Traditions at Grey Oaks

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

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

Traditions is the neighborhood inside Grey Oaks that almost every published page gets structurally wrong, and the error is not a small one. Traditions is not one neighborhood. It is two separate legal entities that share a name, a gate and a set of streets, and that differ in almost everything a buyer or a seller actually cares about: form of ownership, size, price, turnover rate, and what your quarterly bill covers. A page that treats Traditions as a single thing will misprice your home in one direction or the other.

We took a different approach. Before writing a word about Naples lifestyle, we pulled the Collier County certified tax roll, the Florida Division of Corporations record for both associations, the state condominium filings, the master association's own resident portal, the FEMA flood layer, the school district's zoning geometry and the developer's own dated press releases. Every number below traces to one of those records. Where a record is silent, we say it is silent instead of filling the gap.

That 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 Traditions villa or coach home, we are not working from a portal estimate. We are working from the recorded sale of every comparable residence in the enclave, and from the recorded sale of every comparable residence in the eighteen other Grey Oaks neighborhoods that surround it.

★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review

Key Takeaways

• Traditions is two legal entities, not one. The Villas of Traditions at Grey Oaks Homeowners Association governs 62 single family villas. Traditions, The Golf Residences at Grey Oaks Condominium Association governs 60 coach home condominiums. Both are managed by Sentry Management.
• 122 residences were built. The county roll records 122 structures across the two plats, the master association's roster publishes 62 plus 60, and the developer's own 2015 statement describes an enclave of 62 single family villas and 60 coach homes. Three independent records, one answer.
• The neighborhood was delivered between 2008 and 2015. The coach homes came first, the villas followed, and all 62 villas sold, built and closed within 38 months of the first model opening.
• The combined 2016 to 2026 median qualified sale is $1,615,000, with a mean of $1,651,609 and a high of $3,950,000, across 89 qualified sales. That transaction count is exceeded by only one other Grey Oaks neighborhood, which makes Traditions one of the most liquid ways into this community.
• The combined median just value is $2,202,496 and the median annual tax bill is $13,110, an effective rate of 0.60%, among the lowest effective rates in Grey Oaks.
• There is no Community Development District. All 1,053 Grey Oaks parcels carry a non ad valorem assessment of $0.00.
• The Grey Oaks master association fee is $1,509 per quarter, or $6,036 a year, and it covers Comcast cable, high speed internet and ADT alarm monitoring. Traditions owners also pay a neighborhood assessment that is not published centrally, and coach home owners pay condominium assessments on top of that.
• Ten of the 21 Letters of Map Amendment on file across Grey Oaks are Traditions cases, and the most recent determination anywhere in the community, dated 18 June 2026, is a Traditions villa on Traditions Court.
• Traditions is unincorporated Collier County, not City of Naples, and it sits on the eastern campus served by the Pine and Palm courses and the 62,000 square foot main clubhouse.
• 65% of Traditions parcels are homesteaded and 18% carry an out of state mailing address, which makes this a genuinely resident neighborhood rather than a seasonal one.

Table of Contents

1. Traditions at a Glance
2. Villas or Coach Homes, and How to Choose
3. Market Snapshot and Price History
4. How Traditions Was Built
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. Schools
10. Getting Around
11. What Is Coming Nearby
12. How Traditions Compares Inside Grey Oaks
13. Selling a Traditions Home
14. Buying in Traditions
15. Frequently Asked Questions
16. Frequently Asked Questions for Sellers
17. Your Local Real Estate Experts

Traditions at a Glance

Traditions occupies the last residential parcel the Grey Oaks developer platted on the eastern campus, and it is entirely inside unincorporated Collier County. Its addresses carry the 34105 ZIP code, and its residents pass through the same three Grey Oaks gates as every other eastern campus neighborhood.

The figures below come from the Collier County Property Appraiser's certified tax roll, file date 29 August 2026, combining both Traditions plats.

The streets

The two associations occupy separate but interlocking plats, and the street list is the cleanest way to tell them apart on the ground.

Note that Residence Circle carries both products. The lower address range on Residence Circle is villa, the upper range is coach home. That single street is where most of the confusion in published material about Traditions begins, and it is why a comparable set assembled by street name alone will be wrong.

The 122 figure, and where a different number comes from

A developer figure of 139 residences circulates in connection with Traditions. It describes the parcels acquired in the 2011 transaction, and the developer's own description of that acquisition notes it included partially completed units and developed pads rather than finished homes. The distinction matters: a count of what was purchased in a distressed transaction is not a count of what stands today.

The built count is 122. The Collier County certified roll records 122 structures across the two Traditions plats. The master association's own roster publishes 62 units for the Villas of Traditions and 60 for the Traditions Coach Homes. The developer's own statement in May 2015 described the neighborhood as an enclave of 62 single family villas and 60 coach homes. Three independent records, one answer, and no reconciliation needed.

Villas or Coach Homes, and How to Choose

This is the decision that actually faces a Traditions buyer, and no published page we found addresses it with real data on both sides. Here is that data.

A note on the square footage figures. The roll's base area includes garage, lanai and other covered space. It is not air conditioned living area and it runs materially larger than the living area a listing will quote. Treat it as a consistent relative index across the two products rather than as a marketing number.

What the numbers actually say

The villas are the larger, newer, more expensive half. Median roll base area is 4,386 square feet against 3,046 for the coach homes, a difference of roughly 44%. Median just value is $2,664,310 against $1,714,562. The villas were built in a compressed three year window from 2012 to 2015, which means the entire villa stock is the same generation of construction, with the same era of roof, the same era of opening protection and the same era of mechanical systems. For an insurance quote, that uniformity is genuinely useful.

The coach homes are the more liquid half by a wide margin. Fifty six qualified sales across 60 residences between 2016 and 2026 is close to a complete turnover of the enclave inside eleven years. The villas recorded 33 sales across 62 residences over the same period. If you are buying, the coach homes give you a far deeper comparable set and a far better chance that something is available when you want it. If you are selling a coach home, you have more comparables and also more competition.

The coach homes have the longer build history. Delivery began in 2008, paused through the downturn, and resumed after the 2011 recapitalization. That means the coach home stock spans two construction eras separated by a recession. Two coach homes on the same street can have a seven year age difference. Ask for the year built on the specific unit rather than for the neighborhood.

The ownership form is the real fork in the road. A villa is fee simple single family under a homeowners association. A coach home is a condominium unit, which means the association owns the building envelope, insures it, and levies assessments to maintain it. That is not better or worse. It is a different set of questions, a different set of documents at closing, and a different reserve conversation.

Who each product suits

The villas suit a buyer who wants a private lot, a private pool, and the ability to make exterior decisions within the neighborhood's architectural framework, at a price that is still roughly a third of a Grey Oaks estate home. The median villa sale of $1,650,000 across the last decade buys the same three gates, the same club campus and the same school zoning as a $5 million estate on Canna Way.

The coach homes suit a buyer who wants the lowest maintenance obligation available inside Grey Oaks at anything above the Terra Verde entry tier, wants the building envelope to be somebody else's problem, and values liquidity. At a decade median of $1,187,500, this is one of the two or three genuine entry points into the community, and it is by some distance the most actively traded.

Market Snapshot and Price History

Collier County records every deed transfer and the property appraiser flags which transfers were arm's length and usable for valuation. That makes it possible to reconstruct the price history of Traditions from primary record rather than from a market report.

Between 2016 and 2026, Traditions recorded 89 qualified arm's length sales across its two associations. The median was $1,615,000, the mean $1,651,609, and the highest $3,950,000.

The highest recorded qualified sale in the neighborhood is $3,950,000 on Residence Circle, recorded 12 December 2025.

Why the liquidity matters more than the median

Across all of Grey Oaks there are roughly 900 homes and only 28 to 46 qualified sales in each of the last five years. That is a slow market by design. Against that backdrop, 89 qualified sales in eleven years from a 122 home enclave is exceptional. Only the Estuary at Grey Oaks, with 110 sales across 175 homes, recorded more.

Two practical consequences follow.

For a buyer, this is where the community is actually purchasable. In neighborhoods where 18 or 20 homes have produced seven or ten sales in a decade, waiting for the right property is a multi year exercise. In Traditions, and particularly in the coach homes, inventory refreshes.

For a seller, the comparable set is real. A Traditions valuation is not an exercise in extrapolating from three stale sales. There is a genuine dataset behind it, which means a well supported price is defensible and a poorly supported one is easy for a buyer's agent to dismantle.

The developer's own price record

Because the developer published dated prices in its own press releases, and those releases were archived, the appreciation story for Traditions can be traced from the launch price rather than estimated backwards.

That table contains the whole story of the neighborhood in five rows. The coach homes launched into the peak of the previous cycle at over a million dollars, the project stalled, the parcels changed hands in 2011, and the product was relaunched in 2012 at roughly half the original release price. Against a 2016 to 2026 median of $1,187,500 for a coach home and $1,650,000 for a villa, the recovery from those 2012 relaunch prices is straightforward to state and, unusually, straightforward to source.

Where Traditions sits in the wider Grey Oaks curve

For context, the community as a whole recorded 1,984 qualified arm's length sales between 1992 and 2026. Its median qualified sale was $329,000 in 1993, $1,500,000 in 2015 as Traditions completed, and $4,555,000 in 2026 to date. The Grey Oaks median has moved far above the Traditions median because the community's estate tier has re-rated sharply. That divergence is the reason a Traditions valuation must be built from Traditions sales, not from a Grey Oaks average.

Live Market Snapshot, September 2026

Pulled from the Southwest Florida MLS on 13 September 2026, scoped to Development Name GREY OAKS and filtered to Traditions.

The seven closings, in full

Traditions is the fastest moving neighborhood in Grey Oaks

A median of 8 days on market is the shortest in the community, against 52 days community wide, and two of the seven sales went under contract in a week or less. One closed with zero days on market.

Price per square foot is the other half of the story. At $731, Traditions sits roughly 29% below the Grey Oaks median of $1,024. That combination, fast absorption at the lowest price per foot in the community, is what an entry point into a club community looks like in practice: the product that clears quickest is the product that is most affordable relative to what it buys.

The villa and coach home split is visible in the numbers. The two villa sales closed at $3,950,000 and $3,250,000; the five coach home sales ran from $1,750,000 to $2,475,000. A buyer choosing between the two is choosing between roughly a million and a half dollars of price and a different form of ownership, since the coach homes are condominium and the villas are not.

Three homes are currently listed, at $4,499,000 and $2,950,000 on Residence Circle and $3,900,000 on Aberdeen Court. Against seven closings a year that is roughly 5.1 months of inventory, notably looser than the community's 2.3 months and the softest supply position of any Grey Oaks neighborhood we measured.

How Traditions Was Built

Traditions has a more interesting development history than any other Grey Oaks neighborhood, because it is the only one that was planned, stalled, sold, recapitalized and finished by a different owner than the one that started it.

The parcel was not originally residential

In November 2006 Grey Oaks Development announced the sale of the final 37 plus acre parcel in the community to Landmark Development Group. The parcel had a different destiny on paper. Grey Oaks Development's president at the time, Tom Sansbury, described it publicly: the parcel "was originally approved for in excess of 1 million square feet of commercial, office and retail use in the Grey Oaks Development of Regional Impact," and the change to residential "was subsequently approved by Collier County."

That is the single most surprising fact about Traditions. The land under these 122 homes was entitled for over a million square feet of commercial floor area, and the community's last residential neighborhood exists because that entitlement was converted. It was also the sixth project between Landmark Development Group and Grey Oaks since 1998, following Avila, Venezia, Isla Vista, Miramonte and Torino.

The 2006 announcement described a coach home neighborhood of 180 residences. What was actually built is 122, in two associations, over nine years and two ownership groups.

The 2006 launch

Traditions, The Golf Residences at Grey Oaks was released for sale in January 2006, offering four floor plan choices from $1,000,000. The developer's release stated that a Grey Oaks Country Club resident equity golf membership was included with each Traditions property at that time. That was the 2006 offer and it should be read as a historical fact about the launch rather than as a current statement of what conveys today, which is a question to confirm in writing with the club for any specific transaction.

The coach home models were designed by the Newport Companies. The largest plan, the Prestwick, ran to roughly 4,000 square feet and was priced from $1,150,000, with a furnished model at $1,745,000. The two core plans were the Pinehurst on the first floor at 2,557 square feet and the Riviera on the second floor at 3,170 square feet. The villa models carried the names Alegria, Bregante and Carillo.

The original developer entity was LDG South II, LLC, Florida document L05000016626, filed in 2005 and now inactive.

The stall and the recapitalization

The market broke, and Traditions stopped. The state condominium record captures what happened next with unusual precision. The condominium project, Florida filing PR73901, was approved and recorded with a licensure date of 14 June 2006, and it carries a Bulk Assignee qualification effective 6 September 2011. A bulk assignee filing is what a lender or successor owner makes when it takes over a stalled condominium from the original developer. The subsequent developer of record, CCC Traditions LLC, was approved on 15 August 2011.

The corporate side matches. In 2011 the Halstatt Partnership and The Codina-Carr Company acquired the Traditions parcels, and Halstatt Real Estate Partners, LLC was incorporated on 17 February 2011. The developer's own portfolio describes Traditions as the first official investment under the Halstatt Real Estate Partners platform, and records that it harvested the final home within the development in June 2017. The vertical builder was CC Homes, the Codina Carr partnership, whose own completed communities list carries Traditions at Grey Oaks as sold out.

The finish, 2012 to 2015

On 14 August 2012 ground was broken on 28 new coach homes in seven buildings, with pre-construction pricing at $580,000 for a first floor residence and $650,000 for a second floor residence. At that date 32 of the original coach homes had been completed and sold. The joint venture was described publicly as Halstatt Partnership and CC Devco.

The villas ran fast. The developer's own statement in May 2015 records that all 62 of the Traditions villas were sold, built and closed within 38 months after the first model opening. The final coach homes were completed in July 2015. In June 2015 the developer described Traditions and Torino as the last two neighborhoods to be developed at Grey Oaks, and by the end of that summer the community's development story was effectively over.

Why the built form split into two associations

The condominium filings explain something that is otherwise puzzling: why one marketed neighborhood ended up as two legal entities.

The Traditions condominium was filed in paired A and B phases, each of four units. Fifteen phases were approved, which records 60 condominium units. The remaining phases expired and were never recorded as condominium. That undeveloped balance became the Villas of Traditions, platted and sold as fee simple single family homes under a homeowners association rather than as condominium units.

In other words, the villa half of Traditions exists in its current legal form because the condominium plan was not completed as originally filed. The 2011 owners finished the site as detached villas instead. That is why the two halves share a name, share streets, and are nonetheless governed under two completely different chapters of Florida law.

What It Costs to Own Here

This is the question published material handles worst about Grey Oaks generally and about Traditions specifically, so we went to the associations and to the state record directly.

The master association assessment

The master fee is published by the association itself on its own resident portal, and it is not a bare fee. From the association's own material, it covers:

• Comcast cable television bundle
• High speed internet service
• ADT alarm monitoring
• Gated security at three gates
• Irrigation through Grey Oaks Irrigation Services
• Household trash collection Monday and Thursday
• Recycling Monday and bulk pickup Monday
• The Paws Park dog park
• Design review committee architectural review

When you compare a Traditions carrying cost against a community with a lower headline assessment, check what that headline covers before concluding it is cheaper. Cable, internet and alarm monitoring alone are a meaningful annual number in most households.

The neighborhood assessment, and why we will not estimate it

Traditions owners pay a second assessment to their own neighborhood association, and that figure is not published centrally.

We looked hard for it. The five management companies serving Grey Oaks neighborhoods publish no community fee pages. The association platform used by the master association hosts only two Grey Oaks community sites, and none for the individual neighborhoods. The state condominium and homeowners association records carry registration and regulatory fee data, not owner assessments. Archived captures of the association's historical websites contain no budget or fee document. Claims of lien recorded in the county's official records would state a delinquent amount, but the public index does not carry dollar figures.

Figures do circulate. They circulate on pages that also publish a master assessment which contradicts the association's own current published figure, which tells you those numbers are from an earlier year. We will not publish a neighborhood assessment we cannot attribute to a current primary source.

What we will do instead is get you the real number. For any specific Traditions address, we obtain the exact current assessment through an estoppel certificate from the association. That is a statutory document, it binds the association to the figures it states, and it takes days rather than guesswork.

Coach home owners pay a third layer

An owner in the Traditions Golf Residences pays the master assessment, the neighborhood association assessment, and condominium assessments that fund the building envelope and the association's property insurance. That third layer is the structural difference between a coach home and a villa in carrying cost terms, and it is also what removes exterior maintenance and building insurance from the owner's personal responsibility.

Club dues are separate again

Grey Oaks Country Club dues are levied by the club, not by any association. Conflating the two is the single most common error in published material about the cost of living in this community, and it is the mechanism behind the widely repeated claim that Grey Oaks association fees run five figures. The master association's own published figure is $1,509 per quarter.

The estoppel certificate, and the rules that protect you

Because the neighborhood assessment is only obtainable by estoppel, it is worth knowing exactly how that process works. The Villas of Traditions is governed by Florida Statute 720.30851 as a homeowners association. The Traditions Golf Residences is governed by Florida Statute 718.116(8) as a condominium. The fee ladder is the same.

Aggregate caps apply where one owner holds multiple parcels: $750 for 25 parcels or fewer, $1,000 for 26 to 50, $1,500 for 51 to 100, and $2,500 above 100. The state's next scheduled adjustment to these figures is due by 1 July 2027.

Four rules in the statute are worth knowing because they are routinely not enforced by the parties who benefit from them:

• The association has 10 business days to deliver the certificate, and if it misses that deadline no fee may be charged.
• The certificate is effective for 30 days, or 35 days if delivered by regular mail.
• No fee may be charged for an amended certificate.
• The association waives any amount owed above what the certificate states.

That last rule is the one that matters most in a transaction. A correctly ordered estoppel is not an administrative formality. It is a cap on your exposure.

One compliance note worth recording. The statute requires each association to designate on its website a person or entity with a street or email address for receipt of estoppel requests. Neither the Grey Oaks master association's public site nor the Estuary's designates one. Both publish only a general phone number and a management company resident services line. In practice this means an estoppel order placed by a buyer without help frequently goes to the wrong place and the 10 business day clock never starts.

There is no CDD

Every one of the 1,053 Grey Oaks parcels carries a non ad valorem assessment of $0.00, and that includes all 130 Traditions parcels.

This is confirmed four independent ways: the certified roll shows zero non ad valorem assessment across the community; a search of Florida's special district registry covering 2,090 active, 542 dissolved and 20 inactive districts returns no district for this community; Collier County's 54 active special districts do not include one for Grey Oaks, although neighboring Pelican Marsh and Talis Park both do carry Community Development Districts; and the water management record shows the stormwater system is permitted to and maintained by private associations rather than by a district.

The practical meaning for a Traditions buyer is direct. In a CDD community, you inherit a share of bond debt collected annually on the tax bill, frequently for twenty or thirty years. At Traditions there is no such line on the bill. When you compare a Traditions coach home at a $1.19 million decade median against a similarly priced villa or coach home in a CDD community, the association fee is not the only line that differs. Read the non ad valorem section of the comparison property's tax bill.

Property Taxes and the Save Our Homes Reset

What a Traditions tax bill looks like

The median total annual tax bill across the Traditions parcels is $13,110, against a median just value of $2,202,496. That is an effective rate of 0.60%, and it is among the lowest effective rates of any neighborhood in Grey Oaks.

For context, here is how the effective rate compares across the community, all measured from the same certified roll.

Why the Traditions effective rate is low

Two things drive it, and they compound.

First, Traditions is heavily homesteaded. At 65% of parcels, Traditions runs close to the community's overall homestead rate and well above the more seasonal enclaves. A homesteaded owner pays tax on a capped assessed value, not on market value, and the longer the tenure the wider that gap becomes.

Second, Traditions homesteads have been in place since delivery. Because the neighborhood completed between 2008 and 2015, a Traditions owner who bought from the developer and homesteaded immediately has now carried the cap for ten to eighteen years. That is long enough for the cap to bite meaningfully, and the roll shows it in the effective rate.

The millage that applies

Traditions sits in millage area 116 in unincorporated Collier County. That means:

• No municipal millage. Traditions is not inside the City of Naples and pays no city levy.
• Greater Naples Fire Rescue District at 2.0000 mills, following an August 2025 voter referendum.
• The unincorporated area general fund municipal service taxing district at 0.6844 mills, which is the Florida Department of Revenue's code 65 levy. City of Naples parcels inside Grey Oaks do not pay it. The 836 unincorporated parcels, including all of Traditions, do.
• Countywide levies of 3.0107 general fund, 0.0246 water pollution control and 0.2096 Conservation Collier.

Collier County's fiscal 2026 aggregate millage is 3.7675 against a rolled back rate of 3.5870, a 5.03% increase, on a countywide taxable value of $164.9 billion.

The Save Our Homes reset, and why it changes 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 market value and capped assessed value becomes large, and 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 has two consequences that point in opposite directions.

For a buyer. When a long held Traditions home sells, the cap resets. The new assessed value is the market value your purchase established, and your tax bill in the first full year can be materially higher than the seller's was on the same house. The seller's current bill is not a forecast of yours. Budget from the assessed value your purchase will create, at the millage that applies on the eastern campus, and do the arithmetic before you make an offer rather than after you receive your first TRIM notice.

This matters more at Traditions than at first appears, precisely because the neighborhood is so heavily homesteaded and so many of those homesteads date to the original delivery. A high homestead rate is a good sign about the neighborhood and a warning sign about your first tax bill, at the same time.

For a seller. The same arithmetic explains why some long tenured owners hesitate to move within Florida, and why portability matters. A homesteaded seller can transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. For an owner who has held a Traditions villa or coach home since delivery, portability is frequently the single largest financial variable in the next move, and it should be modeled before the listing decision, not after the closing.

Club Access, Golf and Amenities

Traditions is served by the Grey Oaks eastern campus. That means the 62,000 square foot main clubhouse at 2400 Grey Oaks Drive North and the two eastern courses, Pine and Palm.

The club structure

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

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

There is one membership and two campuses. Equity members reach both the Grey Oaks clubhouse and courses on the eastern campus and the Estuary clubhouse and course on the western campus. No separate Estuary club entity exists in the Florida corporate record.

The Pine course

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

Andrew Green is the architect behind recent restoration work at Oak Hill, Inverness and Congressional, which places Pine in unusually good company for a residential club course. For a Traditions owner, the practical point is that the nearer of the two eastern courses was rebuilt to a national standard eight years after the neighborhood completed, at no capital cost embedded in the purchase price of a resale home.

The Palm course

Palm was designed by Clifton, Ezell and Clifton and built in two stages, the front nine in 1997 and the back nine in 1999, and was later redesigned by Tim Liddy. It plays 6,882 yards and is the more forgiving of the two eastern courses.

Membership categories

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

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

What membership costs, and what we will not tell you

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

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

One structural feature explains a great deal about how this club behaves: membership refunds run on a "three for two" basis under the bylaws, funded from new member sales at a defined ratio. The club reports having refunded over $50 million in ten years and having honored the arrangement for 28 years.

The club's capital position

The club discloses its own financial position in member facing documents, and it is unusually healthy for a club of this age: peak debt of $33 million in fiscal 2017 with a stated path to debt free by fiscal 2027, an asset base of approximately $75 million and a capital reserve of $7 million. The 2015 Master Club Improvement Plan ran to $30 million. The GO Forward 2026 plan totals $17.4 million, comprising the Pine course renovation at $15 million, racquets at $950,000, the short game area at $241,000, the Estuary kitchen at $450,000 and parking at $750,000. A wellness enhancement in 2024 added over $1 million.

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

The Traditions amenity, which most pages miss

Traditions is one of the few Grey Oaks neighborhoods that owns amenity ground of its own rather than relying entirely on the club.

The county roll shows it. Of the 70 parcels in the Villas of Traditions plat, 62 carry a residence, four are recorded as outdoor recreation parcels and two are lake parcels. Four recreation parcels inside a 62 home enclave is the tax roll's fingerprint of a neighborhood that built and holds its own recreational facilities. That is a meaningful lifestyle difference from a neighborhood whose only pool is the club's, and it is a meaningful budget difference too, because those parcels are maintained by the neighborhood association out of the assessment.

Flood, Elevation and Storm History

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

The mapping

Traditions is in FEMA community 120067, unincorporated Collier County, on Flood Insurance Rate Map panel 12021C0392J, effective 8 February 2024.

Across Grey Oaks as a whole, measured by sampling points against the National Flood Hazard Layer:

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

Within Traditions specifically, the sampled points on Traditions Court returned Zone AE, with a measured median ground elevation of 9.4 feet NAVD88. The Special Flood Hazard Areas in this community follow the Gordon River corridor and the interior lake and canal system rather than any coastal exposure, and the flood layer's own subtype field describes them as a combined riverine and coastal floodplain.

It is not accurate to say Grey Oaks is not in a flood zone, and it is not accurate to say Traditions is not in one. The determination is parcel specific and it varies inside the neighborhood. Ask for the determination on the specific address.

Base flood elevations

Base flood elevations inside Grey Oaks run 8.5 to 10.5 feet NAVD88. In the AE portions of the community they are generally 9.0 to 9.5 feet, and the measured natural ground in those same areas runs 9.1 to 10.3 feet. That relationship, ground at or above the base flood elevation, is the reason this community produces so many map amendments.

Note also that Collier County requires new machinery, including air conditioning equipment and generators, to be elevated to the base flood elevation plus one foot. That is a live consideration on any equipment replacement at a Traditions address.

The Letters of Map Amendment, and this is the Traditions story

There are 21 Letters of Map Amendment and Map Revision on file across Grey Oaks. Ten of them are Traditions cases.

The most recent map change determination anywhere in Grey Oaks is a Traditions villa, dated 18 June 2026, on Traditions Court.

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. Ten separate determinations inside one 122 home enclave tell you something specific: in Traditions, the mapped floodplain and the actual ground repeatedly disagree in the owner's favor.

This is the single most under-asked question in a Traditions transaction. If you are buying an AE mapped Traditions property, ask whether a map amendment already exists on it before you accept a lender mandated flood policy priced at Special Flood Hazard Area rates. Each determination is retrievable from the FEMA Map Service Center by case number, and where none exists, an application is free to make. Note the usual outcome here: a determination that removes the structure from the high risk area may leave part of the lot inside it.

Evacuation zone

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

Traditions is in storm surge evacuation Zone C. For comparison, 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. 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 the 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. That is a relevant data point for a neighborhood built between 2008 and 2015 to post 2004 code, with screened lanais and pool cages as the most exposed elements.

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

The wind finding that does not favor Traditions

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.

The community holds a substantial flood and surge advantage over the coastal neighborhoods. It holds essentially no wind design advantage. What Traditions does hold is a build era advantage: every residence here was permitted after the modern Florida Building Code was fully in force, which is a different and more useful thing than a lower design wind speed.

Collier County is confirmed outside the High Velocity Hurricane Zone, which applies only to Miami-Dade and Broward. It is, however, entirely inside the wind borne debris region, so opening protection is required.

Insurance reality

A Traditions 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 with a combined median just value of $2,202,496 essentially nothing here falls below it. 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 we will tell you is what drives the number:

• Roof age and material. The most significant single underwriting variable in Florida today. Traditions roofs date from 2008 to 2015 originally, which puts the earliest coach home roofs at eighteen years old and the newest villa roofs at eleven.
• Opening protection. Impact glass or code approved shutters throughout, versus partial or none.
• Wind mitigation credits. Commission a current wind mitigation inspection before you shop coverage, not after.
• Flood, separately. Whether the parcel is in the mapped high risk area, and whether it holds one of the ten Traditions map amendments.
• For coach home owners, loss assessment coverage. Florida Statute 627.714 sets a statutory minimum of $2,000, and it contains a trap worth knowing. The applicable limit is the one in force the day before the occurrence. Increasing your loss assessment limit after a storm is forecast does not help you.

Milestone inspections and structural integrity reserve studies

This is a genuine question for a coach home buyer, and the honest answer is that we will tell you the law and the recorded facts and then tell you to ask the association.

Florida Statute 553.899 requires a milestone inspection of a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership, by 31 December of the year in which the building reaches 30 years of age. The statute separately allows a local enforcement agency to determine that local circumstances, including proximity to salt water, require the first inspection at 25 years of age instead. The statute contains no distance figure of its own; the three mile line is a local Collier County implementation.

Grey Oaks sits inside Collier County's three mile saltwater buffer, which means a 25 year first inspection clock rather than 30. The statute also provides that it does not apply to a single family, two family, three family or four family dwelling with three or fewer habitable stories above ground.

Here is what is recorded. The Traditions Golf Residences is a condominium, Florida document N08000000569, state condominium project PR73901, with 60 units recorded across fifteen approved paired phases. The Villas of Traditions is a homeowners association, not a condominium, Florida document N12000002008, with no state condominium project record. Of the three Grey Oaks condominium associations, only L'Ermitage is currently recorded in Collier County's milestone program, with a status of cycle completed, next inspection due 2035, and a structural integrity reserve study on file.

We have deliberately made no claim about whether the Traditions Golf Residences buildings fall inside or outside the milestone requirement, because we could not verify their height from a primary source and a wrong claim either way is worse than no claim at all. If you are buying a Traditions coach home, ask the association directly for its milestone inspection status and its structural integrity reserve study status, in writing, before you go hard on your deposit. We do this on every coach home purchase we handle.

Schools

Traditions addresses zone to three schools, and we verified this rather than assuming it. The school district's own 2026 to 2027 zoning geometry was extracted and tested against ten addresses spread across the eastern campus, the Estuary and Moorings Park. All ten returned the same three schools.

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

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

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

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.

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

Getting Around

Traditions uses the same three eastern campus gates as every other neighborhood on this side of the community.

Drive times below were computed by road routing from the main gate rather than estimated from straight line distance.

The seasonality nobody quantifies

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

There is a practical consequence for a Traditions resident. The Livingston Road gate carries roughly two thirds the volume of the Airport-Pulling gate, which makes it the better in season exit. Between January and April that is a daily difference, and it is the sort of operational detail that never appears in published material about a community and matters every single morning. The trade off is the hours: Livingston is staffed 6am to 6pm, so a late return means the main gate.

What Is Coming Nearby

Buyers want to know what will change around them, and this is the section almost universally missing from neighborhood pages.

Roads: less than you may have heard

No county or state road construction project touches the Grey Oaks frontage. The Airport Road widening frequently associated with this area is the Vanderbilt Beach Road to Immokalee Road segment, four to five miles north, and it does not affect the community's entrances.

Looking further out, the adopted 2050 Long Range Transportation Plan Needs Plan carries a Golden Gate Parkway overpass over Livingston Road and an intersection improvement at Airport-Pulling and Golden Gate Parkway. These are identified needs rather than funded projects, and their funding status is unverified. The I-75 project in the corridor remains in a design and public involvement phase, with no construction date set as of a public meeting held at the end of August 2026.

The airport, addressed honestly

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

The community sits outside the airport's DNL 60 noise contour. For scale, the countywide population inside DNL 60 or above is 97 persons across 46 housing units, against 919 Grey Oaks homes.

But it is not silent, and the airport's own records show it. In the airport's noise complaint table for May 2025 to April 2026, Grey Oaks appears with 2 households filing 48 comments, out of 6,821 countywide.

Traffic is rising. The airport recorded 54,216 jet operations, up 8% year over year, and 127,172 total operations, up 1.5%. Curfew compliance runs at 98.2%, and non exempt curfew flights have fallen 26% in two years. And the airport is staying. The Naples Airport Authority board voted 3 to 1 on 19 June 2025 to end the relocation study, finding it not financially feasible and unsupported by the county.

Our honest read: aircraft noise at Traditions is real but modest, it varies with wind direction and runway use, and it is a question to answer with your own ears on a weekday morning in February rather than from any page, including this one.

Development

Collier County Ordinance 2026-12, adopted 28 April 2026, raised the permitted floor area ratio for assisted living from 0.45 to 0.60 within the Grey Oaks master planned unit development. The parcel actually affected is Moorings Park Grande Lake, and the county's own staff analysis caps the real world effect at a net increase of 40,000 square feet, roughly twelve additional independent living units, with no change in height. The ordinance amends the Grey Oaks zoning document. It adds no density to the residential neighborhoods and nothing at all to the eastern campus.

City of Naples site plan item 26-SP5, filed for "Estuary at Grey Oaks" at 1600 Estuary Drive, is under review. Its scope is not published and we are not going to speculate about it. It is on the western campus and does not touch Traditions.

Flood maps 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 at Traditions, the zone determination that applies today may not be the one that applies at your first renewal after the new maps adopt. Given that ten Traditions properties already hold map amendments under the current mapping, this is a question worth asking specifically, and almost nobody does.

How Traditions Compares Inside Grey Oaks

Grey Oaks is not one market. The internal price spread across its neighborhoods is 5.7 times, and Traditions sits deliberately in the lower third of it. That is the whole point of the product.

What this table actually shows

Traditions is the widest single neighborhood inside Grey Oaks. Its two products straddle a $462,500 gap in decade medians, from $1,187,500 for a coach home to $1,650,000 for a villa, and its top recorded sale of $3,950,000 reaches into estate territory. No other Grey Oaks neighborhood covers that much ground under one name, and no other one carries two entirely different forms of ownership.

Traditions is one of the two most transacted neighborhoods in the community. Its 89 combined qualified sales between 2016 and 2026 are exceeded only by the Estuary's 110, and the Estuary has 175 homes to Traditions' 122. Measured per residence, Traditions turns over faster than every estate neighborhood in the community.

Traditions is the newest significant housing stock on the eastern campus outside Torino. Delivered 2008 to 2015 against a community median year built of 2003, a Traditions residence is a decade newer than the Grey Oaks average and two decades newer than the original estate product.

Traditions carries one of the lowest effective tax rates in the community, at 0.60% of just value.

The honest comparison against Terra Verde and Torino

These are the three neighborhoods a value focused Grey Oaks buyer actually cross shops, and the differences are structural rather than cosmetic.

Terra Verde is 48 condominium residences built 1998 to 2001, with a base area range of just 2,434 to 2,699 square feet across all 48 units, a decade median of $950,000 and the community's highest out of state ownership at 35%. It is the cheapest way into Grey Oaks and the most uniform product in the community. It is also 27 years old at the median and materially smaller than a Traditions coach home.

Torino is 54 detached villas built 2007 to 2017 on the smallest platted lots of any detached neighborhood in the community, at a median of 0.18 acres, with a decade median of $1,349,800 and 67 qualified sales, the highest turnover rate in Grey Oaks. Torino overlaps the Traditions villa product in size and price and undercuts it on lot.

Traditions sits between them and offers what neither does: a genuine choice of ownership form within one gate, its own amenity parcels, and a villa product with a median lot of 0.22 acres, larger than Torino's.

And against Grey Oaks as a whole

Selling a Traditions Home

If you own at Traditions, 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 Grey Oaks back to 1992, including all 89 qualified Traditions transactions between 2016 and 2026, with dates, prices and the property appraiser's own qualification flag. We hold the assessed value, land value, improvement value, base area, adjusted area, lot size, year built and exemption status for every parcel. And we hold the Save Our Homes benefit on every homesteaded property in the community.

That means when we sit down with you, we are not asking what you think your neighbors sold for. We already know.

The four things that decide a Traditions sale

One: which half of Traditions you are in. A villa and a coach home are separate markets that happen to share a name and a street. The decade medians differ by $462,500 and the ownership forms differ entirely. A valuation that blends the two will misprice you, and it will misprice you in a direction that depends on which half you own. We separate them on the first page of the analysis.

Two: your tax basis, and your buyer's. Traditions is 65% homesteaded and most of those homesteads date to the original delivery between 2008 and 2015. With a median Save Our Homes benefit of $1,449,024 across the community's 547 capped parcels, a long held Traditions home carries a tax reset for its buyer that a well prepared listing addresses openly rather than letting it surface as a late objection. We model the buyer's likely first year bill before we go to market, so the conversation happens on our terms.

Three: your own portability. If you are moving within Florida, up to $500,000 of your accumulated Save Our Homes benefit can transfer to your next homestead. For an owner who has held since delivery this is frequently the single largest financial variable in the move, and it needs modeling before the listing decision, not after the closing.

Four: your flood documentation. Ten Traditions properties hold FEMA map amendments and the most recent determination in the entire community is a Traditions villa. If your property holds one, it is a documented asset that lowers your buyer's carrying cost, and it belongs in the listing materials rather than being left for a buyer's lender to discover. If it does not hold one and your parcel is mapped in the high risk area, the question of whether it could obtain one is worth asking before you list.

Why this neighborhood rewards preparation

Traditions turns over more actively than any other Grey Oaks neighborhood except the Estuary, and that cuts both ways. A deeper comparable set means a defensible price is easy to support, and it also means a buyer's agent can find the three sales that argue against you in about ten minutes. In an actively traded enclave, pricing precision matters more, not less.

At the same time, Traditions is priced well below the Grey Oaks median, which means your buyer pool is broader than an estate seller's. The buyer who cannot reach $4 million but wants the gates, the club campus and the school zoning has three or four realistic options inside Grey Oaks, and yours is one of them. A listing that explains that positioning clearly converts better than one that simply describes the house.

What we do differently

We represented sellers across Southwest Florida for more than two decades, and in the last 12 months we tracked Grey Oaks closings from the county record rather than waiting for them to appear in a market report. Every Southwest Florida seller we represented over that period got the same starting point: the recorded sale history, not a portal estimate. Our pricing work starts from recorded sales, is adjusted for the specific association rather than the neighborhood average, and is checked against the assessed value trend on the roll.

If you would like to know what your Traditions home is worth, we will prepare a full analysis with the recorded comparable set for your association, the price trend across both halves of the neighborhood, 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 Traditions

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

Villa or coach home, and do you know which one you are looking at? Residence Circle carries both. The lower address range is villa, the upper range is coach home, and they are governed under different chapters of Florida law.

What is the neighborhood assessment on this specific address? The master fee of $1,509 a quarter is only the first line. We obtain the exact neighborhood figure by estoppel rather than estimating it, and for a coach home we obtain the condominium assessment as well.

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

Is this parcel in the mapped high risk flood area, and does it already hold a map amendment? Ten Traditions properties do. That question is worth asking before you accept a lender mandated flood policy at high risk rates.

For a coach home: what is the association's milestone inspection status and structural integrity reserve study status? Ask the association directly and get the answer in writing. Grey Oaks sits inside the 25 year saltwater buffer clock.

What is the roof age and the opening protection on this specific unit? The coach homes span 2008 to 2015 and the villas 2012 to 2015. Those two variables will drive your insurance more than anything else.

For a coach home: what is your loss assessment limit going to be? The applicable limit is the one in force the day before an occurrence, not the day after a forecast.

What conveys with respect to club membership? The club does not publish its transfer terms. We confirm the specific position in writing with the membership office before you contract.

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

Frequently Asked Questions

How many homes are in Traditions at Grey Oaks?

122. The Collier County certified tax roll records 122 structures across the two Traditions plats. The master association's roster publishes 62 units for the Villas of Traditions and 60 for the Traditions Coach Homes, and the developer's own 2015 statement describes an enclave of 62 single family villas and 60 coach homes.

Is Traditions one neighborhood or two?

Two, legally. The Villas of Traditions at Grey Oaks Homeowners Association, Inc. governs the 62 villas. Traditions, The Golf Residences at Grey Oaks Condominium Association, Inc. governs the 60 coach homes. They are marketed as one neighborhood and both appear separately on the master association's roster of 19 constituent associations.

What is the difference between the Villas and the Golf Residences?

The Villas are fee simple single family homes under a homeowners association, with a median roll base area of 4,386 square feet, a median lot of 0.22 acres and a median just value of $2,664,310. The Golf Residences are condominium coach homes with a median roll base area of 3,046 square feet, no individual platted lot and a median just value of $1,714,562.

Why do some sources give a different residence count?

A developer figure of 139 refers to the parcels acquired in the 2011 transaction, which the developer's own description notes included partially completed units and developed pads rather than finished homes. The built count is 122, confirmed independently by the county roll, the association roster and the developer's own 2015 description of the finished neighborhood.

When was Traditions built?

Between 2008 and 2015. The coach homes began delivering in 2008, paused during the downturn, and resumed after 2011. The villas were built in a compressed window from 2012 to 2015. The final coach homes were completed in July 2015.

Who built Traditions at Grey Oaks?

The parcel was sold to Landmark Development Group in 2006 and the original developer entity was LDG South II, LLC. After the downturn the parcels were acquired in 2011 by the Halstatt Partnership and The Codina-Carr Company, with CCC Traditions LLC approved as subsequent developer on 15 August 2011. The vertical builder was CC Homes, the Codina Carr partnership, whose own completed communities list carries Traditions at Grey Oaks as sold out.

Are the Traditions coach homes condominiums?

Yes. Traditions, The Golf Residences at Grey Oaks Condominium Association, Inc. is Florida document N08000000569, filed 17 January 2008, with state condominium project record PR73901 recording 60 units. All 60 parcels carry the county's condominium use code.

Are the Villas of Traditions condominiums?

No. Villas of Traditions at Grey Oaks Homeowners Association, Inc. is a homeowners association, Florida document N12000002008, and the state condominium record returns no project for it. All 62 villas carry the county's single family use code.

Why does a corporate search for "Traditions at Grey Oaks" return nothing?

Because that is the marketing name, not the legal name. The condominium's legal name is Traditions, The Golf Residences at Grey Oaks Condominium Association, Inc. and the villa association's legal name is Villas of Traditions at Grey Oaks Homeowners Association, Inc. This is a common trap across Grey Oaks, where the 19 associations use four different legal naming patterns.

What streets are in Traditions?

The Villas occupy Residence Circle from 2180 to 2297, Traditions Court from 2330 to 2355, and Aberdeen Court from 2233 to 2242. The Golf Residences occupy Traditions Way from 2306 to 2323, Residence Circle from 2305 to 2325, and Berwick Court at 2312. Residence Circle carries both products, split by address range.

Who manages the Traditions associations?

Both associations are managed by Sentry Management, (239) 593-1233, per the master association's own published roster.

How much are the HOA fees at Traditions?

The Grey Oaks master association assessment is $1,509 per quarter, or $6,036 a year, and it includes Comcast cable, high speed internet, ADT alarm monitoring, gated security, irrigation, trash and recycling collection and architectural review. Traditions owners pay an additional neighborhood assessment which is not published centrally, and coach home owners pay condominium assessments on top of that. We obtain the exact figures for a specific address by estoppel rather than estimating them.

Why will you not publish the Traditions neighborhood assessment?

Because no current figure for any of the 19 Grey Oaks neighborhood associations is published by any primary source we could reach. The management companies publish no community fee pages, the association platform hosts no Traditions site, the state records carry regulatory data rather than owner assessments, and the county's lien index does not carry dollar amounts. Figures that circulate elsewhere sit beside master association figures that contradict the association's own current published number, which tells you they are stale. We get the real number by estoppel instead.

Does Traditions have a CDD?

No. All 1,053 Grey Oaks parcels, including the 130 Traditions parcels, carry a non ad valorem assessment of $0.00 on the certified tax roll. Florida's special district registry returns no district for this community, and Collier County's 54 active districts do not include one for Grey Oaks, although neighboring Pelican Marsh and Talis Park both have Community Development Districts.

What does the Grey Oaks master fee cover?

From the association's own published material: Comcast cable television bundle, high speed internet, ADT alarm monitoring, gated security at three gates, irrigation through Grey Oaks Irrigation Services, household trash Monday and Thursday, recycling and bulk pickup Monday, the Paws Park dog park, and design review committee architectural review.

What are property taxes at Traditions?

The median total annual tax bill is $13,110 against a median just value of $2,202,496, an effective rate of 0.60%. That is among the lowest effective rates of any Grey Oaks neighborhood.

Why is the effective tax rate at Traditions lower than in other Grey Oaks neighborhoods?

Because 65% of Traditions parcels are homesteaded and most of those homesteads have been in place since the neighborhood delivered between 2008 and 2015. A homesteaded owner pays tax on a capped assessed value rather than on market value, and after ten to eighteen years that cap has opened a meaningful gap.

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

Because of Florida's Save Our Homes cap. A homesteaded owner's assessed value rises by no more than 3% or the change in the Consumer Price Index each year, whichever is lower. When the home sells, that cap resets to market value. Across Grey Oaks, 547 parcels carry a benefit with a median value of $1,449,024. Budget from the assessed value your purchase will create, not from the seller's current bill.

Can I transfer my Save Our Homes benefit if I sell?

Yes, within Florida. Portability allows up to $500,000 of accumulated Save Our Homes benefit to transfer to a new Florida homestead. For an owner who has held a Traditions home since delivery, this is frequently the largest single financial variable in the move.

Is Traditions in the City of Naples?

No. Traditions is in unincorporated Collier County, in millage area 116. Only the Estuary at Grey Oaks and Moorings Park at Grey Oaks, 217 parcels in total, sit inside the City of Naples. The other 836 Grey Oaks parcels, including all of Traditions, are unincorporated.

What fire district serves Traditions?

Greater Naples Fire Rescue District, at 2.0000 mills following an August 2025 voter referendum. Traditions also pays the unincorporated area general fund municipal service taxing district levy of 0.6844 mills, which City of Naples parcels inside Grey Oaks do not pay.

Who provides water and sewer at Traditions?

Water is City of Naples, throughout Grey Oaks including the unincorporated parcels, with a 25% surcharge for out of city customers. Sewer is the Collier County Water-Sewer District, billed on the City of Naples bill. Only the Estuary and Moorings Park are inside City of Naples sewer.

How big are the homes at Traditions?

By the county roll's base area measure, which includes garage and covered area, the villas run 3,444 to 8,302 square feet with a median of 4,386, and the coach homes run 2,533 to 3,972 square feet with a median of 3,046. The combined median base area is 3,720 square feet and the combined median adjusted area is 4,190 square feet. Living area on a listing will be smaller than the roll's base area.

How big are the lots at Traditions?

The median lot is 0.220 acres across the neighborhood, and 0.22 acres within the Villas of Traditions specifically. The coach homes are condominium units and carry no individual platted lot. For comparison, Torino's median lot is 0.18 acres and The Estates' is 0.69 acres.

Does Traditions have its own pool?

The county roll records four outdoor recreation parcels and two lake parcels inside the Villas of Traditions plat, alongside the 62 residential parcels. That is the tax roll's signature of a neighborhood that owns and maintains its own recreational ground, which is not the case for most Grey Oaks neighborhoods.

Is club membership included with a Traditions home?

The developer's January 2006 release stated that a Grey Oaks Country Club resident equity golf membership was included with each Traditions property at that time. That is a historical statement about the original offer. The club does not publish its current transfer terms, and what conveys on a particular resale is a question we confirm in writing with the membership office before contracting.

Which golf courses does Traditions use?

Traditions is on the eastern campus, served by the Pine and Palm courses and the 62,000 square foot main clubhouse at 2400 Grey Oaks Drive North. Equity members also reach the Estuary course on the western campus, because there is one membership and two campuses.

When was the Pine course renovated?

Pine 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 is ranked 95th in Florida.

How long is the Palm course?

Palm plays 6,882 yards. It was designed by Clifton, Ezell and Clifton, with the front nine opening in 1997 and the back nine in 1999, and was later redesigned by Tim Liddy.

Is Grey Oaks Country Club equity or non equity?

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

Do Sports members 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 is membership at Grey Oaks Country Club?

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 now 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.

What flood zone is Traditions in?

It varies by parcel. Sampled points on Traditions Court returned Zone AE. Across Grey Oaks as a whole, 35.1% is in a Special Flood Hazard Area and 64.9% is in Zone X, with no V or VE zone anywhere in the community. The governing map panel is 12021C0392J, effective 8 February 2024, in FEMA community 120067. The determination is parcel specific and should be pulled for the specific address.

What is the base flood elevation at Traditions?

Base flood elevations across Grey Oaks run 8.5 to 10.5 feet NAVD88, and in the AE portions of the community they are generally 9.0 to 9.5 feet. Measured natural ground on Traditions Court is 9.4 feet NAVD88.

Does Traditions have Letters of Map Amendment on file?

Yes, ten of them. Of the 21 map amendment and revision determinations on file across Grey Oaks, ten are Traditions cases, spanning 2012 to 2026. The most recent determination anywhere in the community is a Traditions villa on Traditions Court, dated 18 June 2026. If you are buying an AE mapped Traditions property, ask whether one already exists on it before accepting a flood policy priced at high risk rates.

What evacuation zone is Traditions in?

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

Did Traditions 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 Traditions in a hurricane wind zone?

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

Does the Traditions coach home association need a milestone inspection?

Ask the association directly, in writing. Florida Statute 553.899 requires a milestone inspection of a building of three habitable stories or more that is subject to condominium or cooperative ownership, and it allows a local enforcement agency to set the first inspection at 25 years rather than 30 where salt water proximity applies. Grey Oaks sits inside Collier County's three mile saltwater buffer, so the 25 year clock applies rather than 30. The statute separately provides that it does not apply to a single, two, three or four family dwelling with three or fewer habitable stories above ground. We could not verify the Traditions Golf Residences building height from a primary source, so we make no claim either way. Of the three Grey Oaks condominium associations, only L'Ermitage is currently recorded in Collier County's milestone program.

Can I get Citizens insurance on a Traditions home?

Almost certainly not. Citizens carries a statutory replacement cost cap of $700,000 and the combined median just value at Traditions is $2,202,496. This is a private market neighborhood.

What is loss assessment coverage and why does it matter at Traditions?

It is the coverage that responds when a condominium association levies a special assessment after a covered loss. Florida Statute 627.714 sets a statutory minimum of $2,000. The trap is that the applicable limit is the one in force the day before the occurrence, so raising your limit once a storm is forecast does not help. It applies to the 60 coach home owners, not to the 62 villa owners.

What schools does Traditions zone to?

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

Which gate should I use from Traditions?

Livingston Road in season. It carries roughly two thirds the volume of the Airport-Pulling gate, and county counts show Golden Gate Parkway west of Airport-Pulling running 26.5% to 36.9% busier in the first quarter than the third. Livingston is staffed 6am to 6pm, so a late return means the Airport-Pulling gate, which is staffed 24 hours.

How far is Traditions from Fifth Avenue South?

5.0 miles from the main gate. Naples Municipal Airport is 2.8 miles, Waterside Shops 3.1 miles, Interstate 75 at Golden Gate Parkway 3.5 miles, and Southwest Florida International Airport 31.4 miles or about 42 minutes.

Is there aircraft noise at Traditions?

Grey Oaks sits outside the airport's DNL 60 noise contour. It is not silent: the airport's own complaint record for May 2025 to April 2026 shows 2 Grey Oaks households filing 48 comments, out of 6,821 countywide. Jet operations rose 8% year over year. The Airport Authority voted in June 2025 to end the study of relocating the airport.

Is the Airport Road widening going to affect Traditions?

No. That project is the Vanderbilt Beach Road to Immokalee Road segment, four to five miles north of the community. No county or state road construction project currently touches the Grey Oaks frontage.

How often do Traditions homes sell?

More often than anywhere else in Grey Oaks except the Estuary. 89 qualified sales between 2016 and 2026 across 122 residences, split as 56 sales across 60 coach homes and 33 across 62 villas. The coach homes have effectively turned over once in eleven years.

What is the highest price ever paid at Traditions?

$3,950,000, recorded on Residence Circle on 12 December 2025. The highest coach home sale in the same period was $2,600,000.

How does Traditions compare on price inside Grey Oaks?

The community's internal price spread is 5.7 times, from a decade median of $950,000 at Terra Verde to $5,395,000 at Isle Royale. The Villas of Traditions sit at $1,650,000 and the Golf Residences at $1,187,500, which places Traditions in the lower third of the community and makes it one of the genuine entry routes into Grey Oaks.

Is Traditions a seasonal neighborhood?

Less so than most Naples luxury product. 65% of Traditions parcels are homesteaded and 18% carry an out of state owner mailing address. For comparison, Terra Verde runs 35% out of state ownership and a 53% homestead rate. Traditions is a genuinely resident neighborhood.

Can I rent a home at Traditions?

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, never a single room, and no sub leasing is permitted. The lease must reach the association at least 20 days before the term begins, and an owner whose home is leased gives up use of the recreation and parking facilities for the duration.

And the qualification cuts only one way. The declaration expressly allows each neighborhood association to set more stringent standards, including tenant screening and advance approval. It does not permit them to be more permissive. So six months is a floor for the whole community, an individual neighborhood may sit above it, and any shorter figure you encounter for Grey Oaks is not a neighborhood variation, it is an error. At Traditions that matters twice over, because the villa association and the condominium association are separate bodies and need not carry identical terms. Confirm the restriction for the specific property in writing before contracting. We pull the exact provision as part of every purchase we handle here.

What is the ZIP code for Traditions?

34105, which covers the entire Grey Oaks community.

Will the new FEMA flood maps change Traditions?

Possibly. FEMA's proposed Collier County maps entered a 90 day appeal period on 19 August 2026 and new maps are expected to take effect around summer 2027. Whether a revision helps or hurts is parcel specific. Given that ten Traditions properties already hold map amendments under the current mapping, it is a question worth raising specifically on any Traditions transaction.

Frequently Asked Questions for Sellers

What is my Traditions home worth?

That depends first on whether you own a villa or a coach home, because the decade medians differ by $462,500 and the two are separate markets. We prepare a full analysis from the recorded comparable set for your specific association rather than for the neighborhood average. Call Jesse McGreevy on (239) 898-6072.

Should I price my villa against coach home sales?

No, and this is the most common error we see in Traditions valuations. The two products share a name and a street and nothing else that matters. The villas are fee simple single family homes with a median roll base area of 4,386 square feet. The coach homes are condominium units at 3,046 square feet. Blending the two produces a number that is wrong for both.

Is now a good time to sell at Traditions?

The Grey Oaks community median qualified sale has risen every year since 2021 and reached $4,555,000 in 2026, and Traditions is one of the two most actively traded neighborhoods in the community. Whether it is the right time for you depends on your tax basis and your next move, which is why we model portability before recommending a listing decision.

How long does it take to sell at Traditions?

Faster than most of Grey Oaks. With 89 qualified sales across 122 residences in eleven years, this enclave has genuine transaction depth. The trade off is that a deeper comparable set means a buyer's agent can find the sales that argue against your price. We will give you a realistic timeline for your specific association and price tier rather than a community average.

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. Given that Traditions is 65% homesteaded and most of those homesteads date to delivery, this is frequently the largest financial variable in a Traditions owner's next move.

Should I renovate before selling?

At Traditions, usually yes, and more so than in the estate neighborhoods. In The Estates and the island neighborhoods a portion of demand is for the lot rather than the house. At Traditions, on a 0.22 acre villa lot or a condominium unit, there is no teardown premium. Condition drives price directly here. We will tell you which improvements the recorded comparable set actually rewards.

How do you price a Traditions home?

From the recorded sale history of your specific association, adjusted for size, exposure and condition, checked against the assessed value trend on the county roll, and stress tested against the current active set inside Grey Oaks in your price band. We do not price from portal estimates.

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

It can, if it is not addressed. With a median Save Our Homes benefit of $1,449,024 across the community's capped parcels, a buyer who discovers the reset late in a negotiation may reprice. We put the modeling in front of buyers early, which turns a late objection into an early disclosure.

Do I need to disclose flood zone information?

Florida now requires flood disclosure on residential sales, and the answer at Traditions is parcel specific. Some of the neighborhood is mapped in the high risk area and some is not.

Does my home already have a Letter of Map Amendment?

There are ten Traditions map amendment determinations on file, covering addresses on Residence Circle, Traditions Way, Traditions Court and Berwick Court, and the most recent one in the entire community is a Traditions villa. If yours holds one, it is a documented asset that lowers your buyer's flood insurance cost, and it belongs in the listing materials. We check the FEMA record for your address before we go to market.

What documents will I need from my association?

An estoppel certificate from the Grey Oaks master association and from your neighborhood association, the recorded governing documents and any amendments, and the current budget. If you own a coach home, add the condominium association's milestone inspection status and structural integrity reserve study status. We order these early rather than at the last minute.

Should I get an estoppel certificate before listing?

Yes. Ordering the master and neighborhood estoppels early removes the most common source of delay in the final two weeks of a Grey Oaks closing, and it lets us answer fee questions accurately in the first buyer conversation rather than the last. It is also the only way to state your neighborhood assessment accurately, since that figure is not published anywhere.

How much does an estoppel certificate cost?

The statutory cap is currently $299 for a standard certificate, rising by $179 if the parcel is delinquent, for a worst case of $597 on a single parcel. The association has 10 business days to deliver it or no fee may be charged, the certificate is effective for 30 days, no fee may be charged for an amended certificate, and the association waives any amount owed above what the certificate states.

Should I sell before or after the new flood 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 the revision helps or hurts a specific parcel depends on the parcel, and at Traditions the existing map amendment history is relevant to that answer. We check the preliminary mapping against your parcel before advising on timing.

How do you market a Traditions home?

Through the gates as much as through the portals. Traditions is one of the most actively traded enclaves inside a community that is otherwise slow moving, which means a meaningful share of your likely buyer pool is already inside the gates: an estate owner downsizing, a coach home owner moving up to a villa, or a club member who wants an address here. Broad syndication matters, and so does reaching the club membership and the neighboring associations.

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 flood determination and where your association sits in the cycle is worth doing well before a decision, not during one.

Who will actually handle my listing?

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

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.

My coach home is a condominium. What will a buyer ask about the association?

Reserve funding, the structural integrity reserve study, the milestone inspection status, the association's insurance placement and deductible, any pending special assessment, and the current budget. In Florida this is now standard buyer diligence rather than an unusual request. It is better to know your association's position and have an explanation ready than to have a buyer's attorney find it first.

Do pre-listing inspections make sense at Traditions?

For the earlier coach homes, usually yes, particularly 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 Traditions roofs date to 2008.

What is my land value versus improvement value?

The county roll separates them on every parcel. On a 0.22 acre villa lot the improvement carries most of the value, which is a different situation from the estate neighborhoods where land can be the majority. We will show you your specific split before you decide whether to invest in condition.

How does seasonality affect my listing timing?

Naples is a genuinely seasonal market and traffic counts near Grey Oaks run 26.5% to 36.9% heavier in the first quarter than the third, so more buyers are physically present between January and April. At Traditions, with real transaction depth rather than a handful of sales a year, season matters somewhat more than it does in the thinly traded estate neighborhoods, but a well priced summer listing is still not disadvantaged.

Can you sell my home privately?

Yes, and in a community that is heavily owner occupied and where the likely buyer is frequently already inside the gates, a targeted approach reaches a meaningful share of the buyer pool. We will discuss the trade off against open market exposure honestly, because quiet marketing usually costs price.

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.

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

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

Your Local Real Estate Experts

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" 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.

This page sits inside our wider guide to Grey Oaks, which covers the community's governance, club, taxes and flood profile across all 19 neighborhoods, and our guide to Naples. We publish a companion guide to the Estuary at Grey Oaks, with guides to Torino, Miramonte, Terra Verde, The Estates and Isle Royale to follow.

Sources

Collier County Property Appraiser certified real property tax roll, file date 29 August 2026 · Collier County Property Appraiser recorded sales ledger, qualified sale flag, 1992 to 2026 · Collier County Property Appraiser subdivision and condominium dictionary · Collier County Property Appraiser millage and taxing authority schedules · Collier County Clerk of the Circuit Court certified official records index · Collier County Clerk of the Circuit Court recorded plats · Collier County Clerk of the Circuit Court, Instrument 6667205, Official Records Book 6456 Page 3364, recorded 10 April 2025 · Collier County Clerk of the Circuit Court, Official Records Book 1697 Page 1167, 19 March 1992 · Florida Division of Corporations, Villas of Traditions at Grey Oaks Homeowners Association, Inc., document N12000002008 · Florida Division of Corporations, Traditions, The Golf Residences at Grey Oaks Condominium Association, Inc., document N08000000569 · Florida Division of Corporations, LDG South II, LLC, document L05000016626 · Florida Division of Corporations, Grey Oaks Property Owners' Association, Inc., document N48016 · Florida Division of Corporations, Grey Oaks Country Club, Inc., document V30984 · Florida Division of Corporations, Grey Oaks Country Club, Ltd., document A32901 · Florida Division of Corporations, Halstatt Real Estate Partners, LLC, filed 17 February 2011 · Florida Department of Business and Professional Regulation condominium project record PR73901, Traditions, The Golf Residences at Grey Oaks · Florida Department of Business and Professional Regulation bulk assignee filings, Collier County · Florida Department of Business and Professional Regulation condominium milestone and structural integrity reserve study filings · Florida Department of Business and Professional Regulation estoppel certificate fee schedule · Florida Statutes 553.899 · Florida Statutes 627.714 · Florida Statutes 718.116 · Florida Statutes 720.30851 · Florida Statutes Chapter 718 and Chapter 720 · Florida Statutes 197.3632 · Florida House of Representatives staff analysis, CS/CS/HB 979, 2024 · Florida Department of Commerce Special District Accountability Program registry · Florida Department of Revenue taxing authority file and DOR code 65 · Florida Building Commission ASCE 7-22 ultimate design wind speed contours · Florida Department of Education school grades · Florida Division of Emergency Management storm surge evacuation zones · Collier County Ordinance 07-40, Grey Oaks/Halstatt master planned unit development · Collier County Ordinance 2026-12, adopted 28 April 2026 · Collier County Land Development Code Appendix F · Collier County Code Chapter 118 · Collier County adopted fiscal 2026 budget and millage resolution · Collier County Growth Management Department planned unit development master list · Collier County Growth Management Department zoning and land development records · Collier County Planning Commission staff reports · Collier County Public Utilities service district records · Collier County Floodplain Management, 2026 Flood Protection Newsletter · Collier County Emergency Management evacuation zone maps · Collier County traffic count station data · Collier County Public Schools 2026 to 2027 attendance zone geometry · Greater Naples Fire Rescue District approved budget and 2025 referendum record · City of Naples utility rate schedule 2026 · City of Naples ArcGIS utility service area layers · City of Naples site plan review records · FEMA Map Service Center and National Flood Hazard Layer, panel 12021C0392J effective 8 February 2024 · FEMA National Flood Hazard Layer base flood elevation layer · FEMA Letter of Map Amendment case records, Collier County community 120067, cases 12-04-4811A, 12-04-4821A, 12-04-5029A, 12-04-4818A, 14-04-1825A, 14-04-7321A, 14-04-6932A, 15-04-7345A, 24-04-2521A and 26-04-3765A · FEMA Collier County flood map revision Project 16-04-1501S · 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 · South Florida Water Management District environmental resource permit 11-90024-S · Grey Oaks Property Owners' Association resident portal, community contacts and frequently asked questions · Grey Oaks Property Owners' Association constituent association roster · Grey Oaks Country Club membership materials and 2026 Membership Guide · Grey Oaks Country Club GO Forward 2026 strategic financial and capital plan · Grey Oaks Country Club Amended and Restated Articles of Incorporation 2019 · Platinum Clubs of America submission 2025 to 2026 · Sentry Management community management records · Grey Oaks Realty press releases 2012 and 2015, archived captures · Halstatt Real Estate Partners published portfolio records · CC Homes completed communities record · Business Observer, 11 June 2011 · Naples Daily News archives, 8 January 2006, 12 November 2006, 10 November 2010, 14 August 2012, 31 May 2015 and 12 June 2015 · Gulfshore Life, July 2023 · Naples Airport Authority monthly noise reports and Part 150 noise exposure maps · Naples Airport Authority board minutes, 19 June 2025 · Collier Metropolitan Planning Organization 2050 Long Range Transportation Plan · Florida Department of Transportation District One project records · Bureau of Economic and Business Research Bulletin 174 · Southwest Florida MLS Matrix development records · Florida Real Estate Commission licensure records