Tuscany Pointe

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

If you own a home in Tuscany Pointe and are thinking about selling, or you are shopping for one of its houses, start with Jesse McGreevy and Marc Comisar. Jesse has worked Southwest Florida real estate since 2004, the McGreevy and Comisar team has operated since 2008, and McGreevy and Comisar alone have over $900 million in sales. This guide is built from county, state and federal records so that sellers and buyers can price and judge Tuscany Pointe on facts rather than listing copy.

Tuscany Pointe is a gated single-family community in Naples, Florida. It sits in ZIP 34120 in unincorporated Collier County, on the east side of Collier Boulevard (County Road 951) near Vanderbilt Beach Road, per the county’s Site Address Points layer and PUD layer, read October 2026. D.R. Horton sold its 154 detached homes on two recorded plats: 116 on Tuscany Pointe Trail (Tuscany Pointe Trl) and 38 on Tuscany Pointe Cove, and both zoning approvals read BUILT OUT on the Collier County PUD Master List of October 9, 2026. This is not Tuscany Cove, not Tuscany Reserve, and not Tuscany, Italy.

Why McGreevy and Comisar Are the Best Realtor for Tuscany Pointe

McGreevy and Comisar are the best realtor for Tuscany Pointe because a small, built-out resale community rewards precise pricing and clean paperwork. Jesse McGreevy and Marc Comisar bring top 1% national production since 2008, the #1 team ranking in Southwest Florida since 2012, and a record-by-record read of Tuscany Pointe’s plats, Declaration and flood certificates.

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

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.

In a community where only a handful of homes change hands each year, the gap between a well-priced listing and a stale one comes down to detail: which plat the house sits on, which flood zone the lender will find, what the elevation certificate says about the floor, which D.R. Horton plan it is, and what the association will put on the estoppel certificate. Jesse leads on the seller side and Marc on the buyer side, and both work from the recorded documents first. If you are comparing the best real estate agents in Naples for a Tuscany Pointe sale or purchase, ask each one to walk you through records like the ones on this page.

McGreevy and Comisar is a top-reviewed Tuscany Pointe realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “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

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

Tuscany Pointe Sales We Tracked in the Last 12 Months

We tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000. The county’s recorded deeds tell a matching story over a slightly longer window: Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, show six qualified sales with a $700,000 median, per the Collier County Clerk of Courts Official Records.

Six sales is a thin sample (n = 6 in each window), so the median is a reference point, not a market rate. The two sets are never averaged together: the MLS figures come from the Southwest Florida MLS pull of August 2026, and the deed figures come from the Clerk’s recorded instruments. The full breakdown sits in the Market Snapshot below.

How to Reach Jesse and Marc About Tuscany Pointe

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

Selling in Tuscany Pointe? Call Jesse direct at (239) 898-6072, or start with a home valuation built on the recorded sales above. Buying in Tuscany Pointe? Call Marc at (239) 287-5873, or read how buying with us works before you tour.

Key Takeaways

Tuscany Pointe is a built-out, gated community of 154 D.R. Horton homes in Naples ZIP 34120 with one association, no CDD and no club. These eight facts, each tied to a county, state or federal record read in October 2026, are what a buyer or seller in Tuscany Pointe needs first.

1. Tuscany Pointe holds 154 detached single-family homes by D.R. Horton: 116 on Tuscany Pointe Trail and 38 on Tuscany Pointe Cove, both plats BUILT OUT (Collier County Site Address Points; PUD Master List, October 9, 2026).
2. One association governs both plats: Tuscany Pointe Community Association, Inc., Sunbiz document N14000003490. There is no CDD, no club and no amenity center (Sunbiz, October 2026; Collier County CDD layer; Declaration, OR Book 5032 Page 39, Collier Clerk Official Records).
3. Market: six closed sales on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, a $700,000 median and a $510,000 to $730,000 range (Southwest Florida MLS, pulled August 2026).
4. Every buyer pays a $500 working capital contribution to the association at closing; the regular assessment amount is not published in any recorded document (Declaration Art. VII, OR Book 5032 Page 39, Collier Clerk Official Records).
5. Flood: mostly FEMA Zone AH with a 14 ft NAVD88 base flood elevation on panel 12021C0410H, effective May 16, 2012; the five elevation certificates read show floors 1.1 to 2.1 ft above that elevation on the AH lots (FEMA NFHL, queried October 28, 2026; FIRM panels; elevation certificate, 14307 Tuscany Pointe Trail).
6. Schools: the district assigns Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, and all three earned an A for 2025-26 (district address lookup; 2025-2026 School and District Grades).
7. The entrance crosses a South Florida Water Management District canal bridge under Right of Way Occupancy Permit 13874, and the association carries the permittee obligations (First Amendment, Art. XVI Sec. 17, Collier Clerk Official Records).
8. Leasing: written lease, association approval, a $100 review fee, a 30-day minimum and no more than four leases per calendar year (Declaration Art. XIII as amended by the First Amendment, November 2014, Collier Clerk Official Records).

Table of Contents

• Living in Tuscany Pointe as a Homebuyer
• Tuscany Pointe Market Snapshot
• How Did Tuscany Pointe Begin?
• How Is Tuscany Pointe Laid Out, and Is It Built Out?
• Who Governs Tuscany Pointe?
• The Fee Stack in Tuscany Pointe
• What Homes Are in Tuscany Pointe and Tuscany Pointe Two?
• Does Tuscany Pointe Have a Clubhouse, Pool, Golf or Marina?
• How Has Tuscany Pointe Fared in Hurricanes?
• What Flood Zone Is Tuscany Pointe In?
• What Does Insurance Cost for a Tuscany Pointe Home?
• Which Schools Serve Tuscany Pointe?
• Where Is the Nearest Hospital to Tuscany Pointe?
• How Long Are the Drives From Tuscany Pointe?
• What Is Being Built Near Tuscany Pointe?
• What Are the Rules in Tuscany Pointe?
• Tuscany Pointe vs Island Walk: Which Fits You?
• Tuscany Pointe Pros and Cons
• Thinking of Selling Your Tuscany Pointe Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Frequently Asked Questions About Tuscany Pointe
• Frequently Asked Questions: Seller Edition
• Your Tuscany Pointe Real Estate Experts
• Sources

Living in Tuscany Pointe as a Homebuyer

Living in Tuscany Pointe means owning one of 154 detached homes in a small gated resale enclave: private roads, lakes, and lawns and irrigation run by the association, with no clubhouse or pool to fund. Collier Boulevard and the Vanderbilt Beach Road extension, opened June 12, 2026, sit at the door (Gulf Coast News Now).

The day-to-day shape of Tuscany Pointe comes straight from its recorded documents. The Declaration of Covenants, Restrictions, Conditions and Easements, recorded April 30, 2014 at OR Book 5032 Page 39, Instrument 24975686 (Collier Clerk Official Records), makes the association, not the owner, responsible for cutting the grass on every lot and maintaining the irrigation system on lots and common areas (Art. XI). The association also owns and maintains the private roads, the lakes, the canal tract, open space, perimeter walls and signage, street lighting, drainage and the surface water management system as common expenses. What the Declaration does not dedicate is just as clear: the recorded plat, Plat Book 55 Pages 32 to 35, sets aside a private road tract, open space and landscape tracts, lake tracts and a canal tract, and no recreation tract, so there is no clubhouse, community pool, fitness center or court inside the gate. The regular assessment that pays for all of this is set by the Board and billed quarterly or annually (Art. VI Sec. 4); its amount is not in any recorded document.

Owners keep their own roofs, exteriors, windows, screens, air conditioning, driveways and mailboxes, and carry a homeowners policy that names the association as an additional insured, including pet liability coverage (Art. XI Secs. 1, 4 and 5, Collier Clerk Official Records). Exterior painting is “anticipated” every 5 years and pressure cleaning of roofs, walls, sidewalks, patios and driveways every 3 years, at the owner’s cost (Art. XI Sec. 6).

Tuscany Pointe is also a place without the layers that often add cost elsewhere in Naples. It is not in a Community Development District: it does not appear among the 33 districts on the county’s Community Development Districts layer or on the state’s Official List of Special Districts, both read October 2026. It has no golf course and no club, so there are no initiation fees, dues or food minimums, and the PUD Master List of October 9, 2026 shows no golf acres or holes for either of its zoning approvals. Every home is detached single-family, so Florida’s condominium reserve-study (SIRS) and milestone-inspection rules do not apply.

The carrying costs a buyer can pin down from public records are short. At closing, the buyer pays the association a $500 working capital contribution, nonrefundable, on every sale (Declaration Art. VII Secs. 1 and 2, Collier Clerk Official Records); the association’s estoppel certificate costs up to $299 for standard delivery within 10 business days, under Florida Statutes 720.30851; and in Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. Property taxes follow the 2025 rate set for unincorporated Collier parcels in the Greater Naples Fire district (DOR code 2), 10.5058 mills, which works out to $1,050.58 per $100,000 of taxable value (10.5058 times $100,000 divided by 1,000), before any non-ad valorem charges (Florida Department of Revenue, 2025 Collier Taxing Authority Codes). Taxable value is not the sale price, so that figure is a rate, not a tax bill.

If you are new to the area, our guide to how to buy a home in Naples covers financing, inspections and timelines across the city; the sections below cover what is specific to Tuscany Pointe.

Where Exactly Is Tuscany Pointe?

Tuscany Pointe sits on the east side of Collier Boulevard (County Road 951) near Vanderbilt Beach Road in north-east Naples. Tuscany Pointe Trail begins at Collier Boulevard and runs east into the community, per the county’s Road Centerlines layer, read October 2026. Measured in a straight line from the community’s centroid (26.24843 N, 81.68366 W), Collier Boulevard is about 0.29 mile away and Vanderbilt Beach Road about 0.32 mile away (Collier County PUD layer). Tuscany Pointe Two, the 38 homes on Tuscany Pointe Cove, occupies the north-west end of the community in the same PUD layer.

The ZIP code matters because association paperwork can point elsewhere. The association’s principal address on Sunbiz is in care of its manager, RealManage, in Bonita Springs (changed May 1, 2026), with a Dallas mailing address; those are the manager’s offices, not the community. Google Maps also files a Tuscany Pointe Cove pin under a “Rural Estates” neighborhood label, a map label rather than a place name; the homes are in Naples 34120 on the county’s own address points. The neighbors are mostly finished. In the county PUD layer, the closest residential approvals are Abaco Pointe (formerly 951 Villas), about 0.32 mile away in a straight line with 138 of 148 units built, and Soluna, about 0.73 mile away with 108 units, built out; Mockingbird Crossing sits about 0.85 to 1.01 mile away (Collier County PUD layer; PUD Master List). Two institutions sit about 0.30 mile away: the North Collier Regional Water Treatment Plant at 8005 Vanderbilt Beach Road and the Encompass Health Rehabilitation Hospital of Naples site (Collier County CityView planning projects). One more pointer for address searchers: house numbers on Tuscany Pointe Trail run from 14302 to 14596, and on Tuscany Pointe Cove from 14301 to 14396, per the county address points.

Tuscany Pointe Is Not Tuscany Cove or Tuscany Reserve

Search engines blur the name, so it is worth being exact. Tuscany Pointe is the 154-home community on Tuscany Pointe Trail and Tuscany Pointe Cove described on this page, governed by Tuscany Pointe Community Association, Inc. Several other places share part of the name, and no fact about them applies here.

The only “Tuscany” district on Collier County’s Community Development Districts layer is Tuscany Reserve, which is one more reason a CDD figure attached to “Tuscany” in a search result never belongs to Tuscany Pointe. Within Tuscany Pointe itself there is one more naming detail: the association was filed on April 9, 2014 as “Tuscany Point Community Association, Inc.” and took its current “Pointe” spelling on November 12, 2014 (Sunbiz name history), so older documents may carry the shorter spelling.

What Daily Life Looks Like From the Tuscany Pointe Gate

Daily errands from Tuscany Pointe stay short because Collier Boulevard carries most of them. The times below are modeled free-flow drives from 14303 Tuscany Pointe Trail on the OpenStreetMap OSRM routing service, run October 2026; peak season (January to April) runs longer.

That pattern, a grocery store and an emergency room about four minutes apart on the same road, is the practical heart of the location. The builder’s own 2015 marketing pointed buyers west to Mercato and Waterside Shops for upscale shopping (D.R. Horton release, November 17, 2015), and those trips now share the corridor with the Vanderbilt Beach Road extension, which opened June 12, 2026 and runs about 7 miles east from Collier Boulevard to 16th Street NE, mostly six lanes with bike lanes and a shared-use path (Gulf Coast News Now; Naples Press). Recreation inside the gate is walking the sidewalks in the landscape buffer easements and the streets around the lakes; for pools, courts and a gym, residents drive to county parks such as North Collier Regional Park at 15000 Livingston Road, with its Aquatic Complex, lighted fields and fitness center (weekday fitness hours 5:30 a.m. to 9 p.m.).

A few more fixed points round out the map. The nearest county parks are Max A. Hasse Jr. Community Park, about 1.54 miles in a straight line, and Vineyards Community Park, 35.5 acres, about 3.01 miles (Collier County Parks layer). The nearest public library is the Estates Library, about 3.45 miles in a straight line (Collier County Public Libraries layer). The nearest county EMS unit, Medic 76 at 790 Logan Boulevard, is about 2.1 miles in a straight line (Collier County EMS Stations layer), and the community is served by the Greater Naples Fire district. For walk-in care, Physicians Regional Pine Ridge Urgent Care at 6376 Pine Ridge Road is open 7 a.m. to 7 p.m. daily, about 5.8 road miles away (Physicians Regional urgent care).

Who Tuscany Pointe Suits

Tuscany Pointe fits by needs, not by profile. It tends to suit buyers who want:

• A newer single-family home: the homes went up from 2015, and all 154 principal buildings appear on the county building layer by 2018 (Collier County Building footprints).
• A gate and private roads in a community small enough that the association runs one street system (Declaration and plat, OR Book 5032 Page 39).
• Lawn cutting and irrigation handled by the association (Declaration Art. XI).
• A-graded zoned schools: Bear Creek Elementary, Oakridge Middle and Barron Collier High all earned an A for 2025-26 (2025-2026 School and District Grades).
• No CDD bond or maintenance line and no club dues (Collier CDD layer; PUD Master List).

Tuscany Pointe is a weaker fit for buyers who want a pool, clubhouse, fitness center or courts inside the gate, because none exist, or who need to park a boat, trailer or RV in the driveway, because the Declaration allows them only inside an enclosed garage (Art. IX, Collier Clerk Official Records). Buyers who want a resident Town Center nearby usually compare Island Walk, about a mile away on the same Vanderbilt Beach Road corridor, which is covered in the comparison section of this page.

Talk to Jesse and Marc Before You Tour Tuscany Pointe

Tuscany Pointe has only 154 homes, and we tracked six closed sales on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, so there are few chances to buy in a given year and every listing is measured against a short list of recent sales. If you own in Tuscany Pointe, call Jesse direct at (239) 898-6072 or request a home valuation before you set a price. If you are buying, call Marc at (239) 287-5873 and see how buying with us puts the plat, flood certificate and association documents in front of you before you write an offer.

Tuscany Pointe Market Snapshot

The Tuscany Pointe market is thin and steady: we tracked six closed sales on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median, and Collier County recorded deeds show six qualified sales with the same $700,000 median through October 16, 2026. Six sales is a small sample, so read each figure as a reference point.

Data updated: August 2026

Southwest Florida MLS: Six Closed Sales in 12 Months

We tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000.

With n = 6, one sale in either direction moves the median, so six sales is a thin sample and the median is not a market rate. The sold prices ran from $510,000 to $730,000. Each of the six sales also carries a days-on-market figure in its listing record. Price per square foot depends on which living-area figure is used, and the MLS and county measure area differently. The number of Tuscany Pointe homes for sale changes week to week. The pull carries a single development value for the whole community, so it does not separate sales on Tuscany Pointe Trail from sales on Tuscany Pointe Cove; a plat-by-plat price split is not available from this data.

Collier County Recorded Deeds: Six Qualified Sales

The county record is a second, independent view. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, list six qualified sales in Tuscany Pointe (Collier County Clerk of Courts Official Records). This is recorded deed data, not MLS data.

The median is $700,000, the mean of the middle pair ($700,000 and $700,000). Three of the six recorded at exactly $700,000, so the median and the most common price coincide. The average (inferred) is $510,000 + $700,000 + $700,000 + $700,000 + $730,000 + $745,000 = $4,085,000, divided by 6 = $680,833; the single $510,000 sale pulls the average below the median. Only one qualified sale recorded in 2026 through October 16, at $745,000, so (inferred) the other five deed sales fall between August 11 and December 31, 2025 (six less one).

Why the two counts can both read six yet differ in their top price: the deed window runs two months longer, to October 16, 2026, and the $745,000 sale (inferred) closed after the MLS window ended on August 11, 2026. The two data sets are never matched sale by sale and never averaged together; each figure prints with its own label and window.

Recorded Prices From the Builder Years to 2026

The Clerk’s record of qualified sales also shows how Tuscany Pointe prices moved from D.R. Horton’s first closings to today. These are annual averages of qualified recorded sales from the Collier County Clerk of Courts Official Records, with counts where the record gives them. No 2018 or 2020 row exists in the record supplied, and none is filled in.

Three worked readings of the table (all inferred from it):

• The builder sell-out. 26 + 48 + 76 = 150 qualified sales from 2015 to 2017, against 154 homes, so D.R. Horton’s original sell-out was essentially complete by the end of 2017.
• Since the 2022 peak. The 2022 average of $762,958 against the 2025 average of $662,142 is $100,816 lower, or 13.2% ($100,816 divided by $762,958). Each year’s average mixes different homes, plans and lots, so this is a change in what sold, not a measured change in any one home’s value.
• Since the builder years. The 2015 average of $452,750 against the 2025 average of $662,142 is $209,392 higher, or 46.2% ($209,392 divided by $452,750). Again, the homes that sold in 2015 and in 2025 are different homes of different sizes.

One more benchmark: D.R. Horton’s November 17, 2015 release put base prices “starting at $369,990” (D.R. Horton release). The $700,000 MLS median is $330,010 more, or about 1.9 times that base price (inferred: $700,000 divided by $369,990). The comparison is loose by design: a 2015 base price excludes options and lot premiums, and the 2025 to 2026 sales are different homes and sizes.

What Moves a Tuscany Pointe Price

In a community of 154 homes from one builder and one era, price differences come from a short list of recorded facts. None of these carries a published premium; each is something a buyer’s lender, insurer or inspector will check.

• Flood zone at the lot. A FEMA National Flood Hazard Layer query of 34 Tuscany Pointe address points on October 28, 2026 returned 32 in Zone AH and 2 in Zone X, the two X points at 14574 and 14576 Tuscany Pointe Trail in the north-east corner of the first plat. A federally backed mortgage on an AH lot requires flood insurance; a Zone X lot does not carry that mandate. The lender’s own lot-level determination governs.
• Lot position. The recorded plat includes lake tracts L-2 and L-3, a canal tract and landscape buffers (Plat Book 55 Pages 32 to 35, Collier Clerk Official Records), so lots differ in what they back onto. The lakes are drainage and water-management features under the association’s control.
• Plan and size. D.R. Horton marketed plans from 1,983 to 3,609 sq ft in 2015 (D.R. Horton release) and added the 1,804 sq ft one-story Pembroke in 2016 (Naples Daily News, April 10, 2016). Collier County parcel records, heated living area, as summarized for this page in October 2026, run 1,353 to 4,816 sq ft on the Tuscany Pointe plat and 1,435 to 2,824 sq ft on Tuscany Pointe Two.
• Floor elevation on file. The county holds 149 Tuscany Pointe elevation certificates, dated February 11, 2015 to June 16, 2017 (Collier County Elevation Certificates layer). On the four AH certificates read, the floor sits 1.1 to 2.1 ft above the 14 ft base flood elevation, which helps flood rating; it is not a guarantee against water.
• Roof and exterior cycle. Owners carry the roof and exterior, with painting “anticipated” every 5 years and pressure cleaning every 3 years (Declaration Art. XI Sec. 6). A home whose cycle was just completed shows it; one that is due will be priced by buyers who see it.

Selling a Tuscany Pointe home? Call Jesse direct at (239) 898-6072 or request a home valuation that starts from these recorded sales and your home’s plat, plan and certificate. Buying? Call Marc at (239) 287-5873 and read how buying with us works.

How Did Tuscany Pointe Begin?

Tuscany Pointe began as the unbuilt Boxwood RPUD, was rezoned and renamed Tuscany Pointe RPUD in September 2013, and was sold by D.R. Horton through 2017. Tuscany Pointe Two followed under a second zoning approval in January 2015 and joined the same association by a 2016 Supplemental Declaration (PUD Master List).

From Boxwood RPUD to Tuscany Pointe RPUD

The land under the first plat was zoned before Tuscany Pointe existed. Collier County’s List of PUD Ordinances records “Boxwood 07-55; 13-53 (now Tuscany Pointe RPUD)”, and the 2014 to 2015 edition of the list carries the same chain. The county’s PUD layer still lists the polygon with the alias Boxwood RPUD, ordinance numbers “07-55; 13-53” and the original petition, PUD-2005-AR-8379. Nothing was built under Boxwood: the county’s DOR parcel rolls show no lot-sized parcels inside the footprint before the 2015 roll.

On September 24, 2013 the Board of County Commissioners approved Ordinance 13-53 (petition PUDA-PL20130000141), amending Ordinance 07-55 and creating the Tuscany Pointe RPUD, under agenda Item 17B; the hearing packet runs 122 pages (BCC backup, Item 17B; BCC recap, September 24, 2013). The approval covers 30.46 acres for up to 120 residential units, a gross density of 3.94 units per acre (120 divided by 30.46), and the county later estimated build-out at September 24, 2018 (PUD Master List, October 9, 2026; Zoning layer). At the same meeting, under Item 16D, the Board took up a “Tuscany Pointe donation agreement” covering a 2.73-acre parcel; the readable text of that 20-page item does not state its purpose (BCC backup, Item 16D).

Water management came first in the permits. The South Florida Water Management District issued Environmental Resource Permit 11-03463-P on September 5, 2013 for the 30.46-acre “Tuscany Pointe” project; a transfer application followed on January 28, 2014 and the permit moved to D.R. Horton on February 26, 2014. The recorded Declaration attaches the permit as Exhibit D and makes the association the operator of the surface water management system (Collier Clerk Official Records). In the end the first plat used 116 of its 120 allowed units, and the county lists it BUILT OUT.

D.R. Horton Opens Sales, 2014 to 2016

The legal frame went into place in spring 2014. The association was filed with the state on April 9, 2014 (Sunbiz); the County Engineer approved the Tuscany Pointe plat, Plat Book 55 Pages 32 to 35 prepared by Hole Montes, Inc. of Naples, on April 21, 2014; and D.R. Horton, Inc., a Delaware corporation, recorded the Declaration as declarant on April 30, 2014 at OR Book 5032 Page 39, Instrument 24975686 (Collier Clerk Official Records). The First Amendment, signed by the declarant October 14, 2014 and recorded in November 2014, adopted the “Pointe” spelling, rewrote the leasing article and added the canal-bridge section, Art. XVI Sec. 17. The county’s parcel rolls show the lots arriving: 107 parcels lie wholly inside the Tuscany Pointe footprint on the 2015 roll, against one on the 2012 to 2014 rolls (edge lots that cross the polygon line are not in that count) (DOR parcel rolls).

D.R. Horton’s Southwest Florida division then marketed the homes through a sequence of releases, each true of its date:

The two models named in the November 2015 release were the Ashbury, a one-story plan of 2,431 sq ft with 3 bedrooms, 3 baths, a den and an optional pool bath, and the Silverton, a two-story plan of 3,609 sq ft with 5 bedrooms and 3.5 baths. The December 2015 expectation of “just over 100 homes” described the first plat as then planned; with Tuscany Pointe Two, the community finished at 154. The April 2016 Naples Daily News headline compared the pricing to town homes, but every Tuscany Pointe home is a detached single-family house, and the Declaration defines a Home as a single family dwelling. The elevation certificates confirm what went up: single-family homes on slab-on-grade foundations with attached garages (430 sq ft on the first certificate), builder of record D.R. Horton (elevation certificate, 14307 Tuscany Pointe Trail).

Tuscany Pointe Two and the Builder Sell-Out, 2015 to 2018

The second plat came through its own zoning. On January 13, 2015 the Board approved the Collier 36 RPUD, Ordinance 15-01 (petition PUDZ-PL20140000340), for up to 40 single-family units on 10.00 acres, a density of 4.00 per acre (BCC recap, January 13, 2015; PUD Master List). On March 24, 2015 the final plat of Tuscany Pointe Two, application PL20140001338, was before the Board (BCC recap, March 24, 2015). Its lots show up on the county’s parcel rolls from 2017: 19 parcels lie wholly inside the Collier 36 footprint on the 2017 roll and none on the 2012 to 2016 rolls (edge lots again excluded) (DOR parcel rolls).

Rather than form a second association, the declarant folded the new plat into the first. A Supplemental Declaration dated July 1, 2016 (signed July 5, 2016) annexed 10.15 acres north of Tract C and the west boundary of lake Tract L-3 into the original Declaration (Collier Clerk Official Records); the Collier 36 polygon measures about 10.15 acres in the county PUD layer, and the state shows no separate Tuscany Pointe Two association (Sunbiz search, “tuscanypointetwo”). The 38 homes on Tuscany Pointe Cove therefore share the gate, the association, the manager and the rules with the 116 on Tuscany Pointe Trail; only the zoning ordinance differs.

The sell-out followed quickly. Qualified recorded sales ran 26 in 2015, 48 in 2016 and 76 in 2017, a total of 150 against 154 homes (inferred: 26 + 48 + 76 = 150), per the Collier County Clerk of Courts Official Records. The county’s elevation certificates for the community are dated February 11, 2015 to June 16, 2017, on permits issued 2014 to 2017; the last of the five certificates read, for Lot 16 of Tuscany Pointe Two at 14384 Tuscany Pointe Cove, is dated June 16, 2017 (elevation certificate, 14384 Tuscany Pointe Cove). All 154 principal buildings appear on the county building layer by 2018 (Building footprints), the year the county had estimated for build-out of the first PUD. Of the 160 units the two approvals allowed (120 + 40), 154 were built (116 + 38), and the October 9, 2026 PUD Master List marks both PUDs BUILT OUT, so the six unused allowances are not pending. Tuscany Pointe today is a finished resale community, and every home that comes to market is an owner’s home.

How Is Tuscany Pointe Laid Out, and Is It Built Out?

Tuscany Pointe is laid out as two recorded plats on one private street system: 116 homes on Tuscany Pointe Trail and 38 on Tuscany Pointe Cove, under two county zoning approvals. Collier County’s PUD master list dated October 9, 2026 marks both approvals BUILT OUT, so the community is complete and trades as resale.

The two plats read as one neighborhood on the ground. Both sit in Section 35, Township 48 South, Range 26 East, on the east side of Collier Boulevard (County Road 951) near Vanderbilt Beach Road, with Tuscany Pointe Trail running east from Collier Boulevard (Collier County GIS, Road Centerlines, read October 28, 2026). The county’s Site Address Points layer codes the Tuscany Pointe Trail homes as subdivision 677320, house numbers 14302 to 14596, and the Tuscany Pointe Cove homes as subdivision 677330, house numbers 14301 to 14396 (queried October 28, 2026). An independent count agrees: the county’s 2025 building footprint layer holds exactly 154 principal buildings inside the community envelope. The planning designation is the Urban Residential Subdistrict on the county’s Future Land Use layer, and the county zoning layer carries the RPUD designation with the petition and ordinance numbers listed below.

The Tuscany Pointe Two homes cluster at the north-west end of the street system: the centroid of the Cove address points sits about 0.15 mile west-northwest of the centroid of the Tuscany Pointe Trail points (Site Address Points, October 28, 2026). There is one street system and one way in, so both plats share the entrance described in the canal bridge section below.

Two Zoning Approvals, One Community

Tuscany Pointe was zoned in two pieces. The Tuscany Pointe Trail homes sit in the Tuscany Pointe RPUD (formerly the Boxwood RPUD), and the 38 Tuscany Pointe Cove homes sit in the Collier 36 RPUD. Both rows below come from the county’s PUD master list dated October 9, 2026, cross-checked against the county PUD layer and the List of Collier County PUD Ordinances.

The density column checks against the acreage: 120 ÷ 30.46 = 3.94 units per acre and 40 ÷ 10.00 = 4.00. Added together, the two approvals allowed 120 + 40 = 160 homes, and 154 were built, so 6 allowances went unused (4 in the first PUD, 2 in Collier 36). Because both rows read BUILT OUT, those 6 are not pending lots waiting for a builder.

The paper trail behind each approval is public. Ordinance 13-53 (petition PUDA-PL20130000141) amended Ordinance 07-55, the Boxwood RPUD approved on petition PUD-2005-AR-8379; the county ordinance list records Boxwood as “now Tuscany Pointe RPUD” (List of PUD Ordinances). The Collier 36 RPUD came in on petition PUDZ-PL20140000340, approved January 13, 2015 (BCC recap, January 13, 2015). Two months later the Board’s March 24, 2015 recap listed that petition as “Tuscany Point 2” beside the final plat approval for Tuscany Pointe 2 (BCC recap, March 24, 2015), so the county handled the two PUDs as one continuing project even though each keeps its own ordinance. The county’s PUD polygons measure about 30.77 and 10.15 acres in GIS, consistent with the 30.46 and 10.00 acres on the master list within mapping tolerance (county PUD layer).

The Canal Bridge Entrance and Its SFWMD Permit

The way into Tuscany Pointe crosses a canal bridge, and that bridge carries a permit. The First Amendment to the Declaration (November 2014) added Article XVI, Section 17, which states that access is over a South Florida Water Management District canal bridge under Right of Way Occupancy Permit 13874 (Collier Clerk Official Records, Declaration OR Book 5032 Page 39 and its First Amendment).

Section 17 puts three duties in writing:

• The association carries the permittee obligations under Permit 13874, including posting surety with the district.
• Every owner indemnifies the association and the declarant for the bridge arrangement.
• Because every owner indemnifies, the duty reaches each new owner on taking title (inferred from the wording of Section 17).

What it means for a buyer: the bridge is not a county road asset that the public budget maintains. A permit liability sits on the association’s side of the ledger, and owners stand behind the association through the indemnity. The surety amount and the current permit status are not in the recorded documents; the SFWMD permit file for Permit 13874 holds them, and a buyer’s attorney can ask the association for its permit correspondence during the inspection period. For a seller, this is a known, recorded condition worth disclosing plainly rather than a surprise at the title desk.

Private Roads, Lakes and Association Land

Every street in Tuscany Pointe is private. The recorded plat, Tuscany Pointe, Plat Book 55, Pages 32 to 35 (County Engineer approval April 21, 2014), dedicates a private road tract to the association and grants the county an access easement for emergency, fire, utility and government vehicles only (Collier Clerk Official Records). The association maintains the roads, street lighting, perimeter walls and signage as a common expense under the Declaration. Article V authorizes, but does not require, the association to provide security gates, and the community has been described as gated since D.R. Horton’s first release (D.R. Horton release, October 29, 2015). The Declaration also acknowledges that some Common Area cannot be reached from a Lot or a public street without crossing an adjoining Lot (Art. V Sec. 1(h)), a practical quirk of lake and preserve tracts that sit behind rows of homes.

The rest of the common land is working land, not recreation land. The plat dedicates:

• Lake tracts L-2 and L-3, which are drainage and water management features.
• A canal tract.
• Open space and landscape tracts for landscaping, neighborhood signs, perimeter walls and the entrance.
• Landscape buffer easements carrying sidewalks and signage.
• Conservation tracts, plus a buffer of undisturbed native upland vegetation that the SFWMD permit requires between the homes and the existing wetlands.

The county parcel roll shows 11 parcels owned by the association totaling 16.10 acres, the biggest at 4.40 acres and the rest between 0.07 and 2.28 acres (Collier County GIS, Parcels layer, read October 28, 2026).

Water moves through a permitted system. SFWMD Environmental Resource Permit 11-03463-P was issued September 5, 2013 for the 30.46-acre “Tuscany Pointe” project; a transfer application followed on January 28, 2014, and the permit transferred to D.R. Horton on February 26, 2014; it is Exhibit D of the Declaration, and the association operates the surface water management system (Collier Clerk Official Records). On the county side, the site drains to the 951 Canal North Basin (code 9CN, 867.4 acres, allowable discharge 0.11 cfs per acre, approved 2016) (Collier County GIS, Drainage Basins), and the county’s private outfall inventory lists two outfalls tagged to the RPUD, PCS-182 and PCS-730 (Collier County GIS, Stormwater Private Outfalls). Owners may not alter the lakes, fill them or cut littoral plants, under the Declaration, and the conservation areas bar building, dumping, vegetation removal and excavation.

Utilities run through the same plat. It dedicates county utility easements for potable water, non-potable irrigation water and wastewater to the Collier County Water-Sewer District, and the Declaration prohibits septic tanks and individual wells (Art. IX Sec. 9) (Clerk). Which water source feeds the irrigation system on a given day (county reclaimed water, lake water or potable water) is not stated in the recorded documents; the association’s budget shows it.

Build-Out Status in 2026

Tuscany Pointe is finished. The county’s PUD master list dated October 9, 2026 marks both the Tuscany Pointe RPUD and the Collier 36 RPUD BUILT OUT, and it carried an estimated build-out date of September 24, 2018 for the first PUD. The county’s building footprint layers show the first principal buildings in the 2015 layer and all 154 in place by the 2018 layer. The parcel rolls tell the same story from the land side: one parcel inside the Tuscany Pointe RPUD footprint on the 2012 to 2014 rolls, then 107 lot parcels wholly inside it on the 2015 roll, and lot parcels inside the Collier 36 footprint from the 2017 roll (Collier County GIS, DOR parcel rolls); edge lots that cross the polygon line are not in those counts, so they undercount the 116 and 38. Recorded deeds show 26 qualified sales in 2015, 48 in 2016 and 76 in 2017, so 26 + 48 + 76 = 150 of the 154 homes had a first sale by the end of 2017 (Collier County recorded deeds; inferred arithmetic).

No lot in Tuscany Pointe is offered under a published builder program in 2026, and both PUD rows on the October 9, 2026 list read BUILT OUT. Every purchase today is a resale from an owner. Two record fields can look contradictory: the county PUD layer shows both PUDs with status ACTIVE, which means the zoning remains in force, while the master list shows BUILT OUT, which means development is complete (county PUD layer). Both are true at once.

Who Governs Tuscany Pointe?

Tuscany Pointe is governed by one Chapter 720 homeowners’ association, Tuscany Pointe Community Association, Inc., under a Declaration recorded April 30, 2014 at OR Book 5032 Page 39. RealManage manages it, according to the state corporate record. Tuscany Pointe has no community development district and no sub-association, so one association covers both plats.

Tuscany Pointe Community Association, Inc.

The association’s state record is on Sunbiz, document N14000003490 (read October 28, 2026):

The record shows a reinstatement filed October 13, 2025, and the association’s status is Active. Those addresses are the manager’s offices, not the community: Tuscany Pointe itself sits at Naples, FL 34120 in unincorporated Collier County. RealManage is the current manager of record; the association was listed earlier by CMG Florida on a 2021 community page. The declarant was D.R. Horton, Inc., a Delaware corporation, and the association operates under Chapter 720, Florida Statutes (Collier Clerk Official Records).

The Recorded Declaration and Its Amendments

The governing set is a short stack of recorded instruments, all searchable at the Collier Clerk Official Records:

The covenants run 25 years from recording, to April 2039, and then extend automatically in 10-year periods. Anyone can pull the set by searching book and page (OR Book 5032, Page 39) or the instrument number in the Clerk’s Official Records; the First Amendment and the Supplemental Declaration are recorded separately, so search for each. The Declaration and any Rules the board has adopted since govern; read the current set before you sign a contract.

Tuscany Pointe Two Joined the Same Association in 2016

Tuscany Pointe Two is part of the same association, not a separate one. The Supplemental Declaration dated July 1, 2016 annexed a 10.15-acre parcel abutting Tract C and the west boundary of lake Tract L-3 of the original plat into the Declaration and the association (Collier Clerk Official Records). The acreage is the link: the Collier 36 RPUD polygon, which holds the 38 Tuscany Pointe Cove homes, measures about 10.15 acres in the county PUD layer.

Two more records close the question. A Sunbiz name search for “tuscanypointetwo” returns no entity (Sunbiz name list, October 28, 2026), and the elevation certificate for a Cove home reads “Lot 16 Tuscany Pointe Two” with no separate association named (elevation certificate, 14384 Tuscany Pointe Cove). So one association, one manager and one Declaration govern both streets; crossing onto Tuscany Pointe Cove changes the zoning ordinance, not the governance.

Declarant Control and the 2024 Deadline

The Declaration gave D.R. Horton control during the build, then a hard stop. Article IV sets two voting classes (Collier Clerk Official Records):

• Class A: every owner, one vote per Lot.
• Class B: the declarant, three votes for each Class A vote.

Class B ends at the earliest of three events: 90% of the Lots conveyed to buyers who are not builders, ten years after the Declaration was recorded, or the declarant’s election. Because the Declaration was recorded April 30, 2014, the ten-year limb means declarant control ended no later than April 30, 2024. With 150 qualified recorded sales from 2015 to 2017 against 154 homes (Collier County recorded deeds), the 90% limb may well have been reached earlier (inferred), but no recorded turnover date appears in the documents read, so the outer date is the one to rely on.

While Class B existed, Article XVI, Section 5 let the declarant amend the Declaration without owner consent; that unilateral power ended with Class B. Two consequences follow for owners today. First, annexing more land now takes 67% of the Class A members, since the declarant’s unilateral annexation right ended with Class B. Second, the members, not the builder, decide whether to collect reserves (see the fee stack below).

Is There a CDD in Tuscany Pointe?

No. Tuscany Pointe has no community development district, and three separate checks prove it:

1. Collier County’s Community Development Districts layer lists 33 districts, and Tuscany Pointe is not one of them. The only “Tuscany” name on it is Tuscany Reserve, a different community.
2. A point query at five sampled Tuscany Pointe address points, across both plats, intersected zero district polygons (queried October 28, 2026).
3. The Florida Official List of Special Districts contains no district beginning “Tuscan”; Collier’s statewide total is 59 active districts (County Totals report).

The county’s own Special Districts page names only county-level districts such as water-sewer. The Declaration funds everything through association assessments and mentions no district assessment, bond or non-ad valorem levy. For a buyer, that means no CDD debt service and no CDD operations line on the tax bill.

Questions about who runs Tuscany Pointe usually come up when you are about to sell or about to make an offer. Selling? McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or start with a home valuation. Buying? Call Marc at (239) 287-5873, and read how buying with us works.

The Fee Stack in Tuscany Pointe

Tuscany Pointe owners pay one association assessment, whose dollar amount is not published in any public record, plus a $500 working capital contribution at purchase and property taxes at the 2025 code-2 rate of 10.5058 mills. Tuscany Pointe has no CDD and no club, so there are no district charges, dues or food minimums.

Every layer a Tuscany Pointe owner can be billed, with its source:

The Regular Association Assessment

The regular assessment pays for most of what makes Tuscany Pointe a low-maintenance address. Under Article VI of the Declaration, the budget covers (Collier Clerk Official Records):

• Water through a master meter for the Lots and the Common Area.
• Fees under any bulk service agreement the association signs for owners.
• Maintenance, taxes and insurance on the Common Area.
• Landscaping the declarant or association installed, and landscape easements.
• Street lighting, drainage and the surface water management system, including the lakes.
• Lawn cutting on every Lot, which is the association’s duty unless the Board decides otherwise.
• The irrigation system on the Lots and the Common Area.

The Bylaws also list a cost for security among the budget line items. The rate is uniform per Lot with a Home, and the Board may bill it quarterly or annually.

The dollar amount is not in any public primary record: . It sits in the association’s adopted annual budget and on the estoppel certificate issued for each sale. A buyer under contract gets the current figure, any balance due and any levied special assessment on that certificate; an owner can ask RealManage for the current budget. Treat any figure you see without one of those two documents behind it as unverified.

Just as important is what the assessment does not cover. Article XI puts the house itself on the owner (Clerk):

• Roof, exterior walls, windows and screens.
• Air conditioning equipment.
• Replacement landscaping on the Lot, the driveway and the mailbox.
• Painting and pressure cleaning on the Board’s schedule (next section).
• A homeowners insurance policy naming the association as additional insured, including pet liability coverage (Art. XI Sec. 5).

Article XVI, Section 15 adds an option, not a duty: the association may contract for bulk cable, internet and security monitoring, bill them as assessments and refuse other providers entry. Whether a bulk contract is in force today is not stated in the recorded documents; the budget would carry it as a line item.

The $500 Working Capital Contribution

Article VII, Sections 1 and 2 of the Declaration require a $500 working capital contribution from the buyer at every closing in Tuscany Pointe, the original builder sales and every resale since (Collier Clerk Official Records). The payment is nonrefundable and goes to the association’s operating funds, not to the seller and not toward the buyer’s regular assessment.

On a seller’s net sheet, the $500 does not appear; on a buyer’s closing disclosure, it does. The recorded documents read, through the 2016 Supplemental Declaration, show this $500 contribution and no other transfer charge; any later recorded amendment would appear in the Clerk’s Official Records.

Painting, Pressure Cleaning, Special Assessments and Reserves

Exterior upkeep in Tuscany Pointe follows a schedule set in the recorded Declaration. Article XI, Section 6 says exterior painting is “anticipated” every 5 years and pressure cleaning of roofs, walls, sidewalks, patios and driveways every 3 years, each at the owner’s cost (Collier Clerk Official Records). The Board sets the schedule at a noticed meeting and gives owners at least 120 days to start. The Board may also contract the work community-wide and bill each owner an equal share as a special assessment.

One table row is now historic: the vacant Lot rate of 25% applied to unimproved Lots until a certificate of occupancy or occupancy, and with all 154 homes standing on the 2018 building layer it has no practical reach today (inferred).

Capital spending needs a vote. A special assessment for capital improvements requires a majority of the votes of each class voting at a meeting called on 15 to 60 days’ notice, with a 30% quorum (Article VI). Since Class B ended no later than April 30, 2024, only Class A votes remain in that count (inferred from the Declaration’s terms).

Reserves started at zero by design. Article VI, Section 3 says the declarant did not fund reserves and the members “may elect to collect reserves after the expiration of the Class B Membership.” Whether the members have done so, and at what level, is not published; the current budget answers it. For a buyer, the practical read is simple: ask for the current budget and the estoppel certificate, and look for a reserve line and any levied special assessment.

Estoppel and Other Closing Charges

Florida caps what a homeowners’ association can charge for the estoppel certificate on a sale or refinance (Fla. Stat. 720.30851):

The late charge on assessments is the greater of $25 or 5% of the installment, plus interest, after 10 days (Declaration Art. VI Sec. 8, Clerk). The arithmetic: $25 is 5% of $500, so on any installment under $500 the $25 floor applies, and above $500 the 5% figure is larger. Any unpaid balance and late charges show on the estoppel certificate and are settled at closing.

Title insurance follows local custom: in Collier County the buyer customarily pays the owner’s title policy, and the contract controls. Who pays the estoppel fee also follows the contract.

Property Taxes at the 2025 Millage

Tuscany Pointe sits in unincorporated Collier County in the Greater Naples Fire district (Collier County GIS, Fire Districts), which matches the 2025 rate set for unincorporated Collier parcels in that district, DOR code 2 (Florida DOR 2025 Collier Taxing Authority Codes). The code assignment is inferred from the fire district and the unincorporated MSTD; a tax bill for the specific parcel confirms it.

Worked: 10.5058 mills × $100,000 of taxable value ÷ 1,000 = $1,050.58 per $100,000 of taxable value, before any non-ad valorem charges. Taxable value is the assessed value after exemptions, not the sale price, so this rate does not translate into a bill on a purchase price. There is no CDD line to add.

Worked Example: Association Charges on a Tuscany Pointe Resale

Here is what the association side of one Tuscany Pointe resale can cost at closing, using only the recorded Declaration (Clerk) and the statute (Fla. Stat. 720.30851):

So the association-side ceiling on one closing is $500 + $597 = $1,097 in the worst case and $500 + $299 = $799 in the ordinary case. The buyer pays the $500 contribution under Article VII; who pays the estoppel fee follows the contract. Any prorated regular assessment, unpaid balance or levied special assessment comes on top, as the certificate shows. In Collier County the buyer customarily pays the owner’s title policy as well; the contract controls.

Know your numbers before you list or offer in Tuscany Pointe. Selling? Call Jesse direct at (239) 898-6072 or request a home valuation. Buying? Call Marc at (239) 287-5873 and see how buying with us handles the estoppel and closing review.

What Homes Are in Tuscany Pointe and Tuscany Pointe Two?

Tuscany Pointe holds 154 detached one- and two-story homes from the D.R. Horton build-out: 116 on the Tuscany Pointe plat and 38 on the smaller Tuscany Pointe Two plat. D.R. Horton marketed plans from 1,983 to 3,609 sq ft in 2015 and added the 1,804 sq ft Pembroke in 2016. Tuscany Pointe has no condominiums, villas or townhomes.

Sources: homes and house numbers from the county Site Address Points layer; PUDs from the PUD master list dated October 9, 2026; heated area from Collier County parcel records, heated living area, as summarized for this page in October 2026; flood sample from the FEMA National Flood Hazard Layer, 34 address points queried October 28, 2026. The Declaration defines a Home as a single family dwelling (Clerk), so condominium rules such as SIRS and milestone inspections do not apply. A 2016 Naples Daily News headline compared Tuscany Pointe pricing to “town home pricing”; every home here is detached (Naples Daily News, April 10, 2016).

Tuscany Pointe: 116 Homes on Tuscany Pointe Trail

The first plat is recorded as Tuscany Pointe, Plat Book 55, Pages 32 to 35, prepared by Hole Montes, Inc. of Naples and approved by the County Engineer on April 21, 2014 (Collier Clerk Official Records). It creates Lots 1 to 116 on Tuscany Pointe Trail (Tuscany Pointe Trl in county address records), house numbers 14302 to 14596 (Site Address Points), along with the private road, lake tracts L-2 and L-3, the canal tract and the open space tracts.

Flood position varies at the edge. In the 34-point FEMA sample, 27 of the 29 Tuscany Pointe Trail points returned Zone AH and 2 returned Zone X: 14574 and 14576 Tuscany Pointe Trail, at the north-east corner of the first plat (FEMA NFHL, October 28, 2026). The BFE is 14 ft NAVD88 on FIRM panel 12021C0410H, effective May 16, 2012.

Four Tuscany Pointe Trail elevation certificates were read in full:

The 14513 certificate records Zone X while that home’s address point returns Zone AH in the FEMA layer; a surveyed lot and an address point can fall on different sides of a zone line, and the lender’s lot-level flood determination governs. All elevations are NAVD88.

Tuscany Pointe Two: 38 Homes on Tuscany Pointe Cove

Tuscany Pointe Two is the 38-home cul-de-sac on Tuscany Pointe Cove, Lots 1 to 38, house numbers 14301 to 14396, county subdivision 677330 (Site Address Points). It was zoned separately as the Collier 36 RPUD, Ordinance 15-01, approved January 13, 2015 (BCC recap, January 13, 2015), and its final plat application, PL20140001338, went before the Board of County Commissioners on March 24, 2015 (BCC recap, March 24, 2015). The Supplemental Declaration of July 1, 2016 brought the land into the same association (Clerk). Lot-sized parcels first appear inside the Collier 36 footprint on the 2017 county parcel roll (Collier County GIS, DOR parcel rolls).

The Cove homes run smaller. Collier County parcel records, heated living area, as summarized for this page in October 2026, put Tuscany Pointe Two at 1,435 to 2,824 sq ft, against 1,353 to 4,816 sq ft on the first plat. All 5 sampled Cove address points returned Zone AH with the 14 ft BFE (FEMA NFHL). The one Cove certificate read, for Lot 16 at 14384 Tuscany Pointe Cove (June 16, 2017), shows Zone AH, a top of bottom floor at 16.1 ft and a garage slab at 15.5 ft, so the floor sits 2.1 ft above the BFE (16.1 − 14 = 2.1), the highest margin of the four AH certificates read (certificate).

D.R. Horton, as declarant, signed the Supplemental Declaration, and the Cove homes sit inside the community D.R. Horton marketed. Who built each Cove home is shown by the first deeds out of the declarant on Cove lots in the Clerk’s Official Records. The Southwest Florida MLS pull of August 11, 2026 does not separate the two plats, so a price split between Tuscany Pointe Trail and Tuscany Pointe Cove is not available from it.

D.R. Horton Floor Plans: Ashbury, Pembroke and Silverton

D.R. Horton’s Southwest Florida division changed its Tuscany Pointe lineup as sales moved. The plan count went 6, then 9, then 8:

• October 29, 2015: six plans, 1,983 to 3,609 sq ft, from the high $300s (D.R. Horton release, October 29, 2015).
• November 17, 2015: three more plans “in response to strong sales”, for “nine luxurious choices”, 1,983 to 3,609 sq ft, one and two story, 3 to 5 bedrooms, 2 to 4.5 baths, 2 or 2.5 car garages, “starting at $369,990”, with two decorated models (D.R. Horton release, November 17, 2015).
• December 11, 2015: nine plans, with the community “anticipated to feature just over 100 homes”, the builder’s early expectation before the final 154 (D.R. Horton release, December 11, 2015).
• April 10, 2016: “eight distinctive homes” starting at $324,990, including the new Pembroke (Naples Daily News, April 10, 2016).

The November 2015 release sold the location rather than amenities: it named nearby Mercato and Waterside Shops for shopping and listed no on-site clubhouse or pool (D.R. Horton release, November 17, 2015). Three plans are named in those primary sources:

The county heated-area ranges run wider than the builder’s marketed range at both ends (1,353 to 4,816 sq ft on the first plat), and the two measures are not the same thing: one is a 2015 sales brochure range, the other is the county’s record of each home as it stands. Neither supports a price per square foot; on a resale, the plan and its condition are what a buyer should compare.

Lots, Construction and Code Era

Tuscany Pointe lots are compact. The parcel at the community centroid measures 0.19 acre on the county parcel layer; that is one parcel, not a community average (Collier County GIS, Parcels layer). The median principal-building footprint in the county’s 2025 building layer is 3,061 sq ft, within a range of 2,250 to 3,709 sq ft; those footprints include garage and covered areas and are not living area (building footprints).

Construction is consistent across the certificates read. The first certificate describes a single-family home on a slab on grade with an attached garage of 430 sq ft, with D.R. Horton as builder of record, and shows no flood openings in the attached garage (certificate, 14307 Tuscany Pointe Trail). The county’s Elevation Certificates layer holds 149 Tuscany Pointe certificates tied to building permits issued 2014 to 2017, with certificates dated February 11, 2015 to June 16, 2017. Garage slabs on the five certificates read run 14.6 to 15.6 ft NAVD88, A/C machinery 14.8 to 15.8 ft and lowest adjacent grade 14.1 to 15.2 ft. On the four AH certificates the garage slabs sit 0.6 to 1.5 ft above the 14 ft BFE (14.6 − 14 = 0.6; 15.5 − 14 = 1.5), closer to it than the living floors. Elevation above the BFE helps flood insurance rating; it is not a guarantee against water.

For wind, the county’s Florida Building Code 8th Edition wind-load map puts the ultimate design wind speed at Tuscany Pointe at 160 mph for Risk Category II homes (148, 172 and 181 mph for Categories I, III and IV). That is today’s design value for the site; the homes were permitted 2014 to 2017, and a wind-mitigation inspection on the specific home is the document that shows how its roof, openings and attachments were built.

Does Tuscany Pointe Have a Clubhouse, Pool, Golf or Marina?

No. Tuscany Pointe has no clubhouse, community pool, fitness center, courts, golf course, marina or club, and the recorded plat and Declaration dedicate private roads, lakes and open space only. Residents of Tuscany Pointe use county parks, nearby private clubs they join on their own, and Gulf beaches about 18 minutes away by modeled drive.

That answer rests on recorded documents, not on an absence of marketing. The Collier County PUD Master List dated October 9, 2026 leaves the golf-acre and golf-hole columns blank for both the Tuscany Pointe RPUD and the Collier 36 RPUD (the zoning behind Tuscany Pointe Two), and the Florida Division of Corporations record shows one entity only, Tuscany Pointe Community Association, Inc. (N14000003490), with no club, golf or yacht entity beside it. D.R. Horton’s November 17, 2015 release sold the community on its plans, its gate and its location near Mercato and Waterside Shops, and listed no on-site amenity. Collier’s site address points inside the community are typed single family, other structure or utility asset, and none carries a clubhouse, pool or recreation name.

The practical result for a buyer is a simpler cost line. There is no initiation fee, no equity deposit, no club dues and no food minimum in Tuscany Pointe, because there is no club to charge them (PUD Master List, October 9, 2026). The trade-off is equally plain: a buyer who wants a pool, a gym or a pickleball court at the end of the street has to find it somewhere else, and the sections below name where.

What the Recorded Plat and Declaration Provide

The recorded document set is the Declaration of Covenants, Restrictions, Conditions and Easements at OR Book 5032, Page 39, Instrument 24975686, recorded April 30, 2014, with the Tuscany Pointe plat at Plat Book 55, Pages 32 to 35, as an exhibit. Read together, they describe a community built around a private street, drainage lakes and landscaped buffers.

The plat dedicates these tracts to the association (Collier Clerk Official Records, Plat Book 55 Pages 32 to 35):

• A private road tract, maintained by the association, with an access easement to Collier County for emergency, fire, utility and government vehicles.
• Open-space tracts for landscaping, neighborhood signs, perimeter walls and entrance purposes.
• Two lake tracts, L-2 and L-3, which serve drainage and stormwater storage.
• A canal tract.
• Landscape buffer easements that carry the community’s sidewalks and signage.
• Conservation tracts and a buffer of undisturbed native upland vegetation, which the South Florida Water Management District permit requires between the homes and existing wetlands.

The Declaration defines the Common Area by function: rights of way, entrance features, lakes, preserve areas, drainage facilities and surface water management systems (Declaration, OR Book 5032 Page 39). There is no recreation tract, no clubhouse parcel and no pool deck anywhere in that definition. Collier’s parcel layer agrees: the association owns 11 parcels totaling 16.10 acres, the largest 4.40 acres, which is the footprint of lakes, buffers and road rather than a club campus.

The lakes are water-management features first. The Declaration bars owners from altering a lake, filling it or cutting its littoral plants, and the association maintains the lakes, the littoral zones and the surface water system as a common expense (Declaration, OR Book 5032 Page 39). The recorded set publishes no fishing rule, swimming rule or fountain detail, so a buyer who cares about lake use should read the association’s current Rules before relying on any of it. One quirk worth knowing: the Declaration acknowledges that some Common Area cannot be reached from a lot or a public street without crossing an adjoining lot (Art. V Sec. 1(h)), which is typical of lake and preserve tracts tucked behind homes.

Common Area use extends to members’ families, tenants, contract purchasers and invited guests, subject to the Bylaws (Art. V Sec. 1(g)). The gate and private roads are the community’s shared physical features; beyond them, the Declaration and any later Rules govern.

Golf Next Door and Nearby

Golf sits right beside Tuscany Pointe, but none of it belongs to Tuscany Pointe. The county PUD layer places the Vanderbilt Country Club PUD 0.07 mile from the Tuscany Pointe centroid in a straight line, a 323-acre gated golf community with 18 holes on the PUD Master List. The club’s own real estate page states that “membership is mandatory and included with every residential purchase” there. That rule binds buyers inside Vanderbilt Country Club; it gives Tuscany Pointe owners no access right, no priority and no guest privilege. A buyer weighing a golf-included purchase against Tuscany Pointe is weighing two different products, and the Vanderbilt Country Club page lays out that community’s own numbers.

The nearest other private club researched for this page is Quail Creek Country Club, about 4 miles from Tuscany Pointe in a straight line (computed from the club’s published coordinates). Per the club’s About page, Quail Creek sits within Quail Creek Estates, 291 estate-sized homes around two 18-hole Arthur Hills championship courses; the club opened in 1981 and offers Golf, Social and Young Professional Golf memberships, with dining at Greenside Grille, The Quail Room and Garden Room, plus a sports center and spa. Initiation, dues and any waitlist are set by the club and are not published on the page read. A Tuscany Pointe owner applies there like any other non-resident.

For a golfer, the real question is cost and commitment. Tuscany Pointe carries no club dues at all (PUD Master List), so any golf membership is an optional line a buyer adds by choice, not a charge that rides with the deed.

Public Recreation: North Collier Regional Park and County Parks

The closest full-service recreation for Tuscany Pointe is public. North Collier Regional Park, 15000 Livingston Road, Naples 34109, lists an Aquatic Complex, lighted baseball, softball and soccer fields, a boardwalk, a butterfly garden, an exhibit hall, picnic pavilions and a fitness center. Its Rec-Plex is a 6,000 sq ft double gym, with posted fitness hours of 5:30 a.m. to 9 p.m. Monday to Friday, 7 a.m. to 5 p.m. Saturday and 9 a.m. to 3 p.m. Sunday (Collier County Parks, retrieved October 2026). Fees are the county’s and are not reproduced here.

Closer in, Collier’s Parks layer puts Max A. Hasse Jr. Community Park (3390 Golden Gate Boulevard West) 1.54 miles from the community centroid in a straight line, and Vineyards Community Park 3.01 miles. The county’s 2024 AUIR inventories Vineyards Community Park at 35.5 acres with 6,573 sq ft of indoor recreation space, and Veterans Community Park at 43.64 acres, both in the North Naples district. Public libraries add indoor options: the county library layer places Estates Library 3.45 miles, Golden Gate Library 4.7 miles and Vanderbilt Beach Library 7.5 miles away, all straight-line.

Do not expect new parkland soon. The 2025 AUIR (final) proposes 0.00 acres of new community or regional park from FY25/26 to FY29/30. The same report shows the planning area already above its requirement: 1,136.83 acres of community park inventory against 582.65 acres required by September 30, 2030, and 2,686.77 acres of regional park against 1,442.62 required. The facility additions it lists, Paradise Coast Sports Complex phases and Big Corkscrew Island Regional Park phase 2, are not near Tuscany Pointe.

Beaches and Boating From Tuscany Pointe

Tuscany Pointe is an inland community, so the Gulf is a drive, not a walk. Modeled free-flow times from 14303 Tuscany Pointe Trail on the public OSRM routing service (October 2026) run longer in peak season:

Vanderbilt Beach is the straight shot: the beach sits at the west end of Vanderbilt Beach Road, and the county’s 2024 AUIR lists it as a regional beach park with seven beach access points. Parking fees and hours are the county’s and change by season; Collier County Parks and Recreation publishes the current rules.

Boating takes planning. No marina, dock, boat ramp or navigable-water frontage appears in the PUD row, the address points or the association’s parcels, and the Declaration bars any trailer, recreational vehicle, boat, rowboat, canoe, jet ski or boat trailer outside an enclosed garage (Art. IX). The plat sets aside no storage lot. An owner with a boat therefore needs either a garage that fits it or an off-site storage contract, and should price that before writing an offer.

Gate, Lawn Care and Everyday Services

What a Tuscany Pointe assessment buys is service, not facilities. The builder marketed “the gated community of Tuscany Pointe” in its November 17, 2015 release, and the plat makes the streets private (Plat Book 55 Pages 32 to 35). The recorded documents do not describe the gate’s hardware, staffing or visitor procedure; the association’s Rules govern access.

The Declaration assigns these services to the association as common expenses (Art. VI and Art. XI Secs. 2 to 4):

• Lawn cutting on every Lot, unless the Board decides otherwise.
• The irrigation system on Lots and on the Common Area.
• Landscaping installed by the declarant or the association and landscaping in landscape easements.
• Street lighting, the private roads, the lakes, drainage and the surface water management system.
• Water through a master meter for Lots and Common Area, and any fees due under a bulk service agreement.
• Common Area taxes and insurance; the Bylaws also list a cost for security among budget items.

Bulk cable, internet and security monitoring are permitted but not promised: the association “is not obligated to but may” contract for them and bill them as assessments (Art. XVI Sec. 15). Whether any such contract is in force is not published. The assessment amount itself is not published in any primary record ; the adopted budget and the estoppel certificate hold it.

Utilities are public. The plat dedicates utility easements for potable water, non-potable irrigation water and wastewater to the Collier County Water-Sewer District, and the Declaration prohibits septic tanks and private wells (Art. IX Sec. 9) (Collier Clerk Official Records). The irrigation water source (county reclaimed, lake or potable) is not published. Owners still carry their own exterior: the roof, walls, windows, screens, A/C, driveway and mailbox are owner items, with painting anticipated every five years and pressure cleaning every three (Art. XI).

Want to see how lawn care, the gate and a no-club cost line compare with what you own now? Selling? McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or start with a home valuation. Buying? Call Marc at (239) 287-5873 or read about buying with us.

How Has Tuscany Pointe Fared in Hurricanes?

No public damage report names Tuscany Pointe for Irma, Ian, Helene, Debby or Milton. Tuscany Pointe sits about 8 miles inland, east of the US 41 line where Ian’s surge flooded Collier County, in evacuation Zone E outside the Coastal High Hazard Area, and its homes date from 2015 to 2018.

The absence of a report is not proof of no damage, and this page does not treat it as one. What can be stated is position and construction. The community’s longitude, about 81.68 degrees west, puts it roughly 8 miles from the Gulf shoreline at this latitude (inferred from county coordinates). Its homes were permitted from 2014 to 2017, with elevation certificates dated February 11, 2015 to June 16, 2017, per Collier’s Elevation Certificates layer. That means the oldest homes were standing for Irma in 2017, and every home was standing for Ian in 2022 and for the 2024 season.

Hurricane Ian, 2022, in Collier County

Hurricane Ian made landfall as a Category 4 hurricane about 3 p.m. on September 28, 2022, per the National Weather Service Miami summary. The National Hurricane Center’s Tropical Cyclone Report puts maximum inundation at 6 to 9 feet above ground level in Naples. The NWS describes significant to major storm surge flooding over almost all of Collier County on the coastal side of Tamiami Trail (US 41).

The county toll, all from the NWS Miami summary:

The NWS describes wind damage in Collier as mainly trees, fences and screens, with minor damage to vulnerable structures. Those are county-wide figures. Tuscany Pointe sits in unincorporated Collier, but nothing in the record ties any part of the $948 million to this community, and nothing rules it out. The geographic point that matters is that the surge zone the NWS describes lies west of US 41, and Tuscany Pointe lies well east of it, on the Collier Boulevard corridor.

Helene and Milton, 2024

The 2024 season brought two storms that passed offshore of Naples. The NHC’s Hurricane Helene report records 2 to 4 feet of storm surge in Naples, Marco Island and Everglades City in September 2024. Its Hurricane Milton report shows Naples inside the storm surge warning area in October 2024. Neither report names Tuscany Pointe, and both describe coastal water, the exposure Tuscany Pointe’s inland position reduces. Rainfall and the capacity of the community’s own lakes and outfalls, covered in the next section, are the exposures that stay relevant inland.

Evacuation Zone, Wind Design and Drainage

Collier’s Hurricane Evacuation Zone layer places Tuscany Pointe in Zone E, and the county’s Coastal High Hazard Area layer returns no polygon at the community, so it sits outside the CHHA. Evacuation orders are issued by zone letter during a storm; check the county’s order, not this page, when one is issued.

Wind design is set by the building code map. Collier’s Florida Building Code 8th Edition wind-load layer returns a 160 mph ultimate design wind speed for Risk Category II homes at the community, with 148 mph for Risk Category I, 172 for III and 181 for IV. Today’s map is the current code value for new work; the homes themselves were permitted from 2014 to 2017 under the code in force then.

Drainage is the inland storm question, and the record answers it in detail:

• Basin. The county’s Drainage Basins layer puts Tuscany Pointe in the 951 Canal North Basin (9CN), 867.4 acres, with an allowable discharge of 0.11 cfs per acre, approved 2016.
• Outfalls. The county’s private outfall inventory lists two private outfalls tagged to the RPUD, PCS-182 and PCS-730.
• Permit and operator. The surface water system runs under SFWMD Environmental Resource Permit 11-03463-P, issued September 5, 2013 for the 30.46-acre project and transferred to D.R. Horton on February 26, 2014; the association operates it (Declaration exhibits, OR Book 5032 Page 39).

Because there is no CDD (county CDD layer), lake and outfall upkeep is an association budget line, not a separate district bill. That puts storm readiness for the drainage system in the association’s hands and in its budget.

Where Storm History for a Specific Home Lives

Storm history is house by house, and four places hold it. First, the seller: a buyer should ask in writing about water intrusion, roof claims and repairs since 2017. Second, the association: a Chapter 720 association keeps official records that members can inspect, and a buyer can ask the seller to request what the association holds on common-area storm work. Third, the home’s elevation certificate: Collier holds 149 Tuscany Pointe certificates on its Elevation Certificates layer, each a surveyed record of floor, garage and machinery heights. Fourth, federal data: FEMA’s Flood Map Service Center holds the regulatory maps, and FEMA’s OpenFEMA NFIP claims data reports by ZIP code and event, not by address, so it frames 34120 rather than one house.

A licensed inspector’s report and an insurance claims history request from the seller complete the picture. None of these replaces the others, and none is a public damage report for the community, because none exists.

What Flood Zone Is Tuscany Pointe In?

Tuscany Pointe is mostly FEMA Zone AH with a 14 ft NAVD88 base flood elevation on FIRM panel 12021C0410H, effective May 16, 2012. In a 34-point sample, 32 Tuscany Pointe address points returned Zone AH and 2 returned Zone X at the north-east corner of the first plat; every sampled Tuscany Pointe Two point returned AH.

The sample was pulled live on October 28, 2026 from FEMA’s National Flood Hazard Layer flood zones and FIRM panels, at every fifth of the 169 county address points on Tuscany Pointe Trail and Tuscany Pointe Cove, and cross-checked against Collier’s FEMA flood zone layer, which matched at every point. The two Zone X points are 14574 and 14576 Tuscany Pointe Trail.

Zone AH and the 14 Foot Base Flood Elevation

Zone AH is a special flood hazard area for shallow flooding, usually ponding, with a set base flood elevation. In a drainage-lake subdivision like Tuscany Pointe, the AH polygon follows the lakes and the low grades the lakes were dug to drain. The BFE here is 14 feet NAVD88: Collier’s base flood elevation line layer shows four 14 ft lines crossing the community, and the AH elevation certificates read for this page state 14 feet.

The zone drives one hard rule. A federally backed mortgage on a Zone AH lot requires flood insurance; a Zone X lot does not carry that mandate, per Collier’s 2026 Flood Protection Newsletter. Standard homeowners policies exclude flood, so in Tuscany Pointe flood coverage is a separate policy for most financed buyers.

An address point is not a survey. Where a lot sits near a zone line, the lender’s flood zone determination for that lot governs, and the elevation certificate shows how the surveyed home relates to the BFE.

Flood Zones by Plat

Source: FEMA NFHL, queried October 28, 2026. One certificate shows why lot-level records matter: the 2017 elevation certificate for 14513 Tuscany Pointe Trail (Lot 101) records shaded Zone X, while its address point returns AH on the NFHL query (elevation certificate, 14513 Tuscany Pointe Trail). A surveyed lot and a mapped address point can fall on different sides of a line; the lender’s determination for the lot is what counts.

Elevation Certificates: Floors Above the BFE

Collier holds 149 Tuscany Pointe elevation certificates, tied to permits issued 2014 to 2017 and dated February 11, 2015 to June 16, 2017 (Elevation Certificates layer). Five were read in full, spread across both plats:

All elevations are NAVD88. Lowest adjacent grade on the five runs 14.1 to 15.2 feet.

The arithmetic, shown once: on the four AH certificates, the top of the bottom floor sits 1.1 to 2.1 feet above the 14 ft BFE (15.1 − 14 = 1.1; 16.1 − 14 = 2.1). Garage slabs run 14.6 to 15.6 feet across all five, so the AH garage slabs sit 0.6 to 1.5 feet above BFE (14.6 − 14 = 0.6; 15.5 − 14 = 1.5). A/C machinery sits at 14.8 to 15.8 feet. The newest certificate read, the Tuscany Pointe Two home on Lot 16, carries the highest AH floor margin.

Two details matter for a buyer. The first certificate shows no flood openings in the attached garage, and the garage slab and the A/C pad sit within about a foot of the BFE on several lots, so those are the parts of a Tuscany Pointe home closest to the water line. Elevation above the BFE helps a flood insurance rating; it is not a guarantee against water. Five of 149 certificates is a sample, so pull the certificate for the specific address before relying on a margin.

New Collier Flood Maps Due in 2027

Collier’s flood maps are being redrawn. Per the county’s Floodplain Management page and its August 2026 notice, the sequence runs:

1. Preliminary FIRMs issued March 20, 2025, under FEMA project 16-04-1501S.
2. Proposed flood hazard determination published in the Federal Register December 18, 2025.
3. A 90-day appeal and comment period opened August 19, 2026.
4. The county’s target effective date is “Summer 2027”, subject to change.

Until a Letter of Final Determination issues and the new maps take effect, panel 12021C0410H, effective May 16, 2012, remains the regulatory map for Tuscany Pointe. Whether this panel’s zone or BFE changes on the preliminary maps is not yet determined. Anyone buying or selling before mid-2027 can check the preliminary panel for the exact lot at FEMA’s Flood Map Service Center and ask the lender how a change would be handled at closing.

Questions about a specific lot’s zone, certificate or 2027 map? Selling? Call Jesse direct at (239) 898-6072 or request a home valuation. Buying? Call Marc at (239) 287-5873 or read about buying with us.

What Does Insurance Cost for a Tuscany Pointe Home?

Tuscany Pointe premiums are quote-level and not published anywhere. What drives them is known: Zone AH flood insurance with a CRS Class 5 discount of 25% on eligible NFIP policies, homes permitted 2014 to 2017 with surveyed floors above the BFE, and a 2026 Florida market in which Citizens cut its rates.

A premium is priced on one house: its roof age, openings, elevation, coverage limits, deductible and carrier. No public record gives a Tuscany Pointe premium. A real number takes an elevation certificate, a wind-mitigation inspection and a quote on the specific home.

Flood Insurance and the 25% CRS Discount

Most financed buyers in Tuscany Pointe will carry flood insurance, because 32 of 34 sampled address points are Zone AH and a federally backed mortgage on an AH lot requires it (FEMA NFHL; Collier 2026 Flood Protection Newsletter). A cash buyer or a Zone X lot is not under the mandate, but standard homeowners policies still exclude flood.

The county lowers the bill. Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, which gives eligible NFIP policies a 25% discount and, per the county, saves $9.6 million a year in premiums county-wide (Collier Floodplain Management). Tuscany Pointe sits in unincorporated Collier.

The elevation certificate is the rating document. A Tuscany Pointe home whose floor sits 1.1 to 2.1 feet above the 14 ft BFE, as on the four AH certificates read for this page, gives the insurer a surveyed starting point. Ask the seller for the certificate, or pull it from the county’s Elevation Certificates layer, before requesting quotes; the quote needs it.

Wind and Homeowners Coverage in 2026

The 2026 homeowners market in Florida is calmer than it was. Per Citizens Property Insurance:

• Citizens held 336,000 policies in March 2026, down 76% from 1.41 million in October 2023, as private carriers took policies back.
• Citizens cut homeowners multiperil rates by 8.8% on average for 2026, with every personal-lines policyholder seeing at least a 2% decrease.
• Wind-only rates fell 5.5%.
• The cuts take effect July 1 for new business and at renewal for existing policies.

Citizens’ chief executive put it in one line: “The Florida property insurance market is again healthy and vibrant.” That is a statewide reading, not a Tuscany Pointe quote.

For a Tuscany Pointe home, the house itself carries the most weight. These are newer homes, permitted 2014 to 2017, and a wind-mitigation inspection documents the features insurers credit, such as roof-to-wall connections, roof covering and opening protection. Shutters and other exterior changes need association approval under the Declaration’s architectural rules, so confirm approval before adding protection to earn a credit. Roof age matters too, and the Declaration makes the roof an owner item (Art. XI), so a buyer should read the roof’s permit history alongside the quote.

What the Declaration Requires Owners to Insure

The Declaration sets one owner insurance duty that a lender will not mention: each owner carries homeowners insurance naming the association as an additional insured, including coverage for pet liability (Art. XI Sec. 5). An owner must be able to show that coverage when asked. Check the endorsement before closing so the policy matches the recorded requirement.

The association insures what it owns. Common Area insurance is a budgeted common expense under the Declaration (Art. VI), so the gate, private roads, lakes and buffer tracts sit on the association’s policy, and its cost rides inside the assessment.

There is no condominium master policy, because Tuscany Pointe has no condominium. Every home is detached single-family on its own lot (Collier site address points), so the owner’s policy covers the whole structure, roof to slab. Florida’s condominium structural integrity reserve study and milestone inspection laws do not apply to these homes.

Want quotes run on a real Tuscany Pointe address before you commit? Selling? Call Jesse direct at (239) 898-6072 or request a home valuation. Buying? Call Marc at (239) 287-5873 or read about buying with us.

Which Schools Serve Tuscany Pointe?

The district’s own lookup assigns every Tuscany Pointe address to Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, and all three earned an A for 2025-26. The zoned elementary for Tuscany Pointe is 5 miles east by road, so it is not the nearest school to the gate.

The assignment comes from the Collier County Public Schools address lookup, run with the 2027 year parameter at three addresses spread across both plats: 14303 and 14576 Tuscany Pointe Trail and 14353 Tuscany Pointe Cove. All three returned the same schools. Grades are from the district’s 2025-2026 School and District Grades; road miles and modeled free-flow minutes are from 14303 Tuscany Pointe Trail on OSRM, and school-run traffic adds time.

Collier County Public Schools earned a district A for the ninth consecutive year and ranked sixth of 67 Florida districts, per the Marco Eagle, July 22, 2026. Attendance zones can change each year, so verify any Tuscany Pointe address with the district lookup before relying on this table.

Bear Creek Elementary

Bear Creek Elementary, 2400 Cub Court, is the newest school on the list. It opened in August 2025 with a 600-student capacity, a pre-K wing and 103,000 sq ft, and it is the first elementary school built in Collier County in 17 years, per the Naples Daily News, August 2, 2025 and the school’s Meet the BCR Cubs page. The district built it to relieve crowding at nearby schools.

The 2025-26 year was its first graded year, and it earned an A (2025-2026 School and District Grades). One graded year is a short record, which a parent should weigh alongside the school’s own site and contact page.

The drive is the trade-off. Bear Creek is 5.0 road miles east, about 10 minutes modeled, while Collier’s Schools layer shows Big Cypress Elementary only 1.50 miles from the community in a straight line. Big Cypress is the nearest elementary; Bear Creek is the zoned one.

Oakridge Middle

Oakridge Middle, 14975 Collier Boulevard, is the closest of the three zoned schools to Tuscany Pointe: 1.7 road miles up Collier Boulevard, about 4 minutes modeled (OSRM). It earned an A in every year from SY22 through SY26, five straight, per the district’s 2025-2026 School and District Grades.

A middle school on the same arterial as the community gate keeps the morning run short. Oakridge’s own percentage of points was not published in the report read for this page; the Florida Department of Education’s school grades file holds it.

Barron Collier High

Barron Collier High, 5600 Cougar Drive, Naples 34109, is the farthest zoned school: 8.1 road miles west, about 15 minutes modeled from 14303 Tuscany Pointe Trail (OSRM). It earned an A every year from SY22 through SY26 (2025-2026 School and District Grades).

The route runs west toward the Pine Ridge corridor, so it crosses some of the county’s busier segments at peak hours. A family with a new driver should time the trip at 7 a.m. on a school day before counting on 15 minutes.

Charter and Private Schools Near Tuscany Pointe

Two public charter schools sit close to Tuscany Pointe. Charters admit by application and lottery, not by address, so neither is a zoned option.

• Mason Classical Academy, a K-8 public charter, occupies a two-story, 108,000 sq ft campus on 17 acres at 7170 Vanderbilt Beach Road, per Naples Press and the school. It is 1.8 road miles away, about 6 minutes modeled. The Florida Department of Education school directory also lists the school at 2647 Professional Circle.
• Naples Classical Academy, 10270 Immokalee Road, a public charter and Hillsdale College member school per its site, is 3.7 road miles away, about 7 minutes modeled.

Private schools within about 10 road miles, with addresses from the NCES school locator and school sites, and road miles from OSRM:

Seacrest’s address is confirmed on its own contact page. Tuition, admission and grade spans are set by each school. For the public side, the district’s School and District Grades page carries the full grade history, and the district A for the ninth straight year (Marco Eagle) is the backdrop for all three zoned schools. Zoning changes yearly, so verify the address with the district lookup before you buy.

Where Is the Nearest Hospital to Tuscany Pointe?

The nearest emergency care to Tuscany Pointe is the NCH Emergency Department Northeast on Collier Boulevard, a 24-hour freestanding ER about 4 minutes away. The nearest full hospital is Physicians Regional Pine Ridge, about 11 minutes, and NCH North Naples Hospital is about 15 minutes.

A freestanding emergency department treats and stabilizes; it is not a hospital and does not admit patients the way one does. From Tuscany Pointe, a resident can reach three emergency departments within about 15 modeled minutes: Northeast at 4, Pine Ridge at 11 and North Naples at 15 (OSRM, from 14303 Tuscany Pointe Trail).

Emergency Rooms and Hospitals

NCH describes its Northeast department as Collier County’s only freestanding emergency department (NCH Emergency Services). NCH also describes the McDonald Pediatric Emergency Department at North Naples as the only 24-hour pediatric ED in Collier, and North Naples as the county’s only pediatric and obstetrical receiving facility, which matters for a household with children or a pregnancy. NCH identifies Baker as one of two comprehensive stroke centers in Collier.

Emergency response starts with the fire district. Collier’s Fire Districts layer places Tuscany Pointe in the Greater Naples Fire district, and the county’s EMS Stations layer shows the nearest county EMS unit, Medic 76 at 790 Logan Boulevard, about 2.1 miles away in a straight line. Response times are not published in that layer. Because the community has private roads, the plat gives the county an access easement for emergency, fire and government vehicles (Plat Book 55 Pages 32 to 35).

Urgent Care, Pharmacies and Groceries

For care that is not an emergency, two walk-in options lead the list. Physicians Regional Pine Ridge Urgent Care, 6376 Pine Ridge Road, is open 7 a.m. to 7 p.m. daily, 5.8 road miles away. NCH Immediate Care Vanderbilt, 801 Vanderbilt Beach Road, is 8.4 road miles away (NCH Naples locations). NCH describes its walk-in centers as an alternative to the ER, offers online check-in, and notes that HMO plans are accepted at its immediate care sites only with an assigned NCH primary care physician (NCH Immediate Care).

Groceries are close. The nearest full-service supermarket with a pharmacy is the Publix at The Shoppes at Pebblebrooke, 15265 Collier Boulevard, 2.1 road miles and about 4 minutes away; the store is open 7 a.m. to 10 p.m. daily, and the pharmacy runs 9 a.m. to 9 p.m. Monday to Friday, 9 to 7 Saturday and 11 to 6 Sunday.

Road miles are from 14303 Tuscany Pointe Trail on OSRM. The Pebblebrooke Publix and the Northeast emergency department both sit within about 2 miles on Collier Boulevard, which covers most weekday errands and urgent needs without a trip west.

How Long Are the Drives From Tuscany Pointe?

Tuscany Pointe reaches I-75 in about 8 minutes at Immokalee Road, Vanderbilt Beach in about 18, Mercato in about 15 and Southwest Florida International Airport in about 38. These are modeled free-flow times; allow more from January to April, when seasonal traffic slows Collier Boulevard, Immokalee Road and Vanderbilt Beach Road.

Method: every time below is a free-flow estimate from the public OSRM routing service, measured from the address point at 14303 Tuscany Pointe Trail, near the community’s connection to Collier Boulevard, in October 2026. The model has no live traffic and no seasonal congestion, so treat each figure as a floor.

The I-75 route runs 1.7 miles north on Collier Boulevard, then 3.2 miles west on Immokalee Road to the interchange; Pine Ridge Road is the southern alternative. The RSW route continues north on I-75 to Daniels Parkway. Mercato and Waterside Shops, which D.R. Horton named as nearby shopping in its 2015 release, are both reached by heading west on Vanderbilt Beach Road.

Traffic on Collier Boulevard, Vanderbilt Beach Road and Immokalee Road

The county measures road capacity every year in its Annual Update and Inventory Report. The 2025 AUIR (final) rates the segments a Tuscany Pointe driver uses most. V/C is traffic volume divided by capacity; LOS runs from A (free) to F (over capacity).

Read plainly, the Collier Boulevard segments closest to Tuscany Pointe and the stretch of Vanderbilt Beach Road east of Logan Boulevard run at LOS C or D and are not deficient. The pressure points are Immokalee Road on both sides of Collier Boulevard, which a driver crosses on the way to the I-75 interchange, and Vanderbilt Beach Road west of Logan Boulevard toward the coast. That is why the 8-minute modeled I-75 time stretches in season.

The newest change is to the east. The Vanderbilt Beach Road Extension Phase I opened June 12, 2026, running about 7 miles from Collier Boulevard east to 16th Street NE, mostly six lanes with bike lanes and a shared-use path, per Gulf Coast News Now and Naples Press. It begins at Collier Boulevard about 0.3 mile from the community in a straight line, so Tuscany Pointe now sits at the start of a new east-west route into Golden Gate Estates. Collier’s Transportation Engineering Projects page lists no widening project on Collier Boulevard between Vanderbilt Beach Road and Immokalee Road, because that stretch is already six lanes.

What Is Being Built Near Tuscany Pointe?

The biggest change around Tuscany Pointe in 2026 is a road, not a subdivision. The Vanderbilt Beach Road extension opened June 12, 2026, starting at Collier Boulevard. The neighborhoods around Tuscany Pointe are built out or finishing, and the main new housing approval within 1.5 miles is Ascend Naples, 208 rental units.

Tuscany Pointe itself is finished. The Collier County PUD Master List dated October 9, 2026 records both of its zoning approvals, the Tuscany Pointe RPUD and the Collier 36 RPUD, as BUILT OUT, with 116 and 38 homes built. So the question for a buyer or an owner is what changes beyond the gate: traffic patterns, the neighbors along Collier Boulevard, and the public facilities that sit within a few hundred yards. Distances in this section are straight-line miles from the community’s address-point centroid to the nearest edge of each property, measured on the Collier County GIS PUD layer and the county CityView planning projects layer on October 28, 2026. They are not driving distances.

The Vanderbilt Beach Road Extension

Phase I of the Vanderbilt Beach Road extension runs from Collier Boulevard east to 16th Street NE, about 7 miles, mostly six lanes, with bike lanes and a shared-use path, and it opened to traffic on June 12, 2026, per Gulf Coast News Now on June 12, 2026 and the Naples Press report on the new six-lane roadway. The extension begins at Collier Boulevard, and the Tuscany Pointe centroid sits about 0.3 mile in a straight line from Collier Boulevard and about 0.3 mile from Vanderbilt Beach Road on the county layers, so the new road starts close to the community’s front door.

What the extension does in practice is add an east-west route into Golden Gate Estates that did not exist before. Until June 2026, east-bound trips from this stretch of Collier Boulevard leaned on Immokalee Road to the north or Golden Gate Boulevard to the south. The Collier County 2025 AUIR (final) shows why that matters: the Immokalee Road segments from Logan Boulevard to Collier Boulevard (103.4% of capacity), Collier Boulevard to Wilson Boulevard (117.4%) and Wilson Boulevard to Oil Well Road (118.2%) all sit at level of service F and are listed deficient now. The same report places Vanderbilt Beach Road from Logan Boulevard to Collier Boulevard at 70.5% of capacity, level of service C, not deficient. The AUIR counts predate the June 2026 opening, so they describe the corridor before the new road carried any traffic.

The rest of the program, per the Collier County Transportation Engineering Projects page read October 28, 2026:

Phase II is planned at an initial two lanes, and its 60% plans were reviewed October 2, 2024, per the county project page. Phase II timing comes from a news paraphrase in Gulf Coast News Now and the county project page; a construction-contract award by the Board of County Commissioners would fix the date. Nothing on the county page names a project on Collier Boulevard between Vanderbilt Beach Road and Immokalee Road, the stretch that carries Tuscany Pointe’s entrance traffic, and the 2025 AUIR puts that segment at 78.9% of capacity, level of service D, not deficient, with a projected deficiency year of 2033.

Neighborhoods and Apartments Around Tuscany Pointe

Most of the residential land around Tuscany Pointe is already developed. Within about a mile, the county records show finished neighborhoods and a few late-stage ones, and the one sizable not-yet-built housing approval inside 1.5 miles is a rental community. The roll-up below uses unit counts only where the October 9, 2026 PUD Master List row reads cleanly.

Abaco Pointe is the closest newer neighbor, and its county filings include a plat, construction plans and an amenity center, per the CityView planning projects layer. Ten of its 148 allowed units were not yet counted as built on the October 9, 2026 master list. Soluna, 0.73 mile away, is recorded as built out at 108 units. Ventana Pointe, almost 2 miles out, carries 77 units on the master list. Mockingbird Crossing, 0.85 to 1.01 mile away depending on the phase, appears on the county tracker by name and plat filings; the records read for this page do not establish who built it, so no builder is named here.

Several other residential names sit inside the 1-mile ring on the county tracker, with plat or plans filings: Sonoma Oaks (about 0.3 mile), Raffia Preserve (0.37 mile), Warm Springs (0.74 mile), Vanderbilt Reserve (0.78 mile) and Meadowood (0.95 to 1.01 mile). Their unit counts and ordinance readings were not clean enough in the research to print, so they appear here as names and distances only.

Ascend Naples is the item that draws questions. The Board of County Commissioners approved it on October 24, 2023 by a supermajority: 208 rental units on 17.5 acres on Vanderbilt Beach Road, with about 34% of the units set aside as affordable or attainable, per the Naples Press report on the Ascend Naples approval and the Naples Daily News on October 25, 2023. The Collier County affordable housing commitment map dated January 14, 2026 lists the project as approved. At 1.54 miles in a straight line, Ascend Naples is not visible from Tuscany Pointe; its practical effect is more cars on Vanderbilt Beach Road.

Commercial filings within 2 miles on the county tracker include an AutoZone site plan (0.42 mile), Founders’ Square with a medical office building and The Haldeman apartments (1.46 miles), and a Discount Tire site plan under review (1.63 miles). For a buyer, the read is simple: the housing around Tuscany Pointe is largely in place, so the next decade’s change is mostly traffic and services rather than new rooftops next door.

Utilities and Institutions Next Door

Two public-facing institutions sit about 0.30 mile from Tuscany Pointe in a straight line on the CityView planning projects layer. The first is the county’s North Collier Regional Water Treatment Plant at 8005 Vanderbilt Beach Road, Naples 34120, which has a site plan amendment and a storage building in county review. The second is the Encompass Health Rehabilitation Hospital of Naples, which carries a site development plan and a 2024 expansion amendment on the same tracker. Neither is a residential neighbor, and both are established uses.

Wastewater in this part of the county is handled by the North County Water Reclamation Facility, permitted at 24.1 million gallons per day, which serves the area north of Golden Gate Parkway and is “undergoing an expansion project”, per Collier County Wastewater, About Us. That Tuscany Pointe drains to that plant is an inference from the service-area description, not a reading of a service map. The recorded plat, part of the Declaration set at OR Book 5032 Page 39 in the Collier Clerk Official Records, dedicates water and sewer facilities to the Collier County Water-Sewer District.

Two schools also sit close by: Mason Classical Academy’s K-8 campus at 7170 Vanderbilt Beach Road, two stories and 108,000 sq ft on 17 acres, per the Naples Press report on the Vanderbilt campus, and a Naples Classical Academy site development plan 1.95 miles away on the county tracker. Both are lottery-admission charters, not zoned schools.

Other institutions on the PUD layer close by: a Golden Gate Fire District station parcel at 0.39 mile, The Mission Church at 0.19 mile and St. Agnes Church at 0.15 mile. On parks, the 2025 AUIR proposes 0.00 acres of new community or regional park from FY25/26 to FY29/30, so the park picture near Tuscany Pointe is what exists today.

One county record trail names the community after build-out began. The Collier Clerk BCC recap of March 13, 2018 mentions work “associated with Tuscany Pointe Phase Two”; the action and any amount were not readable in the indexed text, so this page reports the mention only.

What Are the Rules in Tuscany Pointe?

The recorded Declaration sets the rules in Tuscany Pointe: association approval for every lease, with a 30-day minimum and no more than four leases a year, two dogs and two cats, no boats or RVs outside an enclosed garage, and architectural approval for any exterior change. The Declaration and any later Rules govern.

Every rule in this section comes from the Declaration of Covenants, Restrictions, Conditions and Easements, recorded April 30, 2014 at OR Book 5032 Page 39 (Instrument 24975686), with its First Amendment of November 2014 and its Supplemental Declaration of July 1, 2016, all searchable by book and page in the Collier Clerk Official Records. Tuscany Pointe Two was annexed by that 2016 Supplemental Declaration, so the same rules bind the homes on Tuscany Pointe Trail and Tuscany Pointe Cove. The association may adopt Rules and Regulations under the Declaration, and recorded amendments after 2016 would also control; the Declaration and any later-adopted Rules govern, so read the current set before you sign.

Leasing and Rentals

Leasing in Tuscany Pointe follows Article XIII of the Declaration as amended by the First Amendment (November 2014), in the Collier Clerk Official Records at OR Book 5032 Page 39. The amended rule:

• Every lease is written and needs the association’s prior approval; the association may interview the prospective tenant.
• The association charges a $100 review fee per lease.
• The minimum lease term is 30 days.
• A home may be leased no more than four times in a calendar year.
• The Board may require a security deposit of up to the greater of $1,000 or one month’s rent, held against damage to the Common Area.
• The tenant is bound by the Declaration and the association’s documents, and the owner stays jointly liable for the tenant’s damage; the owner must remove a tenant who does not comply.
• While the home is leased, the owner gives up use of the Common Area.

The 2014 text set a six-month minimum and two leases a year; the First Amendment replaced those terms with 30 days and four leases. Anyone quoting the six-month figure is reading the unamended original. The practical effect of a 30-day floor is that nightly or weekly rentals fall below the minimum and are not allowed; seasonal leases of a month or more are. The clean recorded image of the First Amendment is the document that confirms the amended figures.

For an investor, the two numbers that shape the plan are the four-lease cap and the 30-day floor: back-to-back monthly tenants all year would exceed four leases, so the workable plans are an annual lease or up to four seasonal leases of a month or longer. Each lease adds the $100 review fee and a fresh association approval.

Pets

Article IX Section 4 of the Declaration allows up to two domestic dogs and two domestic cats per home, plus fish and indoor caged birds. Livestock and poultry are not allowed, and neither are pit bulls or any dog the Board deems a threat. The Board may permit more animals, and it may restrict pets or require a pet’s removal. The owner is liable for any damage a pet causes.

Article XI Section 5 adds an insurance requirement that many buyers miss: every owner carries a homeowners policy that names the association as an additional insured, and that policy must include pet liability coverage. Owners must show proof on request. If you are buying with a dog, ask your insurance agent to confirm the pet liability endorsement before closing, because the Declaration makes it a condition of keeping the animal.

Vehicles, Boats and RVs

Article IX of the Declaration keeps driveways and streets clear of anything but passenger cars:

• No trailer, commercial vehicle, recreational vehicle, boat, rowboat, canoe, jet ski or boat trailer may be kept outside an enclosed garage.
• No overnight parking on grass or sidewalks.
• Car covers are prohibited.
• An inoperable vehicle may sit outside a garage for no more than 24 hours.
• No vehicle repairs outside a garage.
• Garage conversions and removal of a garage door are banned, so the garage stays a garage.

There is no boat or RV storage lot among the plat tracts. A buyer with a boat, a camper or a work trailer needs off-site storage or a garage that fits it; the 2015 builder plans offered 2 or 2.5 car garages, per the D.R. Horton release of November 17, 2015. If you drive a work truck home, read the commercial-vehicle clause and ask the association how it applies before you move in.

Architectural Review

Under Article VIII of the Declaration, any exterior change to a home or lot needs written approval from the Board or the architectural review committee it appoints. The list is broad: fences, walls, awnings, shutters, antennas, window coverings, paint colors, and tree or shrub planting on the lot. The review standard is harmony with the surrounding homes, and an approval does not bind the Board to approve the same request again.

The timing rules matter when you plan a project. After you give notice of completion, the association may inspect within 30 days, and if the Board stays silent for 45 days after that notice, the work is deemed approved. Street-facing window treatments must be a neutral color. Window and wall air-conditioning units are not allowed. Hurricane shutters and awnings need approval like any other exterior item. Antennas covered by FCC rules follow those rules, and flags follow the display rights in Florida Statutes 720.304, which the Declaration recognizes.

Approval also follows the maintenance split. Under Article XI Sections 1 and 4 of the Declaration, the owner maintains the roof, the exterior, windows, screens, air conditioning, replacement landscaping on the lot, the driveway and the mailbox, while the association mows every lot and maintains the irrigation system, the private roads, the lakes and the surface water system as common expenses. A new roof, replacement windows, a driveway resurfacing or a re-landscaped front yard is therefore both an owner cost and an architectural submission.

Paint is the change most owners make. The Declaration anticipates exterior painting about every 5 years and pressure cleaning of roofs, walls, sidewalks, patios and driveways about every 3 years, at the owner’s cost; the Board may contract the work community-wide and bill equal shares as a special assessment, with at least 120 days’ notice before it starts (Article XI Section 6). Color changes go through the same approval.

Signs, Home Businesses and Other Restrictions

The remaining use rules in Article IX of the Declaration:

• Signs (Sec. 5): after the declarant period, one for-sale or for-rent sign up to 18 by 24 inches, displayed in one ground-floor window. No yard signs.
• Home businesses (Sec. 14): a home office is allowed; solicitation and day care are not; garage sales need the association’s permission.
• Trash (Sec. 6): containers stay out of sight from the street except around collection.
• Flags (Sec. 12): only the flags Florida Statutes 720.304 allows.
• Enforcement (Art. V): the association may levy fines and suspend rights for violations, and Chapter 720 of the Florida Statutes sets the notice and hearing process an association must follow before a fine.

Any rule that is not printed here sits with the Declaration and the association’s adopted Rules and Regulations, and those documents govern.

Planning a sale, a lease or an exterior project under these rules? Sellers: McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or start with a home valuation. Buyers: Call Marc at (239) 287-5873 and read how buying with us works.

Tuscany Pointe vs Island Walk: Which Fits You?

Tuscany Pointe and Island Walk are gated, no-CDD, no-golf single-family communities about a mile apart on the Vanderbilt Beach Road corridor. Tuscany Pointe is small, newer and amenity-free, with 154 homes built from 2015. Island Walk is large, older and built around a Town Center with pools, courts and a fitness center.

Island Walk is the natural comparison because it is the closest full neighborhood guide on this site, about 1 mile from Tuscany Pointe on the county PUD layer, and because the two communities agree on the things that are hard to change (gate, single-family homes, no CDD, the same middle and high schools, a flood profile dominated by Zone AH) and differ on the things a buyer chooses between: scale, age and amenities.

Tuscany Pointe and Island Walk Side by Side

Read the market row with care: the two MLS windows differ by about six weeks, and Tuscany Pointe’s six sales are too few to treat its median as a stable market rate. What the row does show is a difference in product. Island Walk’s 120 sales spread across 1,856 homes built 1998 to 2004; Tuscany Pointe’s six spread across 154 homes built 2015 to 2018. The Island Walk assessment is a per-home average computed from a published budget, not a bill for any one home.

Where Tuscany Pointe Has the Edge

Tuscany Pointe fits a buyer who wants:

• A home built from 2015, with permits issued 2014 to 2017 per the county Elevation Certificates layer, rather than a home from 1998 to 2004.
• A 154-home scale on two private streets, Tuscany Pointe Trail and Tuscany Pointe Cove.
• Association lawn cutting on every lot and irrigation maintenance on lots and common areas, both funded by the regular assessment under the Declaration.
• No amenity carrying cost: no clubhouse, pool or courts in the association’s budget, and no club dues.
• Bear Creek Elementary zoning, an A in its first graded year (2025-26), with Oakridge Middle and Barron Collier High.

It also asks the buyer to accept that there is no pool, clubhouse or gym inside the gate, and that the regular assessment amount is not in any public record; the association’s adopted budget and the estoppel certificate hold it.

Where Island Walk Has the Edge

Island Walk fits a buyer who wants a Town Center at the gate: two pools, 7 tennis courts and 4 pickleball courts, croquet, lawn bowling, bocce and a fitness center open 4 a.m. to 10 p.m., per the Island Walk HOA amenities page. That buyer accepts a published assessment that averages about $6,566 per home per year (computed from the 2026 Island Walk budget, $12,186,195 divided by 1,856 homes), homes built 1998 to 2004, and a much larger community of 1,856 lots. The detail on fees, villages and the Town Center sits on our Island Walk guide.

For a buyer whose priority is golf rather than a pool, the gated golf community next door is Vanderbilt Country Club, where the club states that membership is mandatory and included with every residential purchase; that is a different purchase decision from either Tuscany Pointe or Island Walk.

Weighing the two? Sellers: Call Jesse direct at (239) 898-6072 or request a home valuation for your Tuscany Pointe home. Buyers: Call Marc at (239) 287-5873 and see how buying with us works for a side-by-side tour.

Tuscany Pointe Pros and Cons

Tuscany Pointe offers newer gated homes from 2015 to 2018, A-graded zoned schools, no CDD and association lawn care near Collier Boulevard and the new Vanderbilt Beach Road extension. Tuscany Pointe gives up on-site amenities, has a thin resale market of six MLS sales in twelve months, and sits mostly in flood Zone AH.

Pros

• Small scale: 154 single-family homes, 116 on Tuscany Pointe Trail and 38 on Tuscany Pointe Cove (county Site Address Points; 154 footprints on the county building layer).
• Newer homes: built from 2015, all 154 principal buildings on the county building layer by 2018; both PUDs BUILT OUT on the October 9, 2026 PUD Master List.
• Gate and private roads: the plat dedicates a private road tract to the association, with a county access easement for emergency and utility vehicles (Declaration and plat, OR Book 5032 Page 39).
• Lawn and irrigation by the association: lawn cutting on every lot and irrigation on lots and common areas are assessment items (Declaration).
• No CDD and no club dues: no district on the county CDD layer or the Florida Official List of Special Districts; no club or membership.
• A-graded zoned schools: Bear Creek Elementary, Oakridge Middle and Barron Collier High, all A for 2025-26 (district grades).
• Four minutes to an ER and a Publix: NCH Emergency Department Northeast, 2.0 miles, and Publix at The Shoppes at Pebblebrooke, 2.1 miles, each about 4 minutes on the OSRM free-flow model (longer in season).
• Inland storm position: evacuation Zone E on the county evacuation layer and outside the Coastal High Hazard Area.
• Floors above the flood line: on the four Zone AH elevation certificates read, floors sit 1.1 to 2.1 ft above the 14 ft base flood elevation (certificate, 14307 Tuscany Pointe Trail; certificate, 14384 Tuscany Pointe Cove).
• A new east-west road: the Vanderbilt Beach Road extension opened June 12, 2026, starting at Collier Boulevard (Gulf Coast News Now).

Cons

• No pool, clubhouse or gym: the recorded plat and Declaration dedicate no recreation tract (Declaration).
• Assessment amount not published: no public primary record states the regular assessment; the adopted budget and the estoppel certificate hold it .
• Mostly Zone AH: 32 of 34 sampled address points returned Zone AH (FEMA NFHL, October 28, 2026), so a federally backed mortgage on those lots requires flood insurance.
• A canal-bridge permit on the association: the entrance crosses a South Florida Water Management District canal bridge under Right of Way Occupancy Permit 13874; the association carries the permittee obligations, including posting surety, and every owner indemnifies the association (First Amendment, Art. XVI Sec. 17, Collier Clerk Official Records).
• Thin market: six closed sales on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, so any median is a rough guide.
• Zoned elementary is not the closest: Bear Creek Elementary is 5.0 road miles, about 10 minutes (OSRM model), while other elementary schools sit closer.
• Immokalee Road congestion: three Immokalee Road segments around Collier Boulevard sit at level of service F in the 2025 AUIR.
• No boats or RVs outside the garage: and no storage lot on the plat (Declaration).
• A flood map change is pending: Collier’s preliminary FIRMs were issued March 20, 2025, the 90-day appeal and comment period opened August 19, 2026, and the county targets an effective date of Summer 2027, subject to change (Collier County, August 2026).

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

Selling a Tuscany Pointe home means pricing one of 154 resale homes against a thin record: six MLS sales in a year, a $700,000 median and a $510,000 to $730,000 range. Jesse McGreevy and Marc Comisar price each Tuscany Pointe listing by plan, lot, flood certificate and condition, then market it to buyers comparing Collier Boulevard communities.

If you’re searching for the best Tuscany Pointe listing agent, or thinking, ‘I need to sell my house in Tuscany Pointe’… start with the team that has led Southwest Florida since 2012. Jesse McGreevy has worked in Southwest Florida real estate since 2004, and he and Marc Comisar have run the team since 2008. McGreevy and Comisar have over $900 million in sales, and McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

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

We tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000. Six sales is a thin sample, so the median is a reference point, not a price for any one home. The pull does not separate Tuscany Pointe Trail from Tuscany Pointe Cove. Typical days on market and the sale-to-list ratio come from the same MLS window. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026 show six sales at $510,000; $700,000; $700,000; $700,000; $730,000 and $745,000, a $700,000 median (the middle pair, $700,000 and $700,000), with the $745,000 sale the only qualified deed of 2026 to October 16, recorded after the MLS window closed, per the Collier Clerk Official Records.

McGreevy and Comisar is a top-reviewed Tuscany Pointe realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review

★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review

What Is Your Tuscany Pointe Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation for your Tuscany Pointe home, then let us refine it by hand. With six sales a year, a model alone cannot price a Tuscany Pointe home well, because the community’s spread comes from facts a model does not see:

• Plan and size. D.R. Horton marketed plans from 1,983 to 3,609 sq ft in 2015, one and two story, 3 to 5 bedrooms (D.R. Horton release, November 17, 2015), and added the 1,804 sq ft one-story Pembroke in 2016 (Naples Daily News, April 10, 2016). A one-story Ashbury and a two-story Silverton are different homes at different prices.
• Lot and flood position. Most sampled address points return Zone AH; two address points at the north-east corner of the first plat return Zone X (FEMA NFHL). Your elevation certificate shows how far your floor sits above the 14 ft base flood elevation.
• Exterior cycle. Where your home sits in the 5-year painting and 3-year pressure-cleaning cycle under Article XI Section 6 of the Declaration shows up in a buyer’s inspection.
• The longer price arc. Collier County recorded deeds put the average qualified Tuscany Pointe sale at $762,958 in 2022 and $662,142 in 2025, down $100,816, or 13.2% ($100,816 ÷ $762,958), per the Collier Clerk Official Records. Averages mix different homes and plans each year, so the change describes the community’s sales mix, not the value of one house.
• Recent prices. The six MLS sales from $510,000 to $730,000 and the $745,000 deed in 2026 bracket the market; no figure here is a valuation of your home.

How we sell homes across the city, and what a listing plan includes, is laid out on our sell my home in Naples page. Call Jesse direct at (239) 898-6072 for a private walk-through of your numbers.

239. 898-6072, text or call. Confidential conversations welcome.

What Should I Gather Before Listing My Tuscany Pointe Home?

Pull the recorded set first: the Declaration at OR Book 5032 Page 39 (Instrument 24975686, April 30, 2014), the First Amendment of November 2014 with the current leasing rule, and the Supplemental Declaration of July 1, 2016, all in the Collier Clerk Official Records. Download your home’s elevation certificate from the county Elevation Certificates layer, which holds 149 for Tuscany Pointe. For the estoppel certificate, the association’s principal address is care of RealManage in Bonita Springs, per Sunbiz (changed May 1, 2026).

Who Pays the $500 Working Capital Contribution When I Sell?

The buyer pays it. Article VII Sections 1 and 2 of the Tuscany Pointe Declaration, in the Collier Clerk Official Records at OR Book 5032 Page 39, require a $500 working capital contribution at every closing, builder sale and resale alike, paid by the purchaser to the association’s operating funds and nonrefundable. It is not a seller cost and it is not an assessment credit. A seller’s own association-side items at closing are any unpaid assessments or charges that the estoppel certificate shows on the account.

How Long Does the Estoppel Certificate Take?

Under Florida Statutes 720.30851, the association delivers an estoppel certificate within 10 business days of a request, or within 3 business days for an expedited request. The fee is capped at $299, plus up to $119 for expedited delivery, plus up to $179 if the account is delinquent, so the ceiling is $597 for an expedited request on a delinquent account. The caps adjust for inflation every 5 years. Who pays the fee follows the contract. Order it as soon as you go under contract.

Does My Home’s Flood Zone Change My Sale?

It can change who your buyer insures with, not whether you can sell. On the FEMA NFHL sample of October 28, 2026, 32 of 34 Tuscany Pointe address points are Zone AH, where a federally backed mortgage requires flood insurance, and 2 are Zone X. The five certificates read show floors 1.1 to 2.1 ft above the 14 ft BFE on the AH lots. Collier’s new maps target Summer 2027 (Collier County, August 2026); this panel’s change is not yet determined.

Can I Sell to an Investor Who Plans to Rent?

Yes. Article XIII of the Tuscany Pointe Declaration as amended by the First Amendment (November 2014), in the Collier Clerk Official Records, allows leasing with prior association approval of each written lease, a $100 review fee, a 30-day minimum term and no more than four leases per calendar year, with a possible security deposit up to the greater of $1,000 or one month’s rent. Nightly and weekly rentals fall below the minimum. Give an investor buyer the amended text early so the rental plan matches the rules.

Who Pays the Owner’s Title Policy in Collier County?

In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent; the purchase contract controls, and the parties can agree otherwise. That custom differs from Lee County, where the seller usually pays, so a Tuscany Pointe seller relocating from Lee should not budget the owner’s policy as a seller cost. Your net sheet should carry your mortgage payoff, commission, prorated taxes, any estoppel charges the contract assigns to you, and any unpaid association balance.

Downloadable Documents

The Downloadable Documents for Tuscany Pointe are the official public records behind this guide: the county zoning lists and hearing packet, the recorded Declaration set in the Clerk’s Official Records, the association’s state filing, a sample elevation certificate, flood, school and tax references, and the estoppel statute. Every link below goes to the issuing authority.

Frequently Asked Questions About Tuscany Pointe

These answers cover the questions buyers ask about Tuscany Pointe, the gated community of 154 single-family homes on Tuscany Pointe Trail and Tuscany Pointe Cove in Naples, Florida 34120. Each answer carries its figure, its source and its date, and where a public record does not hold a fact, the answer says so and names the document that does.

Where is Tuscany Pointe in Naples, Florida?

Tuscany Pointe sits on the east side of Collier Boulevard (County Road 951) near Vanderbilt Beach Road in unincorporated Collier County, Naples, FL 34120. Tuscany Pointe Trail runs east from Collier Boulevard on the Collier County road centerline layer (October 2026), and the community centroid is about 0.3 mile in a straight line from each road. The land lies in Section 35, Township 48 South, Range 26 East, per the county PUD layer (October 2026).

What ZIP code is Tuscany Pointe in?

Tuscany Pointe homes carry the ZIP code 34120, per the Collier County site address points and the Collier County Public Schools address lookup (both read October 2026). Association filings show Bonita Springs and Dallas addresses, but those belong to the management company’s offices, not the community. Search and mail for a home here use Naples, FL 34120 on both Tuscany Pointe plats.

Is Tuscany Pointe in the City of Naples?

No. Tuscany Pointe is in unincorporated Collier County, outside the City of Naples limits. The county fire district layer (October 2026) places it in the Greater Naples Fire district, and its 2025 tax rate set includes the Unincorporated General MSTD line of 0.6844 mills on the Florida Department of Revenue 2025 Collier taxing authority codes. County government, not the city, handles zoning, roads and permits.

What streets are in Tuscany Pointe?

Tuscany Pointe has two streets. Tuscany Pointe Trail (Tuscany Pointe Trl in address searches) holds 116 homes with house numbers 14302 to 14596, and Tuscany Pointe Cove holds 38 homes numbered 14301 to 14396, per the Collier County site address points (October 2026). Both run on one private road system that the recorded plat dedicates to the association, with a county access easement for emergency and utility vehicles.

What is the difference between Tuscany Pointe and Tuscany Pointe Two?

Tuscany Pointe and Tuscany Pointe Two are two recorded plats under two zoning approvals: the Tuscany Pointe RPUD (Ordinance 13-53, 30.46 acres, 116 homes) and the Collier 36 RPUD (Ordinance 15-01, 10.00 acres, 38 homes), per the Collier County PUD Master List dated October 9, 2026. The Supplemental Declaration dated July 1, 2016, recorded with the Collier Clerk Official Records, annexed the 10.15-acre Tuscany Pointe Two parcel into the same association.

Is Tuscany Pointe the same as Tuscany Cove or Tuscany Reserve?

No. Tuscany Cove is a separate planned development (Ordinance 03-52, 375 units) about 1.2 miles away, and Tuscany Reserve is a separate golf community, per the Collier County PUD Master List dated October 9, 2026. The Sunbiz name list for “Tuscany Pointe” (October 2026) also shows a Doral condominium and two 1999 associations with similar names that are other places. Tuscany Pointe in Naples is the 154-home community off Collier Boulevard.

Who built Tuscany Pointe?

D.R. Horton, Inc., a Delaware corporation, is the declarant of Tuscany Pointe in the Declaration recorded April 30, 2014 at OR Book 5032 Page 39 in the Collier Clerk Official Records, and it signed the 2016 Supplemental Declaration that added Tuscany Pointe Two. Its Southwest Florida division marketed the homes in a November 17, 2015 release. D.R. Horton was the declarant for both plats; the first deeds out of the declarant hold the builder of each Cove home.

When was Tuscany Pointe built?

Tuscany Pointe homes were built from 2015, and all 154 principal buildings appear on the county building layer by 2018, per the Collier County building footprints layer (October 2026). The county elevation certificate layer shows permits from 2014 to 2017 and certificates dated February 11, 2015 to June 16, 2017. The county estimated build-out at September 24, 2018 on its PUD list.

How many homes are in Tuscany Pointe?

Tuscany Pointe has 154 detached single-family homes: 116 on Tuscany Pointe Trail and 38 on Tuscany Pointe Cove, per the Collier County site address points (October 2026). The county 2025 building layer independently counts 154 principal-building footprints. The zoning allowed 160 homes (120 plus 40), so six allowances went unused, and none is pending on the county’s October 9, 2026 list.

What floor plans did D.R. Horton build in Tuscany Pointe?

D.R. Horton’s releases name three Tuscany Pointe plans: the Ashbury and Silverton models in the November 17, 2015 release and the Pembroke in the Naples Daily News on April 10, 2016. The plan count moved over time: six plans on October 29, 2015, nine by November 17, 2015 and on December 11, 2015, then eight in April 2016. Each count is true of its date.

Are Tuscany Pointe homes one story or two stories?

Tuscany Pointe has both. The Ashbury is one story at 2,431 sq ft with 3 bedrooms, 3 baths and a den, and the Silverton is two stories at 3,609 sq ft with 5 bedrooms and 3.5 baths, per D.R. Horton’s November 17, 2015 release. The Pembroke, added in April 2016, is one story at 1,804 sq ft with 3 bedrooms and 2 baths, per the Naples Daily News.

How big are Tuscany Pointe homes?

D.R. Horton marketed Tuscany Pointe plans from 1,983 to 3,609 sq ft in its November 17, 2015 release and added the 1,804 sq ft Pembroke in April 2016. Collier County parcel records, heated living area, as summarized for this page in October 2026, run 1,353 to 4,816 sq ft on the Tuscany Pointe plat and 1,435 to 2,824 sq ft on Tuscany Pointe Two. Measure the specific home, since additions can change the county figure.

What did Tuscany Pointe homes first sell for?

D.R. Horton priced Tuscany Pointe from the high $300s on October 29, 2015, from $369,990 on November 17, 2015, and from $324,990 with the smaller Pembroke in the Naples Daily News on April 10, 2016. Collier County recorded deeds in the Clerk Official Records show a 2015 qualified-sale average of $452,750 across 26 builder closings. The 2016 average was $429,987 across 48 closings.

How much do homes in Tuscany Pointe cost now?

We tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000. Six sales is a thin sample (n = 6). Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, in the Clerk Official Records add one 2026 sale at $745,000.

How many Tuscany Pointe homes sold in the last year?

Six Tuscany Pointe homes closed on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, and six qualified sales appear in Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, in the Clerk Official Records. The two windows differ, so the lists are not identical: the $745,000 deed closed after the MLS window ended. Across 154 homes, six sales a year is a thin market.

Is Tuscany Pointe still under construction?

No. The Collier County PUD Master List dated October 9, 2026 records both the Tuscany Pointe RPUD and the Collier 36 RPUD as BUILT OUT, and all 154 principal buildings stand on the county building layer by 2018. Tuscany Pointe is a resale market, and the 150 qualified sales recorded from 2015 to 2017 against 154 homes show the builder sell-out finished early.

What is the HOA fee in Tuscany Pointe?

The Tuscany Pointe regular assessment is not published in any public primary record; the recorded Declaration lets the Board bill it quarterly or annually (Art. VI Sec. 4, OR Book 5032 Page 39, Collier Clerk Official Records). The figure sits in the association’s adopted budget and on the estoppel certificate for a specific lot. Ask the manager, RealManage, for the current budget before you write an offer.

What does the Tuscany Pointe HOA assessment cover?

The Tuscany Pointe Declaration (OR Book 5032 Page 39, Collier Clerk Official Records, recorded April 30, 2014) funds master-meter water for lots and common area, any bulk service fees, common area maintenance, taxes and insurance, landscaping, street lighting, drainage and the surface water system, lawn cutting on every lot, and the irrigation system on lots and common areas. The Bylaws list a security cost line. Owners pay their own roof, exterior, windows, A/C and driveway.

Who manages the Tuscany Pointe HOA?

RealManage manages Tuscany Pointe. The association’s Sunbiz record shows its principal address care of RealManage, 24311 Walden Center Drive, Suite 103, Bonita Springs, FL 34134, changed May 1, 2026, with Corporation Service Company as registered agent since April 17, 2026. CMG Florida listed the association in 2021. Association mail and estoppel requests go to the manager’s office, not the community.

What is the official name of the Tuscany Pointe HOA?

The official name is Tuscany Pointe Community Association, Inc., a Florida not-for-profit corporation, document N14000003490, per Sunbiz (October 2026). It was filed April 9, 2014 as “Tuscany Point Community Association, Inc.” and renamed November 12, 2014, per the Sunbiz name history. Status is Active; a reinstatement was filed October 13, 2025. It operates under Chapter 720, Florida Statutes, as a homeowners’ association.

Is there a CDD in Tuscany Pointe?

No. Tuscany Pointe is not among the 33 districts on the Collier County Community Development Districts layer, and five sampled addresses returned no district (October 2026). The Florida Official List of Special Districts shows no Tuscan-named district for this community. The only Tuscany district in Collier’s layer belongs to Tuscany Reserve, a different place. A Tuscany Pointe tax bill carries no CDD debt or operating line.

Is there a fee at closing for buyers in Tuscany Pointe?

Yes. A Tuscany Pointe buyer pays a $500 working capital contribution at every closing, nonrefundable, under Declaration Art. VII Secs. 1 and 2 (Collier Clerk Official Records, OR Book 5032 Page 39). The estoppel certificate costs up to $299, plus up to $119 if expedited, under Florida Statutes 720.30851; the contract assigns who pays it. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.

What are property taxes like in Tuscany Pointe?

Tuscany Pointe parcels fall under the 2025 rate set for unincorporated Collier parcels in the Greater Naples Fire district (DOR code 2): 10.5058 mills in total, per the Florida Department of Revenue 2025 Collier taxing authority codes. The arithmetic is 10.5058 × $100,000 ÷ 1,000 = $1,050.58 per $100,000 of taxable value, before non-ad valorem charges. Taxable value is not the sale price.

Is Tuscany Pointe gated?

Yes. D.R. Horton described Tuscany Pointe as a gated community in its October 29, 2015 release, and the recorded plat (Plat Book 55 Pages 32 to 35, Collier Clerk Official Records) dedicates a private road tract to the association, with a county access easement for emergency, fire, utility and government vehicles. Gate hardware, staffing and visitor procedure are not published; ask the association for its current entry rules.

Does Tuscany Pointe have a pool or clubhouse?

No. Tuscany Pointe has no clubhouse, community pool, fitness center, courts or playground. The recorded plat and Declaration (OR Book 5032 Page 39 and Plat Book 55 Pages 32 to 35, Collier Clerk Official Records) dedicate a private road, open space and landscape tracts, lake tracts and a canal tract, and no recreation tract. The nearest large public facility is North Collier Regional Park, with an aquatic complex and fitness center.

Is there a golf course in or near Tuscany Pointe?

There is no golf course inside Tuscany Pointe. Vanderbilt Country Club abuts it about 0.07 mile away with 18 holes, and the club states that “membership is mandatory and included with every residential purchase” on its real estate page (October 2026); Tuscany Pointe owners have no access right. Quail Creek Country Club, about 4 miles in a straight line, has two 18-hole Arthur Hills courses and offers Golf, Social and Young Professional memberships.

Can I rent out my Tuscany Pointe home?

Yes, under Article XIII of the Tuscany Pointe Declaration as amended by the First Amendment (November 2014), in the Collier Clerk Official Records: a written lease, prior association approval, a $100 review fee, a 30-day minimum term and no more than four leases per calendar year, with a security deposit of up to $1,000 or one month’s rent. The owner loses common area use while leased. The Declaration and any later-adopted Rules govern; read the current set before you sign.

Are short-term rentals allowed in Tuscany Pointe?

Not under 30 days. The Tuscany Pointe Declaration, Article XIII as amended in November 2014 (Collier Clerk Official Records, OR Book 5032 Page 39), sets a 30-day minimum lease term and caps a home at four leases per calendar year, each needing association approval and a $100 review fee. Nightly and weekly rentals fall below that minimum. The Declaration and any later-adopted Rules govern, so confirm the current rules with the association.

What are the pet rules in Tuscany Pointe?

The Tuscany Pointe Declaration, Article IX Section 4 (Collier Clerk Official Records, OR Book 5032 Page 39), allows up to two domestic dogs and two domestic cats, plus fish and indoor caged birds; it bars livestock and poultry, pit bulls and dogs the Board deems a threat, and the Board may permit more. Article XI Section 5 requires homeowners insurance with pet liability coverage naming the association. The Declaration and any later Rules govern.

Can I park a boat, RV or work truck in Tuscany Pointe?

Only inside an enclosed garage. The Tuscany Pointe Declaration, Article IX (Collier Clerk Official Records, OR Book 5032 Page 39), bars trailers, commercial vehicles, RVs, boats, canoes, jet skis and boat trailers outside an enclosed garage, prohibits overnight parking on grass or sidewalks, bans car covers and limits an inoperable vehicle outside a garage to 24 hours. Garage conversions and garage-door removal are banned.

What schools serve Tuscany Pointe?

The Collier County Public Schools address lookup for 2026-27 assigns Tuscany Pointe addresses on both plats to Bear Creek Elementary, Oakridge Middle and Barron Collier High. All three earned an A for 2025-26 on the district’s 2025-2026 School and District Grades. Oakridge is about 1.7 miles away, Bear Creek 5.0 and Barron Collier 8.1 (modeled road miles). Zoning can change yearly, so recheck the lookup.

Where is the closest emergency room to Tuscany Pointe?

The closest emergency room to Tuscany Pointe is the NCH Emergency Department Northeast, 15420 Collier Boulevard, open 24 hours and Collier’s only freestanding emergency department, about 2.0 miles and 4 minutes away by car on a free-flow model from 14303 Tuscany Pointe Trail (OSRM, October 2026). The nearest full hospital is Physicians Regional Pine Ridge, about 5.9 miles and 11 minutes.

Where is the nearest grocery store to Tuscany Pointe?

The nearest grocery store to Tuscany Pointe is Publix at The Shoppes at Pebblebrooke, 15265 Collier Boulevard, about 2.1 miles and 4 minutes away on a modeled free-flow drive (October 2026). The store opens 7 a.m. to 10 p.m., and its pharmacy runs Monday to Friday 9 a.m. to 9 p.m. A Walmart Supercenter at 9885 Collier Boulevard is about 7.5 miles away, and Costco on Naples Boulevard about 8.0.

Is Tuscany Pointe in a flood zone?

Yes, mostly FEMA Zone AH with a 14 ft NAVD88 base flood elevation. Of 34 Tuscany Pointe address points queried on the FEMA National Flood Hazard Layer on October 28, 2026, 32 returned Zone AH and 2 Zone X, both at the north-east corner of the first plat; all five Tuscany Pointe Cove points returned AH. The panel is 12021C0410H, effective May 16, 2012, per the NFHL panel layer.

Do I need flood insurance in Tuscany Pointe?

On a Tuscany Pointe lot in Zone AH, a federally backed mortgage requires flood insurance; Zone X does not carry that mandate, and standard homeowners policies exclude flood, per the Collier County 2026 Flood Protection Newsletter. Unincorporated Collier is CRS Class 5, a 25% discount on eligible NFIP policies, per Collier Floodplain Management (October 2026). The lender’s lot-level flood determination governs.

Did Tuscany Pointe flood in Hurricane Ian?

No public damage report names Tuscany Pointe for Ian (September 28, 2022) or any later storm. County-wide, the NWS Miami Ian summary records significant to major surge over almost all of Collier south and west of US 41, with 33 buildings destroyed and 3,515 with major damage. Tuscany Pointe sits about 8 miles inland, east of that line (inferred from its coordinates). The seller’s disclosure and the association’s records hold any claim history for a home.

What hurricane evacuation zone is Tuscany Pointe in?

Tuscany Pointe is in hurricane evacuation Zone E on the Collier County evacuation zone layer and outside the Coastal High Hazard Area (both read October 2026). The county’s Florida Building Code 8th Edition wind map sets 160 mph ultimate design wind speed for Risk Category II homes at this location. Follow county orders for the zone listed for your address in any storm.

How far is Tuscany Pointe from the beach and the airport?

From 14303 Tuscany Pointe Trail, a free-flow OSRM model (October 2026) puts Vanderbilt Beach about 9.4 miles and 18 minutes away, Delnor-Wiggins Pass about 22 minutes and the Naples Pier about 28. Southwest Florida International Airport (RSW) is about 27.8 miles and 38 minutes, or 45 to 60 minutes in season, and Naples Municipal Airport about 21 minutes. Peak-season drives run longer.

How does Tuscany Pointe compare with Island Walk?

Tuscany Pointe and Island Walk are gated, no-CDD, no-golf single-family communities about a mile apart. Island Walk has 1,856 lots built by DiVosta from 1998 to 2004, a Town Center with pools and courts per its association amenities page, and a 2026 budget of $12,186,195 in assessments, about $6,566 per home per year (computed), per its budget page. Tuscany Pointe has 154 homes from 2015 to 2018 and no amenity center. Island Walk’s 120 MLS closings (September 25, 2025 to September 24, 2026) had a $532,500 median.

Who pays the title insurance when I buy in Tuscany Pointe?

In Collier County, the buyer customarily pays for the owner’s title insurance policy on a Tuscany Pointe purchase, and the purchase contract controls who pays. On the association side, the buyer also pays the $500 working capital contribution at closing under Declaration Art. VII (Collier Clerk Official Records, OR Book 5032 Page 39). Ask your closing agent for a line-by-line estimate once the contract is signed.

Selling? Call Jesse direct at (239) 898-6072 or request a home valuation for your Tuscany Pointe home. Buying in Tuscany Pointe? Call Marc at (239) 287-5873 and read how buying with us works.

Frequently Asked Questions: Seller Edition

Tuscany Pointe sellers ask about value, closing charges, flood zones and association rules. These answers draw on the six Southwest Florida MLS closings from August 11, 2025 to August 11, 2026, the recorded Tuscany Pointe Declaration and Florida statute, with each figure sourced and dated.

What is my Tuscany Pointe home worth?

Market data sets the frame: we tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000, and Collier County recorded deeds show a $745,000 qualified sale in 2026 to October 16 (Clerk Official Records). Your plan, lot, flood certificate and condition decide where your home falls. Get a home valuation, or call Jesse direct at (239) 898-6072.

What have Tuscany Pointe homes sold for recently?

We tracked six closed sales in Tuscany Pointe on the Southwest Florida MLS from August 11, 2025 to August 11, 2026, at a $700,000 median and a range of $510,000 to $730,000. Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026 (Clerk Official Records), list $510,000; $700,000; $700,000; $700,000; $730,000; and $745,000, an average of $680,833 ($4,085,000 ÷ 6).

What was the most recent recorded Tuscany Pointe sale?

The most recent recorded Tuscany Pointe sale in the data read is a $745,000 qualified sale, the only qualified deed in 2026 through October 16, per Collier County recorded deeds in the Clerk Official Records. It closed after the Southwest Florida MLS window of August 11, 2025 to August 11, 2026 ended (inferred from the 2026 to date line), so it is not among the six MLS sales. One sale is one data point, not a market rate.

How have Tuscany Pointe prices changed since the builder years?

Collier County recorded deeds (Clerk Official Records) show Tuscany Pointe qualified-sale averages of $452,750 in 2015, $762,958 in 2022 and $662,142 in 2025. From 2015 to 2025 the average rose $209,392, or 46.2% ($209,392 ÷ $452,750); from the 2022 peak to 2025 it fell $100,816, or 13.2% ($100,816 ÷ $762,958). Averages mix different homes and plans each year, so they show direction, not the change in any one home.

Is a median from six sales reliable for pricing my Tuscany Pointe home?

Not on its own. The $700,000 Tuscany Pointe median comes from six Southwest Florida MLS sales (n = 6) from August 11, 2025 to August 11, 2026, a thin sample in which one sale moves the middle. Pricing a specific home works from the closest comparable sales: same plan or size, one story or two, Zone AH or X lot, roof and exterior condition, and the elevation certificate.

What is the price per square foot in Tuscany Pointe?

A Tuscany Pointe price per square foot is not printed here because the MLS pull held sold price and close date only. The denominator matters: Collier County parcel records count heated living area one way and MLS listings report living area another, and additions can change either. A fair comparison uses one measure for every home, matched to the same plan and lot type.

How long does it take to sell a home in Tuscany Pointe?

Days on market for Tuscany Pointe are not in the Southwest Florida MLS pull for August 11, 2025 to August 11, 2026, which held sold price and close date only. What the pull shows is pace: six closed sales in 12 months across 154 homes. With few sales a year, timing depends mostly on price position against the homes listed at the same time.

How many Tuscany Pointe homes are for sale right now?

The count of Tuscany Pointe homes for sale today is not in the August 2026 Southwest Florida MLS pull, which held closed sales only. For context, six homes closed from August 11, 2025 to August 11, 2026 out of 154 in the community. Active listings change weekly; call Jesse direct at (239) 898-6072 for the current list against your home before you set a price.

Do Tuscany Pointe Two homes sell for less than homes on Tuscany Pointe Trail?

The data read does not answer that: the Southwest Florida MLS pull for August 11, 2025 to August 11, 2026 does not separate Tuscany Pointe from Tuscany Pointe Two. What differs on the record is size: Collier County parcel records, heated living area, as summarized for this page in October 2026, run 1,435 to 2,824 sq ft on Tuscany Pointe Two against 1,353 to 4,816 sq ft on the first plat. Price a Cove home against Cove-sized comparables.

Do I need an estoppel certificate to sell my Tuscany Pointe home?

In practice, yes. Under Florida Statutes 720.30851, the Tuscany Pointe association must issue an estoppel certificate on request stating the amounts owed on the lot, and buyers’ closing agents request one on every sale. Standard delivery is within 10 business days, or 3 business days expedited. Request it through the manager, RealManage, as soon as you sign a contract, so it arrives before closing.

How much does an estoppel certificate cost in Florida?

Florida Statutes 720.30851 caps a homeowners association estoppel fee, including Tuscany Pointe’s, at $299, plus up to $119 for delivery within 3 business days, plus up to $179 if the account is delinquent; the caps adjust for inflation every 5 years. The ceiling is $418 expedited ($299 + $119) and $597 expedited on a delinquent account ($299 + $119 + $179). The contract decides which party pays.

Who pays the $500 contribution when a Tuscany Pointe home sells?

The buyer. Article VII Sections 1 and 2 of the Tuscany Pointe Declaration (OR Book 5032 Page 39, Collier Clerk Official Records) require a $500 working capital contribution at every closing, builder sale and resale alike, paid by the purchaser and nonrefundable. It goes to association operating funds. A seller does not pay it, though a contract can shift costs by agreement.

Will unpaid Tuscany Pointe assessments be collected at closing?

Yes. The estoppel certificate under Florida Statutes 720.30851 states what is owed on the lot, and the closing agent pays it from the seller’s proceeds. Under Declaration Art. VI Sec. 8 (Collier Clerk Official Records), a Tuscany Pointe installment more than 10 days late carries the greater of $25 or 5%, plus interest, and a delinquent account adds up to $179 to the estoppel fee.

Does the Tuscany Pointe association have to approve my buyer’s lease plans?

Yes, if your buyer plans to rent. Every Tuscany Pointe lease needs prior written association approval and a $100 review fee under Article XIII of the Declaration as amended in November 2014 (Collier Clerk Official Records), with a 30-day minimum and up to four leases per calendar year. The association does not approve the sale itself in the text read; the Declaration and any later Rules govern.

Can I sell my Tuscany Pointe home while it is leased?

Yes. A Tuscany Pointe tenant is bound by the association documents under Article XIII of the Declaration as amended (Collier Clerk Official Records), and the lease terms, including the 30-day minimum and four-lease cap, stay in force for the next owner. Your purchase contract and the lease itself govern possession and timing. Give buyers the lease, the approval and the deposit terms early.

Which Tuscany Pointe documents should I give buyers?

Give Tuscany Pointe buyers the recorded set from the Collier Clerk Official Records: the Declaration at OR Book 5032 Page 39 (Instrument 24975686, April 30, 2014) with its Articles, Bylaws and plat, the First Amendment (November 2014) and the Supplemental Declaration (July 1, 2016). Add your elevation certificate, the current budget and Rules from RealManage, and any ARC approvals for changes you made. Search the Clerk index by book and page.

How big can my For Sale sign be in Tuscany Pointe?

Up to 18 x 24 inches, in one ground-floor window. Article IX Section 5 of the Tuscany Pointe Declaration (Collier Clerk Official Records, OR Book 5032 Page 39) allows that size for a for-sale or rent sign after the declarant period; while the declarant owned lots, the limit was 3 x 5 inches. Yard signs are not part of that allowance, so marketing leans on photos, online exposure and buyer-agent outreach.

Do I need association approval to paint or change my exterior before listing?

Yes. The Tuscany Pointe Declaration (Collier Clerk Official Records, OR Book 5032 Page 39) requires written approval from the Board or its architectural review committee for any exterior change, including paint colors, fences, shutters, awnings and plantings. After notice of completion the Board has a 30-day inspection window, and silence for 45 days counts as approval. Start early: approval time belongs in the pre-listing calendar.

Should I pressure clean or paint before listing my Tuscany Pointe home?

Check the cycle first. Article XI Section 6 of the Tuscany Pointe Declaration (Collier Clerk Official Records, OR Book 5032 Page 39) anticipates painting every 5 years and pressure cleaning of roofs, walls, sidewalks, patios and driveways every 3 years, at the owner’s cost, and lets the Board contract the work community-wide with at least 120 days’ notice. Any color change needs ARC approval.

Where do I find my home’s elevation certificate?

Look on the Collier County elevation certificate layer, which held 149 Tuscany Pointe certificates in October 2026, from permits issued 2014 to 2017, dated February 11, 2015 to June 16, 2017. Search by address and open the linked PDF, such as the certificate for 14307 Tuscany Pointe Trail (floor 15.1 ft against a 14 ft BFE). Buyers’ insurance agents will ask for it.

Does Zone AH hurt my Tuscany Pointe sale price?

The record shows costs and offsets, not a price effect. A buyer with a federally backed mortgage on a Tuscany Pointe Zone AH lot must carry flood insurance, per the FEMA National Flood Hazard Layer zone and the Collier 2026 Flood Protection Newsletter. Offsets: the four AH certificates read show floors 1.1 to 2.1 ft above the 14 ft BFE, and the county’s CRS Class 5 gives eligible NFIP policies 25% off.

Will the new 2027 flood maps affect my Tuscany Pointe home?

Not yet determined. FEMA issued preliminary Collier flood maps on March 20, 2025, the 90-day appeal and comment period opened August 19, 2026, and the county targets an effective date of “Summer 2027”, subject to change, per Collier County’s August 2026 notice. Whether Tuscany Pointe’s panel 12021C0410 changes zone or BFE shows on the preliminary panel at the FEMA Flood Map Service Center.

Does having no CDD help a Tuscany Pointe sale?

It removes a cost line a buyer would otherwise weigh. Tuscany Pointe is not on the Collier County Community Development Districts layer (October 2026), so its tax bill carries no CDD debt or operating assessment, and there is no club, initiation fee or dues. Buyers comparing newer Collier communities with CDD bonds can see that difference on the annual tax bill they will pay.

Does the lack of a clubhouse or pool affect who buys in Tuscany Pointe?

It shapes the buyer pool. Tuscany Pointe has no clubhouse, pool, gym or courts under its recorded plat and Declaration (Collier Clerk Official Records), so it suits buyers who want a gated home, association lawn care and no amenity carrying cost. Buyers who want a Town Center with pools and courts look at Island Walk, about a mile away, per its amenities page.

Which Tuscany Pointe features should my listing highlight?

Lead with facts a Tuscany Pointe buyer can verify: a gated community with private roads; D.R. Horton homes built 2015 to 2018; association lawn cutting and irrigation on every lot; no CDD and no club dues; Bear Creek, Oakridge and Barron Collier, all graded A for 2025-26 on the district grades; and an ER and a Publix each about 4 minutes away. Add your elevation certificate floor height.

What competes with my Tuscany Pointe listing?

Inside Tuscany Pointe, the few other homes on the market at the same time. Nearby, Island Walk closed 120 MLS sales from September 25, 2025 to September 24, 2026 at a $532,500 median, a different window and an older, larger community. The Collier County PUD Master List dated October 9, 2026 also shows Abaco Pointe (138 of 148 built) about 0.32 mile away and Soluna (108 units, built out) about 0.73 mile away.

Does the canal-bridge permit matter when I sell?

It is worth disclosing. Article XVI Section 17 of the Tuscany Pointe Declaration, added by the First Amendment (November 2014) in the Collier Clerk Official Records, states that access crosses a South Florida Water Management District canal bridge under Right of Way Occupancy Permit 13874; the association carries the permittee obligations, including posting surety, and every owner indemnifies the association and the declarant. The surety amount is not published.

How do 2026 insurance rates affect Tuscany Pointe buyers?

The 2026 Florida market is easing. Citizens Property Insurance reported 336,000 policies in March 2026, down 76% from 1.41 million in October 2023, and cut homeowners multiperil rates 8.8% on average for 2026, with every personal-lines policy down at least 2%, effective July 1. Tuscany Pointe premiums are quote-level and not published; a wind-mitigation report and the elevation certificate help a buyer’s quote.

Does the Vanderbilt Beach Road extension affect my Tuscany Pointe home’s value?

The record shows access, not value. The Vanderbilt Beach Road extension opened June 12, 2026, about 7 miles east from Collier Boulevard to 16th Street NE, mostly six lanes, per Gulf Coast News Now. The 2025 AUIR rates Collier Boulevard from Immokalee Road to Vanderbilt Beach Road at LOS D, 78.9% of capacity. No source measures a price effect on Tuscany Pointe.

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

In Collier County, including Tuscany Pointe, the buyer customarily pays for the owner’s title insurance policy, and the purchase contract controls. Read the closing-cost paragraph of your contract before you sign; it sets who pays the owner’s policy, the estoppel fee and any association charges. The $500 working capital contribution under the Tuscany Pointe Declaration is the buyer’s charge. By custom, the owner’s policy is not a seller cost here.

Can I sell my Tuscany Pointe home to an investor?

Yes. Tuscany Pointe allows rentals under Article XIII of the Declaration as amended in November 2014 (Collier Clerk Official Records): a written lease, association approval, a $100 review fee, a 30-day minimum and up to four leases per calendar year, with a deposit of up to $1,000 or one month’s rent if the Board requires it. An investor buyer should read those terms, plus any later Rules, before the inspection period ends.

Are there special assessments I should know about before selling?

None is published for Tuscany Pointe. Capital special assessments need a majority vote of each class at a meeting called on 15 to 60 days’ notice with a 30% quorum under the recorded Declaration (Collier Clerk Official Records), and painting or pressure cleaning can be billed as an equal-share special assessment. The estoppel certificate under Florida Statutes 720.30851 shows any assessment levied on your lot.

How do I get a free valuation for my Tuscany Pointe home?

Request a home valuation online, or call Jesse direct at (239) 898-6072, text or call. The valuation starts from the six Tuscany Pointe Southwest Florida MLS sales from August 11, 2025 to August 11, 2026 ($700,000 median, $510,000 to $730,000) and the recorded deeds, then adjusts for your plan, lot, flood certificate and condition. Confidential conversations welcome. Bring your elevation certificate and any ARC approvals to speed it up.

Why list my Tuscany Pointe home with McGreevy and Comisar?

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in sales. Jesse McGreevy has worked Southwest Florida real estate since 2004, and the team has been the #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. For your Tuscany Pointe sale, call Jesse direct at (239) 898-6072 or request a home valuation.

Your Tuscany Pointe Real Estate Experts

Jesse McGreevy and Marc Comisar of Domain Realty represent Tuscany Pointe sellers and buyers across Naples, with Jesse in Southwest Florida real estate since 2004 and the team working together since 2008. Sellers reach Jesse directly, buyers reach Marc, and both work from the Naples office at 9180 Galleria Ct #200, Naples, FL 34109, and the Bonita Springs office below.

Read the full story of the team on our About McGreevy and Comisar page.

• 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).

Jesse and Marc lead the Domain Realty Group team. Selling a Tuscany Pointe home? Call Jesse direct at (239) 898-6072 or request a home valuation. Buying in Tuscany Pointe? Call Marc at (239) 287-5873 and see how buying with us works.

Sources

Every Tuscany Pointe fact on this page traces to a primary record: Collier County and its Clerk of Courts, the county GIS layers, FEMA, the National Hurricane Center, Florida agencies and statutes, the school district, the builder’s own releases and the Southwest Florida MLS. Each source below was retrieved in October 2026 except the MLS pull, dated August 2026.

1. Collier County, PUD Master List and Maps, retrieved October 2026
2. Collier County, PUD Master List dated 10-9-26 (PDF), retrieved October 2026
3. Collier County, PUD Master List dated 6-11-26 (PDF), retrieved October 2026
4. Collier County, List of PUD Ordinances (current), retrieved October 2026
5. Collier County, Appendix F, List of PUD Ordinances (2014 to 2015 edition), retrieved October 2026
6. Collier Clerk, BCC backup documents, September 24, 2013, Item 17B (Tuscany Pointe RPUD), retrieved October 2026
7. Collier Clerk, BCC backup documents, September 24, 2013, Item 16D (Tuscany Pointe donation agreement), retrieved October 2026
8. Collier Clerk, BCC recap, September 24, 2013, retrieved October 2026
9. Collier Clerk, BCC recap, March 24, 2015 (Tuscany Pointe 2 final plat), retrieved October 2026
10. Collier Clerk, BCC recap, January 13, 2015 (Collier 36 RPUD), retrieved October 2026
11. Collier Clerk, BCC recap, March 13, 2018, retrieved October 2026
12. Collier County GIS, PUD layer, retrieved October 2026
13. Collier County GIS, Site Address Points, retrieved October 2026
14. Collier County GIS, DOR parcel rolls, retrieved October 2026
15. Collier County GIS, Parcels layer, retrieved October 2026
16. Collier County GIS, Zoning layer, retrieved October 2026
17. Collier County GIS, Community Development Districts, retrieved October 2026
18. Collier County GIS, Building footprints, retrieved October 2026
19. Collier County GIS, Fire Districts, retrieved October 2026
20. Collier County GIS, Future Land Use, retrieved October 2026
21. Collier County GIS, Road Centerlines, retrieved October 2026
22. Collier County GIS, FEMA flood zones, retrieved October 2026
23. Collier County GIS, FEMA base flood elevation lines, retrieved October 2026
24. Collier County GIS, Elevation Certificates, retrieved October 2026
25. Collier County, Elevation certificate, 14307 Tuscany Pointe Trail, retrieved October 2026
26. Collier County, Elevation certificate, 14358 Tuscany Pointe Trail, retrieved October 2026
27. Collier County, Elevation certificate, 14410 Tuscany Pointe Trail, retrieved October 2026
28. Collier County, Elevation certificate, 14513 Tuscany Pointe Trail, retrieved October 2026
29. Collier County, Elevation certificate, 14384 Tuscany Pointe Cove, retrieved October 2026
30. Collier County GIS, Hurricane Evacuation Zones, retrieved October 2026
31. Collier County GIS, Coastal High Hazard Area, retrieved October 2026
32. Collier County GIS, Drainage Basins and Subbasins, retrieved October 2026
33. Collier County GIS, Stormwater Private Outfalls, retrieved October 2026
34. Collier County GIS, FBC 8th Edition Wind Load (Risk Category II), retrieved October 2026
35. Collier County GIS, EMS Stations, retrieved October 2026
36. Collier County GIS, Public Libraries, retrieved October 2026
37. Collier County GIS, Schools, retrieved October 2026
38. Collier County GIS, Parks, retrieved October 2026
39. Collier County GIS, CityView planning projects, retrieved October 2026
40. Collier County, Floodplain Management, retrieved October 2026
41. Collier County, 2026 Flood Protection Newsletter, retrieved October 2026
42. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 2026), retrieved October 2026
43. Collier County, Transportation Engineering Projects, retrieved October 2026
44. Collier County, 2025 AUIR (final), retrieved October 2026
45. Collier County, 2024 AUIR, retrieved October 2026
46. Collier County, Special Districts, retrieved October 2026
47. Collier County, Parks and Recreation, retrieved October 2026
48. Collier County Parks, North Collier Regional Park, retrieved October 2026
49. Collier County, Affordable housing commitment map (January 14, 2026), retrieved October 2026
50. Collier County, Wastewater, About Us, retrieved October 2026
51. Collier County, Q4 2026 Strategic Priorities, retrieved October 2026
52. Collier County Clerk of Courts, Official Records: Declaration of Covenants, Restrictions, Conditions and Easements, OR Book 5032 Page 39, Instrument 24975686 (April 30, 2014), with exhibits, First Amendment (November 2014), Supplemental Declaration (July 1, 2016), and recorded deeds, retrieved October 2026
53. Florida Division of Corporations (Sunbiz), Tuscany Pointe Community Association, Inc., N14000003490, retrieved October 2026
54. Sunbiz, name history for N14000003490, retrieved October 2026
55. Sunbiz, entity name list “Tuscany Pointe”, retrieved October 2026
56. Sunbiz, entity name list “tuscanypointetwo”, retrieved October 2026
57. Sunbiz, Tuscany Pointe Villas Condominium Association, Inc. (Doral; a different place), retrieved October 2026
58. Sunbiz, Tuscany Pointe Phase 1 Homeowners’ Association, Inc. (1999; a different place), retrieved October 2026
59. FloridaCommerce, Official List of Special Districts, County Totals, retrieved October 2026
60. FloridaCommerce, Official List of Special Districts, district list, retrieved October 2026
61. FloridaCommerce, Official List of Special Districts (program page), retrieved October 2026
62. Florida Department of Revenue, 2025 Collier Taxing Authority Codes, retrieved October 2026
63. Florida Statutes 720.30851, Estoppel certificates, retrieved October 2026
64. FEMA, National Flood Hazard Layer, flood hazard zones, retrieved October 2026
65. FEMA, National Flood Hazard Layer, FIRM panels, retrieved October 2026
66. FEMA, Flood Map Service Center, retrieved October 2026
67. FEMA, Community Rating System, retrieved October 2026
68. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, retrieved October 2026
69. National Weather Service Miami, Hurricane Ian summary, retrieved October 2026
70. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton, retrieved October 2026
71. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene, retrieved October 2026
72. Citizens Property Insurance, 2026 multiperil rates to drop statewide, retrieved October 2026
73. Collier County Public Schools, address zoning lookup (2026-27), retrieved October 2026
74. Collier County Public Schools, 2025-2026 School and District Grades, retrieved October 2026
75. Collier County Public Schools, School and District Grades, retrieved October 2026
76. Bear Creek Elementary School, retrieved October 2026
77. Bear Creek Elementary School, contact, retrieved October 2026
78. Bear Creek Elementary School, Meet the BCR Cubs, retrieved October 2026
79. Naples Daily News, Bear Creek Elementary opening (August 2, 2025), retrieved October 2026
80. Marco Eagle, Collier school grades (July 22, 2026), retrieved October 2026
81. Florida Department of Education, Collier school directory, retrieved October 2026
82. Naples Classical Academy, retrieved October 2026
83. National Center for Education Statistics, school locator, retrieved October 2026
84. Seacrest Country Day School, contact, retrieved October 2026
85. Collier County Public Schools, FY27 Capital Improvement Plan, retrieved October 2026
86. Mason Classical Academy, retrieved October 2026
87. Naples Press, Mason Classical Academy moves into new campus on Vanderbilt, retrieved October 2026
88. NCH, Emergency Department Northeast, retrieved October 2026
89. NCH, Emergency services, retrieved October 2026
90. Physicians Regional Healthcare System, Emergency department, retrieved October 2026
91. Physicians Regional, Collier Boulevard, retrieved October 2026
92. Physicians Regional, Urgent care, retrieved October 2026
93. NCH, Naples locations, retrieved October 2026
94. NCH, Immediate care, retrieved October 2026
95. Publix, The Shoppes at Pebblebrooke, retrieved October 2026
96. Publix, Crossroads Market Shopping Center, retrieved October 2026
97. Publix, Naples Walk, retrieved October 2026
98. Publix, new store at The Shoppes at Orange Blossom (November 20, 2025), retrieved October 2026
99. Walmart, Naples store directory, retrieved October 2026
100. Costco, Naples warehouse, retrieved October 2026
101. Mercato, retrieved October 2026
102. D.R. Horton Southwest Florida, Tuscany Pointe introduces three additional new home plans (November 17, 2015), retrieved October 2026
103. D.R. Horton Southwest Florida press release (October 29, 2015), retrieved October 2026
104. D.R. Horton Southwest Florida press release (December 11, 2015), retrieved October 2026
105. Naples Daily News, Town home pricing on single-family homes at Tuscany Pointe (April 10, 2016), retrieved October 2026
106. Naples Press, New six-lane roadway now open in Golden Gate Estates area, retrieved October 2026
107. Gulf Coast News Now, Vanderbilt Beach Road extension open (June 12, 2026), retrieved October 2026
108. Naples Press, Ascend Naples apartment complex approved by Collier commissioners, retrieved October 2026
109. Naples Daily News, mixed-income apartments approved (October 25, 2023), retrieved October 2026
110. Quail Creek Country Club, About, retrieved October 2026
111. RealManage, retrieved October 2026
112. CMG Florida, Tuscany Pointe Community Association listing (2021), retrieved October 2026
113. OpenStreetMap OSRM routing service (modeled free-flow drive times from 14303 Tuscany Pointe Trail), retrieved October 2026
114. Southwest Florida MLS (Matrix), closed sales August 11, 2025 to August 11, 2026, pulled August 2026
115. Vanderbilt Country Club, Real Estate, retrieved October 2026
116. Island Walk Homeowners Association, amenities, retrieved October 2026
117. Island Walk Homeowners Association, budget and assessments, retrieved October 2026
118. Collier County GIS, services directory, retrieved October 2026