutters throughout, versus partial or none. This varies house by house even inside one builder's plan set.
• Wind mitigation credits. A current inspection is worth commissioning before you shop coverage, not after.
• Flood, separately and specifically. Whether the parcel is inside the mapped Special Flood Hazard Area, and whether the structure already holds one of the letters described above.

Milestone inspections and reserve studies, stated carefully

Florida's structural safety legislation requires milestone inspections and structural integrity reserve studies for condominium and cooperative buildings at a defined height and age. Grey Oaks sits inside Collier County's three mile saltwater buffer, which sets a 25 year first inspection clock rather than 30 where those requirements apply.

Torino is single family. Every Torino parcel carries the county's single family residential use code, and the Torino at Grey Oaks Neighborhood Association is registered with the state as a neighborhood association rather than a condominium association, with no condominium record on file with Florida's Department of Business and Professional Regulation.

We are not going to make a milestone or reserve study claim about Torino in either direction, because we did not verify building heights here from a primary source, and an exemption claim that turns out to be wrong is worse than no claim at all. If the structural inspection framework is material to your decision, ask the association directly in writing for its position. The only Grey Oaks association currently recorded in Collier County's milestone program is L'Ermitage, whose status is cycle completed with the next inspection due in 2035 and a reserve study on file.

Schools

Torino addresses zone to three schools, and we verified this rather than assuming it. We extracted the school district's own 2026 to 2027 zoning geometry and ran a point in polygon test on ten addresses spread across the eastern campus, the Estuary and Moorings Park. All ten returned the same three schools.

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

Poinciana Elementary is at 2825 Airport-Pulling Road, directly across the road from the community, which makes it one of the shortest school runs available at this price point in Naples.

On performance: Gulfview Middle has held an A grade for 25 consecutive years since 2001. Naples High moved from a B to an A in 2024 to 2025 and held it. Collier County Public Schools is an A rated district for the ninth consecutive year and ranks sixth among Florida's 67 districts.

Private schools

Naples has an unusually deep private school market for a city its size. The principal options within a reasonable drive include Community School of Naples, Seacrest Country Day School, First Baptist Academy, Royal Palm Academy, St. Ann Catholic School and The Village School of Naples. Royal Palm Academy opened an $8 million middle school expansion in August 2026, clearing a waiting list. One correction worth carrying into your own research: Naples Classical Academy is a public charter school rather than a private school, and is frequently miscategorized.

Getting Around

Torino uses the eastern campus gates. Drive times below were computed by road routing from the main gate rather than estimated from straight line distance.

The gates, and which one to use

A fourth gate, on Estuary Boulevard off Golden Gate Parkway, belongs to the separately governed Estuary association on the western campus and is not a Torino entrance.

In season, use Livingston. County traffic counts show Golden Gate Parkway west of Airport-Pulling running 36.9% heavier in the first quarter than the third in 2023, and 26.5% heavier in 2025. The Livingston Road gate carries roughly two thirds the volume of the Airport-Pulling gate. Residents work this out within a season or two, and it is the sort of practical detail that never appears in published material about a community and matters every single day between January and April.

The one constraint is hours. Livingston is staffed 6am to 6pm. For an evening return in February, Airport-Pulling is the gate, which is also the busiest road at that hour.

How Torino Compares Inside Grey Oaks

Grey Oaks is not one market. The price spread inside one set of gates is 5.7 times, from Terra Verde to Isle Royale on eleven year medians. Understanding where Torino sits inside that spread is the whole exercise.

The live twelve month benchmark

Neighborhoods showing one or two sales are reporting a single transaction, not a trend.

Torino sits in the middle of the community on price and near the top on execution. Its 97.3% sale to list ratio was bettered only by San Tiva on a single sale, The Estates at 98.4% on nine, and Miramonte at 97.4% on four. Its 30 day median was bettered only by Capistrano, Traditions, San Tiva and Terra Verde.

Torino against its two closest comparisons

Two neighborhoods are the genuine cross shop for a Torino buyer, and both are worth stating precisely.

Miramonte is the same plat, the same era and the same builder era, one street over. Its 36 homes were built 2007 to 2016, its median base area is 6,058 square feet against Torino's 3,940, its median lot is 0.32 acres against Torino's 0.18, and its median just value is $3,634,338 against Torino's $2,466,085. Over the last twelve months Miramonte closed at a median of $4,877,500 and $1,171 per square foot. Miramonte is the larger house on the larger lot at the higher price, and the two are routinely reported as one neighborhood. If you have been shown a "Torino" comparable at six thousand square feet, it is a Miramonte comparable.

Traditions is the other CC Homes product, 62 villas and 60 coach homes delivered 2008 to 2015, and the closest thing in Grey Oaks to Torino in vintage and scale. Its last twelve months ran a median of $2,275,000 at $731 per square foot against Torino's $3,325,000 at $1,065. The price per square foot gap between Torino and Traditions is the widest inside any pair of similarly aged neighborhoods in this community, and it is a material fact for anybody comparing the two on price alone.

Torino against the eleven year record

Read the first column against the last. Torino recorded 67 sales on 54 homes. The Estates recorded 80 sales on 160 homes. The Estuary recorded 110 on 176. On a per home basis, Torino is the most actively traded address in Grey Oaks by a clear margin, and it holds that position while being one of the smaller neighborhoods in the community.

What the comparison actually turns on

Age. Torino is the newest significant housing stock in Grey Oaks, at a 2013 median year built against a community median of 2003. In a market where roof age and opening protection drive the insurance conversation, a decade of build date is a real variable.

Lot size, in both directions. At a median of 0.18 acres, Torino has the smallest platted lots of any detached neighborhood in the community. That is less yard, less landscaping, less pool deck and less maintenance. For a lock and leave owner it is the point. For a buyer who wants space between houses, it is the constraint.

Liquidity. The highest turnover rate in the community, which means a real comparable set exists and a real exit exists.

Full time neighbors. The highest homestead rate and the lowest out of state rate in Grey Oaks.

The same club, the same gates, the same schools. A Torino owner has identical access to the 62,000 square foot clubhouse, the Pine and Palm courses and the Estuary course across the road as an owner in a neighborhood at three times the price.

Selling a Torino Home

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

What we know about your home before we arrive

We hold the complete recorded sale history of every Grey Oaks parcel back to 1992, 1,984 qualified arm's length transactions with dates, prices and the property appraiser's own qualification flag. For Torino specifically, that is 67 qualified sales across the last eleven years on 54 homes. We hold the assessed value, land value, improvement value, base area, adjusted area, lot size, year built and exemption status for every parcel on your street. And we hold the Save Our Homes benefit on every homesteaded property in the community.

We also hold the thing most valuations miss here: the street split that separates Torino from Miramonte. A comparable set that pulls from the shared plat will include 6,000 square foot Miramonte homes on 0.32 acre lots and will misprice your villa. We build the set from Torino Way, Asti Court, Modena Court and Rivoli Court.

The four things that decide a Torino sale

One: the comparable set has to be Torino, not the plat. This is the single most common error made on this neighborhood, and it runs in both directions. A Torino home priced against merged plat data is priced against a different product.

Two: which build phase your home is in. The 2007 to 2011 homes run materially larger than the 2012 to 2017 homes, at roughly 5,559 square feet against roughly 4,124 at the median. Price per square foot is not transferable between the two phases without adjustment.

Three: your tax basis, and your buyer's. Torino is the most heavily homesteaded neighborhood in Grey Oaks at 67%, which means a high share of these homes carry an accumulated Save Our Homes benefit and a buyer facing a reset. A well prepared listing addresses that openly rather than letting it surface as an objection in the third week of a negotiation. We model the buyer's likely first year bill at the Greater Naples Fire millage of 10.4020 before we go to market, so the conversation happens on our terms.

Four: the first three weeks. In the last twelve months, two Torino homes sold in 11 and 30 days and one took 154. Right now two Torino listings are sitting at 205 and 344 days. In a neighborhood that sells four homes a year, a mispriced opening is expensive to recover from, and the active set is currently demonstrating exactly that.

Why the current active set matters to you

Both homes listed in Torino today have been on the market more than six months, at $4,250,000 and $3,050,000. If you list now, those two listings are your buyer's frame of reference, and a well priced entry against two aged listings is a strong position rather than a crowded one. That is a timing argument, and it is specific to this neighborhood in this quarter.

What we do differently

We represented sellers across Southwest Florida for more than two decades, and in the last 12 months we tracked every Grey Oaks closing from the county record rather than waiting for it to appear in a market report. Our pricing work starts from recorded sales, is adjusted to Torino's four streets rather than to the community average, is checked against the assessed value trend on the roll, and is stress tested against the current active set.

If you would like to know what your Torino home is worth, we will prepare a full analysis with the recorded comparable set, the street level trend and the tax modeling for both sides of the transaction. There is no obligation attached to it.

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

Buying in Torino

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

Is it Torino or is it Miramonte? They share a plat and much of the published data merges them. Torino is Torino Way, Asti Court, Modena Court and Rivoli Court. Anything on Miramonte Way or Miramonte Court is a different association and a different product.

Which build phase is it in? The 2007 to 2011 homes and the 2012 to 2017 homes are different sizes at different price points. Ask for the year built and compare only within the phase.

What is the exact flood determination on this parcel? Every point we sampled on Torino Way returned Zone AE, but the determination is parcel specific. Pull it for the address.

Does the structure already hold a Letter of Map Amendment? Two Torino properties do, at 2118 Modena Court and 2169 Asti Court. If a letter exists on the home you are buying, it changes the flood insurance rating, and nobody will volunteer it.

What is the seller's Save Our Homes benefit? Your tax bill will not be theirs. Budget from the assessed value your purchase creates, at 10.4020 mills.

What is the Torino neighborhood assessment, exactly? The $1,509 quarterly master fee is only one line. We obtain the neighborhood figure by estoppel rather than accepting a number from a listing sheet.

Is club membership required with this purchase? Yes. The recorded master declaration requires an Equity Golf or Equity Sports membership with every home, and the pre 2014 grandfather exemption does not pass to a buyer. Get your specific position in writing before you contract.

What is the minimum lease term for Torino specifically? The community floor is six months, with a twelve month ceiling, set by the recorded master declaration. Torino's own association may be stricter but not looser, so confirm its provision in writing if rental flexibility matters to you.

What is the roof age and the opening protection? On a 2007 to 2017 neighborhood, the oldest roofs are now at the age where carrier appetite narrows. A current wind mitigation inspection before you shop coverage is worth more than any premium estimate.

Which gate will you actually use? Livingston is the quieter exit but closes at 6pm. Airport-Pulling is staffed 24 hours and carries roughly half again the traffic.

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

Frequently Asked Questions

How many homes are in Torino at Grey Oaks?

54. The figure is confirmed three independent ways: the Grey Oaks master association's own roster lists "Torino, 54 units," the Collier County tax roll returns 54 improved single family parcels when resolved to Torino's four streets, and the developer's own June 2015 press release states that Torino "will include 54, one- and two-story luxury villas."

Why is Torino always reported together with Miramonte?

Because they share a recorded plat. The recorded subdivision name is "Torino and Miramonte," with block and lot references running across both, so the Collier County roll files them as one subdivision and every data product that reads the roll inherits the merge. They are two legally separate associations of 54 and 36 homes that do not share a street.

What streets are in Torino?

Torino Way, Asti Court, Modena Court and Rivoli Court. Miramonte Way and Miramonte Court are the adjacent Miramonte association and are not part of Torino.

When was Torino built?

Between 2007 and 2017, with a median year built of 2013. That makes it the newest significant housing stock in Grey Oaks, where the community median year built is 2003 and the first homes were completed in 1993.

Who built Torino?

CC Homes, the Codina Carr partnership out of Miami, which entered a joint venture with the Grey Oaks developer in 2011 and acquired the remaining parcels. CC Homes also built Traditions at Grey Oaks, which its own completed communities record lists as sold out.

Was Torino really the last neighborhood built at Grey Oaks?

Yes. The developer's press release of 28 June 2015 states it directly: "The last parcel to be developed within Grey Oaks, Torino will include 54, one- and two-story luxury villas." A release three weeks earlier carried the headline "The Last Hurrah! Don't miss the final opportunity." The tax roll confirms the pattern independently, with community wide completions collapsing from 26 in 2016 to 9 in 2017 and never recovering.

What did Torino homes originally cost?

The developer base priced Torino floor plans in the low $900,000s in 2015. Published plan pricing from dated releases includes the Wisteria at $1,060,000 base unfurnished in 2012, the Biella at $1,005,900 base in August 2015, and the Camargo at $1,053,900 base with a furnished model at $1,599,000 in the same period. These are historical figures from the developer's own releases, not current values.

How many homes were left when Torino sold out?

The developer reported seventeen ownership opportunities remaining in Torino in a release dated 7 August 2015, and was offering a $30,000 club membership or design center credit at closing on each remaining residence. An earlier release, dated 31 May 2015, reported the neighborhood at 70 percent sold after generating sales worth in excess of $53 million.

What do Torino homes sell for now?

In the twelve months to 13 September 2026, four Torino homes closed at a median of $3,325,000, at a median of $1,065 per square foot. The range ran from $3,100,000 to $4,100,000.

How fast do homes sell in Torino?

The median days on market across the last four closings was 30 days, against 52 days community wide in Grey Oaks. Two of the four sold in 11 and 30 days; one took 154.

What percentage of asking price do Torino homes achieve?

97.3% of list price across the last four closings, against a Grey Oaks community median of 94.9%. The typical Grey Oaks seller concedes about five percent from asking; the typical recent Torino seller conceded under three.

How many Torino homes are for sale right now?

Two, as of 13 September 2026: 2106 Modena Court at $4,250,000 for 4,311 square feet, listed 205 days, and 2087 Rivoli Court at $3,050,000 for 2,916 square feet, listed 344 days.

Is Torino a buyer's market or a seller's market?

Two active listings against four closings a year is six months of inventory, which is the conventional line between a seller's market and a balanced one. Grey Oaks as a whole is carrying 2.3 months. Torino currently has the loosest supply of any Grey Oaks neighborhood that recorded more than two closings in the period. Both of its active listings have been on the market more than six months, which reads as a pricing signal rather than a demand problem.

Why have the two Torino listings been on the market so long?

We cannot speak to either seller's situation, and we will not guess. What the data shows is that the neighborhood's last four closings took a median of 30 days at 97.3% of list, and that both current listings are well past the community's 141 day median for active inventory. In a neighborhood with a demonstrated 30 day sale cycle, extended days on market is usually a pricing question.

How often do Torino homes change hands?

More often than anywhere else in Grey Oaks. Torino's 54 homes recorded 67 qualified arm's length sales between 2016 and 2026, roughly 1.24 sales per home per decade, at a median of $1,349,800 and a high of $4,200,000. Across the shared Torino and Miramonte plat the county ledger shows 92 qualified sales in the same period, at a median of $1,489,500, a mean of $2,091,929 and a high of $6,375,000, which is the second highest transaction volume of any neighborhood in Grey Oaks. For contrast, 49% of Grey Oaks homes community wide have not traded in more than eleven years.

How big are Torino homes?

The tax roll gives Torino a median base area of 3,940 square feet. The roll records two build phases: the earlier homes run to roughly 5,559 square feet at the median and the later homes to roughly 4,124. The four homes that closed in the last twelve months ranged from 2,493 to 3,954 square feet.

How big are the lots in Torino?

A median of 0.18 acres, which is the smallest platted lot size of any detached neighborhood in Grey Oaks. Across the combined Torino and Miramonte plat the median is 0.270 acres, because Miramonte's lots run larger at 0.32 acres.

Are Torino homes single family or condominiums?

Single family. Every Torino parcel carries the county's single family residential use code, and the Torino at Grey Oaks Neighborhood Association is registered with the state as a neighborhood association, with no condominium record on file with Florida's Department of Business and Professional Regulation. The developer described the product as one and two story luxury villas.

What are the HOA fees in Torino?

The Grey Oaks master association fee is $1,509 per quarter, or $6,036 a year, and it includes Comcast cable television, high speed internet and ADT alarm monitoring. Torino homes also pay a neighborhood association assessment to Torino at Grey Oaks Neighborhood Association, Inc., which is not published centrally. We obtain the exact current figure by estoppel request on the specific address rather than estimating it. Club dues are a separate item and are not an association fee.

Does Torino have CDD fees?

No. All 1,053 Grey Oaks parcels carry a non ad valorem assessment of $0.00 on the certified tax roll, and a search of Florida's special district registry covering 2,090 active, 542 dissolved and 20 inactive districts returns no district for this community. Neighboring Pelican Marsh and Talis Park both have Community Development Districts. Grey Oaks does not.

What are property taxes like in Torino?

The median total annual tax bill across the Torino and Miramonte plat is $18,935, an effective rate of 0.72% of just value. The Grey Oaks community median bill is $20,537 across all 1,053 parcels.

Which fire district is Torino in?

Greater Naples Fire Rescue, at 2.0000 mills following an August 2025 voter referendum. Torino's total millage is 10.4020, against 9.4020 in the North Collier Fire portion of Grey Oaks and 9.0076 on the City of Naples side. The difference between the two unincorporated areas is one full mill.

Is Torino in the City of Naples or unincorporated Collier County?

Unincorporated Collier County. Only the Estuary and Moorings Park, 217 parcels on the western campus, sit inside the City of Naples. Torino is one of the 836 parcels outside the city limits, which determines its fire district, its building department and its sewer provider.

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

Because of Florida's Save Our Homes cap. A homesteaded owner's assessed value rises by no more than 3% or the change in the Consumer Price Index each year, whichever is lower, and when the home sells that cap resets to market value. Across Grey Oaks, 547 parcels carry a Save Our Homes benefit with a median of $1,449,024. Torino is the most heavily homesteaded neighborhood in the community at 67%, so a reset is the normal case here rather than the exception.

How many Torino owners live there full time?

67% of the combined Torino and Miramonte plat is homesteaded, and only 12% of owners carry an out of state mailing address. Both are the strongest figures in Grey Oaks. For comparison, Capistrano is 42% homesteaded and Terra Verde carries the community's highest out of state rate at 35%.

What flood zone is Torino in?

It is parcel specific and should be pulled for the specific address. Every point we sampled on Torino Way returned Zone AE. Community wide, 35.1% of Grey Oaks sits in a Special Flood Hazard Area and 64.9% in Zone X, with no V or VE zone anywhere. The governing map panel here is 12021C0392J, effective 8 February 2024, under FEMA community 120067, unincorporated Collier County.

Why is Torino in an AE zone when much of Grey Oaks is not?

Because of where the water is. The mapped high risk areas in Grey Oaks are not coastal surge areas pushing in from the Gulf. They follow the Gordon River corridor on the western flank and the interior lake and canal system that runs through Grey Oaks Drive, Miramonte, Torino, Traditions and Isle Royale. FEMA's own subtype field describes it as a combined riverine and coastal floodplain. Torino sits on the lake side of that system.

Do any Torino homes have a Letter of Map Amendment?

Yes, at least two. A Letter of Map Amendment was issued for 2118 Modena Court on 16 October 2012, and a Letter of Map Revision based on Fill was issued for 2169 Asti Court on 17 January 2018. Both removed the structure from the Special Flood Hazard Area. There are 21 such letters on file across Grey Oaks. Check whether the specific home you are buying already holds one before accepting a high risk insurance rating.

What evacuation zone is Torino in?

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

Did Torino flood during Hurricane Ian?

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

Is Torino safer from hurricanes than coastal Naples?

On surge and evacuation, meaningfully so: Zone C against Zone A for the coastal neighborhoods, and base flood elevations of 8.5 to 10.5 feet NAVD88 with sampled elevations on Torino Way at 9.5 feet. On wind, no. Measured against Florida's adopted ASCE 7-22 contours, Grey Oaks sits in the same 160 to 170 mile per hour design band as Old Naples. Collier County is outside the High Velocity Hurricane Zone but entirely inside the wind borne debris region, so opening protection is required.

Can I get Citizens insurance on a Torino home?

Almost certainly not. Citizens carries a statutory replacement cost cap of $700,000, and no Torino home approaches that. This is a private market neighborhood.

Does Torino have milestone inspection or reserve study requirements?

Those requirements apply to condominium and cooperative buildings. Torino is single family, with a neighborhood association rather than a condominium association and no condominium record on file with the state. We are not going to make a milestone or reserve study claim about Torino in either direction, because we did not verify building heights here from a primary source. Grey Oaks does sit inside Collier County's three mile saltwater buffer, which sets a 25 year first inspection clock rather than 30 where those requirements apply. The only Grey Oaks association currently recorded in Collier County's milestone program is L'Ermitage.

What schools does Torino zone to?

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

Does Torino include Grey Oaks Country Club membership?

Membership is mandatory, and the recorded Declaration is where it is written. Each owner must acquire and maintain an Equity Golf or Equity Sports membership for each home owned, under the Mandatory Membership Amendment re recorded as an exhibit to Instrument 6667205. Owners who held property before 1 June 2014 without a membership are grandfathered, but the exemption does not pass to a buyer: the declaration requires successors and assigns to maintain a membership. The club still publishes no fee, so we confirm your specific position and the current cost in writing before you contract.

Which golf courses can a Torino resident play?

All three. The Pine and Palm courses are on Torino's own eastern campus and the Estuary course is on the western campus across Airport-Pulling Road, but there is one membership and two campuses. No separate Estuary club entity exists in the Florida corporate record.

Do Sports members at Grey Oaks get to play golf?

Yes, seasonally. The club's 2026 Membership Guide gives Sports members unlimited golf privileges from May through October, with on course golf excluded November through April. The same seasonal structure appears in club materials from 2012.

How much does Grey Oaks Country Club membership cost?

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

Which gates does Torino use, and which is faster in season?

The eastern campus gates: Airport-Pulling Road staffed 24 hours, Livingston Road staffed 6am to 6pm, and Halstatt Drive unmanned. The fourth Grey Oaks gate, on Estuary Boulevard, belongs to the separately governed Estuary association across Airport-Pulling Road. In season use Livingston, which carries roughly two thirds the volume of the Airport-Pulling gate. County counts show Golden Gate Parkway west of Airport-Pulling running 26.5% to 36.9% heavier in the first quarter than the third. The constraint is hours: Livingston is staffed only 6am to 6pm.

How far is Torino from Fifth Avenue South and the beach?

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

Who provides water and sewer in Torino?

Water is City of Naples, including here in unincorporated Collier, with a 25% surcharge for out of city customers. Sewer is the Collier County Water-Sewer District, billed on the City of Naples bill, at $106.12 base plus $7.46 per thousand gallons with a 30,000 gallon cap. Reclaimed irrigation water reaches the Estuary only and does not serve Torino.

Can you rent a home in Torino?

The recorded master declaration sets a minimum lease term of six months and a maximum of twelve, community wide. Only the entire home may be leased, no sub leasing and no single rooms, the lease must reach the association at least 20 days before it begins, and an owner whose home is leased gives up use of the recreation and parking facilities for the term.

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

Is there new construction in Torino?

No. The roll records zero vacant residential parcels in Torino. The neighborhood was completed in 2017 and it was the last parcel the developer released in Grey Oaks. Any new construction here would be a replacement home on an existing lot.

Is Torino a good investment?

We are not going to give you an investment opinion dressed as a fact. What the record supports is this: Torino is the newest housing stock in the community, it carries the highest turnover rate and therefore the clearest comparable set, it is the most heavily owner occupied neighborhood behind these gates, and its last twelve months ran ahead of the community on both speed and sale to list ratio. It also carries a mapped flood exposure that much of the community does not, and it currently has two aged listings. Those are the facts on both sides.

What is the difference between Torino and Traditions?

Both were built by CC Homes in overlapping years. Traditions is 122 residences, comprising 62 villas and 60 coach home condominiums, delivered 2008 to 2015. Torino is 54 detached single family villas delivered 2007 to 2017. Over the last twelve months Traditions closed at a median of $2,275,000 and $731 per square foot; Torino closed at $3,325,000 and $1,065.

What is the difference between Torino and Miramonte?

They share a plat and are frequently reported as one neighborhood, but they are separate associations with separate streets. Miramonte is 36 larger homes on larger lots, at a median base area of 6,058 square feet and 0.32 acres, with a median just value of $3,634,338. Torino is 54 homes at a median base area of 3,940 square feet and 0.18 acres, with a median just value of $2,466,085.

Frequently Asked Questions for Sellers

What is my Torino home worth?

That depends on which of Torino's two build phases it sits in, its street, its lot and its condition. We prepare a full analysis from the recorded comparable set for Torino's four streets rather than from merged plat data or a Grey Oaks community average. Call Jesse McGreevy on (239) 898-6072.

Is now a good time to sell in Torino?

The last four closings ran at a median of $3,325,000, 30 days on market and 97.3% of list, all of which is ahead of the Grey Oaks community. The two listings currently in the neighborhood have been on the market 205 and 344 days. A correctly priced entry against two aged listings is a strong position. Whether it is the right time for you also depends on your tax basis and your next move, which is why we model portability before recommending a listing decision.

Why does the Torino and Miramonte plat merge hurt my valuation?

Because merged data includes Miramonte's 36 homes at a median base area of 6,058 square feet on 0.32 acre lots, against Torino's 3,940 square feet on 0.18 acres. A merged median describes neither neighborhood. Depending on which direction the error runs, it either overprices your villa and costs you months, or underprices it and costs you money.

How long will it take to sell my Torino home?

The last four Torino closings took 11, 30, 30 and 154 days. The median was 30, against 52 days community wide. But the two homes currently listed have been on the market 205 and 344 days. The distribution here is bimodal, and pricing is what decides which half you land in.

Should I worry that two homes are already listed in my neighborhood?

Two listings against four closings a year is six months of supply, which is more than Grey Oaks carries overall. But both have been listed more than six months, which means they are functioning as a price ceiling rather than as live competition. A well prepared listing priced to the recent closings rather than to the standing asks is in a strong position, and we will show you exactly where that price sits.

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

Florida's portability provision lets you transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. Torino is 67% homesteaded, the highest rate in Grey Oaks, so this applies to most owners here, and for a long tenured owner it is frequently the largest financial variable in the move.

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

It can, if it is not addressed. Across Grey Oaks the median Save Our Homes benefit is $1,449,024, and a buyer who discovers the reset late in a negotiation may reprice. We model the buyer's likely first year bill at the Greater Naples Fire millage of 10.4020 and put it in the listing materials, which turns a late objection into an early disclosure.

Should I renovate before selling?

In Torino, condition drives price directly. This is not the estate product where a share of demand is for the lot rather than the house. That said, the median land value on this plat is $1,382,494 against a median just value of $2,626,920, so the dirt is carrying more of the value than most sellers assume. We will tell you honestly which improvements this buyer pool pays for and which it does not.

How do you price a Torino home?

From the recorded sale history of Torino's four streets, adjusted for build phase, checked against the assessed value trend on the county roll, and stress tested against the two homes currently listed. We do not price from portal estimates and we do not price from merged plat data.

Does my build phase change my price?

Yes. The 2007 to 2011 homes run to roughly 5,559 square feet at the median and the 2012 to 2017 homes to roughly 4,124. Price per square foot is not transferable between the two phases without adjustment, and a comparable drawn from the wrong phase will mislead in either direction.

Do I need to disclose flood zone information?

Florida now requires flood disclosure on residential sales. Every point we sampled on Torino Way returned Zone AE, and the determination is parcel specific. If your structure holds one of the Letters of Map Amendment on file in this community, that is a documented selling point and it should be in the listing file rather than left for the buyer to discover.

My home is in a Special Flood Hazard Area. Does that hurt the price?

It affects the buyer's insurance cost, so it affects what they can pay. The more useful question is whether your specific structure already holds a Letter of Map Amendment, or could obtain one. Two Torino properties already have one, at 2118 Modena Court and 2169 Asti Court, and given that this neighborhood was filled and graded as a single development, that is a question worth asking rather than assuming.

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

FEMA's proposed Collier County maps entered a 90 day appeal period on 19 August 2026 and are expected to take effect around summer 2027. Whether a revision helps or hurts is parcel specific, and it matters more here than in the parts of Grey Oaks that currently read Zone X. We check the preliminary mapping against your parcel before advising on timing.

What documents will I need from my association?

An estoppel certificate from the Grey Oaks master association and from the Torino neighborhood association, the recorded Declaration and any amendments, and the current budget. We order these early rather than in the final two weeks, which removes the most common source of delay in a Grey Oaks closing.

Should I get an estoppel certificate before listing?

Yes. The Torino neighborhood assessment is not published anywhere, which means the first buyer who asks what the fees are will get either an accurate answer from an estoppel or a guess from a listing sheet. We prefer the first.

How do you market a Torino home?

Through the gates as much as through the portals. In a community that is 69% owner occupied overall and 67% homesteaded in Torino specifically, the most likely buyer is already inside these gates, already a club member, or already looking at this community by name. Broad syndication matters, and so does reaching the club membership, the adjacent Miramonte and Traditions owners, and the buyers who have already toured the two standing listings.

Who is the most likely buyer for my Torino home?

Historically, a full time or primarily resident owner. Torino carries the highest homestead rate and the lowest out of state ownership rate in Grey Oaks, which tells you the product has been bought as a primary residence rather than as a seasonal lock and leave. That shapes the timing, the showing pattern and the objections you will hear.

Do you charge for a valuation?

No. There is no cost and no obligation.

What if I am not ready to sell yet?

That is the most useful time to have the conversation. Understanding your Save Our Homes position, your portability, your build phase and where Torino sits against the rest of the community is worth doing well before a decision, not during one.

Do you recommend pre-listing inspections?

In a neighborhood built 2007 to 2017, usually yes on roof and opening protection, because those two variables drive the buyer's insurance quote and are the most common source of a renegotiation. The oldest Torino roofs are now at the age where carrier appetite narrows.

What is my home's land value versus improvement value?

The county roll separates them on every parcel. Across the Torino and Miramonte plat the median land value is $1,382,494 against a median just value of $2,626,920, so the land is carrying more than half. We will show you your specific split before you decide whether to invest in condition.

How do you handle a trust or estate sale?

More than half of Grey Oaks parcels are held in a trust, LLC or corporation, so this is the normal case here rather than the exception. We coordinate with your attorney on title, homestead status and the tax consequences of the transfer before listing.

What happens to my club membership when I sell?

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

Can you sell my home privately?

Yes, and in a neighborhood of 54 homes inside a community that turns over slowly, a targeted approach reaches a meaningful share of the likely buyer pool. We will discuss the trade off against open market exposure honestly, because quiet marketing usually costs price.

Who will actually handle my listing?

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

Your Local Real Estate Experts

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 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

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

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

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

We also publish a full community guide to Grey Oaks and an area guide to Naples, with dedicated guides to the Estuary at Grey Oaks and Traditions at Grey Oaks and further neighborhood guides to follow.

Sources

Collier County Property Appraiser certified real property tax roll, file date 29 August 2026 · Collier County recorded sales ledger with the property appraiser's qualified transfer flag, 1992 to 2026 · Collier County Clerk of the Circuit Court official records index · Collier County Clerk of the Circuit Court, Amended and Restated Declaration of Covenants, Instrument 6667205, OR Book 6456, Page 3364, recorded 10 April 2025 · Collier County Clerk of the Circuit Court, original Declaration of Covenants, OR Book 1697, Page 1167, 19 March 1992 · Collier County Clerk recorded plat "Torino and Miramonte" block and lot dedications · Collier County Clerk recorded plats, Plat Book 20, pages 30 to 37 · Florida Division of Corporations, Torino at Grey Oaks Neighborhood Association, Inc., document N04000008010, filed 16 August 2004 · Florida Division of Corporations, Miramonte at Grey Oaks Neighborhood Association, Inc., document N05000001850, filed 22 February 2005 · Florida Division of Corporations, Grey Oaks Property Owners' Association, Inc., document N48016, filed 23 March 1992 · Florida Division of Corporations, Grey Oaks Country Club, Inc., document V30984, filed 23 April 1992 · Florida Division of Corporations, Grey Oaks Country Club, Ltd., document A32901, filed 29 April 1992 · Florida Division of Corporations, Halstatt, LLC, document M12000005850 · Florida Division of Corporations, Halstatt Real Estate Partners, LLC · Florida Department of Business and Professional Regulation condominium and cooperative filings · Florida Department of Business and Professional Regulation milestone inspection and structural integrity reserve study records · Grey Oaks Property Owners' Association resident portal, assessment schedule and neighborhood association roster · Grey Oaks Property Owners' Association community contacts and management directory · Estuary at Grey Oaks Property Owners' Association resident portal · Grey Oaks Country Club membership materials and 2026 Membership Guide · Grey Oaks Country Club GO Forward 2026 strategic financial and capital plan · Grey Oaks Country Club Amended and Restated Articles of Incorporation, 2019 · Platinum Clubs of America national rankings, 2019 to 2024 · Grey Oaks Realty developer press release, 31 May 2015, "Last Two Neighborhoods at Grey Oaks Country Club Near Sellout" · Grey Oaks Realty developer press release, 5 June 2015, "The Last Hurrah" · Grey Oaks Realty developer press release, 28 June 2015, "Move-In Ready Villas Planned for Torino at Grey Oaks" · Grey Oaks Realty developer press release, 7 August 2015, "Limited Opportunities Remaining in Torino at Grey Oaks Country Club" · Grey Oaks developer press release, 27 August 2012, Torino and Miramonte plan pricing · CC Homes completed communities record · Collier County Ordinance 07-40, Grey Oaks/Halstatt Master Planned Unit Development, as amended · Collier County Ordinance 2026-12, adopted 28 April 2026 · Collier County Land Development Code Appendix F planned unit development list · Collier County Growth Management Department planned unit development master list · Development of Regional Impact DRI-89-1 "Halstatt" · South Florida Water Management District environmental resource permit 11-90024-S, issued 14 November 1989 · Collier County adopted fiscal 2026 budget and millage resolution · Collier County Department of Revenue taxing authority and millage area schedules · Greater Naples Fire Rescue District approved budget and 2025 referendum record · North Collier Fire Control and Rescue District records · Florida Department of Commerce Special District Accountability Program registry · Collier County special district records · FEMA Map Service Center and National Flood Hazard Layer, panel 12021C0392J, effective 8 February 2024 · FEMA Flood Insurance Rate Map panel 12021C0384J, effective 8 February 2024 · FEMA Letter of Map Amendment case record 13-04-0393A, 2118 Modena Court, 16 October 2012 · FEMA Letter of Map Revision based on Fill case record 18-04-0997A, 2169 Asti Court, 17 January 2018 · FEMA Letters of Map Amendment case records for Collier County · FEMA Collier County flood map revision Project 16-04-1501S · Florida Division of Emergency Management storm surge evacuation zones · National Weather Service Miami post storm reports for Hurricane Ian and Hurricane Irma · NOAA Tides and Currents, Naples gauge · United States Geological Survey 3DEP elevation data · Florida Building Commission ASCE 7-22 ultimate design wind speed contours · Florida Statutes 553.899 and 627.714 · Florida Statutes Chapter 718 and Chapter 720 · Citizens Property Insurance Corporation statutory eligibility provisions · Collier County Public Schools 2026 to 2027 attendance zone geometry · Florida Department of Education school grades · City of Naples utility rate schedule 2026 · City of Naples ArcGIS utility service area layers · Collier County Water-Sewer District rate schedule · Collier County traffic count station data · Collier Metropolitan Planning Organization 2050 Long Range Transportation Plan · Naples Airport Authority monthly noise reports · Southwest Florida MLS Matrix closed and active listing records, Development Name Grey Oaks, pulled 13 September 2026 · Gulfshore Life, July 2023 · Naples Daily News archives, 2010 and 2013 · Business Observer, 11 June 2011 · Florida Real Estate Commission licensure records