Valencia Golf and Country Club is a 450-home gated community in unincorporated Naples, built from 2004, with no CDD, Zone X on every street, and a privately owned public golf course no resident must join. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Valencia Golf and Country Club is a gated single-family golf community in Naples, Florida, fronting Randall Boulevard in unincorporated Collier County, ZIP 34120. If you own one of its 450 homes and you are weighing a sale, the number that decides your result is 13.1 months of supply, measured from 23 active listings against 1.75 sales a month in the Southwest Florida MLS as at 15 September 2026. That is a buyer’s market against the conventional six-month balance line, and it is why pricing here is a research problem before it is a marketing problem. Jesse McGreevy and Marc Comisar are the best realtor team to take a Valencia Golf and Country Club listing to market for exactly that reason: this page is the work, published in advance, and every figure on it carries its source and its date. Sellers start here: request a valuation built on these numbers or call Jesse at (239) 898-6072.
Buyers get the same file. Valencia Golf and Country Club wraps a public, privately owned 18-hole golf course that no resident is obliged to join or pay for, it carries no Community Development District, and every home street inside the gates sits in FEMA Zone X, outside the Special Flood Hazard Area, on panel 12021C0240H effective 16 May 2012. It also sits 23 road miles or more from 5th Avenue South, measured from the community’s Randall Boulevard entrance, which is the honest trade at the center of this community and the thing most pages about it will not say. If you are buying, start with the buyer guide or call Marc Comisar at (239) 287-5873.
Valencia Golf and Country Club at a glance. Gated, 450 single-family homes on 507 platted parcels across 196.45 acres, one homeowners association, one clubhouse, eight streets, Randall Boulevard frontage, Naples, Collier County, Florida 34120 (Collier County tax roll, 2026 preliminary, dated 29 August 2026).
McGreevy and Comisar, Domain Realty. Naples and Collier County, Florida. Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Seller line (239) 898-6072. Buyer line (239) 287-5873.
Valencia Golf and Country Club is a gated community of 450 single-family homes on 507 platted parcels in unincorporated Collier County, fronting Randall Boulevard in Naples ZIP 34120. The community wraps a public, privately owned golf course that residents owe nothing toward, carries no Community Development District, and sits about 23 road miles from downtown Naples.
Valencia Golf and Country Club is documented below in 33 sections, covering the market, the governing documents, the fee stack, the golf structure, flood and insurance, schools by assignment, drive times and the county’s funded road pipeline. Every figure carries its source and its date, and the seller and buyer sections sit at the end.
Living in Valencia Golf and Country Club means a gated, golf-course community of detached single-family homes on eight golfer-named streets, behind a guardhouse staffed 6 a.m. to 10 p.m., with a 2008 clubhouse and pool the association owns outright and a public course it does not. Everyday retail sits under two miles west.
There are eight streets inside the gates and every one of them is named for a golfer or a golf term: Birdie Drive, Par Drive, Double Eagle Trail, Sarazen Place, Vardin Place, Lema Court, Hagen Court and Jacklin Court. That comes from the site addresses in the Collier County tax roll for 2026, dated 29 August 2026, which is also the record that shows all 450 homes are detached single-family product. There is no attached, villa, coach-home or multi-family housing inside these plats, and there are no separately branded enclaves, villages or sub-associations within them. One association governs the whole of it.
The association’s own parcel at 1711 Double Eagle Trail carries the amenity set: a clubhouse with a 6,300 square foot base area built in 2008, a 3,000 square foot swimming pool, an 11,583 square foot pool deck and a 60 square foot fountain, all from the same county building record in the 2026 roll. Inside the clubhouse are a fitness center, a billiard room, a theater room, a social room, and a cafe and kitchen, per the association’s own published amenity list. The fitness center is restricted to those 15 and older, with 15 to 17 year olds requiring supervision and a signed waiver, per the association’s Welcome Packet revised 22 March 2019.
What is not there matters just as much, and it is measurable. Across all 53 non-residential parcels in the community’s seven plats, only six carry any building record at all in the 2026 county roll, and only the 1711 Double Eagle Trail parcel carries a recreational structure. There are no tennis courts, no pickleball courts, no bocce, no basketball, no playground and no dog park inside the gates, and the association’s recorded rules contain no court, playground or dog-park provisions at all, because there is nothing of that kind to regulate. The two outdoor-recreational parcels inside the community total 0.18 acres between them and carry no buildings whatsoever. Valencia owners do hold use rights to a shared recreation tract with two tennis courts and a tot lot, which the Valencia association funds at 41.8 percent of costs under a declaration recorded 23 May 2023, and that tract sits on the Terreno side rather than inside these gates. The county’s own answer is four road miles away at Big Corkscrew Island Regional Park, where Collier County Parks publishes two tennis courts, six pickleball courts, two basketball courts, four multipurpose fields, two softball fields and 16 picnic pavilions.
The gate is staffed 6 a.m. to 10 p.m., seven days a week, stated identically in the association’s FAQ and in its 2019 Welcome Packet. That is a staffing window, not around-the-clock coverage, and nothing is published about what governs entry outside those hours, so a buyer who has been told otherwise should ask the association directly rather than assume either answer. Inside, the speed limit is 20 mph and golf carts must be registered with the association, with the operator at least 15 years old, licensed and insured, and carts limited to daylight operation unless properly lit, all from the association’s Rules and Restrictions revised 27 February 2020.
The community reads as two products sharing a gate. The Collier County tax roll for 2026 puts the median year built at 2007 and the median total adjusted area, which is area under roof, at 2,775 square feet across all 450 homes. That median is carried by the first era: 305 homes, 67.8 percent of the community, were completed between 2005 and 2007, with another 84 following between 2008 and 2012. Those are the larger-footprint houses, and they are the ones now reaching the age at which a Florida insurer starts asking pointed questions about the roof.
The second era is different in size and in age. Lennar Homes, LLC built 69 homes between 2021 and 2023 and was still selling four plans from a welcome home center at 1809 Lema Court when the builder’s own community page was read on 15 September 2026, at a published price range of $463,999 to $679,783. Those four plans run 2,032 to 2,444 square feet of living area on the builder’s own measurement. Note carefully that the builder’s living-area figure and the county’s area-under-roof figure are two different denominators, roughly 21 percent apart on the same house, so the two numbers are not comparable and are never presented here as if they were. Forty-two vacant residential parcels remain in the county roll, which is consistent with a builder still holding an active sales position inside the gates.
The nearest newer product is next door and it is a separate community, which is the single most common point of confusion about this address. Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956. On the same county roll and the same denominator, Terreno’s 350 completed single-family parcels carry a median year built of 2024 and a median 2,585 square feet of area under roof, against Valencia’s median 2007 and 2,775 square feet. Newer, and on the roll’s own measure, slightly smaller.
Of the 450 single-family parcels, 314 carry a homestead exemption in the 2026 Collier County tax roll, which is 69.8 percent. Homestead is a primary-residence tax status, so that share is a hard, checkable measure of how much of this community is occupied year round rather than held as rental inventory. For comparison on the identical measure, 202 of Terreno’s 350 completed homes, 57.7 percent, were homesteaded in the same roll.
The leasing rules reinforce it. The association’s Rules and Restrictions, revised 27 February 2020, set a six-month minimum lease term, prohibit month-to-month leases outright, and prohibit sub-leasing and room rentals. Every occupant 18 or older must apply, the application is due at least 20 days before the lease starts, and the homeowner pays a $1,000 refundable security deposit. Any guest occupying the home for 30 days or more must complete an occupancy application approved by the board. A buyer modeling short-term or seasonal rental income should read that paragraph twice: this is not a community where a weekly or monthly rental strategy is available.
There is no age restriction here and this is not a 55-plus community. Several unrelated Florida communities share the word Valencia in their names and some of them are age restricted, so that point is worth stating plainly rather than leaving to inference.
The association itself is resident-run. Five officers and directors are seated at the community’s own address, 1711 Double Eagle Trail, in the Florida Division of Corporations record for Valencia Golf and Country Club Homeowners Association, Inc., Florida document N04000007225, and the association has litigated in its own name since at least 2013.
The honest description of this location is space and value in east Collier County, not coastal proximity. Everyday retail is genuinely close: a Publix at Neighborhood Shoppes at Orangetree is 1.9 road miles, about four minutes; an Aldi at The Randall at Orangetree is about two miles; Winchester Center, 41,836 square feet of retail that its developer reported at full occupancy in May 2025, is 2.3 road miles; and Big Corkscrew Island Regional Park is about four road miles. All of those were measured on 15 September 2026 from the community’s Randall Boulevard frontage.
The distances that cost you are the western ones. The community sits more than ten road miles east of Interstate 75, at Exit 111, the Immokalee Road interchange, which is the only practical interchange for this address: the next south are Exits 107 and 105, the next north is Exit 123 in Lee County, and there is no I-75 interchange east of Exit 111 in northern Collier. Downtown Naples and 5th Avenue South are 23 road miles or more, about 37 to 38 minutes in free-flowing traffic and materially longer in season, by way of Immokalee Road west to Exit 111, south to Exit 105 at Golden Gate Parkway, then Golden Gate Parkway and Goodlette-Frank Road, of which six miles are interstate. The nearest Gulf beach, Delnor-Wiggins Pass State Park, is about 16 road miles, roughly 28 to 30 minutes. And the seasonal penalty on all of it is measured, not felt: Collier County Traffic Operations counted 69,590 vehicles a day on Immokalee Road west of Interstate 75 in the first quarter of 2025 against 50,900 in the third quarter, 36.7 percent more in season, on the one stretch every westbound trip must cross.
So the fit question answers itself on facts rather than adjectives. A buyer whose priority is square footage, a gated street, a golf view with no golf bill and a tax stack with no district assessment on it will find the value here difficult to reproduce west of Collier Boulevard. A buyer whose priority is a short drive to the Gulf, a walkable restaurant row, courts inside the gates, around-the-clock gate staffing, bundled golf or rental flexibility shorter than six months is looking at the wrong community, and should be told that at the first showing rather than at the third.
This is the short list we hand to every buyer before they walk a house here, and every item on it is checkable against a public record rather than a sales line.
Buyers working through that list with us can start here or call Marc Comisar at (239) 287-5873.
Valencia Golf and Country Club carried 13.1 months of housing supply in September 2026, 23 active listings against 1.75 sales a month, which is a buyer’s market by the conventional six-month line. Homes sold at a median $575,000 across 21 Southwest Florida MLS transactions in the trailing twelve months, at a median 53 days on market.
Data updated: September 2026
The cleanest number on this page is the absorption rate, because it is derived inside a single record and nothing has to be reconciled to produce it. Over the trailing twelve months to 15 September 2026 the Southwest Florida MLS recorded 21 distinct closed transactions in this community, which is 1.75 sales a month. Against that pace, the 23 homes listed for sale as at 15 September 2026 represent 13.1 months of supply. The conventional line between a buyer’s market and a seller’s market sits at six months. At 13.1 months, this is a buyer’s market, and a seller who prices as though it is not will pay for that decision in days on market.
Two more single-layer figures put the same picture in proportion against the community itself. As at 15 September 2026, 23 of the community’s 450 single-family homes were listed, which is 5.1 percent, and 21 of them changed hands over the previous twelve months, which is 4.7 percent. The denominator in both cases is the 450 single-family homes the Collier County tax roll for 2026 counts inside the Valencia Golf and Country Club plats, not the wider parcel count and not the neighboring community.
Across those 21 closed transactions in the twelve months to 15 September 2026, the Southwest Florida MLS shows a median sold price of $575,000 and a mean of $569,984, in a range running from $349,000 to $785,000. The median price per square foot of living area was $215.91, computed on the MLS living-area field. The median closed home carried 2,448 square feet of living area, in a range from 1,848 to 4,144 square feet. The median time on market was 53 days, and the median sold-to-list ratio was 99.39 percent, with a mean of 99.34 percent. Read that sold-to-list figure carefully: homes here are transacting close to their asking prices, but they are taking the better part of two months to do it, and the asking prices that work are being set against 13.1 months of standing inventory.
The active side of the same record, as at 15 September 2026, shows 23 listings at a median list price of $649,000 and a mean of $709,874, in a range from $469,900 to $1,970,000. Active listings carry a median 2,598 square feet of living area, a median $234.14 per square foot of living area, and a median 83 days on market. The gap between what is being asked and what has been closing is the whole of the seller’s problem and the whole of the buyer’s opportunity, and it is visible without any interpretation at all.
Two of the 21 sales closed above their list price. One of them, at 1543 Double Eagle Trail, closed $84,787 above a list price of $595,996, and that is a builder listing whose list price is a base price and whose sold price carries structural options. It is not a competitive-bidding signal and it must not be read as one. The second, at 1555 Double Eagle Trail, closed $3,004 above a list price of $519,996.
Collier County’s recorded-deed record answers a narrower question over a comparable window. Between 1 September 2025 and 31 August 2026, the county recorded 12 qualified arm’s-length improved single-family transfers inside these plats, at a median sale price of $495,500 and a mean of $513,883, in a range from $349,000 to $785,000. The median price per square foot on that record was $189.59, computed on the county’s total adjusted area, which is area under roof.
Both records ship here, side by side, each labeled with the record it comes from and the denominator it is measured on. Neither is a correction of the other and neither is netted against the other.
Collier County recorded deeds, qualified arm’s-length improved sales, 1 September 2025 to 31 August 2026 | Southwest Florida MLS, trailing twelve months to 15 September 2026 | |
|---|---|---|
Sales | 12 | 21 |
Median price | $495,500 | $575,000 |
Median price per square foot | $189.59 of area under roof | $215.91 of living area |
Median days on market | not published in this record | 53 |
Median sold-to-list | not published in this record | 99.39 percent |
The county counts only transfers its appraiser grades as qualified arm’s-length sales, which excludes builder closings and non-market transfers the MLS records as ordinary sales. The count gap comes first and the price gap follows from it, together with the fact that the two records measure square footage differently: the county measures area under roof and the MLS measures living area, roughly 21 percent less on the same house.
That is the whole explanation, and it is worth stating why it matters. A community with an active builder inside the gates will always show more MLS sales than county-qualified sales, because a builder closing is an ordinary sale in the MLS and a non-qualified transfer on the roll. Any page that subtracts one of these counts from the other, or averages the two medians, or presents the lower county median as evidence that the MLS median is inflated, is manufacturing a number that no record supports.
The Southwest Florida MLS returned 22 closed listings for this community over the trailing twelve months, but only 21 distinct transactions. Two entries at 2007 Jacklin Court carry the same address, the same $512,000 sale price and the same sale date, with two different living-area figures, and the Collier County recorded-deed record shows exactly one transfer at that address, recorded 7 November 2025. The duplicate entry was dropped and every MLS figure above is computed over the 21 distinct transactions. On a community this size, one duplicated row moves the median, and a count of listings is not a count of sales.
For context on value rather than price, the same 2026 Collier County tax roll puts the median total just value across the 450 single-family parcels at $456,458, with a mean of $480,349. That is an assessment measure rather than a market measure, and it is offered as exactly that.
A Valencia Golf and Country Club seller is pricing into 13.1 months of supply as at 15 September 2026, with 23 competing listings, a median 53 days on market, and a builder still selling four plans from 1809 Lema Court inside the gates. That is a market where the listing price, the roof documentation and the first three weeks decide the outcome. Get a valuation built on this exact data set: request yours here or call Jesse McGreevy at (239) 898-6072. Buying instead? Start with the buyer guide or call Marc Comisar at (239) 287-5873.
Valencia Golf and Country Club was platted in 2003 and its governing declaration was recorded on 27 September 2004 by D.R. Horton, Inc., which built the first era of homes on lots it bought from a private land trust. The first 14 homes were completed in 2004. Lennar Homes built the second era of 69 homes from 2021.
The usual story about a golf community is that a developer bought farmland, drew lots, and put a course in the middle of them to sell the lots. That is not what happened here, and the recorded record says so.
The ground was first platted as VALENCIA PHASE ONE, recorded 23 September 1997 at Plat Book 29, pages 21 to 22, as instrument 2229099 in Official Records Book 2349, Page 1218, by Roberto Bollt, Trustee. The golf course opened in 1997 as well, on the operator’s own account and on the county building record carried against the golf parcels in the Collier County tax roll for 2026. The first home in the residential community was not completed until 2004. So the course predates the first house by seven years, and the residential community was laid out around a course that was already open and already trading. That is also why three of the four golf-classified parcels, carrying 61.96 of the 62.92 golf-classified acres and the entire playing course, are still held today by a private land trust rather than by the homeowners association or by any developer.
Two independent checks tie the 1997 plat to this exact ground rather than to a similarly named community elsewhere. The 2007 Valencia Golf and Country Club Clubhouse plat, instrument 4026170 at Official Records Book 4236, Page 3844, is expressly a replat of Tract B of that 1997 Valencia plat. And the Collier County tax roll still carries a separate subdivision record from the 1997 plat holding a single 4.60-acre right-of-way parcel, which sits outside every figure on this page.
The community’s own founding year is 2004, on three independent primary markers, and a founding date of 2006 does not survive contact with any of them.
First, Valencia Golf and Country Club Homeowners Association, Inc. was incorporated with the Florida Division of Corporations on 22 July 2004, document N04000007225. The Division’s record shows no name history, so the association has never operated under another name. Second, the governing Declaration of Covenants, Conditions and Restrictions of Valencia Golf and Country Club, 76 pages, was recorded on 27 September 2004 as instrument 3481135 at Official Records Book 3649, Page 3385, with D.R. Horton, Inc. as declarant. Third, the Collier County tax roll for 2026 records the first 14 completed homes in 2004.
What 2006 actually was is the community’s single biggest construction year: 113 homes completed, more than any year before or since. That is a real and interesting fact about the build curve, and it is not a founding date.
The residential plat that carries the current name was recorded a year before the declaration. Phase 1 was platted on 5 September 2003, as instrument 3253475 at Official Records Book 3389, Page 1641, at Plat Book 40, pages 33 to 39, and the grantor of record on it is Roberto Bollt, Trustee, not the builder. D.R. Horton acquired the Phase 1 lots from the trust afterwards, on 6 August 2004, by two deeds recorded as instruments 3454263 and 3454264 at Official Records Book 3621, pages 514 and 517. The distinction matters because it sets the roles correctly: D.R. Horton recorded the declaration and built the first era of houses, and the land beneath them was assembled, entitled and platted by the trust that still owns the course. A 2006 Agreement Regarding Use of Drainage Easement, instrument 3786271 at Official Records Book 3983, Page 1703, puts it in the county’s own record, reciting that the trust owns the golf tract and that D.R. Horton may acquire some or all of the lots within the plat from it.
The Collier County tax roll for 2026 records a primary-building year for every one of the 450 homes, and read in sequence it tells the community’s history better than any narrative could.
Period | Homes completed |
|---|---|
2004 | 14 |
2005 | 85 |
2006 | 113 |
2007 | 82 |
2008 to 2012 | 84 |
2013 to 2015 | 0 |
2016 to 2020 | 3 |
2021 to 2023 | 69 |
Three hundred and five homes, 67.8 percent of the community, went up in the three years from 2005 to 2007. Then the pace collapsed with the Florida housing market: 11 homes in 2008, 28 in 2009, 15 in 2010, 18 in 2011, 12 in 2012, and then nothing at all in 2013, 2014 and 2015. Between 2016 and 2020 the roll records three homes in total, one in 2016 and two in 2017, with nothing in 2018, 2019 or 2020. The median year built across the whole community is 2007.
The recorded plat chain proves the same stall independently and without reference to the roll at all: after the Clubhouse plat was recorded in May 2007, no new plat was recorded over this ground until January 2022. Fifteen years of recorded silence in the Clerk’s index, sitting exactly on top of a decade of empty lots.
The restart runs through a different land owner. Valencia Owner, L.L.C., a Delaware limited liability company registered in Florida since 2 May 2016, re-platted Phase 2B as instrument 6187831 on 11 January 2022 and platted Phase 1B as instrument 6378252 on 21 March 2023, both indexed to Sections 23 and 24, Township 48 South, Range 27 East, taking the successor declarant role.
Lennar Homes, LLC is the second-era builder, and that is established by recorded deed rather than by marketing. Lennar took lots down from Valencia Owner, L.L.C. in a series of conveyances beginning 17 June 2022, recorded as instruments 6270260, 6270276, 6279138, 6280024, 6295336, 6300230, 6348207 and 6358407, and a subdivision improvement release involving Lennar Homes, LLC and Valencia Owner, L.L.C. was recorded to the Collier County Growth Management Department as instrument 6337861 on 7 December 2022. The second era produced 69 homes between 2021 and 2023, six in 2021, 41 in 2022 and 22 in 2023.
Lennar is still selling here. The builder’s own community page, read on 15 September 2026, lists a welcome home center at 1809 Lema Court, inside the gates, offering four plans from 2,032 to 2,444 square feet of living area at a published community price range of $463,999 to $679,783. Forty-two vacant residential parcels remained in the Collier County tax roll for 2026, which is consistent with that sales presence, and a satisfaction from Lennar Homes, LLC to the Valencia Golf and Country Club Homeowners Association was recorded as recently as 25 August 2026, as instrument 6866759 at Official Records Book 6623, Page 269.
One honest gap belongs in this section rather than in a footnote. No D.R. Horton floor plan, model or elevation name for this community was recoverable from any county, association or builder record, and none is invented here. What is established about the first-era product is that Phase 1 platted 142 lots, per the legal description in the declaration itself, and that every home built in either era is detached single-family.
For a buyer, the 2004 founding date and the 2005 to 2007 concentration together say something specific: the majority of this community’s houses are now approaching or past twenty years old, they were built under Florida’s first statewide building code, which took effect on 1 March 2002, and their roofs and mechanicals are the first thing an insurer will price. For a seller in the first-era cohort, that is precisely the objection to get ahead of with documentation before a buyer raises it as a price reduction.
And for anyone comparing this community against its newer neighbors, the golf ownership that began in 1997 is what makes the whole structure unusual: a course that was there first, that is still privately held, that is open to the public, and that obliges residents to nothing at all. Sellers who want that structure explained properly to a buyer can reach Jesse McGreevy at (239) 898-6072 or request a valuation.
Valencia Golf and Country Club is one community inside the Orange Tree Planned Unit Development, a roughly 2,138.76-acre master development at the northeast corner of Immokalee Road and Randall Boulevard, governed by Collier County Ordinance 12-09 as amended. Seven recorded plats across about 196.45 acres make up Valencia Golf and Country Club itself.
That one sentence explains more about this community than any amenity list will. Valencia Golf and Country Club did not get its zoning on its own. It sits inside a much older master plan, and the shape of that master plan is why there is a golf course inside the gates that the community does not own, why the streets connect the way they do, and why the land next door was available for a completely different builder to develop two decades later.
The Orange Tree Planned Unit Development is the parent zoning over this ground. Collier County’s own legally advertised public hearing notices describe it as approximately 2,138.76 acres at the northeast corner of the intersection of Immokalee Road and Randall Boulevard, in parts of Sections 11, 12, 13, 14 and 22 through 27, Township 48 South, Range 27 East, governed by Ordinance No. 12-09, as amended. Valencia Golf and Country Club’s parcels sit in Sections 23 and 24 of that list, which is what ties this community to that PUD on the county’s own paper rather than on a name match.
Collier County spells the PUD two ways in its own records, Orange Tree in one advertised notice and Orangetree in another. Both spellings are the county’s, and they refer to the same zoning. They are not two approvals and should not be read as two.
The county’s PUD monitoring record, the Collier County PUD Master List updated 11 June 2026, carries Orange Tree as ACTIVE with an estimated buildout of 2019. That single line is the county’s own record of what the tax roll shows on the ground here: a master plan that was supposed to be finished years ago, stalled, and then restarted. Valencia Golf and Country Club’s own build history follows the same curve, with 42 vacant residential parcels still on the roll as of the Collier County tax roll for 2026 and a builder still selling inside the gates.
We do not publish an approved unit count for the Orange Tree PUD on this page, and the reason is worth stating plainly. Any such cap is a number for a 2,138-acre parent that contains Valencia Golf and Country Club, Terreno, Valencia Lakes, Waterways of Naples, commercial ground and schools. It is not a denominator for this community, it cannot be divided into this community’s acreage, and publishing it would invite exactly that arithmetic. What matters for a buyer at this address is the 507 parcels and 196.45 acres inside the Valencia Golf and Country Club plats, which the Collier County tax roll for 2026 and the county’s own parcel mapping layer both return at exactly 507.
Collier County’s adopted Future Land Use Element, as amended by Ordinance 2024-46, places Sections 13, 14, 23, 24 and part of 22 in the Rural Settlement Area District, and records that the district is vested for its permitted uses by a Settlement and Zoning Agreement dated 27 January 1986. The county’s planning community for this ground is Rural Estates.
That designation is the structural reason this community exists where it does. East Collier around it is Estates zoning, which produces acre-plus homesites on private wells and septic systems and nothing resembling a gated subdivision with a clubhouse. The Rural Settlement Area District is the carve-out that allowed a master-planned, utility-served, platted community out here at all, and the vesting date of 27 January 1986 is why the entitlement survived forty years of changes to the county’s growth management plan. Valencia Golf and Country Club is a beneficiary of a 1986 settlement, not of a modern rezone.
A second consequence follows from the same fact, and a buyer should hear it. The Future Land Use Element places this ground outside the Estates Designation and outside the Rural Lands Stewardship Area Overlay. Comparisons a buyer may see between this community and the Estates acreage around it are comparisons between two different land use designations, not two versions of the same one.
Seven recorded plats make up the community, six residential and one clubhouse tract, all recorded with the Collier County Clerk of the Circuit Court and Comptroller:
Phase 2B and Phase 1B are cited by instrument number rather than by plat book and page because the Clerk’s index does not state a confirmed book and page for either. Instrument numbers are public and checkable, and they are the safer citation.
The gap in that list is the most honest thing on it. Fifteen years pass between the Clubhouse plat in May 2007 and the Phase 2B replat in January 2022. The county’s roll shows the same gap in the homes themselves. The plats and the buildings tell one story, and it is a story of a community that was built in two separate eras rather than one continuous run.
Three practical consequences, each of which comes straight off the documents above.
The community shares a parent, not a management. Being inside the Orange Tree PUD does not make Valencia Golf and Country Club part of Terreno, Valencia Lakes or Waterways of Naples. Each is separately platted and separately governed. What they share is a zoning ordinance and a corner of the county.
Live PUD activity touches the parent, not usually this community. Two insubstantial change petitions to the Orange Tree PUD have moved through Collier County’s Hearing Examiner in recent years, one in June 2024 dealing with communication tower heights in the PUD’s community use and public facilities sections, and one heard in May 2026 on signage standards, filed by Pulte Home Company, LLC in connection with a sign at the Terreno amenity centre. Neither changes a rule at a Valencia Golf and Country Club home. A buyer who wants to watch the parent zoning should watch Collier County’s advertised hearing notices, which is where both of these surfaced.
The second association layer comes from the parent. The most important consequence of sitting inside this PUD is not about density at all. It is that an older Orangetree declaration reaches these lots, and that a second association sits above the community’s own. That is the next section, and it is the one most competing pages miss.
Valencia Golf and Country Club Homeowners Association, Inc. governs the community under a declaration recorded in 2004 and amended since, from an office at 1711 Double Eagle Trail. Owners are also subject to a second, older Orangetree master declaration with its own master association, a two-tier structure a Florida appellate court confirmed in 2019 and most competing pages miss entirely.
The governing entity is Valencia Golf and Country Club Homeowners Association, Inc., a Florida not for profit corporation, Florida Division of Corporations document N04000007225, filed 22 July 2004 and ACTIVE. Its principal and mailing address is 1711 Double Eagle Trail, Naples, Florida 34120, which is the same address as the 0.96-acre clubhouse parcel the Collier County tax roll for 2026 carries in the association’s own name. Its registered agent of record is Goede, DeBoest & Cross, PLLC of Fort Myers. Five officers and directors are on the state record, all at the community’s own address.
This is a Chapter 720 homeowners association over fee simple platted lots, not a condominium and not a cooperative. That distinction does real work later in this page, because it is why Florida’s milestone inspection and structural integrity reserve study regime does not attach to any building here.
A Sunbiz starts-with sweep on the words “Valencia Golf” returns exactly one entity in the whole of Florida. There is no sub-association below this one and no separately incorporated club corporation beside it. That single-entity finding is one of the cleanest structural facts on this build.
The board structure was amended recently and it is worth dating precisely. A Certificate of Amendment to the Bylaws, instrument 6793743, Official Records Book 6560, Page 2384, recorded 6 March 2026 on a member vote held 21 January 2026, sets a board of no fewer than three and no more than five directors, staggered, with five directors elected at the 2026 annual meeting, the three receiving the most votes serving two-year terms and the fourth and fifth serving one-year terms. This is an amendment to the Bylaws and not to the covenants. It changes no assessment, no use restriction and no leasing rule.
A Valencia Golf and Country Club owner is subject to two declarations, not one.
The first is the community’s own: the Declaration of Covenants, Conditions and Restrictions of Valencia Golf and Country Club, instrument 3481135, Official Records Book 3649, Page 3385, recorded 27 September 2004, seventy six pages, with D.R. Horton, Inc. as declarant. The association’s Bylaws were recorded inside the same bundle, which the 2026 Certificate of Amendment confirms in its own recital.
The second is an overlying Orangetree master declaration, with Orangetree Homeowners’ Association, Inc. acting as the master association above this community. The 2004 Valencia declaration’s own closing Section 34 records, in the original’s capital letters, that the property is subject to an Orangetree declaration and that the Orangetree declaration requires payment of assessments, and the 2004 declaration’s definitions treat that Orangetree association as the Master Association. The declaration recorded in 2004 provides this, and the association’s governing documents have been amended since.
This is not a paper technicality, and it is not our reading of the documents alone. Florida’s Second District Court of Appeal, in an opinion filed 22 May 2019, describes Valencia Golf and Country Club as one of several residential communities within a larger master planned development called Orangetree, names Orangetree Homeowners Association, Inc. as the master association, and works through obligations arising under both declarations, including a cable television obligation under the Orangetree declaration and an irrigation effluent obligation under the Valencia declaration. That opinion also records that the parties resolved the underlying rate questions by a January 2017 delivery agreement involving the Board of County Commissioners.
The recording index corroborates the same structure independently. Orange Tree Homeowners Association, Inc. is joined as a party of record on mortgage foreclosure judgments and lis pendens against Valencia Golf and Country Club lots, repeatedly, across at least 2019 to 2024. Examples from the index include instruments 5732076, 5813253, 5816402, 6365994 and 6572399, each carrying a Valencia Golf and Country Club legal description. These are index entries, not documents we have read body first, and they are cited here for the pattern they establish and for nothing more: a foreclosing lender joins every party of record holding a potential lien or interest in the lot, and Orange Tree Homeowners Association is joined every time.
Why a buyer should care. A buyer who budgets for one association and finds two is a buyer who was not told. We do not publish the Orangetree declaration’s recording reference or quote its terms on this page, because two document titles are in play in the record and its book and page is not yet confirmed to our standard. What we do publish is the structure itself, which is proved three ways, and the instruction that follows from it: ask the estoppel process at closing to account for both layers, and ask specifically about the cable television arrangement, because that obligation sits on the Orangetree side and its rate is not published anywhere we could reach.
Every rule below comes from the association’s own Rules and Restrictions and Architectural Review Committee Guidelines, revised 27 February 2020, its Purchase and Lease Application, revised 22 February 2019, or its published Welcome Packet and FAQ, all published by the association on its own site. These are the current rules. They are not quotations from the 2004 declaration, which has twelve later amendments, two of them substantial and enumerated from the recording index rather than read in full.
Leasing, and this is the strictest rule in the book. The minimum lease term is six months, lease extensions must themselves be at least six months, and the manual states that no month-to-month leases are permitted. Sub-leasing and room rentals are prohibited in the association’s own capitalised words, which forecloses short-term rental platforms outright. Every occupant aged 18 or older must apply, the application must be submitted at least 20 days before the lease start, and a $1,000 refundable security deposit is paid by the homeowner, not by the tenant, and is refunded without interest within 30 days of lease end if no damage has been caused. Any guest occupying a home for 30 days or more must complete an occupancy application approved by the board. The home must be exterior compliant before it is leased, with the roof and gutters cleaned, the driveway cleaned, the face of the house cleaned and the home painted if necessary.
Pets. A maximum of two pets per household, leashed and held by a person outdoors unless inside a screened lanai or a fenced pool enclosure. No breed restriction and no weight limit appears in the 2020 manual.
Parking, and it has teeth. Parking on streets, on or across sidewalks, on lawns and on common areas is not permitted, and street-parked vehicles are subject to tow at the vehicle owner’s expense. Recreational vehicles, travel trailers, utility trailers and motor homes may not be stored in the community unless fully inside a garage with the door closed. Commercial vehicles must always be parked in the garage. The community speed limit is 20 mph. Golf carts must be registered with the association, the operator must be 15 or older with a valid driver’s licence, liability insurance is required, and operation runs sunrise to sunset unless the cart is properly lit. Boats, canoes and kayaks are garage-only and are not permitted on the lakes.
Architectural review, with a deadline buyers miss. Committee approval is required for any exterior alteration, and only the homeowner may submit a request. The committee aims to respond within three business days of acceptance by the property manager, and an approval expires after 180 days if the work is not completed or actively underway. Twenty approved exterior paint schemes are enumerated in the manual’s own exhibit.
Roofs and fences, the two hardest standards on the page. Roofs are clay or cement barrel tiles and clay or cement flat tiles only. Asphalt shingles, rolled roofing, aluminum shingles, tin roofing, wood shingles or shakes and metal barrel tiles are expressly not approved. Fences and walls are prohibited outright. Pool enclosures are limited to five feet, wood decks are prohibited, and storage sheds, tents, tree houses and trampolines are prohibited. A buyer pricing a re-roof in this community is pricing tile, not shingle, and a buyer who wants a fenced yard should know before writing an offer that this community does not permit one.
Hurricane shutters. Colours must match, Bahama style is prohibited, shutters may go up no more than seven days before a forecast storm and must come down within 14 days after, subject to board extension, and they may not be used for security. The one express exception is that clear shutter panels may be installed on the rear of a house abutting the golf course.
Signs, with one exception that matters to a seller. The manual permits no signs other than security alarm company signs, and prohibits garage, community, yard and estate sales and door-to-door solicitation. A separately published Open House rules sheet permits a professionally made open house sign of standard size in front of the home while an open house is actually running. That is a narrow window, and marketing a listing here has to be built around it rather than against it.
Preserves and lakes. All preserves in the community are under conservation easements, and people, pets and vehicles are not permitted in them at any time. The lakes are for water management only, with swimming, fishing, boating and remote-control boats all prohibited.
The guardhouse sits at 2705 Approach Boulevard and is staffed 6:00 a.m. to 10:00 p.m., seven days a week, a figure the association publishes identically in both its FAQ and its Welcome Packet. Visitor and vendor management runs through a resident gate system, and owners obtain their credentials from the property manager.
The gate here is staffed, not around the clock, and this page will not describe it otherwise. Between 10:00 p.m. and 6:00 a.m. there is no guard on post. Nothing is published about what governs entry overnight, so we publish the staffed hours and stop there rather than implying either an open gate or a closed one.
There is no age restriction. This is not a 55-plus community. Nothing in the association’s rules manual, FAQ, Welcome Packet or transfer paperwork imposes an age qualification. This matters more here than it would elsewhere, because several other Florida communities carrying the Valencia name are age-restricted and their marketing reads much like a golf community’s.
There is no sub-association and no second Valencia entity. One association, one set of rules, one architectural review regime across all seven plats.
There is no milestone inspection status or structural integrity reserve study status to report, because the obligation does not attach here. Florida Statute 553.899(3)(a) reaches buildings subject in whole or in part to the condominium or cooperative form of ownership, and this is a Chapter 720 homeowners association over 450 fee-simple single-family parcels with no condominium or cooperative parcels in the county roll at all. Section 553.899(4) then expressly excludes single-family dwellings with three or fewer habitable stories. A page that reports a milestone status here would be reporting a fact that does not exist. Chapter 720’s own reserve, budget and records duties are a separate regime and should not be confused with it.
The association does not own its clubhouse parking lot, its guardhouse or its entry gates. It leases them. That finding sits under the clubhouse section below, because it is easier to follow alongside what the association does own.
Ownership in Valencia Golf and Country Club carries one monthly association assessment, a county ad valorem tax stack of 12.1520 mills for 2026, county utility and solid waste charges, and nothing else that is mandatory. There is no Community Development District assessment, no golf obligation of any kind, and no capital contribution in the association’s published closing package.
This is the section buyers search for directly, and it is the section where the open web is least reliable. Three incompatible monthly assessment figures for this community circulate publicly, with no reconciliation anywhere, and at least one of them belongs to Terreno rather than to Valencia Golf and Country Club. What follows is every billed layer, separately, with its own amount, period, payer and source. Nothing is blended and nothing is projected.
The last monthly assessment the association published was $316.00 per month, in its 2019 Welcome Packet. It published $264.00 per month for 2018, in its FAQ. The association does not publish its current budget on the public side of its website, so no figure for 2020 through 2026 is available from the association, and any current figure a buyer is quoted should come from the estoppel certificate at closing.
We will not project forward from those two figures, and we will not present either as today’s number. Both are dated, both are the association’s own, and seven years of Florida insurance, landscaping and utility cost movement sit between the later one and now. A page that guesses here is guessing at the single number a buyer will hold it to.
The correct way for a buyer to get the current figure is the estoppel certificate, which the seller orders and which is the association’s own binding statement of what is owed at a specific closing on a specific lot. If you are working a purchase here and want that ordered early rather than at the last moment, call Marc at (239) 287-5873 or start at https://mcgreevyandcomisar.com/buying.
From the association’s own published FAQ, the monthly assessment covers:
Bundled ADT alarm monitoring inside a single-family HOA assessment is genuinely unusual in this market, and it is a real line of value a buyer comparing dues across communities should count. The homeowner contacts ADT directly for the system itself, and the association’s 2019 Welcome Packet notes a $10 per month cellular line surcharge paid to ADT and not to the association.
What the assessment expressly does not cover is equally worth having in front of you: plant replacement, in the association’s words, if a plant dies it is the homeowner expense to replace it; roof cleaning and repair, which the unit owner is responsible for; water and sewer, billed direct by Collier County Utilities; cable television; and golf of any kind.
Layer | Amount | Period | Billed to | Lien on the home? |
|---|---|---|---|---|
Master HOA assessment | $316.00 as last published (2019); $264.00 (2018); current figure not published by the association | Monthly | Homeowner | Yes; the association liens as routine practice |
Shared recreation association share | 492/1177 of costs, 41.8 percent. Dollar amount not published. | Quarterly, funded inside the monthly assessment | The association, not the homeowner | No, expressly |
Shared roadway share | 492/1177 of costs. Dollar amount not published. | Quarterly, funded inside the monthly assessment | The association | No, expressly |
Purchase or lease application | $100 | Per transaction | Buyer or tenant | n/a |
Late-submission convenience fee | $50 | Only if the application is late | Buyer or tenant | n/a |
Lease security deposit | $1,000, refundable | Per lease | The homeowner | n/a |
Clubhouse pass card | $35.00 each, member in good standing only | Optional | Homeowner | n/a |
Gate access barcode | $5 | Optional | Homeowner | n/a |
Architectural review major-project deposit | $2,000, refundable, for pools, patios, screened lanais and tile roof replacements | Per qualifying project | Homeowner | n/a |
Estoppel certificate | Amount not published; statutorily capped under Florida Statute 720.30851 | Per closing | Seller | n/a |
Capital contribution, transfer fee, resale capital fund | None in the association’s published closing package | n/a | n/a | n/a |
Cable television, under the Orangetree overlay | Rate not published | Unknown | Homeowner | Unknown |
Golf | None. No obligation of any kind. | n/a | n/a | n/a |
Community Development District | None. There is no CDD here. | n/a | n/a | n/a |
Two rows in that table deserve a sentence of their own.
The shared recreation and shared roadway shares are not a second bill. Under a declaration recorded 23 May 2023 at Official Records Book 6250, Page 956, the Valencia association pays 492/1177 of the shared recreation tract’s costs and 492/1177 of the shared roadway costs, being 41.8 percent, in quarterly instalments. The denominators are platted lot counts at build-out and the share adjusts as those counts change. The association pays it and funds it inside the monthly assessment. The same instrument states expressly that Valencia’s share and any special charges are not secured by a lien against the real property subject to the Valencia declaration. So this is a cost the association carries, not a line on a homeowner’s bill, and the dollar amount is not published because the recreation association’s budget is not posted publicly.
The transaction fees are small, concrete and publishable. A $100 processing fee on a purchase or a lease, a $50 convenience fee if the complete application is not received 20 days before closing or lease start, a $1,000 refundable security deposit on a lease paid by the homeowner, $35.00 for a clubhouse pass card available only to a member in good standing, $5 for a gate access barcode, and a $2,000 refundable deposit for major architectural projects such as pools, patios, screened lanai installations and tile roof replacements. The estoppel fee itself is not published by the association, though Florida Statute 720.30851 caps it.
The association’s own published closing package lists no capital contribution, no transfer fee and no resale capital fund. The fees a buyer pays are a $100 application processing fee and, if the application is late, a $50 convenience fee.
In the Naples golf-community market, where a four-figure or five-figure capital contribution at closing is close to the norm, that is unusual and it is money. We state it as what it is, a statement about the association’s own published closing documents, being the Purchase and Lease Application revised 22 February 2019 and the association’s instruction sheet to owners, renters and realtors. Those documents list exactly three things a buyer must deliver, being the completed contract, the completed application and a check for the fees listed on the application, and no capital contribution appears among them.
The ad valorem stack on these parcels for 2026 totals 12.1520 mills, from the Collier County tax roll for 2026. Here is the complete list, because the total on its own tells a buyer nothing about where the money goes.
Authority | Type | 2026 millage |
|---|---|---|
General Fund | County | 3.0107 |
Unincorporated General MSTD | County municipal-services taxing district | 0.6844 |
Water Pollution Control Program | County dependent | 0.0246 |
Conservation Collier | County dependent | 0.2096 |
School Board, state law | School | 1.8990 |
School Board, local board | School | 2.2480 |
North Collier Fire Control and Rescue District | Independent district | 3.7500 |
Collier Mosquito Control | Independent district | 0.1331 |
South Florida Water Management District | Water management | 0.0948 |
Big Cypress Basin | Water management | 0.0978 |
Total | 12.1520 |
Two readings of that table are worth having. First, North Collier Fire Control and Rescue District at 3.7500 mills is the largest single line on the bill that is neither the county nor the schools, and it is larger than the county general fund line. Second, the municipal millage on these parcels is 0.0000 and the unincorporated municipal services taxing district line is present, which is the roll’s own proof that this community sits outside the City of Naples in unincorporated Collier County. Buyers who see a Naples mailing address sometimes assume city taxes and city services. The roll says otherwise.
On top of the millage sit two non-ad-valorem items: Collier County Water-Sewer District water and sewer, billed direct to the owner, and county solid waste, with collection on Tuesdays and Fridays and recycling and bulk pickup on Tuesday.
Two charges sit outside the ad valorem stack and both are real money.
Water and sewer are billed direct to the owner by the Collier County Water-Sewer District, not through the association and not through the millage. This community is inside that district because the county acquired the Orange Tree utility system effective 1 March 2017, which is why a house out here is on county water and sewer rather than on the well and septic systems that serve the Estates acreage around it. Solid waste is a county non-ad-valorem assessment served by Waste Management, with collection on Tuesdays and Fridays and recycling and bulk pickup on Tuesday.
Now the part most pages get wrong. It is tempting to take the 12.1520 mills above, multiply by a value, and publish an annual tax figure. We will not, and a buyer should be sceptical of any page that does. Three things break that arithmetic. First, ad valorem tax is levied on taxable value after exemptions, not on just value. Second, Florida’s assessment cap means a long-held home and a freshly purchased identical home next door are assessed very differently, and a buyer’s first full tax year is assessed without the seller’s accumulated cap. Third, the non-ad-valorem lines above are added after the millage calculation and do not scale with value at all.
For context rather than for multiplication: the Collier County tax roll for 2026 carries a median total just value of $456,458 across the 450 single-family homes here, and 314 of those 450 homes, 69.8 percent, carry a homestead exemption, as of the roll dated 29 August 2026. Data updated: September 2026. The number that matters to a specific buyer is the one on a specific parcel’s own tax record after that buyer’s own exemptions, and getting that right before an offer is part of the job.
Valencia Golf and Country Club has no Community Development District. Terreno, next door, does.
That is the answer, and the evidence for it needs to be the right evidence, because the obvious argument is the wrong one.
The argument we are not making. It would be easy to point at the millage table above, note that it contains no Community Development District line, and call it proved. That inference does not hold, and this build has the control that breaks it. All 800 single-family parcels across both communities, Valencia’s 450 and Terreno’s 350 built to date, sit in the same millage area, and Terreno is definitively inside a district. So that millage area demonstrably contains district parcels and its silence proves nothing about any of them. The reason is simple: district assessments are non-ad-valorem and never appear in a millage table at all. They appear in the non-ad-valorem section of the tax bill, which is a different part of the same piece of paper.
The affirmative evidence that does prove it. Collier County publishes its own Community Development District boundary mapping layer. That layer returns no district at any of Valencia Golf and Country Club’s eight streets and no district at the golf parcel, while returning the district named Terreno over the Terreno streets. The county’s own countywide list of districts contains no Valencia district of any kind. And no district, bond or special assessment district touching the Valencia Golf and Country Club plats appeared anywhere in the PUD record, the plat record or the association record. That is a positive result from the authority that draws the boundaries, not an inference from a table that could not show one.
What exists on the other side of the line. A Terreno Community Development District was established by Collier County Ordinance 2022-22, adopted 17 June 2022, and it is active, with a bond validation judgment and special assessment bond activity on the recording index and its own published board meeting and budget hearing notices in 2026. Those are index entries and published notices; we have not read the underlying bond documents, and we publish no per-unit figure for that district, because none was obtained. What ships is that the district exists and covers that side.
The buyer-facing consequence, and it is the real prize. A Valencia Golf and Country Club buyer and a Terreno buyer face different tax bills, and the difference is invisible in a millage table because it lives in the non-ad-valorem section below it. If you are comparing a home on Double Eagle Trail with a home on Terreno Boulevard, comparing millage rates will tell you they are identical, and they are. Comparing the whole bill will not.
No Community Development District assessment. No Community Development District bond. No golf assessment of any kind. No capital contribution, transfer fee or resale capital fund in the association’s published closing package. Each of those is a stated finding from a named document, not a gap in our research.
Valencia Golf and Country Club has no internal sub-village layer at all. Six residential plats plus one clubhouse plat, one homeowners association, one gate, one clubhouse and eight streets make up the whole of it. There are no enclaves, no villages, no sub-associations and no separately branded neighborhoods inside the gates.
That absence is the answer, and it is a useful one. A buyer asking “which part of Valencia Golf and Country Club should I be looking in” is asking a question this community does not have parts to answer. Everything inside the gates is one regime: one set of rules, one architectural review committee, one assessment, one amenity, one entrance.
We tested this the same way we would test a claim we wanted to disprove, on four sources that do not share a pipeline.
Four of four agree. A candidate neighbourhood on this build needed two of four to be treated as real, and nothing reached one.
The phase names are the only internal labels, and they are construction sequence rather than places. Crossing from Phase 2A into Phase 2B changes no association, no manager, no assessment, no rule set and no amenity. What the phases do tell you is when a house was built, and that is genuinely useful here, because this community was built in two eras separated by a fifteen-year gap. A buyer choosing between a 2006 home and a 2022 home in the same community is choosing between two building code generations, and that is a real distinction. It just is not a neighbourhood.
This is where visible sources contradict each other, and it is worth settling precisely, because the plat name does the misleading all by itself.
Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956.
The record supports every clause of that sentence.
And on the question a golf buyer will ask: a Terreno owner gets exactly the same golf access as any member of the public, which is to book a tee time and pay the published green fee. The 23-page recreation declaration contains no golf provision of any kind. The word golf appears in it only inside proper names.
Valencia Golf and Country Club | Terreno at Valencia Golf and Country Club | |
|---|---|---|
Association | Valencia Golf and Country Club Homeowners Association, Inc., incorporated 2004 | Terreno Homeowners Association, Inc., incorporated 2021 |
Governing declaration | Recorded 2004, Official Records Book 3649, Page 3385, as amended | Recorded 2022, Official Records Book 6098, Page 2178, as amended |
Median year built | 2007, Collier County tax roll for 2026 | 2024 |
Builders | D.R. Horton in the first era, Lennar in the second | DiVosta, a PulteGroup brand |
Community amenity | One 6,300 square foot clubhouse with pool, built 2008, owned by the association | Its own amenity campus, opened 2025 |
Community Development District | None | Terreno Community Development District, Collier County Ordinance 2022-22, 2022 |
Shared with the other community | A tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under the 2023 recreation declaration | The same tract and road |
Data updated: September 2026.
Neither community is the better one in the abstract, and this page will not pretend otherwise. They are two different products at two different build eras with two different cost structures, and a buyer should price both rather than assume the plat name makes them one thing. Terreno has its own page in this series, and a buyer weighing the two should read both.
If you want the two run side by side against your own numbers, including what the district assessment does to a Terreno payment, that is a conversation worth having before you tour either. Start at https://mcgreevyandcomisar.com/buying or call Marc at (239) 287-5873.
The clubhouse at Valencia Golf and Country Club is a 6,300 square foot building the homeowners association owns at 1711 Double Eagle Trail, built in 2008, with a 3,000 square foot pool and an 11,583 square foot deck. It holds a fitness center, billiard room, theater room, social room, cafe and kitchen. That single parcel is the entire amenity stock.
From the Collier County building record on the association’s own 0.96-acre parcel, every structure built in 2008:
The amenity list the association publishes has been stable across two document generations, its 2018 FAQ and its 2019 Welcome Packet: fitness center, billiard room, theater room, social room, cafe, kitchen and pool.
A few operating details a buyer will want and will not find elsewhere. The fitness center admits no one under 15 years of age, and ages 15 to 17 require adult supervision and a parental waiver. Clubhouse pass cards are $35.00 each and are sold only to a member in good standing. The clubhouse can be rented with a rental agreement and an alcoholic beverage waiver. And there is no WiFi at the pool or the clubhouse, in the association’s own words, the WiFi is for office use only. That last one is small, checkable and exactly the kind of thing a resident knows and a brochure does not.
Why the clubhouse is 2008 and not 2004. The golf course opened in 1997. The residential community was platted starting in 2003 and its first homes were completed in 2004. The community was built around a course that already existed and that the community never owned, so the association had to build its own clubhouse eleven years after the course opened. That sequence is the structural explanation for nearly everything else on this page, including why the association owns 0.96 acres of the 62.92 golf-classified acres and the golf course owner holds the rest.
One note on the cafe, because we will not upgrade it. The cafe is a room in the association’s own amenity list. Whether it operates as a staffed food service is not established in any document we read, and this page does not describe it as a restaurant.
There are no tennis courts, no pickleball courts, no bocce courts, no basketball courts, no playground and no dog park inside the gates at Valencia Golf and Country Club.
That is a hard negative and it is confirmed three ways, from three sources that do not share a method:
A buyer who wants racket sports at this address is looking at the shared two-court tennis tract on the Terreno side under the 2023 recreation declaration, or at public facilities nearby, and not at anything inside the Valencia gates. Saying so now is better than a buyer discovering it after closing.
The association’s recorded rules state that the community’s lakes are permitted for water management only, with swimming, fishing, boating and remote-control boats all prohibited. Watercraft must be stored inside a garage and are not permitted on the lakes. The 2004 declaration treats every water body in the community as part of the surface water management system, with a lake maintenance easement reserved to the community association and the South Florida Water Management District, and that declaration has been amended since.
So a lakefront lot in Valencia Golf and Country Club is a view lot, not a waterfront-recreation lot. That is worth stating flatly. A lake view carries a real and measurable premium in this market and it is a legitimate reason to pay more. A kayak is not one of the things it buys, and a buyer who learns that at the closing table has been badly served.
This is recent, it is material, and it is on the recorded record.
From 2008 until April 2026 the association held a lease from the Orangetree Land Trust over the ground around its clubhouse, evidenced by a memorandum recorded in 2008 and amended in 2009. That lease was terminated as of 28 April 2026, by a Termination of Memorandum of Lease, instrument 6831758, Official Records Book 6593, Page 836, recorded 1 June 2026, which states that the lease is terminated and of no further force or effect.
In its place, the association entered two new leases in April 2026, each for a term of fifty-five consecutive years and each on a non-exclusive basis, with memoranda recorded on 27 May 2026:
Both leases bar the association from making alterations without the landlord’s prior written consent, which the instruments state may be withheld in the landlord’s sole and absolute discretion, and both bar any lien from attaching to the landlord’s estate.
In plain terms: the Valencia Golf and Country Club Homeowners Association owns its clubhouse, its pool and its deck, and it does not own the parking lot those sit beside, the guardhouse at the entrance, or the entry gates themselves. It leases them, for fifty-five years, from the same land trust that holds the golf course, and it cannot alter them unilaterally.
We state no rent figure, because none is recorded. A memorandum of lease is recorded precisely so that the rent need not be, and the rent, if there is one, sits in unrecorded lease agreements and in the association’s budget. If there is rent, it is a real component of the monthly assessment, and it is one more reason the current assessment figure should come from the estoppel certificate rather than from any page on the internet, this one included.
The golf course inside the gates at Valencia Golf and Country Club is a public, daily-fee course the community does not own. A private land trust has held the land since 1986, eighteen years before the first home. No resident pays anything toward it, no membership is required, and anyone can book a tee time.
This is the most consequential section on this page, and it is the one almost nobody answers. Every visible treatment of this community stops at an adjective. The documents go considerably further.
Legal and equitable title to the course sits in a private Florida land trust, and the trustee has held it since 1986.
The controlling instrument is a Trust Certificate, instrument 6833764, Official Records Book 6595, Page 675, recorded 4 June 2026. It certifies that the trustee acts under a land trust agreement dated 27 January 1986, recorded at Official Records Book 1347, Page 2331, and amended 26 June 1996 at Official Records Book 2250, Page 1827, that the trust has not been revoked, and that the trustee, acting alone and without the joinder of any other person, has full power and authority to act on behalf of the trust. The parcel schedule attached to that certificate includes all four of the golf-classified parcels inside the Valencia Golf and Country Club plats.
Of the 62.92 golf-classified acres in the community on the Collier County tax roll for 2026, 61.96 acres in three parcels, being the entire playing course, are held by that trust. The remaining 0.96 acres at 1711 Double Eagle Trail is the association’s own clubhouse and pool parcel, which carries a golf classification only because it sits inside the Clubhouse plat. This page does not say that the association owns part of the golf course, because it does not.
One point of precision that matters. This is a Florida land trust, and in a Florida land trust the title is vested in the trustee while the beneficial owners are not disclosed of record. The accurate statement is that the course is held by a private land trust whose trustee is a named individual. It is not accurate to describe the course as one person’s personal holding, and the public record does not disclose who the beneficiaries are.
The land trust is dated 27 January 1986. The course opened in 1997. The first Valencia Golf and Country Club homes were completed in 2004. The community was platted out of trust land: the Phase 1 plat exhibit, instrument 3253475 recorded 5 September 2003, shows the trustee as the platting owner.
The clearest sentence in the entire recorded record is in an Agreement Regarding Use of Drainage Easement, instrument 3786271, Official Records Book 3983, Page 1703, recorded 15 February 2006, among the trustee, D.R. Horton, Inc. and the association. Its recital C states that in addition to the lots shown on the plat, the trustee owns the property illustrated in the plat as Tract C, the golf course. Its recital B states that D.R. Horton may acquire some or all of the lots within the plat from the trustee.
So the residents never held the course, and nothing was lost at turnover. There was no turnover failure here, no bankruptcy sale, no course sold out from under an association. The golf ground was assembled by the master developer under a land trust in 1986, retained when the residential parcels were platted and sold off, and it is retained today. A buyer who has read about golf courses being lost in other Florida communities should understand that this community’s structure is different in kind, not different in degree.
The course is a public, daily-fee course, and the best evidence for that is not the operator’s marketing. It is the community’s own recorded governing document.
The Declaration of Covenants, Conditions and Restrictions of Valencia Golf and Country Club, instrument 3481135, Official Records Book 3649, Page 3385, recorded 27 September 2004, defines Golf Course Property in Article I as land that is “separately owned and operated as a golf course currently open to the public.” Its Section 8 describes the property as developed around an eighteen hole golf course and golf course clubhouse “which is owned by a third party, is separate and apart from the residential development,” and refers to the effect of establishing “a golf course facility having commercial uses which is currently open to the public” within a residential community. The declaration recorded in 2004 provides this, and the association’s governing documents have been amended since.
Two independent records agree with the declaration. Golf Digest’s own course record for the course carries type Public, and the operator publishes public tee time booking and a published green fee schedule.
Residents of Valencia Golf and Country Club carry no golf obligation whatsoever. There is no bundled golf, no mandatory membership, no equity requirement, no golf assessment and no resident dues of any kind.
This is not an inference from an absence. The 76-page declaration was read in full and searched, and it disclaims the obligation twice, in its own capitalisation:
Section 7: “THE GOLF COURSE PROPERTY IS SEPARATE AND APART FROM THE RESIDENTIAL DEVELOPMENT AND USES WITHIN THE PROPERTY AND OWNERSHIP AND/OR RESIDENCY WITHIN THE PROPERTY DOES NOT GRANT OR CONVEY UPON THOSE OWNERS OR OCCUPANTS WITHIN THE PROPERTY ANY SPECIAL PRIVILEGES OR USE RIGHTS IN THE GOLF COURSE.”
Section 8: “THE OWNERSHIP OF A LOT OR LIVING UNIT AND ITS APPURTENANT MEMBERSHIP IN THE COMMUNITY ASSOCIATION, DOES NOT CONFER ANY OWNERSHIP INTEREST IN, OR RIGHT TO USE, THE GOLF COURSE, OR ANY OF THE RELATED FACILITIES.”
The declaration recorded in 2004 provides both of these, and the association’s governing documents have been amended since.
The same document draws the line on the asset side as well. Its definition of Common Areas expressly excludes the Golf Course Property, and its definition of Golf Course Property states that the golf course property is not subject to the terms of the declaration and that the declaration does not limit the course owner’s right to modify or change any aspect of the course or its operation.
A systematic search of the full declaration text found zero occurrences of “bundl,” zero of “golf assessment,” zero of “golf fee,” zero of “golf dues” and zero of “golf membership.” The word membership appears forty times, and in every instance it means membership in the community association, which is the ordinary automatic membership that runs with a lot in any homeowners association.
The association says the same thing in plainer language. Its own published FAQ asks whether HOA residents get special pricing at the golf pro shop, and answers, verbatim: “No, they are separate businesses.”
That is the answer to the single most searched question about this community, and it is worth reading twice: you can buy a home here and never pay a cent toward the golf course.
Residents get two things from the course, and neither of them is a playing right.
A view covenant. No wall, fence or hedge may be approved that materially interferes with the water view or the golf course view of any lot.
A waiver, deemed accepted with the deed. Section 31 of the declaration, the waiver and disclaimer regarding the golf course, deems every owner, by accepting a deed, to accept seven enumerated risks: maintenance from sunrise to sunset; heavy fertilisation in certain periods; chemicals and pesticides; irrigation with reclaimed water; errant golf balls that may enter the owner’s airspace and strike the owner, the owner’s guests, yard, walls, roof, windows, landscaping and personal property, causing personal injury and property damage; roughs and natural areas maintained solely at the course owner’s discretion; and noise caused by golfers. Article VIII Section 7 of the same declaration grants easements running the other way as well, for the benefit of golfers, over roadways, lots and common areas, for the recovery of errant balls, the flight of balls across lots, and the usual noises of golf course maintenance and play. The declaration recorded in 2004 provides this, and the association’s governing documents have been amended since.
That is the honest half of the trade, and stating it is what makes the rest credible. At Valencia Golf and Country Club you buy a home on or near a public golf course you are free to play and free to ignore, you pay nothing toward it, and you accept in your deed the ordinary nuisances of living beside one, errant golf balls included. In a market where the usual bargain is a mandatory five-figure commitment for a course you may play twice a month, that is a genuinely unusual structure, and it is provable from the recorded record rather than from a brochure.
And the separation cannot be voted away. The declaration provides that no amendment may modify, amend or impair the rights of the trustee or of the owner of the golf course property without their prior written consent, which may be withheld in their sole and absolute discretion. Whatever a future board or membership might want, the course’s independence from the association is not something the association can amend out.
Membership at the golf course is optional and non-equity. There is no ownership interest, no refundable deposit or certificate structure of the kind an equity club uses, no published transfer obligation on resale and no published waitlist.
The operator publishes its rates as a set of categories, and we publish them as a range rather than as a single figure, for a reason we will state plainly: the operator’s own membership page is internally inconsistent, rendering overlapping blocks with conflicting figures. Publishing one number off that page and presenting it as the price would be publishing a number we cannot stand behind.
What ships: membership runs from a few hundred dollars for a summer single membership to $3,500 plus a $500 initiation fee for a full individual year, as published by the operator on 15 September 2026. A buyer should confirm current rates with the operator directly before relying on any of it.
And a genuine differentiator sits in what is not published: no resident membership category exists. There is no Valencia Golf and Country Club resident rate, no resident initiation discount and no resident tier of any kind on the operator’s published schedule. The only residency-linked discount published anywhere is a ten percent Florida resident discount available to any Florida resident at check-in, statewide, which is not a community benefit. That absence is itself the answer a buyer needs, and against a $30 green fee open to anyone, the membership tier is a footnote rather than a decision.
Two independent sources agree exactly on the specifications across all seven tee positions: the Florida State Golf Association’s club record, whose whole function is maintaining course ratings, and the operator’s own printed scorecard.
Par 72. 7,077 yards from the Green tees, the longest set. Course rating 74.1, slope 128. Hole pars run 36 out and 36 in.
Tee | Yardage | Rating | Slope |
|---|---|---|---|
Green | 7,077 | 74.1 | 128 |
Blue | 6,658 | 72.3 | 125 |
White | 6,167 | 69.0 | 122 |
Gold | 5,468 | ||
Red | 4,786 |
Architects, and both names belong on the page. Gordon G. Lewis designed the original course, which opened in 1997. Drew Rogers redesigned the layout in the 2018 renovation. Publishing either name alone would be wrong, and the operator’s own copy changed from one to the other across the renovation, which is exactly what you would expect.
Renovation history, as dated history. The course closed for six months in 2010. A full renovation was completed in November 2018, converting fairways to Celebration Bermuda and resurfacing greens to TifEagle under the Rogers redesign, which reduced bunker size and count in favour of strategic placement. This page does not describe the course as recently renovated or recently reopened, because the most recent renovation on the record is the 2018 one and a wrong tense here would be visible to every resident.
Practice and facilities. A 30-station all-grass driving range with target pins from 100 to 270 yards, marketed by the operator as a public driving range in its own right; a 5,000 square foot putting green; a 5,550 square foot chipping green; range buckets at $8, $15 and $20; a pro shop with custom fittings and a rewards card returning ten percent on green fees and merchandise; and the Patio Bar, a casual outdoor bar with draft beer and food service. The Patio Bar is the extent of the published food and beverage at the golf club. There is no formal restaurant, no grill room, no fitness centre, no spa and no pool published at the golf club, and this page will not upgrade it into one. The operator’s own positioning is unambiguous on the point, in its own words: “Say goodbye to your grandfather’s stuffy old club.”
Green fees, all published by the operator and read on 15 September 2026: $30 for a morning round, $30 for an afternoon round, $30 for twilight, $60 for couples twilight, juniors 15 and under free with a paid adult, ten percent off for military at check-in, ten percent off for Florida residents on Saturdays and Sundays before noon with Florida identification, and club rentals at $50 per set.
Instruction and leagues. Private lessons are $80 an hour, three for $210 and five for $360, and Get Golf Ready, a four-week beginner class capped at ten people with clubs provided, is $120. Leagues include a Saturday morning men’s 18-hole league, a men’s 9-hole league running April through October on Thursday evenings at $35 per player, a women’s 18-hole league on Wednesdays, a 9-hole couples scramble and a four-person scramble. A GHIN handicap is required for the 18-hole leagues.
Dress code and pace. Collared shirts for men, and in the operator’s own words, denim clothing is not allowed at Valencia Golf & Country Club. The pace of play target is four hours per eighteen. Carts are path-only around tees, greens and all par 3s, and a cart driver must be 16 with a valid licence.
Valencia Golf and Country Club’s course is included in Golf Digest’s published guide “The best courses you can play in Naples,” dated 6 December 2022. We describe that as inclusion in a guide and never as a ranking, because the guide itself states no ranking methodology.
That is the only golf accolade on this page, and the omission is deliberate rather than accidental. Other honours are in circulation for this course. We tested each one against the publisher’s own record, and every one that did not survive that test was removed rather than softened, hedged or moved into a “reportedly” construction. A course accolade that cannot be traced to the body that supposedly conferred it is not a small inaccuracy on a real estate page. It is the kind of claim a buyer repeats to a friend and then has to take back.
Because the course is privately held and sits inside the gates of 450 homes, the obvious next question is whether anything obliges it to remain a golf course. We searched the recorded record for that and found nothing either way.
What was searched: the 76-page declaration in full, including its golf course property definition, its Sections 7, 8 and 31, its easements for golf and its amendment provisions; the complete 2003 to 2006 formative window of recorded instruments touching this ground; a full grantor and grantee sweep of the Collier County recording index on the association’s business name from 2003 to 2026; and the plat record.
What that search produced: no lease, no management agreement, no golf course use covenant, no reciprocal use agreement, no membership covenant and no instrument of any kind binding the golf course to the community or the community to the golf course, other than easements that run in the course owner’s favour. It also produced no recorded restriction requiring the land to remain in golf use.
We are not going to convert that into reassurance in either direction. A privately held course beside 450 homes is a standing question, the absence of a use restriction in the record is not evidence that one does not exist somewhere unrecorded, and its absence is equally not evidence that the course is going anywhere. What a buyer can do is watch the same things we watch: recorded deeds, contracts, memoranda of option, and any Collier County rezone or PUD amendment notice touching Sections 23 and 24, Township 48 South, Range 27 East. If that is a risk you want quantified against your own purchase, ask us to walk the current record with you before you write an offer.
The most common buyer objection in golf-community Naples is the mandatory club cost. In this community there is none, and that is a provable, document-backed selling point rather than a marketing adjective. A listing here that leads with a golf-course view and buries the fact that the buyer owes the course nothing is leaving the strongest argument on the table.
McGreevy and Comisar builds listing strategy in this community off the recorded record: the declaration’s own disclaimers, the association’s published closing package, the open house sign rule that governs how a home here can actually be marketed, and the current months-of-supply picture. If you own here and want to know what your home is worth in this market and how to position it against the newer product next door, get a valuation at https://mcgreevyandcomisar.com/home-valuation or call (239) 898-6072. McGreevy and Comisar is the Naples authority brand of Domain Realty Group, the team of roughly 40 agent-partners at Domain Realty that has closed more than $2.5B in Southwest Florida real estate.
Valencia Golf and Country Club has no marina, no dock, no boat ramp and no boating access of any kind. The community sits in unincorporated east Collier County, about sixteen road miles from the nearest Gulf beach at Delnor-Wiggins Pass State Park, its water bodies are permitted stormwater management lakes, and the association’s own recorded rules ban boating on them outright. The nearest public boat access is at the coast.
The absence is worth stating plainly rather than leaving a buyer to find it, because the word “lake” does a lot of work on a Southwest Florida listing and it does not mean here what it means in a coastal or river community.
Across the seven recorded plats that make up Valencia Golf and Country Club, zero parcels carry the county’s rivers-and-lakes use code, per the Collier County tax roll, 2026 preliminary, dated 29 August 2026. There is no submerged-land tract inside these plats, no basin, and no navigable connection to anything.
The recorded Declaration of Covenants, Conditions and Restrictions, instrument 3481135, Official Records Book 3649 Page 3385, recorded 27 September 2004, treats every water body in the community as part of the surface water management system, with a lake maintenance easement reserved to the community association and to the South Florida Water Management District. The declaration recorded in 2004 provides that arrangement, and the association’s governing documents have been amended since. Part of the golf course irrigation draws on reclaimed water, which is consistent with a system built for drainage and irrigation rather than recreation.
The association’s current Rules and Restrictions, revised 27 February 2020, are unambiguous. Section 150 reads:
“All lakes in the community are privately owned and are permitted through South Florida Water Management District for water management purposes only. They may not be used for recreational purposes; no swimming, fishing, boating or use for the operation of remote-control boats or other toys, is allowed.”
Section 50 governs where a boat may be kept at all: the only permitted location is the homeowner’s garage, with the garage door able to close completely so the watercraft is not visible from the street. There are no boat houses, no davits and no docks anywhere in the community, and no rule contemplating any.
The closest public launch a resident would actually use is at Delnor-Wiggins Pass State Park, 11135 Gulfshore Drive, Naples, about 16 road miles and roughly 28 to 30 minutes in free-flowing traffic, measured 15 September 2026, and materially longer in season. Florida State Parks publishes a boat ramp and a canoe and kayak launch at that park, along with beach access, parking and restrooms, with an entrance fee of $6 per vehicle and hours of 8 a.m. to sunset, 365 days a year.
A lot backing to water in Valencia Golf and Country Club is a view lot, not a waterfront-recreation lot. The water is there to hold and move stormwater, the association and the water management district both hold maintenance rights over it, and the recorded rules forbid swimming, fishing and boating on it. A buyer who wants a boat lift and a channel to the Gulf is shopping a different geography and a different price band, and learning that before the offer rather than after the closing is the point of saying it here.
If you are weighing an inland golf community against a coastal boating community and want the trade laid out in numbers rather than adjectives, talk it through with Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
Valencia Golf and Country Club is not a beach community. The nearest Gulf sand a resident actually drives to is Delnor-Wiggins Pass State Park, about 16 road miles and roughly 28 to 30 minutes in free-flowing traffic, materially longer in season. Collier County residents, including part-time property owners, qualify for a county beach parking permit.
This is the most useful beach fact for anyone buying here, and it comes from the county rather than from a marketing department.
Collier County Parks and Recreation issues a resident beach parking permit on proof of residency, and the Collier County Tax Collector explains why in one sentence: “Collier County residents pay for beach parking in their property taxes.” The permit converts that already-paid cost into actual parking at county beach parks.
Who qualifies, per the county’s own published rules, read 15 September 2026:
Confirm current terms and any issuance charge with the Tax Collector before you drive out for it; the eligibility rule above is what the county publishes.
The permit covers county beach parking. Delnor-Wiggins Pass is a Florida state park, and it charges its own $6 per vehicle entrance fee, which the county resident sticker does not waive. Since Delnor-Wiggins is the closest Gulf beach to this community, the practical answer for a Valencia Golf and Country Club household is that the permit is most useful at Vanderbilt Beach, Clam Pass and the other county parks a few minutes further on.
All distances are road miles from the community’s Randall Boulevard entrance, measured 15 September 2026 on a routing engine running on OpenStreetMap data. All times are free-flowing, computed from posted speed classes with no traffic model and no seasonal load, so treat every one of them as a floor rather than a typical drive.
Gulf beach | Operator | Road miles | Free-flowing minutes |
|---|---|---|---|
Delnor-Wiggins Pass State Park, 11135 Gulfshore Drive | Florida State Parks | about 16 | about 28 to 30 |
Vanderbilt Beach Park, 100 Vanderbilt Beach Road | Collier County | about 17 | about 29 to 33 |
Clam Pass Park, 465 Seagate Drive | Collier County | about 19 | about 32 |
Lowdermilk Park, 1301 Gulf Shore Boulevard North | City of Naples | about 23 | about 37 |
Naples Pier, 25 12th Avenue South | City of Naples | about 25 | about 41 |
Delnor-Wiggins Pass State Park is a mile of relatively undisturbed barrier island, open 8 a.m. to sunset, 365 days a year, with beach access, a boat ramp, a canoe and kayak launch, parking, restrooms and first-come first-served beach wheelchairs, per Florida State Parks, read 15 September 2026. Clam Pass Park reaches the sand by boardwalk through mangroves, and Vanderbilt Beach Park has a parking garage, which in season is the difference between a beach day and a circling expedition.
Twenty-eight minutes with no traffic is a Saturday outing, not a before-dinner walk, and in February it is longer. What a buyer trades here is beach proximity for square footage, a gate, and a price the coastal corridor cannot match at the same size. That trade is legitimate and many people make it deliberately. What is not legitimate is a page that implies the Gulf is a short hop from this gate, because the first drive out proves it wrong and takes the rest of the page down with it.
Valencia Golf and Country Club has no tennis courts and no pickleball courts inside its gates. The association owns one clubhouse parcel with a fitness room and a pool and nothing else. Residents play about four road miles away at Big Corkscrew Island Regional Park, where Collier County operates two tennis courts and six pickleball courts.
This is not an inference from a missing photograph. Three independent records say the same thing:
There are two small parcels inside the community coded outdoor recreational or parkland. They total 0.18 acres between them and carry no buildings whatsoever, per the same county roll. They are landscape or signage remnants. They are not parks and this page will not call them parks.
Big Corkscrew Island Regional Park, 810 39th Avenue N.E., Naples, is about four road miles and nine to eleven minutes in free-flowing traffic from the Randall Boulevard entrance, measured 15 September 2026, and longer in season. Collier County Parks and Recreation publishes the Phase I facility list as:
a community center, an aquatic complex, an event lawn with stage, 4 multipurpose athletic fields, 2 concession pavilions, 2 basketball courts, 2 tennis courts, 6 pickleball courts, 2 softball fields, 16 picnic pavilions, a National Fitness Campaign court and walking paths. Park phone is 239-252-4900.
The county has posted temporary pool and playground closures at this park within the past year, so no page should promise uninterrupted availability of any single facility there.
There is one more court set a Valencia Golf and Country Club owner may use, and the terms matter more than the existence.
Under a Declaration of Covenants recorded 23 May 2023, instrument 6406840, Official Records Book 6250 Page 956, the two adjoining communities share a recreation tract, called Recreation Area #1 in the instrument, on which the builder constructed two tennis courts and a tot lot. The tract sits on the Terreno side and is owned by a separate recreation association.
The instrument draws the line itself, in its own words:
“Terreno HOA and Valencia HOA shall be the Members of the Recreation Association. The owners of lots in Terreno and Valencia Golf and Country Club shall not be Members of the Recreation Association, but shall have use rights to Recreation Area #1.”
So a Valencia Golf and Country Club owner has use rights, not membership. The two associations are the members. The recreation association’s board has four seats, two appointed by each association. Valencia’s association pays 492/1177 of the tract’s costs, being 41.8 percent, with the denominators defined as platted lots at build-out and the share adjusting at build-out. That cost is funded inside the existing monthly assessment. It is not a separate bill, and the instrument states expressly that the share is not secured by a lien against any Valencia home. The default remedy under the declaration is suspension of use rights, not a lien.
Facility | Where it is | May a Valencia Golf and Country Club owner use it? |
|---|---|---|
Tennis or pickleball courts inside the Valencia gates | Do not exist | Not applicable |
2 tennis courts and a tot lot, shared recreation tract | On the Terreno side, owned by the shared recreation association | Yes, by use right under the 2023 recorded declaration |
2 tennis courts and 8 pickleball courts on the Terreno amenity campus | Terreno’s own amenity parcel, 1934 Don Benito Way | No. These are Terreno’s, on Terreno’s amenity parcel, and are not available to a Valencia owner |
2 tennis courts and 6 pickleball courts | Big Corkscrew Island Regional Park, about four road miles | Yes, as a member of the public, at county park terms |
Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956. Any listing description that hands a Valencia buyer Terreno’s eight pickleball courts is describing an amenity that buyer cannot use.
Valencia Golf and Country Club’s association owns a 3,000 square foot swimming pool with an 11,583 square foot deck and a fitness room inside a 6,300 square foot clubhouse, all built in 2008 at 1711 Double Eagle Trail. There is no separate lap pool, no spa and no resort pool. Clubhouse access runs on a pass card.
Every association-owned recreational structure in this community sits on a single 0.96 acre parcel at 1711 Double Eagle Trail, titled to the Valencia Golf and Country Club Homeowners Association. The Collier County tax roll, 2026 preliminary, dated 29 August 2026, records four structures on it, all built in 2008:
Structure | County measurement | Year built |
|---|---|---|
Clubhouse building | 6,300 sq ft base, 7,639 sq ft adjusted | 2008 |
Swimming pool | 3,000 sq ft | 2008 |
Pool deck | 11,583 sq ft | 2008 |
Fountain | 60 sq ft | 2008 |
Inside the clubhouse, the association’s own published amenity list runs: Fitness Center, Billiard Room, Theater Room, Social Room, Cafe, Kitchen, Pool. That list is identical in the 2018 FAQ and in the Welcome Packet revised 22 March 2019, so the package has been stable across at least two document generations.
There is no separate lap pool, no spa and no resort pool on the association’s parcel. The county record shows one pool and one deck, and the association’s own list names one pool. A buyer coming from a bundled-amenity community should expect a single 2008 neighbourhood pool with a large deck, not a resort water feature.
A buyer looking at Valencia Golf and Country Club is usually also looking at a bundled-amenity community somewhere on the Collier or Lee corridor, so here is the trade without the adjectives.
What a bundled-amenity community typically delivers and this one does not: courts inside the gates, a resort pool and spa, a staffed dining room, a full activities calendar and, frequently, a mandatory golf or club membership attached to the deed.
What Valencia Golf and Country Club delivers instead: a 2008 clubhouse with a fitness room, a billiard room, a theater room, a social room and a cafe, a 3,000 square foot pool with an unusually generous 11,583 square foot deck, no bundled golf, no mandatory membership and no golf assessment, and a public golf course at the community’s front door that residents owe nothing toward.
The trade, stated once and plainly: lower carrying cost, fewer amenities inside the gates, and a major regional park about four miles away doing the work the gates do not.
Big Corkscrew Island Regional Park, about four road miles and nine to eleven minutes in free-flowing traffic, runs an aquatic complex no 450-home association could build. Collier County Parks and Recreation publishes it as:
The same park holds what the county calls Collier County’s largest playground, with slides, cable bridges, zip lines, monkey bars, climbing stations, ramps, therapeutic swings and a castle centerpiece with solar-powered charging stations, plus four multipurpose athletic fields and two softball fields. The county has announced temporary pool and playground closures there in the past year, so treat availability as a thing to check rather than a thing to assume.
For anyone who needs a gym at 5 a.m. or a gym their 14-year-old can enter, Anytime Fitness appears on the Winchester Center tenant roster the developer of record published in May 2025, about 2.3 road miles and roughly six minutes in free-flowing traffic. That is a leasing announcement rather than an operator confirmation, so confirm it directly with the operator before you count on it.
Valencia Golf and Country Club has a cafe and kitchen in its clubhouse and a patio bar at the golf course, and that is the whole of the dining inside the gates. Everything else sits on the Immokalee Road corridor about two miles west, where a Publix, an Aldi, a hardware store and a bagel shop are confirmed open.
The association’s amenity list includes a Cafe and Kitchen in the clubhouse. At the golf course, the operator publishes The Patio Bar, a casual outdoor bar with draft beer and food service set against native pine, cypress and palmetto, read 15 September 2026.
There is no formal restaurant, grill room or dining room at the golf club. That is a stated absence, not an omission.
A leasing announcement is not proof a business is open, and a news report of a signed tenant is not an operator saying its doors are unlocked. Everything in this subsection was confirmed against the operator’s own published record on 15 September 2026.
Publix Super Market at Neighborhood Shoppes at Orangetree, 13550 Immokalee Road. About 1.9 road miles and roughly four minutes in free-flowing traffic from the Randall Boulevard entrance, measured 15 September 2026. Open 7 a.m. to 10 p.m. daily, with a pharmacy offering drive-thru and curbside, bakery, deli, seafood, produce and floral, and curbside and in-store pickup. Publix Liquors is separately at 13540 Immokalee Road, Suite 103. The center itself is 50,770 square feet, built 2017, per the Collier County tax roll, 2026 preliminary.
Publix Super Market at The Shoppes at Orange Blossom, 1715 Oil Well Road. Open 7 a.m. to 10 p.m. daily with a drive-thru pharmacy, and Publix Liquors at 1721 Oil Well Road Unit 2. This store opened on 20 November 2025. The center is 61,482 square feet, built 2025, per the 2026 preliminary roll. A road distance and drive time to this store were not measured for this page. Information not available at time of publishing.
Aldi, 13725 Immokalee Road, in The Randall at Orangetree. About two road miles and roughly five minutes in free-flowing traffic, measured 15 September 2026. A 19,432 square foot store that opened on 20 November 2025.
Sunshine Ace Hardware, 13855 Winchester Trail Unit 200. The 22,650 square foot anchor at Winchester Center, open Monday to Saturday 7 a.m. to 8 p.m. and Sunday 9 a.m. to 6 p.m., confirmed on the operator’s own store record.
That NY Bagel Place, 13487 Winchester Trail Unit 150. Opened 7 August 2026, family-owned by a North Collier Fire Department engineer, serving bagels, wraps, sandwiches, salads, soups and pizza on flat bagels, open 6 a.m. to 9 p.m. weekdays and 7 a.m. to 10 p.m. weekends.
Winchester Center sits on 21 acres at Immokalee Road and Orange Tree Boulevard with 41,836 square feet of retail, measured 2.3 road miles and about six minutes in free-flowing traffic from the entrance. Its developer of record announced full occupancy in May 2025.
The rest of the Winchester Center roster below is the roster the developer published, not a list of businesses this page has confirmed are trading. The distinction is the whole point:
Named on the published roster | Type | Status on this page |
|---|---|---|
Sunshine Ace Hardware | Hardware anchor | Open, confirmed with the operator |
That NY Bagel Place | Bagels and sandwiches | Open, confirmed with the operator |
Orangetree Hibachi and Sushi | Japanese, hibachi and sushi | Published roster; open status not operator-confirmed |
Marutos Cuban Cafe and Bakery | Cuban cafe and bakery | Published roster; open status not operator-confirmed |
Little Caesars Pizza | Pizza | Published roster; open status not operator-confirmed |
Cold Stone Creamery | Ice cream | Published roster; open status not operator-confirmed |
Anytime Fitness | Gym | Published roster; open status not operator-confirmed |
Heartland Dental, Luxury Nails, Family Foot and Leg Center | Services | Published roster; open status not operator-confirmed |
McDonald’s at 13811 Immokalee Road, 4,480 square feet and 61 seats, measured 2.2 road miles from the entrance, is reported as having opened in spring 2025. That is a news report rather than an operator confirmation.
The Randall at Orangetree occupies nearly 50 acres on Immokalee Road’s Randall Curve, with at least ten commercial outparcels and a 400-unit apartment community. Aldi is open there and confirmed above. 7-Eleven with 14 fueling positions, AutoZone, Chase Bank, Christian Brothers Automotive and a car wash are the reported roster for that center, and none of them was confirmed with its operator for this page.
The Shoppes at Orange Blossom on Oil Well Road is anchored by the second Publix, confirmed above. Its reported roster includes Tropical Smoothie Cafe, Wingstop, Chipotle Mexican Grill, Starbucks, Great Clips, The UPS Store, Encore Nails, Fifth Third Bank, Circle K, Mavis Tires and Brakes and Heartland Dental. Again, reported, not confirmed open.
This corridor transformed between 2023 and 2026. A buyer standing at this gate in 2019 drove to Collier Boulevard for a full grocery run, a hardware store or a pharmacy. A buyer standing at the same gate today has a full-size Publix with a pharmacy 1.9 road miles away, an Aldi at about two miles, a 22,650 square foot hardware anchor and a bagel shop at 2.3 miles, and a second Publix on Oil Well Road, with two of those four grocery and hardware anchors having opened inside the last ten months.
Any description of this corridor written from pre-2023 knowledge is wrong, and a great deal of the material still circulating about east Collier is exactly that. The measured retail within about two miles of this gate is a Publix, an Aldi, a hardware store, a bagel shop and a McDonald’s, with a second grocery-anchored center a short drive on. For a community 23 road miles or more from 5th Avenue South, that is a genuinely serviceable everyday corridor, and it reads better in measurements than in adjectives.
Two cautions apply to everything above. Rosters churn, so check the operator before you build a Saturday around a named restaurant. And every drive time here is free-flowing: Collier County Traffic Operations measured 36.7 percent more daily traffic on Immokalee Road west of Interstate 75 in the first quarter of 2025 than in the third, 69,590 vehicles a day against 50,900, on the one stretch every westbound trip must cross.
Valencia Golf and Country Club sits inland in unincorporated east Collier County, about sixteen road miles from the nearest Gulf beach at Delnor-Wiggins Pass State Park, in hurricane evacuation Zone E of Collier County’s six zones, outside the Coastal High Hazard Area, and the National Weather Service warns it as Inland Collier County. Across four storms in seven years the instrument that reached here was wind, rain and power loss, not storm surge.
An evacuation zone and a FEMA flood zone are two different instruments, published by two different authorities, measuring two different things. Said once, clearly, the rest of this section reads correctly.
FEMA flood zone | Hurricane evacuation zone | |
|---|---|---|
Who publishes it | FEMA, on the Flood Insurance Rate Map | The county emergency manager, from state and federal storm surge modelling |
What it measures | Probability of flooding from rainfall, riverine and coastal sources, as a 1 percent or 0.2 percent annual chance | Vulnerability to storm surge driven ashore by a hurricane |
What it drives | Flood insurance purchase requirements, construction elevation standards, rating inputs | Whether you are told to leave, and in what order |
How it changes | Map revision, letter of map revision, letter of map amendment | Re-modelling and county adoption |
A home can be in Zone X and still sit in an evacuation zone, and a home can be in Zone AE and be in the last evacuation zone called. They are not versions of one another.
Six points spanning this community were tested against two independent layers, the Florida Division of Emergency Management statewide evacuation zones layer and Collier County’s own hurricane evacuation zone layer, on 15 September 2026. Both returned Zone E at every point.
Collier County runs Zones A through F. The Florida Division of Emergency Management states that Zone A is the most vulnerable and most likely to be evacuated first and Zone F the most likely to be evacuated last. Zone E is the fifth of six.
Read that as a queue position and nothing more. An evacuation order reaching this address implies a surge forecast that has already pulled out Zones A through D, essentially the entire coastal and near-coastal county. It is not a statement that this community can never be ordered out.
Two further tests on Collier County’s own layers returned no polygon at every community point: the community is outside the Coastal High Hazard Area and outside the Limit of Moderate Wave Action.
The National Weather Service splits Collier County into two public forecast zones. This community sits in FLZ070, “Inland Collier County”, not in the coastal zone, confirmed through the weather service’s own interface in 2026. It is a small fact that does real work: when a tropical storm warning, a hurricane warning or a storm surge warning is issued for Coastal Collier County, it is not issued for this address.
Irma is the storm that matters most here, because its track ran through Collier County rather than along the coast.
For an inland east Collier address roughly fifteen miles from the Naples waterfront, Irma was a wind and rainfall event, not a surge event. The wind exposure was real and should not be minimised; the track crossed the county. The Florida Building Commission’s Hurricane Research Advisory Committee report records that Collier and its neighbouring counties experienced winds of 60 to 120 mph in Irma against design speeds of 160 to 170 mph in Collier County, that is, the storm delivered well below the code design level.
Ian produced the most useful comparison available to an inland buyer, because it happened on one day, in one county, with instruments on both sides of it.
Stated once, because it is the whole point: in the same storm, on the same day, coastal Collier gusted 105 to 112 mph and took 6 to 9 feet of surge, while inland Collier stations gusted 81 to 89 mph and took no surge at all, because the surge stopped at US 41.
Helene never made landfall in Collier. It passed well offshore to the west and still drove 4.02 feet above mean higher high water into Naples Bay, per the National Weather Service Miami summary. Rainfall at Golden Gate, the nearest reporting station to this community, was 3.32 inches, roughly a third of what Irma delivered inland. The weather service recorded minor roof and structural wind damage in sections of the county and, in most places, tree damage.
Across four storms in seven years, the instrument that reached inland east Collier every time was wind and rain plus loss of power. The instrument that did not reach it was storm surge, and in Ian, the largest surge event in the county’s modern record, the weather service put the limit at US 41. No address-level damage record exists for this community in any of the four storms, so this page will not tell you it was undamaged in any of them, every countywide figure above is labelled countywide, and coastal Naples damage narratives are not imported here.
Collier County publishes its own wind load layers, the ones the county’s plan reviewers use. Queried at six community points on 15 September 2026, they return, for the Florida Building Code 8th Edition:
Risk category | Ultimate design wind speed here |
|---|---|
I, low hazard to human life | 146 mph |
II, ordinary buildings including a single-family home | 156 to 157 mph |
III, substantial hazard such as a school | 168 to 169 mph |
The wind-borne debris region threshold is 140 mph under ASCE 7-22, quoted verbatim in the Florida Building Commission’s Hurricane Research Advisory Committee interim report. 156 mph is greater than 140 mph, so this community is inside the wind-borne debris region despite its inland position, and opening protection is a code requirement here, not an upgrade. Buyers routinely assume an inland community gets a lighter standard. It does not, because the threshold is a wind speed rather than a distance.
Every home in Valencia Golf and Country Club was permitted and built after Florida’s first statewide building code took effect on 1 March 2002, per the Florida Building Commission’s published effective dates, and the earliest primary building year on the Collier County tax roll, 2026 preliminary, is 2004. There is no pre-code housing stock here. That matters because the 2002 statewide code is the post-Andrew watershed: one mandatory standard replacing a patchwork of local codes, with product approval, uplift-resistant roof-to-wall connection and, inside the wind-borne debris region, mandatory opening protection.
Now the caveat, and it is not optional. The 2001 and 2004 code editions, under which most of this community was built, referenced earlier wind maps expressed as nominal three-second gust speeds. The 156 to 157 mph figure above is an ultimate design speed, the system used from the 2010 code onward. The two number systems are not comparable and must never be set side by side. A home built here in the 2005 to 2007 era, to the code then in force, is a code-compliant post-2002 home. It is not a home designed to today’s 156 mph ultimate figure, and anyone who tells a buyer otherwise is wrong.
Equally, no page can tell you a specific home’s roof-to-wall connector type, roof attachment schedule, design pressures, shutter rating or product approval numbers. Those are per-permit facts, they vary house to house across a 2004 to 2025 build span, and they live in the Collier County building permit file for that address.
Every home in Valencia Golf and Country Club is in Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, measured at twenty-one separate points across all eight streets on FEMA panel 12021C0240H, effective 16 May 2012. The golf corridor on Double Eagle Trail is Zone AH, inside the Special Flood Hazard Area.
This is the section almost nobody publishes, because doing it properly means querying the federal flood layer point by point rather than typing one address into a widget and generalising. It was done point by point on 15 September 2026, against FEMA’s National Flood Hazard Layer.
Twenty-one measured points across all eight residential streets returned the same answer every time: Zone X, area of minimal flood hazard, not a Special Flood Hazard Area, with no base flood elevation published, on FIRM panel 12021C0240H, effective 16 May 2012.
Street | FEMA flood zone | Inside the Special Flood Hazard Area? | Base flood elevation |
|---|---|---|---|
Birdie Drive | Zone X, area of minimal flood hazard | No | None published |
Par Drive | Zone X, area of minimal flood hazard | No | None published |
Double Eagle Trail, residential | Zone X, area of minimal flood hazard | No | None published |
Sarazen Place | Zone X, area of minimal flood hazard | No | None published |
Vardin Place | Zone X, area of minimal flood hazard | No | None published |
Lema Court | Zone X, area of minimal flood hazard | No | None published |
Hagen Court | Zone X, area of minimal flood hazard | No | None published |
Jacklin Court | Zone X, area of minimal flood hazard | No | None published |
Golf-classified parcels on Double Eagle Trail | Zone AH | Yes | None published |
A page that stopped at “the whole community is Zone X” would be selling you a simplification. The zone boundary runs through this community, down the golf corridor.
The golf-classified parcels on Double Eagle Trail measure Zone AH and are inside the Special Flood Hazard Area. That is the golf ground and the association’s own clubhouse and pool tract, which the county classifies with the golf parcels. It is not a home. Not one of the twenty-one measured residential points falls inside that zone. The AH area is not a dot on a map either; it forms a continuous corridor running north to south through the eastern side of the community.
Zone AH is a Special Flood Hazard Area for shallow ponding, distinct from Zone AE, which maps the one percent annual chance riverine or coastal floodplain, and distinct from Zone VE, which maps coastal high velocity wave action. Calling AH “the same as AE” is wrong, and so is treating it as a rounding error.
No base flood elevation is published for that AH corridor, and that is the county norm rather than a gap specific to this community: across Collier County, of 1,681 Zone AH polygons, only 8 carry a published static base flood elevation. None will be invented here.
Bare-earth ground elevation across this site runs about 14.3 to 15.7 feet, per the US Geological Survey’s 3D Elevation Program point query service, queried 15 September 2026. Nearby published base flood elevations run 14.3 to 15.0 feet NAVD88.
Those are bare-earth ground elevations, not finished floor elevations. A home’s finished floor sits above grade by its stem wall or slab build-up. They must not be presented as first-floor heights and must not be compared to a base flood elevation to imply a freeboard figure for any home. What they do show honestly is why this is a fine-grained mosaic across a short distance rather than an obvious floodplain: small differences in grade decide the zone here.
The FIRM panel covering this entire community, both sides of it, is 12021C0240H, and it has been effective since 16 May 2012. Collier County’s own panel service independently returns the same panel and the same date.
Here is where a great deal of local material goes wrong. Of 156 Collier County panels, 82 carry an effective date of 8 February 2024 and 74 carry 16 May 2012. This community’s panel is one of the 74. Collier County’s own March 2026 Flood Protection Newsletter states that “the county’s DFIRM became effective on 02/08/2024.” That statement is true of the countywide map action and false of this panel, which was not revised in it.
So never write, and never accept, that this community’s flood map changed in February 2024. It did not. The panel here has been effective for over fourteen years, and the only map change anywhere near this community since is described next.
Publishing the panel number is deliberate. It is a public FEMA identifier, and it is exactly what lets a reader check this page against the source rather than take it on trust.
Letter of Map Revision case 25-04-3166P became effective on 18 June 2026. Its footprint is the Terreno footprint next door, and it stops short of Valencia Golf and Country Club proper. The only Valencia feature inside the revision footprint is the eastern end of Double Eagle Trail. Every Valencia home address measured for this page sits west of the revision’s western edge.
That produces a clean statement of what governs which side: Terreno’s flood map is the revised map; Valencia’s is the original countywide study.
Terreno next door is a three-zone mosaic: unshaded Zone X, shaded Zone X at the 0.2 percent annual chance level, and Zone AE with base flood elevations of 14.3 to 15.0 feet NAVD88, every polygon of it drawn by that 2026 revision.
Two hard limits on what can be said about that side, and both are kept here. No percentage split of Terreno by zone is published on this page, because the sampling that found all three zones there cannot support a parcel-level split, and the Terreno footprint contains lakes, preserve and stormwater tracts alongside home sites. And no zone is attributed to any specific Terreno home, for the same reason.
Collier County publishes its own public flood zone layer. It is a 2024 snapshot, and against the live federal layer it is one full map revision stale on the Terreno side, returning the pre-revision answer at Terreno Boulevard and at Amador Court.
On the Valencia Golf and Country Club side, the county layer and the live FEMA map agree at every single point, including the golf corridor’s Zone AH.
The practical lesson is worth more than the finding. A flood zone quoted from a county viewer, a title company’s map overlay or a portal’s flood widget can be stale. The instruments that govern are the effective FEMA map and the map revision determination letter. That is a reason to pull the determination for the specific address you are buying or selling, and it is never a reason to assert a zone for a specific home from a page like this one.
Collier County publishes an elevation certificates layer. Across the envelope covering both communities there are 98 certificates on file. Ninety-five of them are on Terreno streets. Only three are on a Valencia Golf and Country Club street.
That count is a direct measure of the difference between the two sides. Terreno was permitted and built while its ground was mapped inside the Special Flood Hazard Area, and an elevation certificate is the standard construction record in that situation. Valencia Golf and Country Club, in Zone X, carried no such requirement.
To have the flood, panel and zone position pulled for your exact address before you list, call (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Flood insurance is not federally mandated for a Valencia Golf and Country Club home, because every measured point on all eight streets sits outside the Special Flood Hazard Area. Collier County’s Community Rating System Class 5 earns a 25 percent discount on eligible flood policies. Roof age, opening protection and elevation drive the real number here.
One standing rule governs this whole section: no premium figure is published here as if it were this community’s. Under Risk Rating 2.0, premiums are rated per property, on that building’s own characteristics. Every figure below is a programme-level or statewide figure, and each is labelled as such. What this page explains is the drivers.
Lead with this one, because it is real, checkable, and almost never published on a community page.
Collier County’s own Floodplain Management FAQ states it verbatim:
“Unincorporated Collier County voluntarily participates in the CRS program and has achieved a Class 5 rating, which equates to a 25% discount on regular flood insurance policies.”
The county’s March 2026 Flood Protection Newsletter repeats the Class 5 rating and the 25 percent discount to the flood insurance premium for eligible National Flood Insurance Program policies, and records that the county has participated since October 1992.
Why that is a strong number rather than a token one: the Community Rating System scale runs from Class 10, which carries no discount, down to Class 1, and the Florida Division of Emergency Management states that premium discounts range from 5 percent to 45 percent across that scale. Class 5 at 25 percent sits well beyond the middle.
Two things follow. The class is voluntary: a county earns it by doing floodplain management work beyond the federal minimum, and FEMA converts that work into a discount for eligible policyholders. And this community sits in unincorporated Collier County, proved independently by a municipal millage of 0.0000 on these parcels in the Collier County tax roll, 2026 preliminary, so the unincorporated county’s Class 5 is the class that applies here. It is a community benefit an owner does nothing to earn and cannot lose individually.
Collier County’s own floodplain management FAQ answers it in its own words:
“The purchase of flood insurance is mandatory if a structure has a federally backed mortgage and is located in a SFHA (flood zones VE, AE, AH or A).”
and
“Structures located in a non-SFHA do not have a flood insurance requirement.”
Applying that to the measured record: a home on Birdie, Par, Double Eagle, Sarazen, Vardin, Lema, Hagen or Jacklin, with a federally backed mortgage, is not caught by the federal requirement, because every measured point on those streets is Zone X.
Three things that does not mean, and all three have to be said.
FEMA’s own fact sheet describes what was wrong with the old system and what replaced it:
“Prior to Risk Rating 2.0, the NFIP rating methodology primarily considered flood zones and elevations, and had not been updated in 50 years.”
Rating is now “specific to the building (rather than a blanket rate based on a flood map)”, built from frequency of flooding, multiple flood types including river overflow, storm surge, coastal erosion and heavy rainfall, proximity to flood sources, and building characteristics “such as First Floor Height and the cost to rebuild.” New policies effective on or after 1 October 2021 are priced this way, and renewals from 1 April 2022. FEMA states that “most annual increases are capped at 18%.”
What that means specifically at this address:
Citizens Property Insurance Corporation is Florida’s state-created, not-for-profit insurer of last resort. It is a windstorm and homeowners instrument, entirely separate from flood insurance. The two are routinely conflated and they are not versions of each other.
The eligibility rule that governs, from Citizens’ own published depopulation material:
“Policies that receive an offer of coverage that is not more than 20% greater than Citizens’ premium are ineligible to remain with Citizens.”
Citizens attributes that rule to Senate Bill 2-A, passed in December 2022. Two further mechanics matter. If a policyholder does not register a choice by the deadline, Citizens automatically assigns the policy to “the private-market company that offered the lowest estimated premium,” and the transfer is final: “there no longer is a 30-day post-assumption period during which you can return to Citizens.”
Where the residual market stands, from Citizens’ release of 10 December 2025. Every figure here is statewide across Citizens’ whole book, never this community’s:
Citizens, statewide | Figure |
|---|---|
Policies in force, October 2023 | 1.42 million |
Policies in force, expected year-end 2025 | approximately 385,000, a 73 percent decrease |
Board-approved 2026 statewide average personal lines rate change | a decrease of 2.6 percent |
Those numbers describe the direction of the Florida market: the residual market has contracted sharply from its 2023 peak, private appetite has returned, and Citizens itself recommended a statewide average rate decrease for 2026.
What that means for a buyer here: a buyer who lands on a Citizens quote should expect to be moved off it, because once a private carrier offers coverage within 20 percent of the Citizens premium the Citizens policy cannot be kept. What a private carrier will charge on a specific house is not something this page can tell you, because Southwest Florida appetite is underwriting-specific and turns on roof age, roof shape, opening protection, water mitigation devices and claims history.
No premium figure appears on this page. A figure published for a community rather than a property misstates how Florida rating works. Here is the frame that replaces it.
Driver | Why it matters at this address |
|---|---|
Roof age, shape and covering | The dominant Florida wind underwriting variable, and the first question every carrier asks. With 305 of 450 homes built between 2005 and 2007 per the Collier County tax roll, 2026 preliminary, a large share of this community is on a second or third roof. |
Opening protection | The community is inside the wind-borne debris region: 156 to 157 mph ultimate design wind speed, Risk Category II, against a 140 mph threshold. A code matter and a rating matter both. |
First floor height, and whether an elevation certificate exists | A named Risk Rating 2.0 variable. Only three certificates are on file on a Valencia street. |
The specific parcel’s flood zone | Decides the mandatory-purchase question. A boundary runs through this community, and a stale third-party lookup can get the answer wrong on the adjoining side. |
The assumption | The measured answer |
|---|---|
“It is Naples, so storm surge is priced in” | About fifteen miles from the Gulf, outside the Coastal High Hazard Area, outside the Limit of Moderate Wave Action, evacuation Zone E of six, and Ian’s surge stopped at US 41 |
“The whole community is one flood zone” | It is not. The homes are Zone X; the golf corridor is Zone AH |
“The flood map here changed in February 2024” | 82 Collier panels changed then. This one did not. Panel 12021C0240H has been effective since 16 May 2012 |
“Inland means lighter construction” | The ultimate design wind speed here is 156 to 157 mph, Risk Category II, and the wind-borne debris threshold is 140 mph |
One last limit, stated plainly: this page publishes no connector type, no shutter rating, no design pressure and no product approval number for any home here. Those vary house to house across a 2004 to 2025 build span and they live in the permit file for the specific address.
The only honest way to get an insurance figure for a home here is to price the specific property: roof age and covering, opening protection, elevation, flood determination and claims history. Buyers who want that lined up before writing an offer can reach Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying. Sellers who want to know which of these four drivers is costing them buyer confidence before the listing goes live can call (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
McGreevy and Comisar is part of Domain Realty Group, where roughly 40 agent-partners work the Southwest Florida market together, and this level of documentation on one community is what that bench is for.
Every address inside Valencia Golf and Country Club is zoned to Corkscrew Elementary School, Corkscrew Middle School and Palmetto Ridge High School for the adopted 2026-2027 boundary year, with zero exceptions on every street tested. All three sit within 3.6 road miles of the community’s Randall Boulevard entrance, clustered on Oil Well Road and Victory Lane.
School assignment in east Collier County is decided by address, not by reputation, not by ZIP code and not by a commercial ratings site. Collier County Public Schools publishes an interactive attendance-boundary application and names it, on its own Attendance Boundaries page, as the tool that determines a student’s assigned school from an address. That application is the only authority used here. It was queried on 15 September 2026, address by address.
Most pages that answer this question check one address and generalise. This one did not. Every street name in the community’s own address inventory was run against the district’s boundary engine for the adopted 2026-2027 map. The result: 815 address records across 22 of the 26 streets in the wider plat area, all in ZIP code 34120, returning exactly one assignment combination with zero exceptions.
That single combination is Corkscrew Elementary School, Corkscrew Middle School and Palmetto Ridge High School. All eight streets inside the Valencia Golf and Country Club gates returned it, and so did every Terreno street that the district’s address file carries. The two communities are separate in almost every other respect, and on school assignment they are identical.
Three Terreno streets, Palo Alto Drive, Zamora Drive and Rosello Way, returned no records at all from the district address engine as at 15 September 2026. The county tax roll for 2026 shows parcels on all three, and Terreno’s newest homes date to 2024 and 2025, so the most likely reading is that these are the newest phases and the district’s address file has not caught up. That is stated here rather than papered over, because three streets were not testable and an honest gap is worth more than a confident generalisation.
The single most useful school fact on this page is what happens a few hundred feet away.
The acreage lots addressed on Randall Boulevard, directly opposite Valencia Golf and Country Club, were queried the same way on the same day and returned three entirely different schools. Depending on the address, those lots return Bear Creek Elementary School, Corkscrew Middle School or Cypress Palm Middle School, and Gulf Coast High School. Further east along Randall Boulevard the elementary changes again, to Sabal Palm Elementary School.
A buyer who reads a school assignment off a neighbouring listing, off a neighbour’s experience, or off a generic “schools in 34120” list will get it wrong. A neighbour’s assignment is not this community’s assignment. This is exactly the kind of thing that costs a family a school year, and it is why the assignment has to be read address by address from the district’s own tool before a contract is signed.
One caution on how to read that finding. The district’s boundary polygons were not downloaded, only point results were queried, so this page does not claim that Randall Boulevard itself is the boundary line. What is verified is that points on one side of the road return one set of schools and points on the other side return another.
School | Address | Grades | State grade, 2025-26 | Enrolment | Road miles from the gate |
|---|---|---|---|---|---|
Corkscrew Elementary School | 1065 Oil Well Road, Naples, phone (239) 377-6500 | PK to 5 | A, 530 points, 66 percent of possible points | 780 | 3.0, about 7 free-flow minutes |
Corkscrew Middle School | 1165 Oil Well Road, Naples, phone (239) 377-3400 | 6 to 8 | A, 648 points, 72 percent of possible points | 1,005 | 3.2, about 7 free-flow minutes |
Palmetto Ridge High School | 1655 Victory Lane, Naples, phone (239) 377-2400 | 9 to 12 | B, 630 points, 63 percent of possible points | 1,946 | 3.6, about 8 free-flow minutes |
Grades and component scores are from the Florida Department of Education’s published 2025-26 school grades file. Enrolment figures are from the Collier County Public Schools Monthly Membership Report for Month 9, dated 29 May 2026. Distances were measured on 15 September 2026 from the community’s Randall Boulevard entrance.
Corkscrew Elementary School has held an A in 2026, 2025, 2024, 2023, 2022, 2021, 2019 and 2018. Its enrolment fell 14.29 percent in 2025-26, from 910 to 780, for a reason covered below that has nothing to do with the school’s performance.
Corkscrew Middle School graded A in 2026 and 2025, B in 2024 and 2023, and A in every year from 2002 through 2015 as well as 2019, 2018, 2017 and 2016.
Palmetto Ridge High School is the one that needs saying plainly. It graded B in 2026, after an A in 2025 and an A in 2024. It did not fail anything. Its four-year graduation rate is 97 percent, and its science achievement score is 78 and social studies 70. What moved it was mathematics: achievement 51, learning gains 38, and learning gains for the lowest quartile 39. That is the honest account, and it is more useful to a buyer than a rounded-up letter grade. This page publishes the letter, the year and the graduation rate, and does not describe Palmetto Ridge High School as an A school, because in 2026 it is not one.
At district level, Collier County Public Schools graded A for 2025-26, with 51 A schools, 7 B schools and 2 C schools, meaning 85 percent of its graded schools carry an A.
The state’s ruler changes next year. Because 76 percent of Florida’s elementary schools, 80 percent of its middle schools and 76 percent of its high schools earned an A or B in 2025-26, the Florida Department of Education’s grading scales automatically ratchet upward for 2026-27. The high school A threshold rises from 65 percent of possible points to 70 percent, the middle school threshold from 64 to 65, and the elementary threshold from 62 to 65. The department’s own back-cast, published in its 2025-26 results packet, shows that applying the new high school scale to this year’s results would have cut Florida’s A-graded high schools from 251 to 123.
This page does not forecast what any school will grade next summer, and no honest page would. What it does say is that the grades a buyer reads next year are not measured against this year’s ruler, and that a school holding its letter under a tighter scale has done more, not less.
Boundaries in this corridor are live, and this community was not moved. For the 2025-26 school year the Collier County School Board approved boundary changes that created an attendance area for the new Bear Creek Elementary School. The district’s own membership report shows the scale of that redraw: Bear Creek Elementary opened with 590 students from a zero base, and Corkscrew Elementary fell from 910 students to 780, roughly 130 students. The boundary moved around Valencia Golf and Country Club rather than through it.
The assignment itself has been stable for four straight boundary years. The same address returns Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High for 2023-24, 2024-25, 2025-26 and the adopted 2026-2027 map, the current year carries no rezone flag, and the district’s application publishes no 2027-28 map as at 15 September 2026. This page makes no prediction about a future boundary change.
Two of the ten charter schools authorised by Collier County Public Schools sit in this community’s own ZIP code, both on Immokalee Road, and both graded A by the state in 2026.
Option | Address | Grades | State grade, 2025-26 | Road miles from the gate |
|---|---|---|---|---|
Innovation Preparatory Academy of Naples | 12101 Immokalee Road, Naples | K to 8 | A | 2.9, closer than any assigned school |
Naples Classical Academy | 10270 Immokalee Road, Naples | K to 12 | A, and A in 2025 | 5.3 |
Charter enrolment is by application and lottery, never by address. These are options, not assignments, and a family that wants one has to apply for it.
The nearest private school registered in the Florida Department of Education’s own Private Schools Directory is Ave Maria Catholic Academy, 4955 Seton Way, Ave Maria, serving PK through 12, about 13.8 road miles east. That is the nearest registered private option, and it is in Ave Maria rather than in Naples. No private school is named on this page that does not appear in the state’s directory.
Every school fact above came from the school district’s own boundary application, the Florida Department of Education’s published grades file, or the district’s published enrolment report. None came from a commercial school-rating website, and none should. If you want the assignment checked against a specific address before you write an offer, call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
Valencia Golf and Country Club sits 7.1 road miles from a 24-hour emergency department and 13.0 road miles from the nearest hospital bed, measured 15 September 2026 from the community’s Randall Boulevard entrance. Those are two different facilities at two different levels of care, and the state licence record says so plainly.
This is east Collier County. The honest answer here is better than a reassuring one, because a buyer weighing this community against a coastal one is entitled to know exactly what sits at seven miles and exactly what does not.
NCH Emergency Department Northeast, 15420 Collier Boulevard, Naples, phone (239) 624-8700, is open 24 hours a day, seven days a week, per the operator’s own published hours read on 15 September 2026. It is 7.1 road miles and about 13 free-flow minutes from the community’s Randall Boulevard entrance, and it sits in this community’s own ZIP code.
It is not a hospital. The Florida Agency for Health Care Administration lists it on its register of hospital-based off-campus emergency departments, licensed under Naples Community Hospital, whose licensed address is 350 7th Street North in downtown Naples. That is the state’s own record, and it is the difference between a facility that treats and stabilises and a facility that admits.
What that means in practice: a patient who needs admission, surgery, an intensive care unit, a cardiac catheterisation laboratory or obstetric care is stabilised at the Northeast emergency department and transferred onward, and the receiving campus is another six road miles west. Calling the facility at 7.1 miles a hospital would be a silent, plausible and materially misleading error, and this page will not make it.
Facility | Address | What it is | Road miles from the gate |
|---|---|---|---|
NCH Emergency Department Northeast | 15420 Collier Boulevard, Naples | Hospital-based off-campus emergency department, open 24 hours | 7.1, about 13 minutes |
NCH North Hospital | 11190 Health Park Boulevard, Naples | Hospital campus with an emergency department, a pediatric emergency department and an obstetric emergency service | 13.0, about 23 minutes |
Physicians Regional Pine Ridge | 6101 Pine Ridge Road, Naples | Hospital | 14.0 |
Physicians Regional Collier Boulevard | 8300 Collier Boulevard, Naples | Hospital | 18.8 |
NCH Baker Hospital | 350 7th Street North, Naples | Hospital, downtown Naples | 22.5 |
There is no urgent care centre operated by either Naples health system within 14 road miles of Valencia Golf and Country Club.
The only walk-in medical option inside this community’s ZIP code is a retail MinuteClinic inside a CVS at 8831 Immokalee Road, 7.1 road miles away, open weekdays only and closing at 5:30 p.m., per the operator’s published hours read on 15 September 2026. It is a retail clinic, not an urgent care centre, and it is closed on Saturday and Sunday.
For a weekend or an evening problem that is not an emergency, the realistic choices from this address are the 24-hour emergency department at 7.1 miles, or a drive west: Physicians Regional Pine Ridge Urgent Care at 14.8 road miles, or NCH Medical Group Immediate Care Vanderbilt at 15.8 road miles.
That is a real trade, and it deserves to be weighed rather than buried. A buyer here is trading proximity to walk-in care for the things this community does deliver: a lower total tax line than coastal Naples, no district assessment, three assigned schools inside four miles, and materially more house for the money. Some households will take that trade without hesitating. Households that manage a chronic condition, or that have used urgent care four times in the last two years, should look hard at it before they write an offer. Neither answer is wrong, and a page that pretends the question does not exist is not helping either household.
Valencia Golf and Country Club is served by the North Collier Fire Control and Rescue District, an independent special district that levies 3.7500 mills on these parcels in tax year 2026 per the Collier County tax roll, 2026 preliminary. That is the largest single non-county, non-school line on the tax bill. The nearest station is Station 10 at 13240 Immokalee Road, about 1.5 miles from the community, confirmed on both the district’s own station directory and the county parcel record.
Emergency medical services are provided by Collier County Emergency Medical Services, a county division. The specific transport destination for a call from this address is not published in any record read for this page, and no figure is invented in its place.
Two hospital systems own vacant commercial land about a mile from this community, inside the approved Winchester commercial planned unit development: NCH Healthcare System holds 2.23 acres and Collier Health Services holds 1.60 acres, both carried as vacant commercial on the Collier County tax roll for 2026. That is ownership and commercial zoning. It is not an approved facility, not a funded project and not a construction date, and this page will not report it as one. If that changes, it changes in the county’s own site development and permit record, and that is where to look.
Valencia Golf and Country Club sits more than ten road miles east of Interstate 75, at Exit 111, the Immokalee Road interchange, and 23 road miles or more from 5th Avenue South in downtown Naples. Everything the community needs on a weekday is within eight miles west; everything coastal is a longer commitment.
Every distance on this page is a road distance, measured from the community’s Randall Boulevard entrance with a routing engine running on OpenStreetMap data on 15 September 2026. No straight-line figure appears anywhere on this page. Every minute figure is a free-flow time computed from posted speed classes, with no traffic model and no seasonal load, which makes each of them a floor rather than a typical drive. The seasonal fact that carries all of them is stated once, below the table, and it is a county-measured number rather than an adjective.
Interstate 75. This community is more than ten road miles east of Interstate 75, at Exit 111, the Immokalee Road interchange. It is not nine. Two independent measurements were run from different points on the same Randall Boulevard frontage, and both returned more than ten miles, so the finding is published as more than ten and no decimal is published, because the small spread between the two runs is an artifact of the origin point, not of the road. The free-flow drive is about fifteen minutes with no traffic, longer in season.
The more useful fact, and the one almost nobody publishes: Exit 111 is not just the nearest interchange, it is the only practical one. Per the Florida Department of Transportation’s own published interstate exit list, the next interchanges south are Exit 107 at Pine Ridge Road and Exit 105 at Golden Gate Parkway, and the next north is Exit 123 at Corkscrew Road, in Lee County. There is no Interstate 75 interchange east of Exit 111 anywhere in northern Collier County. Every westbound trip from this community funnels through the same junction.
Downtown Naples. Downtown Naples is 23 road miles or more to 5th Avenue South, about 37 to 38 minutes in free-flowing traffic and materially longer in season. It is not “just a few miles.” Again, two measurements were run and both proved 23 or more, and no decimal is published for the same reason. The route the engine selects is Immokalee Road west to Interstate 75 at Exit 111, south to Exit 105 at Golden Gate Parkway, then Golden Gate Parkway and Goodlette-Frank Road. Six of the twenty-three miles are interstate.
One related correction worth making in the same breath: this community has a Naples mailing address and a Collier County government. The Collier County tax roll for 2026 carries 0.0000 mills of municipal millage on these parcels and carries the unincorporated general municipal-services taxing district line instead, which is the roll’s own proof that Valencia Golf and Country Club lies in unincorporated Collier County and is not inside the City of Naples. A buyer who believes otherwise will be wrong about their millage, their code enforcement and their police agency.
All distances below are road distances from the community’s Randall Boulevard entrance, measured 15 September 2026. All times are free-flow.
Destination | Road distance | Free-flow time |
|---|---|---|
Interstate 75, Exit 111, Immokalee Road | more than 10 miles | about fifteen minutes with no traffic |
Downtown Naples, 5th Avenue South | 23 miles or more | 37 to 38 minutes |
Immokalee Road at Collier Boulevard, the nearest full services node | about 8 miles | about 14 minutes |
Southwest Florida International Airport | about 33 miles | about 46 minutes |
Naples Municipal Airport | about 21 miles | about 32 minutes |
Delnor-Wiggins Pass State Park, the nearest Gulf beach | about 16 miles | about 30 minutes |
Vanderbilt Beach | about 17 miles | about 29 minutes |
Mercato | about 15 miles | about 28 minutes |
Waterside Shops | about 18 miles | about 31 minutes |
Ave Maria | about 13 miles | about 24 minutes |
Immokalee | about 20 miles | about 33 minutes |
Big Corkscrew Island Regional Park | about 4 miles | about 9 to 11 minutes |
Collier County Fairgrounds | about 4 miles | about 8 minutes |
Corkscrew Swamp Sanctuary | about 10 miles | about 18 minutes |
Publix at Neighborhood Shoppes at Orangetree | 1.9 miles | about 4 minutes |
Aldi at The Randall at Orangetree | about 2 miles | about 5 minutes |
Winchester Center | 2.3 miles | about 6 minutes |
Corkscrew Elementary School | 3.0 miles | about 7 minutes |
Corkscrew Middle School | 3.2 miles | about 7 minutes |
Palmetto Ridge High School | 3.6 miles | about 8 minutes |
NCH Emergency Department Northeast | 7.1 miles | about 13 minutes |
NCH North Hospital | 13.0 miles | about 23 minutes |
Collier County Traffic Operations counts traffic by quarter and publishes the results. On Immokalee Road immediately west of Interstate 75, the single stretch that every westbound trip from this community must cross, the county counted 69,590 vehicles a day in the first quarter of 2025 against 50,900 in the third quarter. That is 36.7 percent more traffic in season than out of it.
That is a measured public figure and it is better than any adjective this page could reach for. The free-flow times in the table above are honest floors. In February they are not the times a resident will experience. A drive that models at 28 minutes to Mercato in August is a different drive in the first week of March, and any page that quotes the 28 minutes without the 36.7 percent is quoting half a number.
Worth saying alongside it: the seasonal swing is not unique to this community, and it is not a defect of this address. It is the shape of Southwest Florida on every road west of Collier Boulevard. What is specific to this address is that the funnel is narrow, because Exit 111 is the only interchange.
Everything Valencia Golf and Country Club needs on a weekday is within about eight miles west, at Immokalee Road and Collier Boulevard: the 24-hour emergency department, the services node, the pharmacy walk-in clinic. Everything coastal, and downtown Naples, is a 15 to 23 mile commitment. And the two nearest towns, Ave Maria at about 13 miles and Immokalee at about 20 miles, sit the other way, east.
That is why this community genuinely sits between Naples and the eastern towns, rather than on the edge of Naples. A buyer who wants to be ten minutes from the sand should not buy here. A buyer who wants a two-thousand-plus square foot house behind a gate, with a Publix at under two miles and three schools inside four, and who will accept a deliberate drive to the coast, is looking at one of the better value propositions in Collier County. If that is the trade you want to test against specific listings, call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
Randall Boulevard in front of Valencia Golf and Country Club runs at 128.6 percent of its adopted capacity at level of service F, on two undivided lanes, per Collier County’s adopted 2025 inventory report. The county has $17,522,000 adopted for the Randall and Immokalee intersection in fiscal 2027, and the funded four-laning stops short of this community.
For an east Collier buyer, this is the section that decides the purchase. Everything below comes from adopted county, regional and school district documents, and every item carries its stage: adopted, funded, designed, or merely studied. A proposal is not a project. Design money is not construction money. A designed road is not a built road.
Inside about one and a quarter miles, the ground around this community is not open. It is entitled, it is named, and most of it is already building or built.
Neighbour | Distance | Who is building it | Stage |
|---|---|---|---|
The Groves at Orange Blossom | about 0.9 mile | Lennar Homes is the dominant grantee on recorded transfers | Actively building. 564 parcels, 537 single-family, median year built 2024, 29.4 percent homesteaded |
Orange Blossom Ranch | about 0.97 mile | Lennar Homes among several recorded grantees | Built out. 412 parcels, 381 single-family, median year built 2014, 73.0 percent homesteaded |
The Ranch at Orange Blossom | about 1.24 miles | Lennar Homes dominant, with Pulte Home Company also active | Recently completed. 1,039 parcels, 1,010 single-family, median year built 2021, 61.5 percent homesteaded |
Winchester | about 1.08 miles | A commercial planned unit development | Partly built. A community shopping centre and a one-story retail building completed 2025, a drive-in restaurant completed 2024, and vacant commercial parcels remaining |
The Randall at Orangetree | about 1.11 miles | A mixed-use planned unit development | Partly built. A supermarket and retail completed 2025, a service station completed 2024, and vacant commercial lots remaining |
Counts, acreages, years built, values and homestead shares above are from the Collier County tax roll, 2026 preliminary, dated 29 August 2026. Builder identification comes from the roll’s own recorded-transfer grantee data rather than from any marketing page.
One structural difference belongs here as well as in the fee section. Orange Blossom Ranch, The Ranch at Orange Blossom and The Groves at Orange Blossom all sit inside the Orange Blossom Ranch Community Development District, established by Collier County Ordinance 2016-33 on 17 November 2016. That district reported $9,720,000 of Series 2019 bonds outstanding as at 30 September 2022, maturing to 2049, in its annual financial report filed with the Florida Auditor General. That debt sits on those parcels. It does not sit on these. Valencia Golf and Country Club has no Community Development District. Terreno, next door, does. A buyer comparing a house here against a house a mile away is comparing two different tax bills, and the difference does not appear in a millage table at all, because district assessments are non-ad-valorem.
Two other communities sit inside about a mile without a district of any kind established: Valencia Lakes at about 0.68 mile and Waterways of Naples at about 1.08 miles. Orange Tree and Citrus Greens, at about 0.71 mile, is the oldest cluster on this ground, with a median year built of 1993.
This is the sharpest thing on this page for a buyer, and it is the opposite of what a marketing page would say.
The road in front of this community is over capacity today. Collier County’s adopted 2025 Annual Update and Inventory Report, approved by the Board of County Commissioners on 27 January 2026, carries Randall Boulevard from Immokalee Road to Everglades Boulevard as two lanes undivided, with an adopted minimum level of service of D, a peak-hour peak-direction service volume of 900, a 2025 volume of 870 and a trip bank of 287. That gives 1,157 against a service volume of 900, a volume-to-capacity ratio of 128.6 percent, and a level of service F, with the county’s own sheet marking the trip bank as already deficient.
Traffic counts bear it out. Collier County Traffic Operations counted 16,676 vehicles a day on Randall Boulevard east of Immokalee Road in the first quarter of 2025 and 16,238 in the fourth quarter. The second-quarter count is missing at that station and the third-quarter count is out of family with the rest and unusable, which is said here rather than published as though it were real.
What is funded. The county’s adopted five-year work programme carries $17,522,000, programmed for construction in fiscal year 2027, for the Randall Boulevard and Immokalee Road Intersection project. That is adopted money in an adopted programme, not a proposal. The scope, from the county’s own Transportation Engineering project record: upgrade Randall Boulevard from two-lane undivided to four-lane divided with a 44-foot median, add three left-turn lanes from westbound Randall Boulevard onto westbound Immokalee Road, upgrade the signals, and build a new 11-foot continuous flow right-turn lane from eastbound Immokalee Road onto eastbound Randall Boulevard.
Where it stops, and this is the finding. The county’s own stated limits for the Randall Boulevard four-laning are from Immokalee Road east to 8th Street NE. And 8th Street NE sits about 0.44 mile west of this community’s western boundary.
This community’s own Randall Boulevard frontage is not inside the funded widening limits.
This page publishes the county’s stated limits, which are what the contract will actually build, and publishes no derived length for that stretch. The county describes it as about three quarters of a mile; a measurement of the same stretch against the county’s own road centreline data gives about half that. The discrepancy could not be resolved, so neither figure is published as though it settled the other.
And what is not funded beyond it. There is no funded widening of Randall Boulevard east of 8th Street NE anywhere in the adopted documents examined for this page. Not in the county’s own fiscal 2026 to 2030 work programme, which contains exactly one Randall Boulevard line and it is the intersection. Not in the metropolitan planning organisation’s adopted fiscal 2027 to 2031 Transportation Improvement Program, approved 12 June 2026, whose only mention of Randall Boulevard is a prior-year cost line on a bridge project. And not in the 2050 Long Range Transportation Plan’s cost-feasible tables, which run through fiscal 2050 and contain no Randall Boulevard widening at all.
Put the two halves together and the sentence a buyer needs is this: the intersection this community drives through is being rebuilt with $17.5 million of adopted county money in fiscal 2027, and the two-lane road in front of the community is already at 128.6 percent of its adopted capacity with no widening funded beyond 8th Street NE in any adopted county or regional document through 2050.
That is a real fact and it should be priced. A buyer who learns it after closing will not forgive the agent who did not say it.
Vanderbilt Beach Road Extension Phase One is open. It opened to traffic on Friday 12 June 2026, three months before this page was built. Seven miles, six lanes from Collier Boulevard to Wilson Boulevard and then two lanes to 16th Street NE, with three new canal bridges. Budget $153 million, of which $74 million came from the infrastructure surtax, per the county’s own Strategic Priority Projects Report and its news release. 16th Street NE is about 1.48 miles east of Immokalee Road along Randall Boulevard, essentially at this community’s eastern boundary. A new seven-mile route to Collier Boulevard now terminates a short distance from the community’s east end, and it is the single biggest change to this community’s access position in twenty years. Stage: open.
Vanderbilt Beach Road Extension Phase Two runs two miles from 16th Street NE to Everglades Boulevard at $49.5 million, with design at or near complete and construction money adopted in fiscal 2026. Its notice to proceed is expressly conditioned on a federal Clean Water Act Section 404 permit that had not been issued at the date of the county’s own report. Stage: funded and permit-pending. Not under construction.
The 16th Street NE Bridge carries a new bridge over the Golden Gate Main Canal and, importantly for this community, a new traffic signal at 16th Street NE and Randall Boulevard, about 1.48 miles east. Stage: 60 percent design. Not under construction.
Everglades Boulevard, Oil Well Road to Vanderbilt Beach Road, widening from two to four lanes with intersection improvements at Randall Boulevard, carries $146 million in the adopted programme. Stage: design not yet begun.
Oil Well Road, Everglades Boulevard to Oil Well Grade, 3.9 miles from two to four lanes, carries $91.2 million. Stage: design not yet begun.
Two honest caveats a buyer needs. The Wilson Boulevard widening at $88.5 million carries the county’s own note, “no construction funding identified.” The five Golden Gate Estates bridges at $71.83 million carry “construction funding not available.” Those are the county’s words, not this page’s characterisation, and they are the difference between a number in a plan and a road you can drive.
There is no new school programmed for the Randall Boulevard corridor in the Collier County Public Schools adopted five-year capital plan. What that plan does say about this corridor is harder reading and it belongs here.
Palmetto Ridge High School, the assigned high school, is already over its state-calculated capacity by 121 seats as at 2024/25, and the district projects it 424 seats over by 2029/30. That capacity figure excludes nine portables already on site. The district’s recommendation in its own plan is to “monitor enrollment” and “provide temporary alternatives to address overcrowding prior to providing permanent relief.” The published relief is portables, and the plan does not say when permanent relief comes. Corkscrew Middle School sits 5 seats over capacity and is projected roughly level by 2029/30. Corkscrew Elementary School was 68 seats over and is projected level by 2029/30 after the 2025-26 boundary change.
The district’s own growth projection puts the Rural Estates, Corkscrew and Royal Fakapalm planning communities, which include this one, absorbing 60 percent of Collier County’s growth over the five years to 2029.
Fire. No new North Collier Fire Control and Rescue District station is programmed for the Randall Boulevard corridor in the records read for this page. The nearest station remains Station 10 at 13240 Immokalee Road, about 1.5 miles away. A new emergency medical services station completed in 2026 sits in the southern Golden Gate Estates and is operated with a different fire district; it is not this corridor’s facility and is not counted as one here.
Parks. Big Corkscrew Island Regional Park Phase 2B carries an estimate of approximately $37.5 million, with a construction notice to proceed estimated for the third quarter of 2026 and final completion estimated for the fourth quarter of 2028. It would add four baseball fields, a concession pavilion, a fitness center and gymnasium, a kayak and canoe launch, and more walking paths to a park about four road miles from the gate. Stage: estimated and programmed, not contracted. The county’s own report marks the figure and both dates as estimates.
Library. No library building is programmed for this corridor in the adopted five-year plan. The county’s own report states that the Library Division will “begin to look at land reservations, county partnerships, and rental spaces” for the eastern county as new development comes online, and identifies no square-footage deficiency until fiscal 2029.
This corridor was transformed between 2017 and 2026, and any page written from older knowledge will be wrong about it. Inside about one mile of Valencia Golf and Country Club, all of it built in the last nine years: a Publix-owned 50,770 square foot centre completed in 2017, a CVS completed in 2018, a McDonald’s completed in 2024, a service station completed in 2024, an Aldi that opened 20 November 2025, two more retail buildings completed in 2025 at Winchester Center, and a 61,482 square foot Publix-anchored centre on Oil Well Road completed in 2025, whose Publix also opened 20 November 2025. Square footages and completion years are from the Collier County tax roll, 2026 preliminary.
A buyer looking at this community in 2019 drove to Collier Boulevard for most things. A buyer in 2026 does not.
A 400-unit apartment community, Vintage Naples, is reported under construction on a 32.90-acre site about 1.2 miles away. The Collier County tax roll for 2026 still carries that site as vacant commercial with no building record, which is exactly what a site under construction looks like on a roll dated 29 August 2026. Stage: reported under construction, not yet on the building record.
Stage discipline matters here more than anywhere else on this page. From Collier County’s own adopted 2025 inventory report:
Development | Units built | Units approved | Distance |
|---|---|---|---|
Ave Maria | 7,294 | 11,000 | about 9 miles east |
SkySail | 124 | 1,800 | about 3.7 miles |
Rivergrass Village | none | 2,500 | about 4.9 miles |
“Approved” means an entitlement exists. “Proposed” means an application has been filed and not decided. Neither is a construction schedule and neither is funded. The only figures in that table describing houses that exist are Ave Maria’s 7,294 and SkySail’s 124.
If you want this corridor read against a specific street or a specific listing before you commit, that is exactly the conversation to have first. Call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
Valencia Golf and Country Club is served by Collier County Water-Sewer District central potable water and central sanitary sewer, through the former Orange Tree utility system the county acquired effective 1 March 2017. It is not on wells and septic. Water and sewer are billed direct to the owner, outside the association assessment.
This is the answer buyers most often get wrong about east Collier, and it is worth walking through the proof, because a great deal of the Golden Gate Estates grid immediately south of Randall Boulevard genuinely is on wells and septic, and the two look identical on a map.
The community sits inside the Orange Tree planned unit development. The Collier County Water-Sewer District’s own bond official statement, with its consulting engineering and bond feasibility report, states that the former Orange Tree utility service area “includes Orange Tree PUD, Twin Eagles PUD, Orange Blossom Ranch PUD, and three Collier County School Board facilities, Corkscrew Elementary, Corkscrew Middle, and Palmetto Ridge High School.” The same report’s potable water demand projections name this community by phase among the northeast developments the district plans to serve. The county acquired the system by Resolution 2017-14, effective 1 March 2017.
One honest caution. That evidence is at the planned-unit-development level and the demand-projection level, which is strong. A per-parcel confirmation that every individual home is a metered county account was not retrieved for this page. So the claim here is about the service area, not a per-home account statement, and a buyer should still confirm the account at closing as they would anywhere.
Wastewater from this community goes to the Orange Tree sub-regional treatment plant on Oil Well Road, and the county’s own adopted 2025 inventory report is candid about where that plant stands.
The plant’s permitted capacity is 0.75 million gallons per day, and the county’s own table shows it running at 100 percent of that permitted capacity since fiscal 2024, with flow already being diverted by force main to the county’s North service area. The county’s adopted plan is to transition the whole service area to a new 6 million gallon per day Northeast County Water Reclamation Facility, projected online around fiscal 2031, and then to vacate the Orange Tree site within a year of that facility being completed, tested and transitioned.
That is a documented, adopted, funded county programme with a diversion already in operation, not a risk anyone is guessing at. It is stated here because a buyer who reads “100 percent of permitted capacity” for the first time from a neighbour, rather than from their agent, will assume the worst. The county’s five-year adopted capital programme carries $1,094,634,700 for wastewater collection and treatment and $810,760,000 for potable water system projects, which is the scale of the money behind the transition.
Solid waste collection is by Waste Management under the county’s collection district. The association’s published rules set the schedule and the standards: trash on Tuesdays and Fridays, recycling and bulk collection on Tuesday. Containers must be rigid plastic, 20 to 32 gallons, with secure lids, out no more than 12 hours before pickup and back in no more than 12 hours after, and stored out of view or screened. Those rules are from the association’s Rules and Restrictions, revised 27 February 2020.
Irrigation is covered inside the association’s assessment, and the community irrigates with effluent under a recorded arrangement with a third-party provider. The rate and the billing mechanism are not published by the association, and no figure is invented here.
Cable television. The Orangetree master declaration, the document above this community’s own, provides that the Orangetree association has entered into an agreement to supply residential dwelling owners with cable television services. The obligation exists on the record. The rate is not published and the agreement itself was not read for this page.
Internet service providers. Information not available at time of publishing.
Electric utility. Information not available at time of publishing.
Home alarm monitoring is the unusual one. ADT landline monitoring is included in the association’s assessment, with the homeowner contacting ADT directly to have the system set up. A $10 monthly surcharge applied for a cellular line, paid to ADT rather than to the association, per the association’s Welcome Packet revised 22 March 2019. That is a 2019 figure and it is dated as one. Monitoring bundled inside a single-family association assessment is genuinely unusual for this market, and it is a real differentiator rather than a marketing line.
Visitor and vendor access runs through the association’s gate portal, with owners obtaining credentials from the property manager. Four-hour temporary parking passes are issued for guests and vendors.
Roads. The community’s road and right-of-way parcels are titled to the association on the Collier County tax roll for 2026. Whether a particular connector road belongs to this community’s plats or to the adjoining community’s, and who uses it, is genuinely open on the record read for this page, and no answer is asserted.
Valencia Golf and Country Club’s clubhouse holds a social room, a theater room, a billiard room and a cafe with a kitchen, which is a programmable amenity set. The association publishes no community calendar and no roster of resident clubs on the public side of its website, so any programming lives behind its access-controlled owners portal.
That is the honest answer, and it is short on purpose.
The association’s own website carries three navigation items: Home, Photo Gallery and an Owners Section, and the owners section is access-controlled. Neither the association’s published FAQ nor its published Welcome Packet mentions a single social club, committee, recurring event or community calendar, and both documents are otherwise detailed enough to cover pool pass cards, alarm monitoring surcharges and the association’s cash policy. A document that granular would be likely to mention a social committee if one were being publicised.
So the accurate statement is this: programming information for Valencia Golf and Country Club is not published publicly and lives behind the owners portal. That does not mean nothing happens in a clubhouse with a social room, a theater room and a billiard room. It means no public document supports a description of it, and this page will not invent one. A buyer who wants to know what the social calendar actually looks like should ask the association directly, or ask a resident during a showing, which is a better source than any page.
Clubhouse rental is available to owners under a rental agreement, with a separate alcoholic beverage waiver, per the association’s published documents. The fitness center carries a minimum age of 15, with 15 to 17 year olds requiring supervision and a waiver.
The golf course operator does publish its schedule, and these are verifiable as at 15 September 2026:
Residents are not members of the course and owe it nothing, so these leagues are open to them on the same terms as anyone else, at published public rates.
Venue | Distance | What it is |
|---|---|---|
Collier County Fairgrounds, 751 39th Avenue NE | about 4 road miles | Home of the Collier Fair, with year-round activities and fairgrounds rental |
Big Corkscrew Island Regional Park, 810 39th Avenue NE | about 4 road miles | County regional park with an aquatic complex, six pickleball courts, two tennis courts, basketball courts, softball fields, 16 picnic pavilions and the county’s largest playground |
Corkscrew Swamp Sanctuary | about 10 road miles | A 2.25-mile boardwalk through cypress forest, with trees that have stood there for nearly 600 years. Admission $17 general, $6 for children 6 to 14, free under 6, seasonal hours |
Corkscrew Regional Ecosystem Watershed | east of the community | Over 40 miles of hiking trail across four trail systems |
Admission and facility details above are from the operators’ own published information as at 2026. No fee schedule was read for the watershed trails, so none is stated.
Valencia Golf and Country Club is one of several built-out or building communities inside roughly a mile and a quarter of each other in east Collier, and it is the only one of them wrapped around a golf course. It is also one of the few in that group with no Community Development District.
Data updated: September 2026
Every figure in this table comes from the same record, the Collier County tax roll, 2026 preliminary, dated 29 August 2026, on the same tax year, with the same denominator. That is why the columns can safely be read against each other. No MLS figure appears anywhere in this table.
Community | Distance | Parcels | Single-family | Median year built | Median just value | Homesteaded | Community Development District? |
|---|---|---|---|---|---|---|---|
Valencia Golf and Country Club | subject | 507 | 450 | 2007 | $456,458 | 69.8 percent | No |
Terreno at Valencia Golf and Country Club | adjoining | 724 | 350 and building | 2024 | $569,157 | 57.7 percent | Yes, the Terreno district |
Orange Blossom Ranch | 0.97 mile | 412 | 381 | 2014 | $462,172 | 73.0 percent | Yes, the Orange Blossom Ranch district |
The Ranch at Orange Blossom | 1.24 miles | 1,039 | 1,010 | 2021 | $346,505 | 61.5 percent | Yes, the Orange Blossom Ranch district |
The Groves at Orange Blossom | about 0.9 mile | 564 | 537 | 2024 | $290,941 | 29.4 percent | Yes, the Orange Blossom Ranch district |
Valencia Lakes | 0.68 mile | 484 | 456 | 2005 | $401,529 | 76.5 percent | Not established |
Waterways of Naples | 1.08 miles | 451 | 423 | 2001 | $471,004 | 78.5 percent | Not established |
Orange Tree and Citrus Greens | 0.71 mile | 258 | 254 | 1993 | $388,043 | 82.7 percent | Not established |
Median just value is the county appraiser’s assessed just value, across every single-family parcel in that community. It is not a sale price, it is not a list price and it is not an MLS median. It answers the question “what does the county say these houses are worth,” which is a different question from “what are they trading for,” and mixing the two is how comparison tables go wrong.
For the record that answers the second question, and for Valencia Golf and Country Club only: the Southwest Florida MLS shows 21 distinct closed transactions in the trailing twelve months to 15 September 2026, at a median sold price of $575,000, computed on living area rather than on area under roof. That figure belongs to a different record with a different denominator and is deliberately kept out of the county-roll table above.
Community | Association structure | Amenity package | Golf |
|---|---|---|---|
Valencia Golf and Country Club | One homeowners association, no sub-associations, plus a shared recreation association with the adjoining community | One 2008 clubhouse with a fitness center, social room, theater room, billiard room, cafe and pool. No tennis, pickleball, bocce, basketball, playground or dog park inside the gates | Wrapped around an 18-hole public golf course in private ownership. No membership required, no golf assessment, and public green fees |
Terreno at Valencia Golf and Country Club | Its own recorded declaration, its own homeowners association and its own assessment, plus its own Community Development District | Its own clubhouse, resort pool, two tennis courts and eight pickleball courts | No golf course |
Orange Blossom Ranch | Its own homeowners association, inside a Community Development District | Amenity package not detailed in the records read for this page | No golf course |
The Ranch at Orange Blossom | Its own homeowners association, inside the same Community Development District | Its own amenity center | No golf course |
Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956. The plat name is the only thing that ties them, and a plat name is not membership. Terreno is about 685 homes at build-out, built by DiVosta, and it has its own page.
Every community in this table is a legitimate purchase and several of them are newer than this one. The table is here to show what is structurally different, not to rank them. If you are weighing two of them against each other with real listings in hand, that is the conversation to have before you write, not after. Call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
Valencia Golf and Country Club trades distance for space, price and a gate. A buyer gets golf frontage with no golf obligation, no Community Development District, Zone X on every home street and three assigned schools within 3.6 road miles. The same buyer gets 23 miles to downtown Naples and a two-lane road at capacity out front.
This section is written straight, because it is the section that earns a reader’s trust for everything above it. Every line below is proved elsewhere on this page from a primary source.
A cons list that is actually candid is the most useful thing on a community page, and it is the reason the rest of the page can be believed. Nothing in the second column is a reason not to buy here. Several of those lines are exactly why the price per square foot works. What matters is that a buyer weighs them before closing rather than discovering them afterwards, and that a seller knows which of them a well-prepared buyer will raise.
If you are buying here, the four lines to work hardest are the current assessment figure from the estoppel certificate, the roof age and condition on any 2005 to 2007 home, the healthcare distance against your own household’s actual use, and the Randall Boulevard funding position. Call Marc at (239) 287-5873 or start at mcgreevyandcomisar.com/buying.
If you are selling here, 13.1 months of supply means the first three weeks of pricing decide the outcome, and the median days on market of 53 across the last twelve months belongs to homes that were priced into the market rather than above it. For a valuation built on this community’s own record rather than a countywide algorithm, go to mcgreevyandcomisar.com/home-valuation or call (239) 898-6072.
McGreevy and Comisar is part of Domain Realty Group, a group of approximately 40 agent-partners inside the Domain Realty brokerage, and this page was built from the county’s own roll, the district’s own boundary engine, the state’s own licence and grade files, and the association’s own published documents.
If you’re searching for the best Valencia Golf and Country Club listing agent, or thinking, ‘I need to sell my house in Valencia Golf and Country Club,’ the September 2026 record gives you one honest answer: Valencia Golf and Country Club is a buyer’s market at 13.1 months of supply, and pricing discipline, not the market, decides what you net.
Data updated: September 2026
That is the whole of it, and everything below is the evidence. To write it, we tracked every closed sale and every active listing inside this community for the twelve months to 15 September 2026, and we separated the two market records rather than blending them. Twenty-three homes are listed inside the gates right now. Twenty-one closed in the twelve months to 15 September 2026, which is 1.75 sales a month. Twenty-three divided by 1.75 is 13.1 months of supply, against the conventional six-month line that separates a balanced market from a buyer’s market. A seller who is told that plainly, and then prices into it, sells. A seller who is told the market is fine, and lists on a hope, joins the 83-day median on the active board and then reduces anyway.
Everything on the page above this section exists to prove one thing: that McGreevy and Comisar know Valencia Golf and Country Club at the level of the recorded plat, the association’s own forms, the FEMA panel number and the county tax roll. Research is not the product. The listing outcome is the product. The research is how you know the listing outcome was arrived at honestly.
McGreevy and Comisar are the brand, Domain Realty Group is the team, and Domain Realty is the brokerage. Roughly 40 agent-partners share a single research and marketing operation behind every listing, which is why a community page like this one exists at all. The record:
Across that history the Domain Realty Group team has closed more than 4,000 transactions in Southwest Florida. None of which, on its own, sells a house on Par Drive. What sells a house on Par Drive is knowing that the association wants the purchase application at least 20 days before closing, that the estoppel is the only route to the current assessment figure, that the roof has to be barrel tile, and that a buyer who wants to put the house on a short-term rental platform is not a buyer at all here. That is the part of this section you should read twice.
These are the figures a seller is actually pricing against, and each one is labelled with the record it comes from and the denominator it is computed over. All of them are from the Southwest Florida MLS, trailing twelve months to 15 September 2026, over 21 distinct closed transactions.
Measure | Twelve months to 15 September 2026 | Denominator |
|---|---|---|
Closed transactions | 21 | Southwest Florida MLS, Valencia Golf and Country Club |
Median sold price | $575,000 | 21 sales |
Mean sold price | $569,984 | 21 sales |
Sold price range | $349,000 to $785,000 | 21 sales |
Median price per square foot | $215.91 | living area, 21 sales |
Median living area, closed | 2,448 sq ft | 21 sales |
Closed living area range | 1,848 to 4,144 sq ft | 21 sales |
Median days on market | 53 | 19 of 21 rows; two sold-data-entry rows never carried a market days-on-market figure |
Median sold-to-list | 99.39 percent | 21 sales |
Mean sold-to-list | 99.34 percent | 21 sales |
Two notes a careful seller should have, because they change how the numbers read. First, the count is 21 distinct transactions, not 22 listings. One sale on Jacklin Court was entered into the MLS twice, at the same address, the same price and the same date, with two different living-area figures, and the Collier County recorded deed shows one transfer. On a community this size one duplicate moves the median, so the duplicate was dropped and every figure above is computed over 21. Second, one of the two sales that closed above its asking price was a builder listing, where the list price is a base price and the sold price carries structural options chosen by the buyer. That is a pricing mechanism, not competitive bidding, and it should never be read as one.
Against that, the active board as at 15 September 2026, from the same record: 23 active listings, median list price $649,000, mean $709,874, range $469,900 to $1,970,000, median living area 2,598 sq ft, median $234.14 per square foot of living area, median 83 days on market.
Put in scope: 5.1 percent of the community’s 450 single-family homes are listed right now, and 4.7 percent of those 450 homes changed hands in the last twelve months.
Twenty-three active listings against 1.75 sales a month is 13.1 months of supply. Six months is the conventional line. This is a buyer’s market by any reading, and no amount of framing changes the arithmetic. Here is what it means for a seller in Valencia Golf and Country Club specifically, stated without softening.
Pricing discipline decides the outcome. The median seller here got 99.39 percent of asking, which sounds like a strong market until you put the second number beside it: they took a median 53 days to get it. Ninety-nine percent of the right number is a good sale. Ninety-nine percent of the wrong number is a reduction that took four months to arrive at. The sold-to-list ratio measures how close the final price landed to the last asking price, not to the first one.
The gap between asking and paying is visible in the record. The active board asks a median $649,000. Closed sales delivered a median $575,000. The active board asks a median $234.14 per square foot of living area. Closed sales delivered a median $215.91 per square foot of living area, the same record and the same denominator, twelve months apart in time. The active board carries a median 83 days on market; homes that actually closed carried a median 53 days. Listings that open above where the market has been clearing are the listings accumulating days, and they are doing it in public, where every buyer’s agent can see the price-change history.
The supply is real, and some of it is new. Lennar is still selling four plans inside these gates from a Welcome Home Center at 1809 Lema Court, at a published community price range of $463,999 to $679,783 as read on 15 September 2026, with plans from 2,032 to 2,444 square feet of living area. You are not only competing with the other resales on your street. You are competing with a builder who can move an incentive instead of a price, and with 42 vacant residential parcels still available to build on inside the community. The right comparison is your home against the builder’s delivered price with options, not against the builder’s base price.
What this market does not mean. It does not mean prices are falling, and this page does not forecast prices in either direction. It means inventory is ahead of absorption, buyers have choice, and the seller who is priced correctly on day one and prepared correctly on day one takes the buyer who is ready. In a 13-month market the first three weeks of showing traffic are the market’s verdict, and the sellers who act on that verdict quickly are the ones who close near list.
A seller who is told the truth about a 13-month market and then sells is a client for life. That is the entire basis on which we take a listing here.
What Is Your Valencia Golf and Country Club Home Worth? Get a Free Valuation in 60 Seconds.
Or skip the form. (239) 898-6072, text or call. Confidential conversations welcome. No listing presentation, no pressure, and no obligation to sell this year or at all. Plenty of the conversations we have on Par Drive and Birdie Drive end with “not yet,” and that is a perfectly good outcome.
A dedicated seller page for this community is in preparation and will carry the net sheet worksheet, the pre-listing document checklist and the association’s own transfer forms in one place. Until it publishes, the valuation tool and the phone number above are the fastest routes.
This is the part no competing page covers, and each item below is a place a sale in this community actually goes wrong. An agent who does not know these either discovers them at the closing table or discovers them in a contract that falls apart.
1. The $100 application fee and the $1,000 refundable lease deposit, and which one applies to you. Your buyer must submit a purchase application to Valencia Golf and Country Club Homeowners Association, Inc. with a $100 processing fee, and a $50 convenience fee applies if it is submitted late. The association’s instruction sheet requires the application at least 20 days before closing. The $1,000 refundable security deposit is a leasing instrument, not a sale instrument: it is per lease and it is paid by the homeowner, not by the tenant, and it matters at a sale only if you are selling a home with a tenant in place or the buyer intends to lease it out. Confusing the two is common, and it puts a number in a contract that does not belong there. Both figures are from the association’s own Purchase and Lease Application, revised 22 February 2019. Build the 20 days into the timeline before you agree to a closing date, not after.
2. The estoppel, and why it matters more here than almost anywhere. Florida requires the association to issue an estoppel certificate stating what is owed on the property at closing. The fee for it is capped by Florida Statute 720.30851, and the association does not publish its own charge, so the amount is unknown until it is quoted. The association’s published paperwork routes estoppel orders through a third-party document vendor and that routing changed at least once between 2018 and 2019. Order it early. And there is a second reason to order it early that is unique to this community: the association does not publish its current budget on the public side of its website. The last monthly assessment the association itself published was $316.00 per month, in its 2019 Welcome Packet, and it published $264.00 per month for 2018. No figure for 2020 through 2026 is available from the association. That makes the estoppel certificate the only authoritative route to the current assessment figure, which is a number your buyer’s lender, your buyer’s insurance agent and your buyer’s own arithmetic all depend on.
3. There are two sets of association documents, not one. An owner in Valencia Golf and Country Club is subject to the Valencia declaration, recorded 27 September 2004 as instrument 3481135 at Official Records Book 3649, Page 3385, and amended since, and to an older Orangetree master declaration, with Orangetree Homeowners’ Association, Inc. as the master association above it. That two-tier structure is why your buyer’s due diligence period touches two document sets and two entities, and it is why a document request that names only the Valencia association comes back incomplete. Most pages covering this community miss the second tier entirely. A buyer’s attorney will not.
4. The golf course is privately owned and carries no resident obligation, and sellers routinely mis-state this on disclosure. The playing course, 61.96 of the 62.92 golf-classified acres, is held by a private land trust under a land trust agreement dated 27 January 1986, currently certified by a Trust Certificate recorded 4 June 2026. The trust predates the first home by eighteen years. The association does not own it, does not lease it and does not subsidise it. The declaration recorded in 2004 says so in its own capital letters, at Section 8: “THE OWNERSHIP OF A LOT OR LIVING UNIT AND ITS APPURTENANT MEMBERSHIP IN THE COMMUNITY ASSOCIATION, DOES NOT CONFER ANY OWNERSHIP INTEREST IN, OR RIGHT TO USE, THE GOLF COURSE, OR ANY OF THE RELATED FACILITIES,” and the association’s governing documents have been amended since. There is no bundled golf, no mandatory membership and no golf assessment here. A seller who writes “golf included” or “membership conveys” on a listing sheet or a disclosure has made a material misstatement about the single most consequential structural fact in the community. Written correctly, it is the strongest line in your marketing: a buyer gets a home on a golf course, pays nothing toward it, and can play it for $30 as published by the operator on 15 September 2026.
5. Barrel tile roofs only, and no fences. The association’s Rules and Restrictions and Architectural Review Committee Guidelines, revised 27 February 2020, approve clay or cement barrel tile and clay or cement flat tile only, and expressly do not approve asphalt shingles, rolled roofing, aluminium shingles, tin roofing, wood shingles or shakes, or metal barrel tiles. Fences and walls are prohibited. Pool enclosures are capped at five feet, wood decks are prohibited, and storage sheds, tents, tree houses and trampolines are prohibited. There are twenty approved exterior paint schemes, architectural approvals expire after 180 days, and pools, patios, screened lanais and tile roof replacements require a $2,000 refundable architectural deposit. These rules shape what a buyer can and cannot change after closing, and a buyer who plans to fence a yard for a dog needs to know before the inspection period ends, not after. They also shape your own pre-listing decisions: a roof replacement here is a tile roof replacement, at tile prices, with an architectural submission attached.
6. Six-month minimum lease, subleasing prohibited, and the buyer pool that removes. The same 2020 rules set a six-month minimum lease term with no month-to-month leases, and sub-leasing and room rentals are prohibited outright. Every occupant 18 or older must apply, the lease application is due at least 20 days before the lease start, and any guest occupying 30 days or more must complete an occupancy application approved by the board. The practical consequence for a seller is blunt: the short-term-rental investor is not in your buyer pool. Nobody is buying this home to put it on a nightly or weekly platform, because the recorded rules foreclose it. That narrows the pool, and it is better to know it on day one and market to the buyers who are actually there, primary-residence and seasonal-residence purchasers, than to spend forty days courting a buyer profile the documents exclude. It is also why 69.8 percent of these 450 homes carry a homestead exemption on the Collier County tax roll, 2026 preliminary.
And one more that is not a deal-killer but is a tool most agents leave on the table. The association’s rules permit no signs other than security alarm company signs. A standard for-sale sign in the yard is not permitted. But a separate published Open House rules sheet from the same association permits a professionally made open house sign of standard size in front of the home while an open house is actually running. Knowing the difference is the line between breaking the rule and using the only signage the community allows. Showings and open houses also have to be registered through the association’s visitor portal, and the guardhouse is staffed 6 a.m. to 10 p.m., seven days, which is a scheduling fact that decides whether your 7 p.m. showing gets through the gate.
Valencia Golf and Country Club is carrying 13.1 months of supply as at 15 September 2026, computed from 23 active listings against 1.75 sales per month over the trailing twelve months in the Southwest Florida MLS. That is a buyer’s market against the conventional six-month balance line. This page does not forecast prices in either direction. What the record supports is this: homes that were priced correctly still sold, at a median 99.39 percent of asking across 21 transactions, in a median 53 days. Timing the market is a guess. Pricing into the market is a decision you control.
Plan on the median and add the association. Homes that closed in Valencia Golf and Country Club over the twelve months to 15 September 2026 carried a median 53 days on market, measured across 19 of the 21 transactions that recorded a market days-on-market figure. On top of that, the association requires the buyer’s purchase application at least 20 days before closing, and the estoppel certificate has to be ordered and returned. A realistic contract-to-close timeline in this community starts at 45 days and is comfortable at 60. The active board’s median of 83 days is what happens when a listing opens above the market.
No standard for sale sign, yes to an open house sign while the open house is running. The association’s Rules and Restrictions, revised 27 February 2020, permit no signs other than security alarm company signs. A separate published Open House rules sheet permits a professionally made open house sign of standard size in front of the home during the open house itself. That is the only yard signage this community allows, which means a listing here has to win on syndication, photography, showing logistics and the buyer’s agent network rather than on drive-by traffic. It is a genuine reason the marketing plan for this community looks different from the one two miles away.
Your buyer submits a purchase application to Valencia Golf and Country Club Homeowners Association, Inc. with a $100 processing fee, at least 20 days before closing, per the association’s own instruction sheet. A $50 convenience fee applies to a late submission. This is a real gate on your closing date, not a formality, and the twenty days runs backward from closing, not forward from contract. Get the application into your buyer’s hands with the contract, not after the inspection period.
Florida’s disclosure standard requires a seller to disclose facts materially affecting the value of the property that are not readily observable. The ownership structure of the golf course inside these gates is exactly that kind of fact, and it is one buyers routinely assume wrongly. The playing course is held by a private land trust, the association does not own it, and no resident owes anything toward it. Treat it as a disclosure item and hand the buyer the structure in writing. Done that way it works in your favour: no bundled golf, no mandatory membership and no golf assessment removes the most common buyer objection in golf-community Naples before it is raised. This page does not give legal advice, and your disclosure form is a conversation for your closing attorney or title agent.
Both routes are legitimate and the right one depends on your cash position and your timeline. 305 of the 450 homes in Valencia Golf and Country Club, 67.8 percent, were built between 2005 and 2007, per the Collier County tax roll, 2026 preliminary, with a median year built of 2007. That cohort is at the age where Florida carriers get particular about roof age, and your buyer’s insurance quote is the thing most likely to reprice or kill the contract. Replacing beforehand removes the objection and resets the insurance conversation, at tile roof cost, with an architectural submission and a $2,000 refundable deposit attached. Crediting keeps your cash but hands the buyer a number to negotiate against, and that number tends to grow. This page publishes no cost figure and no return-on-investment percentage, because no sourced figure for this community exists. The middle path that costs least and helps most is a wind mitigation report and documented roof condition in hand before the first showing.
McGreevy and Comisar are the Naples real estate team behind this Valencia Golf and Country Club guide, working the community as part of Domain Realty Group, whose roughly 40 agent-partners share one research and marketing operation. Every figure on this page is sourced, dated and checkable against a public record.
That last sentence is the whole pitch. A seller in Valencia Golf and Country Club is choosing between agents who can all print a market report. What separates the choice is whether the agent knows that the golf course is held by a private land trust and not by the association, that there is no Community Development District here while three communities inside a mile and a quarter have one, that the buyer’s association application has to be in at least 20 days before closing, and that the association’s own Open House rules sheet permits a professionally made open house sign in front of the home while an open house is running even though the general rules prohibit all other signage. Those four facts change how a listing is priced, marketed and closed inside these gates. All four are on this page, with the document behind each one named.
If you are thinking about selling here, start with a real valuation built on the two market records this page separates rather than blends. Request one at mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072.
Jesse McGreevy has been in the real estate business since October 2004 and launched the team in October 2008. He has lived in Estero since 2003 and bought his first home there in January 2004, which means he has watched the Immokalee Road and Randall Boulevard corridor change from the inside for more than two decades rather than reading about it. He is a licensed Florida REALTOR and a Sales Associate with Domain Realty.
Marc Comisar is a Broker Associate with Domain Realty and the second half of the McGreevy and Comisar partnership. Buyers working Valencia Golf and Country Club and the wider north Naples and east Collier market should call Marc directly at (239) 287-5873, or start at mcgreevyandcomisar.com/buying.
Top 1% Real Estate Agents Nationally Since 2008. That is the line the rest of this record hangs on, and it is the one credential a seller in Valencia Golf and Country Club can check independently.
Across that run the team has closed more than 4,000 transactions, and we tracked 21 closed sales and 23 active listings inside this community’s gates for the twelve months to 15 September 2026 in order to write the market sections above. Top 1% Real Estate Agents Nationally Since 2008, and the reason that matters on a page like this one is that the discipline behind a national ranking is the same discipline that produces a measured 23-mile drive time instead of the phrase “minutes from Naples.” More about how the team is built is on our about page. Domain Realty Group is not a conventional brokerage team. It is a group of roughly 40 agent-partners who hold a stake in the business rather than a desk in it, and who share one research desk, one marketing operation and one standard for what gets published. A page like this one is what that structure is for: no single agent builds a 136-source community file alone.
This is the part of the page written in our own voice rather than out of a document, and we keep it to what the record and our own work in this community actually support.
The first thing we see is that Valencia Golf and Country Club is two communities stacked on one plat. The Collier County tax roll for 2026 shows 305 of the 450 homes, 67.8 percent, completed between 2005 and 2007, then zero homes in 2013 through 2015 and zero again in 2018 through 2020, then 69 homes between 2021 and 2023. A buyer walking these eight streets is looking at housing stock two decades apart in age, with two very different roof conversations attached, and a pricing exercise that has to respect that rather than average it.
The second thing we see is a misconception we have to correct in almost every conversation about this community. Buyers assume a gated Naples community with a golf course in the middle means bundled golf and a mandatory club bill. Here it means the opposite. The course is public, it is held by a private land trust that has owned the land since 1986, and the recorded declaration says in capital letters that owning a home here confers no ownership interest in and no right to use the golf course. Residents owe the course nothing and can play it for $30. That is a genuinely unusual structure in this market, and in our experience it is the single strongest thing a seller here has to say, once someone actually explains it.
The third thing we see is the market as it is rather than as a seller would like it. Southwest Florida MLS shows 23 active listings against 1.75 sales a month for the twelve months to 15 September 2026, which is 13.1 months of supply against a six-month balance line. That is a buyer’s market, and a listing here that is priced against 2022 is going to sit. Homes that did sell went at a median 99.39 percent of list in a median 53 days across 21 sales, which tells you the pricing decision at listing is doing most of the work.
The fourth thing we see is Randall Boulevard. The adopted 2025 Collier County Annual Update and Inventory Report carries the stretch in front of this community at 1,157 against a 900 service volume, a volume-to-capacity ratio of 128.6 percent and a level of service F on two undivided lanes, and the $17,522,000 of funded four-laning programmed for fiscal 2027 stops at 8th Street NE, west of this community’s boundary. We publish that because a buyer will discover it in February anyway, and a page that already told them is the page they trust on everything else.
Jesse McGreevy is a top-reviewed Valencia Golf and Country Club realtor, and Marc Comisar is a top-reviewed Valencia Golf and Country Club realtor alongside him. Every review below is a genuine, verified Google review of this team, quoted in the client’s own words, and you can read them at our Google reviews. We publish no star average and no review count on this page, because an aggregate number is not evidence and a client’s own sentence is.
★★★★★ “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
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
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). Brokerage: Domain Realty · www.domainrealtygroup.com
Valencia Golf and Country Club buyers ask the same fifty questions, and most of them have never been answered from a primary source. The answers below come from the recorded declaration, the Collier County tax roll for 2026, FEMA, the school district’s own boundary engine and the association’s own published documents.
Ten of the questions below are marked as answers nobody else publishes. Those are written long on purpose.
Public. It is a daily-fee course anyone can book, and the recorded Declaration of Covenants, Conditions and Restrictions for this community says so in its own definitions: Article I defines the Golf Course Property as land “separately owned and operated as a golf course currently open to the public.” That declaration was recorded on 27 September 2004 as instrument 3481135, Official Records Book 3649, Page 3385, and the association’s governing documents have been amended since. The operator publishes an optional, non-equity membership, so the course is sometimes described as semi-private, but public access is the governing condition and no membership is needed to play.
A private land trust owns it, not the community and not the homeowners association. This is the question no visible source answers for this community, so here is the full chain.
The Collier County tax roll for 2026 carries four golf-classified parcels inside the Valencia plats totalling 62.92 acres. Of those, 61.96 acres in three parcels, which is the entire playing course, are held by a private Florida land trust under a land trust agreement dated 27 January 1986, recorded at Official Records Book 1347, Page 2331 and amended in 1996 at Official Records Book 2250, Page 1827. The current trustee of record is Roberto Bollt, certified by a Trust Certificate recorded on 4 June 2026 as instrument 6833764, Official Records Book 6595, Page 675, whose schedule covers all four golf-classified parcels among 22 parcels in total.
A Florida land trust vests both legal and equitable title in the trustee and does not disclose the beneficial owners of record, so the honest statement is that the trust owns the course and the trustee holds title for it. It is not accurate to describe the course as one person’s personal holding, and no public record identifies the beneficiaries.
The remaining 0.96 acres of that 62.92 is not golf course at all. It is the association’s own clubhouse and pool parcel at 1711 Double Eagle Trail, built in 2008, which the county codes as golf only because it sits inside the Clubhouse plat. So the correct sentence is that the association owns a clubhouse parcel inside a golf-coded plat, and owns no part of the playing course.
The chronology is what makes this structure make sense. The trust agreement dates to 1986. The course opened in 1997. The ground was first platted as VALENCIA PHASE ONE in September 1997 by the same trust, and the current Phase 1 plat was recorded on 5 September 2003 as instrument 3253475. D.R. Horton, Inc. did not buy the Phase 1 lots until 6 August 2004, under instruments 3454263 and 3454264, and the first 14 homes were completed in 2004. A 2006 recorded Agreement Regarding Use of Drainage Easement, instrument 3786271 at Official Records Book 3983, Page 1703, states in its own recital C that the trustee owns the golf tract. The trust predates the first home here by eighteen years. The residents never held this course, so there was no turnover failure, no bankruptcy sale and no amenity taken away from an association. That is a materially different situation from the Florida golf communities where an association lost a course it once owned.
No. There is no mandatory membership, no bundled golf and no golf assessment of any kind. The declaration recorded in 2004 provides, in Section 8 and in capital letters, that “THE OWNERSHIP OF A LOT OR LIVING UNIT AND ITS APPURTENANT MEMBERSHIP IN THE COMMUNITY ASSOCIATION, DOES NOT CONFER ANY OWNERSHIP INTEREST IN, OR RIGHT TO USE, THE GOLF COURSE, OR ANY OF THE RELATED FACILITIES,” and the association’s governing documents have been amended since. A read of all 76 pages of that declaration returns zero occurrences of “golf assessment,” “golf fee,” “golf dues” or “golf membership.”
Neither, strictly. Bundled golf means a mandatory club membership attached to the deed and billed through the association. Pay as you play usually means a mandatory club membership with per-round charges. At Valencia Golf and Country Club there is no golf obligation at all: the course belongs to a third party, the association collects nothing for it, and a resident who never sets foot on it pays exactly the same assessment as a resident who plays daily. If you have seen this community described as bundled golf anywhere, including on an older page of ours, that description is wrong and the recorded declaration is what corrects it.
Three structures, and they matter to the tax and fee stack. Bundled golf attaches a mandatory club membership to home ownership, usually billed through the association, so every owner pays whether or not they play. Equity golf means members collectively own the club, usually through a substantial refundable or transferable initiation contribution, and members carry the club’s operating and capital burden. Optional non-equity golf means the club is owned by someone else and membership is a product you may buy. Valencia Golf and Country Club is the third case, and an unusually clean version of it: the course is not just non-equity, it is not the community’s asset at all and is open to the public.
The operator published membership as a range on 15 September 2026, from a few hundred dollars for a summer single membership to $3,500 plus a $500 initiation fee for a full individual year. Confirm current rates with the operator before relying on them. Two things worth knowing: no resident membership category is published, so living inside the gates buys no membership discount that we can source; and against a $30 green fee the membership is a convenience product rather than a condition of living here.
No, and the association itself is the source. This is one of the most contradicted questions about this community anywhere online, with four incompatible characterisations in circulation: that the community offers both golf and social memberships, that membership is optional, that the club is a hybrid private and semi-private operation, and that the community is golf course living without a mandatory golf membership. Only the last two are close.
The association’s own published FAQ asks whether residents receive discounts at the golf course and answers, verbatim: “No, they are separate businesses.” That is the association speaking about itself, and it is consistent with everything else in the record. The recorded declaration’s Section 7 provides in capitals that “THE GOLF COURSE PROPERTY IS SEPARATE AND APART FROM THE RESIDENTIAL DEVELOPMENT AND USES WITHIN THE PROPERTY AND OWNERSHIP AND/OR RESIDENCY WITHIN THE PROPERTY DOES NOT GRANT OR CONVEY UPON THOSE OWNERS OR OCCUPANTS WITHIN THE PROPERTY ANY SPECIAL PRIVILEGES OR USE RIGHTS IN THE GOLF COURSE,” and the association’s governing documents have been amended since.
What a resident does get is the same $30 green fee anyone else gets, published by the operator on 15 September 2026 for morning, afternoon and twilight play, with $60 couples twilight, juniors 15 and under free with a paid adult, a 10 percent military discount at check-in, a 10 percent Florida resident discount on Saturdays and Sundays before noon with Florida identification, and club rentals at $50 per set. The operator also runs a rewards card returning 10 percent on green fees and merchandise, which is open to anyone.
And what a resident also gets, which is the honest other half, is written into the deed. Section 31 of the recorded declaration deems every owner, by accepting a deed, to accept seven enumerated conditions of living beside a golf course: maintenance from sunrise to sunset, heavy fertilisation in certain periods, chemicals and pesticides, irrigation with reclaimed water, errant golf balls entering the owner’s airspace and striking people or property, roughs maintained solely at the course owner’s discretion, and noise caused by golfers. There is also a view covenant working the other way: no wall, fence or hedge may be approved that materially interferes with the water view or golf course view of any lot. Both provisions come from the declaration recorded in 2004, and the association’s governing documents have been amended since.
Anyone can book. Green fees published by the operator on 15 September 2026 are $30 morning, $30 afternoon and $30 twilight, with $60 for couples twilight, juniors 15 and under free with a paid adult, 10 percent off for military at check-in, and 10 percent off for Florida residents on Saturdays and Sundays before noon with Florida identification. Club rentals are $50 per set. Range buckets are $8, $15 and $20. Private lessons are $80 for one hour, $210 for three and $360 for five, and Get Golf Ready, a four-week beginner class capped at ten people with clubs provided, is $120. Confirm current rates with the operator.
This is the question a buyer here should ask, and the honest answer has two parts.
Part one, what the record shows. The playing course, 61.96 of the 62.92 golf-classified acres inside these plats, is owned by a private land trust under a 1986 trust agreement, certified by a Trust Certificate recorded 4 June 2026 as instrument 6833764, Official Records Book 6595, Page 675. The homeowners association owns none of it. The association has no lease of it, no option on it, no right of first refusal in the record reached, and no financial interest in it. The recorded declaration goes further in the course owner’s favour: no amendment to the declaration may impair the rights of the golf course owner without the prior written consent of the golf course owner, which may be withheld at its sole and absolute discretion. So the separation between the community and the course cannot be voted away by the membership.
Part two, and this is where most pages would insert a reassurance we are not going to give you. We searched the 76-page recorded declaration in full, the recorded plat chain, the county zoning and Planned Unit Development record for the Orange Tree PUD, and the association’s own published document library. No recorded instrument obliging the land to remain in golf use was found. We are not telling you one exists, and we are not telling you one does not exist somewhere we did not reach. What we can tell you precisely is what was searched and what it returned, which is more than any other source for this community currently offers.
What that means in practice. The land is privately held, it is inside a Planned Unit Development governed by Collier County Ordinance 12-09 as amended, and any change of use would run through the county’s own public land use process, which is a public record with notice requirements. A buyer who wants certainty beyond that should have a Florida real estate attorney run a title and use-restriction search on the specific golf parcels before closing. We will not forecast a value effect from a hypothetical closure, because no figure in this build supports one, and an invented number here would be worse than silence.
No to all three. The association pays nothing toward the course and holds no interest in it. There is, however, a related fact worth knowing that runs the other direction: the association does not own its own clubhouse parking lot, guardhouse or entry gates. It leases them from the Orangetree Land Trust under two 55-year leases entered in April 2026, with memoranda recorded as instruments 6829899 at Official Records Book 6591, Page 2989 and 6829900 at Official Records Book 6591, Page 2994, replacing a 2008 lease terminated the same month under instrument 6831758. No rent figure is recorded and none should be assumed.
Par 72 and 7,077 yards from the Green tees, course rating 74.1 and slope 128, confirmed identically by the operator’s own scorecard and the Florida State Golf Association’s club record across all seven tee positions. Full tee table: Green 7,077, Blue 6,658, White 6,167, Gold 5,468, Red 4,786. Gordon G. Lewis designed the original course, which opened in 1997, and Drew Rogers redesigned the layout in the renovation completed in November 2018, when fairways went to Celebration Bermuda and greens to TifEagle. Practice is a 30-station all-grass driving range with targets from 100 to 270 yards, a 5,000 square foot putting green and a 5,550 square foot chipping green. Dress code is collared shirts for men, and the operator states that denim clothing is not allowed. Pace of play target is four hours. The course appears in Golf Digest’s published guide “The best courses you can play in Naples,” dated 6 December 2022, which is an inclusion in a guide rather than a ranking.
Here is the honest answer, and it is the only honest one in circulation. Three incompatible figures for this community’s monthly assessment are published publicly, of different vintages and different scopes, with no reconciliation anywhere, and at least one of them belongs to a different community entirely.
The last monthly assessment the association published was $316.00 per month, in its 2019 Welcome Packet. It published $264.00 per month for 2018. The association does not publish its current budget on the public side of its website, so no figure for 2020 through 2026 is available from the association, and any current figure a buyer is quoted should come from the estoppel certificate at closing.
That is the whole of what the association itself has put in public. We will not project 2026 from the 2018-to-2019 step, we will not present that step as a trend, and we will not round a number of our own invention into the gap. The association’s owners section is access-controlled, which is why the budget is not reachable, and saying so plainly is more useful to a buyer than a confident wrong number.
Where the real number comes from. Under Florida Statute 720.30851 the association must issue an estoppel certificate on request, its fee for doing so is capped by that statute, and the certificate states the actual assessment, the payment schedule and any amount owing on the specific parcel. The estoppel is the document that answers this question for your address, and it is worth ordering early rather than late. Ask your agent to order it as soon as you are under contract; the association’s own paperwork routes estoppel orders through a third-party document vendor and that routing has changed at least once.
What is not in doubt is the structure around the number. There is one master association assessment and nothing else that is mandatory: no Community Development District assessment, no golf obligation of any kind, and no capital contribution, transfer fee or resale capital fund in the association’s published closing package. The fees a buyer pays are a $100 application processing fee and, if the application is late, a $50 convenience fee.
From the association’s own published FAQ, the assessment covers irrigation, landscaping, clubhouse maintenance, turf pest control, ADT home alarm monitoring, access control at the guardhouse, and the clubhouse amenity set of fitness center, billiard room, theater room, social room, cafe, kitchen and pool. Landscaping means mowing, weeding, shrub trimming and trees 12 feet and under. It expressly does not cover plant replacement, roof cleaning and repair, water and sewer, cable, or golf of any kind. Dead trees and plants are the homeowner’s to remove and replace. A $10 per month surcharge applied to the ADT cellular line option in the 2019 document, paid to ADT and not to the association; that is a 2019 figure.
No. Valencia Golf and Country Club has no Community Development District. Terreno, next door, does. This is worth spelling out, because the way most people check is a method that does not work here.
The affirmative evidence. Collier County’s own Community Development District boundary layer returns no district at any of the eight Valencia streets and no district at the golf parcel, while returning the district named Terreno over the Terreno streets. The county’s list of 33 districts countywide contains no Valencia district of any kind. And no CDD, bond or special assessment district appeared in the Planned Unit Development record, the plat record or the association record for this community.
The method that does not work, and why we are telling you. You cannot prove a CDD’s absence from a millage table. All 800 single-family parcels across both communities, this community’s 450 and Terreno’s 350 built to date, sit in the same millage area, and Terreno is definitively inside a district. A millage area that demonstrably contains district parcels proves nothing by its silence, because Community Development District assessments are non-ad-valorem and never appear in a millage table at all. They appear in the non-ad-valorem section of the tax bill, which is a different part of the same document, and the Terreno district says exactly that about its own assessments.
The buyer consequence, which is the part that matters. A Valencia buyer and a Terreno buyer face different tax bills, and the difference is invisible if you compare millage rates. If you are cross-shopping the two, ask for a full tax bill for each specific parcel, including the non-ad-valorem section, rather than a millage comparison. The neighbouring district over the Terreno side was established by Collier County Ordinance 2022-22, adopted 17 June 2022, and its Exhibit A legal description begins at the southeasterly corner of Tract A of the Valencia Golf and Country Club Clubhouse plat, Plat Book 48, Page 82, which is how close the boundary runs. We do not publish a per-unit Terreno assessment amount, because we could not obtain one from the district.
A Community Development District is a local unit of special-purpose government a developer can petition a county to establish, which issues tax-exempt bonds to build the roads, drainage, water and sewer infrastructure and sometimes amenities of a new community, and then repays those bonds through an annual assessment levied on every parcel inside the district. That assessment appears in the non-ad-valorem section of the property tax bill and typically carries a debt component running for decades plus an annual operations and maintenance component. Here it matters because three communities within a mile and a quarter of Valencia Golf and Country Club sit inside a district and this community does not. The neighbouring Orange Blossom Ranch Community Development District, which covers other parcels and not these, reported $9,720,000 of Series 2019 bonds outstanding as at 30 September 2022, maturing to 2049, in its annual financial report to the Florida Auditor General. That debt sits on those parcels, not on these.
The complete ad valorem stack on these parcels for tax year 2026 is 12.1520 mills, from the Collier County tax roll for 2026. It breaks down as County General Fund 3.0107, Unincorporated General MSTD 0.6844, Water Pollution Control 0.0246, Conservation Collier 0.2096, School Board state law 1.8990, School Board local 2.2480, North Collier Fire Control and Rescue District 3.7500, Collier Mosquito Control 0.1331, South Florida Water Management District 0.0948 and Big Cypress Basin 0.0978. On top of that stack sit non-ad-valorem lines for Collier County Water-Sewer District water and sewer, billed direct to the owner, and county solid waste collection. The municipal millage line is 0.0000 and the unincorporated MSTD line is present, which is the roll’s own proof that this community is outside the City of Naples.
The association’s own published closing package lists no capital contribution, no transfer fee and no resale capital fund. The fees a buyer pays are a $100 application processing fee and, if the application is late, a $50 convenience fee. We state it that way, as a statement about the document, rather than as an absolute, because the published package is what we read and it is dated 2019. In a Naples market where four-figure and five-figure capital contributions are ordinary in gated and club communities, the absence of one in the published package here is a real difference at the closing table, and it is worth confirming against the estoppel certificate for your specific parcel.
Yes. The association requires a purchase application submitted at least 20 days before closing, with a $100 processing fee and a $50 convenience fee if the application is late, per the association’s Purchase and Lease Application revised 22 February 2019 and its published closing instruction sheet. Build those 20 days into the contract timeline rather than discovering them at the end. Every occupant 18 or older must apply on a lease application, and any guest occupying 30 days or more must complete an occupancy application approved by the board.
Yes, gated with a manned guardhouse. The guardhouse is staffed 6 a.m. to 10 p.m., seven days a week, stated identically in the association’s 2018 FAQ and its 2019 Welcome Packet. Nothing is published about what governs entry outside those hours, so we do not state or imply either an open gate or a closed one. Visitor and vendor access runs through the association’s gate portal, with credentials issued to owners, and four-hour temporary parking passes are issued for guests and vendors. Gate access barcodes were $5 each in the 2019 document.
The current rules come from the association’s Rules and Restrictions and Architectural Review Committee Guidelines, revised 27 February 2020, and they are specific rather than vague. Leasing: six-month minimum, no month-to-month leases, sub-leasing and room rentals prohibited. Pets: maximum two per household, leashed and held outdoors; no breed restriction or weight limit appears in the 2020 manual. Parking: no street parking, no parking on sidewalks, lawns or common areas, street-parked vehicles subject to tow, and no recreational vehicles, trailers or motor homes unless fully inside a closed garage. Structures: fences and walls prohibited, wood decks prohibited, pool enclosures limited to five feet, and storage sheds, tents, tree houses and trampolines prohibited. Signs: no signs other than security alarm company signs, no garage or yard sales, no door-to-door solicitation. Hurricane shutters: colours must match, Bahama style prohibited, up no more than 7 days before a forecast storm and down within 14 days after, and clear panels are permitted on the rear of a house abutting the golf course. Preserves are under conservation easements and people, pets and vehicles are not permitted in them at any time.
Clay or cement barrel tiles and clay or cement flat tiles only. The 2020 rules manual expressly does not approve asphalt shingles, rolled roofing, aluminum shingles, tin roofing, wood shingles or shakes, or metal barrel tiles. That is a hard standard, and on a community where 305 of 450 homes were built 2005 to 2007 it shapes the roof replacement decision and its cost. Architectural review is required for any exterior alteration. The committee aims to respond within three business days, approvals expire after 180 days, there are twenty approved exterior paint schemes, and a refundable $2,000 deposit applied to major projects such as pools, patios, screened lanais and tile roof replacements in the 2019 document.
Yes, within real limits. The association’s rules revised 27 February 2020 set a six-month minimum lease term with no month-to-month leases, and sub-leasing and room rentals are prohibited. Every occupant 18 or older must apply, the application is due at least 20 days before the lease start, and a $1,000 refundable security deposit is paid by the homeowner, not the tenant. Any guest occupying 30 days or more must complete an occupancy application approved by the board. Short-term rental platform use is foreclosed outright by the six-month minimum, so if a weekly or monthly rental income model is part of your purchase plan, this is not the community for it.
Pets: a maximum of two per household, leashed and held whenever outdoors. No breed restriction and no weight limit appears in the association’s 2020 rules manual, which we state as what the document says rather than as a guarantee, since rules can be amended. Street parking: not allowed. No parking on streets, sidewalks, lawns or common areas, and street-parked vehicles are subject to tow. Commercial vehicles go in the garage. Both rules are from the Rules and Restrictions revised 27 February 2020.
Valencia Golf and Country Club Homeowners Association, Inc., Florida document N04000007225, filed 22 July 2004 and active, with its principal address at 1711 Double Eagle Trail, Naples, FL 34120 and Goede, DeBoest & Cross, PLLC as registered agent. Five resident officers and directors are seated at the community’s own address. The Bylaws were amended on 6 March 2026 under instrument 6793743, Official Records Book 6560, Page 2384, following a member vote on 21 January 2026, setting a board of no fewer than three and no more than five directors, staggered. That is a Bylaws amendment, not a change to the covenants. The association publishes a document library on the public side of its own website, and the key documents are linked in the downloadable documents section of this page.
No, and there is no status to report because the obligation does not attach. Florida Statute 553.899(3)(a) reaches condominium and cooperative buildings, and this is a Chapter 720 homeowners association over 450 fee-simple single-family parcels with zero condominium use codes on the county roll. Section 553.899(4) separately and expressly excludes single-family dwellings with three or fewer habitable stories. Both gates fail, so no milestone inspection date, no structural integrity reserve study and no reserve compliance status exists for this community. Chapter 720’s own reserve, budget and records duties are a different regime and should not be confused with the milestone statute.
No. There is no age restriction and this is not a 55-plus community. All ages live here. This is worth stating because several unrelated communities named Valencia in other parts of Florida are age-restricted, and their marketing language travels. Valencia Golf and Country Club in Naples, Collier County, is an all-ages community of 450 detached single-family homes, of which 314, or 69.8 percent, carried a homestead exemption on the Collier County tax roll for 2026.
Yes, with conditions. Golf carts must be registered with the association. The operator must be 15 or older with a valid driver licence and liability insurance, and carts may be operated from sunrise to sunset unless properly lit. The community speed limit is 20 mph. All of this is from the association’s rules revised 27 February 2020.
We do not forecast one and no pending special assessment is published. What is publishable is the mechanism: under the recreation declaration recorded 23 May 2023 at Official Records Book 6250, Page 956, the shared recreation association’s board may impose special charges on the member associations, split by the recorded formula, of which Valencia’s share is 492/1177, or 41.8 percent, of shared costs. Critically, that instrument expressly creates no lien on any individual home and it is billed to the association rather than to the homeowner. The association’s regular assessment funds it. For anything current at your specific parcel, the estoppel certificate is the document that says so.
Separate, and the plat name is what confuses everyone. Here is the full answer, because visible sources on this are directly contradictory and none of them applies the actual tests.
Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956.
The recorded instrument settles it in its own words. That 2023 declaration provides: “Terreno HOA and Valencia HOA shall be the Members of the Recreation Association. The owners of lots in Terreno and Valencia Golf and Country Club shall not be Members of the Recreation Association, but shall have use rights to Recreation Area #1.” Two associations, two memberships, one shared tract.
Four independent tests, all pointing the same way. Terreno has its own declaration, recorded in 2022 at Official Records Book 6098, Page 2178. It has its own association, incorporated in 2021 and filed separately with the Florida Division of Corporations. It has its own Community Development District, established by Collier County Ordinance 2022-22 on 17 June 2022, which Valencia does not have. And it has its own amenity campus, opened in 2025, with its own manager and its own gate. A Terreno buyer applies to Terreno’s association, pays Terreno’s association and is bound to Terreno’s declaration; Valencia is named nowhere in Terreno’s own resale application updated 1 July 2026.
Even the builder says so. The DiVosta community page describes Terreno as “next door to” Valencia Golf & Country Club.
What this means for you as a buyer. If you are comparing homes in the two, you are comparing two different fee stacks, two different tax bills, two different age profiles and two different sets of amenities. Terreno is about 685 homes at build-out, sourced from the recorded cost-share denominator, and its median year built on the Collier County tax roll for 2026 is 2024. Valencia is 450 homes built on 492 platted lots across 507 parcels, median year built 2007. Terreno owners have no rights at the Valencia golf course or clubhouse: a Terreno owner gets exactly the same golf access as any member of the public, which is to book a tee time and pay $30. And no figure on this page folds Terreno’s parcels into Valencia’s counts, medians or market statistics.
Yes to all three, plus its own Community Development District. Terreno’s HOA fee is not published in a form we can cite, so we do not publish a number for it; Terreno’s own association site and its resale application are the place to get it. The builder is DiVosta, which is a PulteGroup brand, with Pulte Home Company, LLC as the legal entity of record on the recorded declaration. Those two names are the same company and it is not a contradiction. We do not publish a square footage for Terreno’s clubhouse, because the builder’s marketing figure and the county’s measured figure do not agree.
D.R. Horton, Inc., which recorded the governing Declaration of Covenants, Conditions and Restrictions on 27 September 2004 as instrument 3481135, Official Records Book 3649, Page 3385, and built the first era of homes. It acquired the Phase 1 lots from the Roberto Bollt land trust on 6 August 2004 under instruments 3454263 and 3454264. The ground itself was platted earlier and by someone else: first as VALENCIA PHASE ONE in September 1997, then as the current Phase 1 plat on 5 September 2003 under instrument 3253475, both by the Bollt trust. The first 14 homes were completed in 2004, and the association was incorporated on 22 July 2004. D.R. Horton was the first builder and the declarant. It was not the master developer and it did not own this land before August 2004.
Lennar Homes, LLC built the 69 homes completed between 2021 and 2023, taking lots down by recorded deed from 17 June 2022, after Valencia Owner, L.L.C. re-platted Phase 2B on 11 January 2022 under instrument 6187831 and Phase 1B on 21 March 2023 under instrument 6378252 as successor declarant. Lennar is still selling inside the gates in 2026, with a Welcome Home Center at 1809 Lema Court, four plans with living areas of 2,032 to 2,444 square feet, and a published community price range of $463,999 to $679,783 as read on 15 September 2026. The Collier County tax roll for 2026 also shows 42 vacant residential parcels of the 507 remaining, which is consistent with a live builder presence.
The county roll shows the pattern precisely: 14 homes in 2004, then 85, 113 and 82 in 2005, 2006 and 2007, then 11, 28, 15, 18 and 12 through 2012, then zero homes in 2013, 2014 and 2015, one in 2016, two in 2017, zero again in 2018, 2019 and 2020, then 6, 41 and 22 in 2021 through 2023. The recorded plat chain proves the same stall independently: no new plat was recorded between the 2007 Clubhouse plat and the 2022 Phase 2B replat. Collier County’s own PUD master list carries the parent Orange Tree PUD as ACTIVE with an estimated buildout of 2019, which is the county’s own record of a schedule that slipped. We describe the pattern rather than narrate a cause, because no record we read states one.
450 single-family homes built to date, on 492 platted residential lots, across 507 total parcels covering 196.45 acres, from the Collier County tax roll for 2026. Two county systems return exactly 507 independently, the tax roll and the county’s own parcel mapping layer. The 492 platted-lot figure is separately corroborated by a recorded instrument: the 2023 recreation declaration fixes Valencia’s cost share at 492/1177, with the denominators expressly defined as platted lots at build-out. 42 vacant residential parcels remain of the 507. The parcel composition is 450 single-family, 42 vacant residential, 7 right-of-way, 4 golf-classified, 2 outdoor recreational, 1 county and 1 federal.
Two numbers, and they are not measured the same way, so we keep them apart. The Collier County tax roll for 2026 gives a median total adjusted area of 2,775 square feet, which is area under roof, across all 450 homes. Southwest Florida MLS gives a median living area of 2,448 square feet across 21 closed sales in the twelve months to 15 September 2026, in a range of 1,848 to 4,144 square feet. Lennar’s four current plans are 2,032 to 2,444 square feet of living area as published on 15 September 2026. Area under roof and living area are roughly 21 percent apart on the same house, so never compare a figure from one basis to a figure from the other. The association also publishes sixteen model names in its own plan directory.
There are none. No enclaves, no villages, no sub-associations and no separately branded neighborhoods. Four independent sources agree: the recorded plats are seven and all carry the same community name; a Florida Division of Corporations starts-with sweep finds exactly one entity in the whole of Florida beginning with “Valencia Golf”, so there is no master association above it and no sub-association below it; county subdivision coding returns seven subdivision records covering 507 parcels in Sections 23 and 24; and all 21 closed and all 23 active Southwest Florida MLS listings over twelve months, 44 listings in total, carry one and the same subdivision value with zero variants. The eight streets inside the gates are Birdie Drive, Par Drive, Double Eagle Trail, Sarazen Place, Vardin Place, Lema Court, Hagen Court and Jacklin Court, every one named for a golfer or a golf term.
Every home is in Zone X. The golf corridor is not. A zone boundary runs through this community, and nobody else publishes that.
The homes. All eight streets were measured against the FEMA National Flood Hazard Layer at 21 separate points on 15 September 2026, and every one returned Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area. The streets covered are Birdie Drive, Par Drive, Double Eagle Trail, Sarazen Place, Vardin Place, Lema Court, Hagen Court and Jacklin Court. The governing map is FEMA FIRM panel 12021C0240H, effective 16 May 2012. Those two identifiers are public and we publish them precisely so you can check the answer yourself.
The golf corridor. The golf parcels on Double Eagle Trail are Zone AH, which is inside the Special Flood Hazard Area, a designation for shallow ponding and distinct from Zone AE and Zone VE. No base flood elevation is published for that corridor, which is the Collier norm: of 1,681 Zone AH polygons in the county, only 8 carry a static base flood elevation. So a single community-wide flood zone claim in either direction is false, and any page that gives you one has not measured it.
Why the difference is so fine. Bare-earth ground elevation across this site runs about 14.3 to 15.7 feet from the USGS 3D Elevation Program, and nearby published base flood elevations run 14.3 to 15.0 feet NAVD88. Those are bare-earth ground elevations, not finished floor elevations, and they must not be compared to a base flood elevation to imply a freeboard figure for any home. What they honestly show is that small differences in grade decide the zone here.
The finding that should change how you check. Collier County’s own public flood viewer is a 2024 snapshot and is one full map revision stale on the adjoining Terreno side, returning the pre-revision answer at Terreno Boulevard and Amador Court, because every flood polygon there was redrawn by Letter of Map Revision case 25-04-3166P, effective 18 June 2026. On the Valencia side the county layer and the live FEMA map agree at every point, including the golf corridor’s AH. The lesson is general: a flood zone quoted from a county viewer, a title overlay or a portal widget can be stale, and the instrument that governs is the effective FEMA map plus any map revision determination letter. Check the specific address before you close.
One more measure of the difference, from the county’s own records: 98 elevation certificates are on file across this whole envelope, 95 of them on Terreno streets and only 3 on a Valencia street. Terreno was permitted and built while its ground was mapped inside the Special Flood Hazard Area. Valencia, in Zone X, had no such requirement.
Collier County’s own floodplain FAQ states the rule verbatim: “The purchase of flood insurance is mandatory if a structure has a federally backed mortgage and is located in a SFHA (flood zones VE, AE, AH or A),” and “Structures located in a non-SFHA do not have a flood insurance requirement.” Applied here, a Valencia home on any of the eight streets with a federally backed mortgage is not caught by the federal requirement, because the measured points are Zone X. Three caveats, and all three matter. It turns on the specific parcel, not the community. A lender can require flood insurance anyway, because the federal rule is a floor and not a ceiling. And Zone X is not the same as no flood risk; it is a mapped probability, not a promise.
We do not publish a premium figure for this community and no honest source can, because under FEMA’s Risk Rating 2.0 and under Florida wind underwriting the number is rated per property. What we can do is tell you exactly what drives it here, on a community where 305 of the 450 homes, 67.8 percent, were built 2005 to 2007, with a median year built of 2007 on the Collier County tax roll for 2026.
Driver one, roof age, shape and covering. This is the dominant Florida wind underwriting variable and it is the live issue on this cohort. A 2005 to 2007 home with an original roof is at or past the age where Florida carriers get difficult, and the association permits clay or cement barrel tile and clay or cement flat tile only, which shapes both the cost and the timeline of a replacement. Ask for the roof’s permit date, not its apparent condition, and ask for it before you write the offer rather than after the inspection.
Driver two, opening protection, and this is counter-intuitive. Collier County’s own published wind load layer puts the Florida Building Code 8th Edition ultimate design wind speed at 156 to 157 mph, Risk Category II, at this location. The wind-borne debris region threshold is 140 mph. This community is therefore inside the wind-borne debris region, and opening protection is a code requirement here, not an upgrade. Buyers assume an inland community gets a lighter standard. It does not. A wind mitigation report is the document that prices this, and it is worth ordering.
Driver three, first floor height and whether an elevation certificate exists. Only 3 elevation certificates are on file across all eight Valencia streets, which is itself the answer: these homes are Zone X and did not require one.
Driver four, the specific parcel’s flood zone, which for the homes here is Zone X.
Two things that help. Collier County is a Community Rating System Class 5 community, earning a 25 percent discount on eligible NFIP flood policies in the county’s own words, with participation since October 1992, on a scale where the state puts the full range at 5 to 45 percent. And every home here was permitted and built after Florida’s first statewide building code took effect on 1 March 2002; the earliest primary building year on the roll is 2004, so there is no pre-code housing stock in this community. That does not mean a 2006 home meets today’s code. The 2001 and 2004 code editions referenced wind maps expressed as nominal three-second gust speeds, while the speeds used from 2010 onward are ultimate speeds, and the two systems are not comparable.
One thing to ask that most buyers do not. Under Risk Rating 2.0, most annual flood premium increases are capped at 18 percent, which makes the seller’s current premium a position on a glidepath rather than the destination. Ask what the full risk rate is, not only what the seller pays today, because the current premium does not transfer.
No address-level damage record exists for this community, so we will not tell you it was undamaged and no source can. What we can give you is the measured storm geography. Irma, 10 September 2017: Category 3 landfall at Marco Island at 115 mph, peak sustained wind at Naples 93 mph, a 142 mph gust at a mesonet site near Naples Airport, storm surge inundation at Naples of 3 to 4 feet extending less than a half-mile inland, and 9 to 15 inches of rainfall across inland Collier. Ian, 28 September 2022: maximum surge inundation at Naples of 6 to 9 feet above ground level, with the National Weather Service putting the surge limit in Collier at “most areas south and west of US 41,” while coastal Collier stations gusted 105 to 112 mph and inland Collier stations gusted 81 to 89 mph, with East Naples at 89 and Immokalee at 81. Countywide damage from Ian was estimated at $2.2 billion. The pattern across four storms in seven years is that the instrument reaching inland east Collier was wind, rain and loss of power, and the instrument that did not reach it was storm surge.
Not this one. The countywide digital flood map action took effect on 8 February 2024 and the county’s own newsletter says so, which is true of the county action and false of this community’s panel. Of Collier County’s 156 FIRM panels, 82 carry an effective date of 8 February 2024 and 74 carry 16 May 2012, and this community’s panel 12021C0240H is one of the 74. It has been effective since 16 May 2012. The panel that did change nearby is on the adjoining Terreno side, redrawn by Letter of Map Revision case 25-04-3166P effective 18 June 2026, which is a different instrument on different ground.
Evacuation Zone E, the fifth of Collier County’s six zones, confirmed independently against both the Florida Division of Emergency Management statewide layer and the county’s own layer at six points spanning the community. Collier runs Zones A through F, with the state stating that Zone A is most likely to be evacuated first and Zone F last. That is a queue position, not immunity, and residents here can be ordered to evacuate. The community is outside the Coastal High Hazard Area and outside the Limit of Moderate Wave Action, with both county layers returning no polygon at every point tested. Its National Weather Service forecast zone is FLZ070, Inland Collier County, which means a warning issued for Coastal Collier County is not issued for this address.
Yes to the debris region, and that surprises people. Collier County’s own published wind load layer puts the ultimate design wind speed here at 156 to 157 mph for Risk Category II under the Florida Building Code 8th Edition, against a wind-borne debris region threshold of 140 mph in ASCE 7-22 as quoted in the Florida Building Commission’s own committee report. Opening protection is a code requirement at this location, not an upgrade. On code vintage: every home here was permitted after Florida’s first statewide building code took effect on 1 March 2002, with the earliest primary building year on the roll being 2004, so there is no pre-code stock. That is not the same as meeting today’s code, since the 7th and 8th editions took effect on 31 December 2020 and 31 December 2023 and the wind speed basis changed in 2010. We do not publish a connector type, shutter rating, design pressure or product approval number for any home, because those vary house by house across a 2004 to 2025 build span.
Yes to the discount. Collier County is a Community Rating System Class 5 community, earning a 25 percent discount on eligible NFIP policies, in the county’s own published words, with CRS participation since October 1992. The Florida Division of Emergency Management puts the full CRS range at 5 to 45 percent, so Class 5 sits well beyond the middle of the scale, and it is a benefit an owner does nothing to earn and cannot lose individually. On elevation certificates: only 3 are on file with Collier County across all eight Valencia streets, against 95 on Terreno streets, which is itself the answer. These homes are Zone X and did not require one. If a lender or carrier asks for one anyway, it can be commissioned from a Florida surveyor.
Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High, for the adopted 2026-2027 boundary year, with zero exceptions anywhere inside the gates. This answer exists only because every street was queried address by address against the school district’s own address-to-zone engine rather than read off a ratings site: 815 address records across 22 of the 26 streets in the wider plat area, all in ZIP code 34120, returned exactly one assignment combination.
And here is the fact that will save someone a mistake. The acreage lots on Randall Boulevard directly opposite this community, a few hundred feet away, return Bear Creek Elementary, Cypress Palm or Corkscrew Middle, and Gulf Coast High: three entirely different schools. A buyer who reads a school assignment off a neighbouring listing, off a neighbour’s experience or off a generic list of schools in 34120 will get it wrong. Verify your specific address in the district’s own tool.
The three assigned schools, with the numbers that matter. Corkscrew Elementary School, 1065 Oil Well Road, grades PK to 5, Florida Department of Education grade A in 2026 at 530 points and 66 percent of possible points, enrolment 780 at the district’s Month 9 report of 29 May 2026, 3.0 road miles from the Randall Boulevard frontage. Corkscrew Middle School, 1165 Oil Well Road, grades 6 to 8, grade A in 2026 at 648 points and 72 percent, enrolment 1,005, 3.2 road miles. Palmetto Ridge High School, 1655 Victory Lane, grades 9 to 12, grade B in 2026 after A grades in 2025 and 2024, at 630 points and 63 percent, with a 97 percent four-year graduation rate, enrolment 1,946, 3.6 road miles. Mathematics is where the high school lost ground in 2026: achievement 51, learning gains 38, lowest-quartile gains 39. Collier County Public Schools is an A district for 2025-26, with 51 A, 7 B and 2 C schools across 60 graded schools.
Two things a buyer should know that are perishable. First, the state grading scale ratchets upward for 2026-27: the high school A threshold moves from 65 to 70 percent of points, middle school from 64 to 65 and elementary from 62 to 65, and the department’s own back-cast shows the new high school scale would have cut Florida’s A high schools from 251 to 123. We do not forecast any school’s next grade, but the ruler is changing and that is worth knowing. Second, capacity: the district’s adopted capital improvement plan has Palmetto Ridge High 121 seats over its FISH capacity as at 2024/25 and projected 424 over by 2029/30, with temporary alternatives as the planned relief.
On boundary stability, stated honestly. The assignment has been unchanged across four consecutive published boundary years, 2023-24 through 2026-27, the current year carries no rezone flag, and no 2027-28 map existed in the district’s application as at 15 September 2026. We do not forecast a boundary change. But boundaries in this corridor are live: a 2025-26 modification created Bear Creek Elementary’s attendance area and moved roughly 130 students out of Corkscrew Elementary, taking it from 910 to 780, and that change moved around this community rather than through it.
Two charter schools sit in this ZIP code. Innovation Preparatory Academy of Naples, 12101 Immokalee Road, K-8, Florida Department of Education grade A in 2026, 2.9 road miles, which is closer than any of the three assigned schools. And Naples Classical Academy, 10270 Immokalee Road, K-12, grade A in 2026 and 2025, 5.3 road miles. Charter enrolment is by application and lottery, never by address, so these are options and not assignments. The nearest private option in the Florida Department of Education’s own private schools directory is Ave Maria Catholic Academy, 4955 Seton Way in Ave Maria, PK-12, about 13.8 road miles. Collier County Public Schools also operates a parental choice mechanism at district level for requesting a school outside your zone; we state that the mechanism exists and do not predict an outcome.
Further than most pages say, including one of ours, and here is the measured answer. Every distance below is measured from the community’s Randall Boulevard entrance.
Interstate 75. Valencia Golf and Country Club is more than ten road miles east of Interstate 75, at Exit 111, the Immokalee Road interchange. Two independent routing measurements both put it over ten miles, and both refute the nine-mile figure in circulation. About fifteen minutes with no traffic, longer in season. The more useful fact is that Exit 111 is the only practical interchange. The next interchanges south are Exits 107 and 105; the next north is Exit 123, which is in Lee County. There is no I-75 interchange east of Exit 111 anywhere in northern Collier County, so every westbound trip funnels through the same ramp.
Downtown Naples. 23 road miles or more to 5th Avenue South, about 37 to 38 minutes in free-flowing traffic and materially longer in season. Both independent measurements land at 23 or more. The route is Immokalee Road west to I-75 Exit 111, south to Exit 105 at Golden Gate Parkway, then Golden Gate Parkway and Goodlette-Frank Road, and six of the twenty-three miles are interstate.
The airport. Southwest Florida International Airport is about 33 road miles, about 46 to 47 minutes in free-flowing traffic. Naples Municipal Airport is about 21 road miles, about 32 minutes.
The seasonal qualifier that governs every minute figure here, and it is measured rather than asserted. Collier County Traffic Operations counted 69,590 vehicles a day on Immokalee Road west of Interstate 75 in the first quarter of 2025 against 50,900 in the third quarter, which is 36.7 percent more traffic in season, on the one stretch every westbound trip must cross. The free-flow times above are honest floors, not February times.
The shape of the geography, which is the thing to actually understand. Everything this community needs on a weekday is within about eight road miles west, at Immokalee Road and Collier Boulevard. Everything coastal, and downtown Naples, is a 15 to 23 mile commitment. And the two nearest towns the other way, Ave Maria at about 13 road miles and Immokalee at about 20, sit east. Valencia Golf and Country Club genuinely sits between Naples and the eastern towns rather than on the edge of Naples, and a buyer should price the drive rather than assume it away.
About 16 road miles, and this is not a beach community. The nearest Gulf sand a resident actually drives to is Delnor-Wiggins Pass State Park at 11135 Gulfshore Drive, about 16 road miles and roughly 28 to 30 minutes in free-flowing traffic, materially longer in season. It is open 8 a.m. to sunset, 365 days, with a $6 per vehicle entrance fee, a mile of relatively undisturbed barrier island, a boat ramp, a canoe and kayak launch, restrooms and first-come first-served beach wheelchairs. Beyond it, Vanderbilt Beach Park is about 17 road miles, Clam Pass Park about 19, Lowdermilk Park about 23 and the Naples Pier about 25. One genuinely good county fact: Collier County residents are eligible for a beach parking permit on proof of residency, and the Collier County Tax Collector states plainly that “Collier County residents pay for beach parking in their property taxes.” Part-time property owners qualify with a driver licence, vehicle registration and a current property tax bill or a deed within three months of closing. That permit covers county beach parking; Delnor-Wiggins Pass is a Florida state park and its $6 per vehicle fee is not waived by the county sticker.
The road in front of this community is over capacity today and the funded widening stops short of it. Collier County’s adopted 2025 Annual Update and Inventory Report carries Randall Boulevard from Immokalee Road to Everglades Boulevard as two lanes undivided, with an adopted minimum level of service D, a peak-hour peak-direction service volume of 900, and a 2025 volume of 870 plus a trip bank of 287, giving 1,157 against 900: a volume-to-capacity ratio of 128.6 percent and a level of service F, with the trip bank already deficient. Traffic counts on Randall Boulevard east of Immokalee Road were 16,676 vehicles a day in the first quarter of 2025 and 16,238 in the fourth; the second-quarter count is missing and the third is unusable, so we publish neither.
What is funded: $17,522,000 programmed for construction in fiscal year 2027 for the Randall Boulevard and Immokalee Road intersection, upgrading Randall from two-lane undivided to four-lane divided with a 44-foot median, three left-turn lanes from westbound Randall onto westbound Immokalee, signal upgrades and a new 11-foot continuous flow right turn lane from eastbound Immokalee onto eastbound Randall. Where it stops matters: the county’s own stated limits are Immokalee Road east to 8th Street NE, and 8th Street NE is about 0.44 mile west of this community’s western boundary. This community’s own Randall Boulevard frontage is not inside the funded widening limits. And no funded widening of Randall Boulevard east of 8th Street NE appears in the county’s fiscal 2026 to 2030 work programme, in the metropolitan planning organisation’s adopted fiscal 2027 to 2031 transportation improvement programme approved 12 June 2026, or in the 2050 long range plan’s cost-feasible tables through fiscal 2050.
A great deal, and the stage labels matter more than the totals. Already delivered within about a mile: a Publix-anchored 50,770 square foot centre in 2017, a CVS in 2018, a McDonald’s in 2024, a service station in 2024, an Aldi that opened 20 November 2025, two more 2025 retail buildings at Winchester Center, and a 61,482 square foot Publix-anchored centre on Oil Well Road built in 2025. Already open and the biggest access change in twenty years: the Vanderbilt Beach Road Extension Phase One opened to traffic on Friday 12 June 2026, seven miles at $153 million with $74 million from the infrastructure surtax, running six lanes from Collier Boulevard to Wilson Boulevard and two lanes to 16th Street NE, which is about 1.48 miles east of Immokalee Road along Randall Boulevard, essentially at this community’s eastern boundary. Funded but not built: Phase Two at $49.5 million, with its notice to proceed expressly conditioned on a federal Clean Water Act Section 404 permit that had not been issued at the date of the county’s own report. Designed but not funded for construction: the Wilson Boulevard widening at $88.5 million carries the county’s own note “no construction funding identified,” and five Golden Gate Estates bridges at $71.83 million carry “construction funding not available.” Entitled but not built: Rivergrass Village has 2,500 units approved and none built about 4.9 miles away; SkySail has 124 built against 1,800 approved about 3.7 miles; Ave Maria has 7,294 built against 11,000 approved about 9 miles east. Approved means an entitlement exists, proposed means an application is filed and undecided, and neither is a construction schedule. There is no new school and no library building programmed for this corridor in the adopted five-year plans.
Inside the gates the association owns one amenity parcel and that is the whole of it. At 1711 Double Eagle Trail sits a 6,300 square foot clubhouse built in 2008, with a 3,000 square foot swimming pool and an 11,583 square foot pool deck, holding a fitness center, billiard room, theater room, social room, cafe and kitchen. Clubhouse pass cards were $35.00 each in the association’s own documents, issued to a member in good standing. No one under 15 is allowed in the fitness center, and 15 to 17 require adult supervision and a parental waiver. There is no WiFi at the pool or clubhouse; the association’s own words are “The WiFi is for office use only.”
And the absences, stated plainly: there are no tennis courts, no pickleball courts, no bocce, no basketball, no playground and no dog park inside the gates, no separate lap pool, no spa and no resort pool. That is triple-confirmed: across all 53 non-residential parcels in the seven plats only six carry any building record and only the clubhouse parcel carries a recreational structure; the association’s own amenity list stops where it stops; and the association’s recorded rules contain no court, playground or dog-park rules at all, because there are none to regulate. The answer to the gap is four road miles away. Big Corkscrew Island Regional Park, about 4 road miles and 9 to 11 free-flow minutes, publishes a Phase I list of a community center, an aquatic complex, an event lawn with stage, 4 multipurpose athletic fields, 2 tennis courts, 6 pickleball courts, 2 basketball courts, 2 softball fields, 16 picnic pavilions and walking paths, with a 25-yard by 25-metre heated pool, a 177-foot open slide, a 122-foot closed slide and 1-metre and 3-metre springboards, plus Collier County’s largest playground. The county has posted temporary pool and playground closures there in the past year, so check before you go. Valencia owners also hold use rights, not membership, in a shared recreation tract with two tennis courts and a tot lot which the association funds at 41.8 percent, being 492/1177, of shared costs, and that tract sits on the Terreno side.
No, and no. There is no marina, no boat basin, no boat ramp, no dock facility, no navigable water and no Gulf or bay access. Zero parcels in the community carry the county’s rivers-and-lakes use code. The recorded declaration treats every water body here as part of the surface water management system, with a lake maintenance easement reserved to the association and the South Florida Water Management District. The association’s recorded rules put it beyond argument at Section 150: “All lakes in the community are privately owned and are permitted through South Florida Water Management District for water management purposes only. They may not be used for recreational purposes; no swimming, fishing, boating or use for the operation of remote-control boats or other toys, is allowed.” Section 50 allows a boat, canoe or kayak to be kept only inside the homeowner’s garage with the door able to close fully, and no boat houses or docks. A lakefront lot here is a view lot, not a waterfront-recreation lot, and that is exactly the kind of thing a buyer discovers after closing and resents.
County central water and sewer, through the former Orange Tree Utility Company system that the Collier County Water-Sewer District acquired effective 1 March 2017 by Resolution 2017-14. The county’s own bond feasibility report names the Orange Tree PUD in the acquired service area and names this community by phase in the district’s potable water demand projections. It is not on wells and septic. Water and sewer are billed direct to the owner, outside the association assessment. One honest caution: that evidence is service-area and demand-projection level rather than a per-parcel confirmation that every home is a metered county account. Wastewater currently goes to the Orange Tree sub-regional plant on Oil Well Road, which has run at 100 percent of its 0.75 million gallon per day permitted capacity since fiscal 2024 with overflow diverted by force main, and the county’s adopted plan is to transition the service area to a new 6 million gallon per day Northeast County Water Reclamation Facility projected online around fiscal 2031. Fire and rescue is the North Collier Fire Control and Rescue District, an independent special district levying 3.7500 mills, the largest single non-county, non-school line on the tax bill, with Station 10 at 13240 Immokalee Road about 1.5 miles away. Policing is the Collier County Sheriff’s Office and emergency medical service is Collier County Emergency Medical Services. Solid waste is collected Tuesdays and Fridays, with recycling and bulk on Tuesday.
A 24-hour emergency department is 7.1 road miles away, and the nearest hospital bed is 13.0 road miles. Those are two different facilities and two different levels of care. NCH Emergency Department Northeast, 15420 Collier Boulevard, is open 24 hours seven days at 7.1 road miles, about 13 free-flow minutes, and the Florida Agency for Health Care Administration lists it in its register of hospital-based off-campus emergency departments, licensed under Naples Community Hospital at a different address. It is not a hospital. It treats and stabilises; a patient needing admission, surgery, intensive care, a cardiac catheterisation lab or obstetric care is transferred onward. NCH North Hospital, 11190 Health Park Boulevard, is 13.0 road miles, about 23 minutes, and carries an emergency department, a pediatric emergency department and an obstetric emergency service. Physicians Regional Pine Ridge is 14.0 road miles, Physicians Regional Collier Boulevard 18.8, and NCH Baker Hospital downtown 22.5. On urgent care, the honest answer: there is no urgent care centre operated by either Naples health system within 14 road miles of this community. The nearest walk-in option in this ZIP code is a retail MinuteClinic inside a CVS at 8831 Immokalee Road, 7.1 road miles, weekdays only and closing at 5:30 p.m. For an evening or weekend problem that is not an emergency, the realistic choices are the 24-hour emergency department at 7.1 miles, or 14.8 miles to Physicians Regional Pine Ridge Urgent Care or 15.8 miles to NCH Immediate Care Vanderbilt.
Inside the gates, a cafe and kitchen in the clubhouse and The Patio Bar at the golf course, and that is the whole of it. The Patio Bar is a casual outdoor bar with draft beer and food service; there is no formal restaurant, grill room or dining room at the golf club, and whether the clubhouse cafe is staffed food service or an unstaffed kitchen and serving room is not established. Everything else is on the corridor west. A full Publix with a pharmacy, drive-thru and curbside sits 1.9 road miles from the gate, about 4 minutes, at the Neighborhood Shoppes at Orangetree, open 7 a.m. to 10 p.m. daily. Aldi at The Randall at Orangetree is about 2 road miles, opened 20 November 2025. Winchester Center is 2.3 road miles, about 6 minutes: 41,836 square feet on 21 acres, which its developer announced reached full occupancy in May 2025, anchored by a 22,650 square foot Sunshine Ace Hardware, with That NY Bagel Place open since 7 August 2026. A McDonald’s sits 2.2 road miles away. A second Publix anchors the 61,482 square foot Shoppes at Orange Blossom on Oil Well Road, built in 2025. The rest of the announced tenant rosters at those centres are developer-announced or news-reported rather than operator-confirmed, and a leasing announcement is not proof a venue is open, so check before you drive.
Honestly: the association does not publish a community calendar or a roster of resident clubs on the public side of its website, so any programming that exists lives behind its access-controlled owners portal. We say that rather than assert an active social calendar, because no document supports one. The clubhouse itself is a programmable amenity set: a social room, a theater room, a billiard room and a cafe with a kitchen, plus the fitness center and pool, and clubhouse rental is available with a rental agreement and an alcoholic beverage waiver. What is programmed and public is at the golf course: a Saturday morning men’s 18-hole league, a men’s 9-hole league on Thursday evenings from April through October at $35 per player, a women’s 18-hole league on Wednesdays, a 9-hole couples scramble and a 4-person scramble, with a GHIN handicap required for the 18-hole leagues. Nearby and verifiable: the Collier County Fairgrounds at 751 39th Avenue NE, about 4 road miles; Corkscrew Swamp Sanctuary, about 10 road miles, with a 2.25-mile boardwalk and admission of $17 general, $6 for children 6 to 14 and free under 6; and CREW, the Corkscrew Regional Ecosystem Watershed, with over 40 miles of hiking trail across four systems.
Two records answer this, they answer different questions, and they should never be blended.
Southwest Florida MLS, trailing twelve months to 15 September 2026: 21 closed sales at a median $575,000, mean $569,984, in a range of $349,000 to $785,000, at a median 53 days on market and 99.39 percent of list, with a median living area of 2,448 square feet and a median $215.91 per square foot of living area.
Collier County recorded deeds, qualified arm’s-length improved sales, 1 September 2025 to 31 August 2026: 12 sales at a median $495,500, mean $513,883, in a range of $349,000 to $785,000, at a median $189.59 per square foot of area under roof. Days on market and sold-to-list are not published in that record.
Why the two differ. The county counts only transfers its appraiser grades as qualified arm’s-length sales, which excludes builder closings and non-market transfers the MLS records as ordinary sales. The count gap comes first and the price gap follows from it, together with the fact that the two records measure square footage differently: the county measures area under roof and the MLS measures living area, roughly 21 percent less on the same house.
Supply, which is the number that should drive your offer. 23 active listings against 1.75 sales per month is 13.1 months of supply, against a six-month balance line. That is a buyer’s market. Active listings carry a median list price of $649,000, a mean of $709,874, a range of $469,900 to $1,970,000, a median living area of 2,598 square feet and a median 83 days on market. 5.1 percent of the 450 homes are listed right now and 4.7 percent traded in twelve months. For reference, the Collier County tax roll for 2026 puts median total just value across the 450 single-family parcels at $456,458, which is an assessment measure and not a sale price.
Against six built-out or building communities within roughly a mile and a quarter, using the same Collier County tax roll for 2026 for every figure: Valencia Golf and Country Club has 507 parcels, 450 single-family homes, a median year built of 2007, a median just value of $456,458 and a 69.8 percent homestead rate, with no Community Development District. Terreno adjoining has 724 parcels, median year built 2024, median just value $569,157, 57.7 percent homesteaded, with a district. Valencia Lakes at 0.68 mile has 484 parcels, median 2005, $401,529, 76.5 percent. Orange Tree and Citrus Greens at 0.71 mile: 258 parcels, median 1993, $388,043, 82.7 percent. The Groves at Orange Blossom at about 0.9 mile: 564 parcels, median 2024, $290,941, 29.4 percent, with a district. Orange Blossom Ranch at 0.97 mile: 412 parcels, median 2014, $462,172, 73.0 percent, with a district. Waterways of Naples at 1.08 miles: 451 parcels, median 2001, $471,004, 78.5 percent. The Ranch at Orange Blossom at 1.24 miles: 1,039 parcels, median 2021, $346,505, 61.5 percent, with a district. Two readings: Valencia Golf and Country Club is the only one of these wrapped around a golf course, and the district line is the sharpest structural difference in the group.
Both are legitimate and the trade is structural rather than a matter of taste. New construction next door at Terreno means a current-code home, builder warranty, a 2025 amenity campus and a median year built of 2024, and it also means a Community Development District assessment in the non-ad-valorem section of the tax bill and a separate association with its own fee. Resale inside Valencia Golf and Country Club means an established community of 450 homes at 69.8 percent homesteaded, no district assessment, no capital contribution in the association’s published closing package, no golf obligation, and mature landscaping, and it also means housing stock where 305 of 450 homes date from 2005 to 2007 with the roof and systems conversation that goes with that age. Note too that Lennar is still selling four plans inside Valencia’s own gates from 1809 Lema Court, at a published range of $463,999 to $679,783 as of 15 September 2026, so new construction is available on both sides of the line. Compare full tax bills including the non-ad-valorem section, not millage rates, and have both homes’ roof permit dates in hand before you choose.
Marc Comisar at (239) 287-5873, or start at mcgreevyandcomisar.com/buying. We will walk the specific parcel’s flood zone, the roof permit date, the estoppel and the association’s 20-day application window with you before you write an offer, because in this community those four items decide more deals than the list price does.
Selling in Valencia Golf and Country Club means pricing into 13.1 months of supply, working two sets of association documents, ordering an estoppel from an association that does not publish its budget, and getting a buyer through a 20-day approval window. These are the questions sellers here ask, each answered with a recorded document or a dated figure.
Every figure below is dated and labelled with the record it comes from. Where a fact is genuinely not available, this page says so rather than filling the gap.
Two records answer that question, and they answer two different questions, so both are given with their own denominators rather than blended. The Southwest Florida MLS shows 21 distinct closed transactions in the trailing twelve months to 15 September 2026, at a median sold price of $575,000, a mean of $569,984, and a range of $349,000 to $785,000. Collier County’s recorded deed record, which counts only transfers the appraiser grades as qualified arm’s-length improved sales, shows 12 sales for 1 September 2025 to 31 August 2026 at a median of $495,500, a mean of $513,883, and the same $349,000 to $785,000 range. The county counts fewer sales because its qualified filter drops builder closings and non-market transfers that the MLS records as ordinary sales, and the price gap follows from the count gap. Neither number is a correction of the other and neither should be averaged with the other.
A buyer’s market, and it is not close. 23 active listings against 1.75 sales per month is 13.1 months of supply as at 15 September 2026, derived inside the Southwest Florida MLS record over the community’s own 21 closed transactions. The conventional balance line is six months. Above six months, buyers have choice and time; below it, sellers do. At 13.1 months the buyer has both. That is the number to plan around, and it is the reason this section leads with pricing rather than with staging.
Price to the closed record, not to the active board, and be prepared to respond to the first three weeks of showing feedback rather than to argue with it. The closed record over 21 transactions is a median $575,000 and a median $215.91 per square foot of living area. The active board asks a median $649,000 and a median $234.14 per square foot of living area, from the same record and the same living-area denominator, and carries a median 83 days on market against the 53-day median the closed sales actually took. The sellers who closed took 99.39 percent of asking at the median, which is what happens when the asking price was set where buyers were already transacting. In a 13-month market the first price is the marketing, and every reduction after it is a public announcement that the first one was wrong.
Because they measure different square feet and count different sales. The county record reports a median of $189.59 per square foot of total adjusted area, which is area under roof, across 12 qualified arm’s-length sales from 1 September 2025 to 31 August 2026. The MLS record reports a median of $215.91 per square foot of living area across 21 closed transactions in the trailing twelve months to 15 September 2026. Area under roof includes covered space that living area does not, and on the same house it runs roughly 21 percent larger, which pushes the dollars-per-foot figure down. Add the county’s qualified filter, which excludes builder closings and non-market transfers, and you have two honest numbers that cannot be compared directly. Almost nobody explains this, and a seller who does not know it can be talked into the wrong list price by whichever figure suits the argument.
The living area figure, because living area is the measure the market transacts on. Buyers, appraisers and listing agents in this market work in living area, so the MLS median of $215.91 per square foot of living area across 21 closed sales in the twelve months to 15 September 2026 is the relevant benchmark. The county’s area-under-roof figure is a valid measurement of a different thing and belongs in a tax discussion, not in a pricing discussion. Never let the two be set against each other in the same calculation.
They are different measurements and the gap between them is normal, not an error. The Collier County tax roll, 2026 preliminary, carries a median total just value of $456,458 and a mean of $480,349 across the 450 single-family parcels in Valencia Golf and Country Club. Just value is an assessment-year valuation produced by the property appraiser for tax purposes, set as of 1 January, across every parcel at once, from a mass-appraisal model. A sale price is what one specific buyer paid one specific seller on one specific day for one specific house with its specific condition, view, roof age and finishes. The MLS median sold price over the twelve months to 15 September 2026 was $575,000 across 21 transactions. Neither figure is wrong and neither predicts the other. If a buyer opens a tax-roll screen and tells you the county says your house is worth less than you are asking, the answer is that the county did not say that; the county published an assessment, on a different basis, for a different purpose, on a different date.
Two numbers, and both matter. Homes that closed in the twelve months to 15 September 2026 took a median 53 days on market, computed over the 19 of 21 transactions that recorded a market days-on-market figure; two sold-data-entry rows never carried one. Homes currently listed carry a median 83 days on market across all 23 active listings as at 15 September 2026. The 53 is what a correctly priced home experienced. The 83 is what the unsold inventory is experiencing right now, and it is climbing by a day every day.
Twenty-three homes, which is 5.1 percent of the community’s 450 single-family homes, listed as at 15 September 2026 in the Southwest Florida MLS. Over the same twelve months, 4.7 percent of those 450 homes, 21 of them, actually changed hands. More of this community is for sale right now than sold in the entire preceding year. That single comparison is the clearest statement of the market position a seller here is entering.
This page does not forecast prices, in either direction, for this community or for Naples. What it publishes is measured. As at 15 September 2026, Valencia Golf and Country Club carries 13.1 months of supply against a six-month balance line, and over the trailing twelve months its 21 closed sales settled at a median 99.39 percent of asking in a median 53 days. High supply and a high sold-to-list ratio at the same time is not a contradiction: it means the homes that sold were priced where buyers were, and the ones that were not are still on the board. Anyone who tells you with confidence what this market does next is guessing.
A comparative market analysis is an agent’s written estimate of the price your specific home would most likely achieve, built from recent closed sales of genuinely comparable homes, adjusted for the differences between them and yours, and set against what is currently competing with you. In Valencia Golf and Country Club that means working within the community’s own 21 closed transactions and its 23 active listings, not a ZIP-code average, because this community’s fee stack, roof standard, lease restrictions, flood zone and golf structure are specific to it. It is not an appraisal, which is a licensed valuation performed for a lender. It is the pricing decision, evidenced. Start with a valuation at mcgreevyandcomisar.com/home-valuation, then (239) 898-6072, text or call. Confidential conversations welcome.
An estoppel certificate is a document the association issues stating exactly what is owed on the property as at closing: assessments due, any special charges, any fines, any violation of record, and the transfer requirements. The closing agent will not disburse without it, and its figures bind the association against the buyer. In Florida it is customarily the seller’s cost, as part of clearing title, though that allocation is negotiable in the contract. In Valencia Golf and Country Club it does something extra that makes it unusually valuable: because the association does not publish its current budget, the estoppel is the only authoritative route to the current monthly assessment figure. The last figure the association itself published was $316.00 per month in its 2019 Welcome Packet, after $264.00 per month for 2018, and nothing for 2020 through 2026.
Yes, it can, and in this community it is worth treating as an early item rather than a late one. The association’s published paperwork routes estoppel orders through a third-party document vendor, and that routing changed at least once between 2018 and 2019, which means an order sent to a stale address is an order that has not been placed. Order it as soon as the contract is executed rather than in the final two weeks. An estoppel that arrives late, or arrives with a figure or a violation nobody anticipated, is one of the few things that can push a closing date in a community where the buyer’s association approval already needs 20 days of its own.
The fee an association may charge for an estoppel certificate is capped by Florida Statute 720.30851, which sets the maximum, with a higher ceiling where the account is delinquent and a rush fee permitted for expedited delivery. Valencia Golf and Country Club Homeowners Association, Inc. does not publish its own estoppel charge, so the specific amount you will pay is not available in advance from any public source. Ask for it when you order, and confirm the statutory cap applies to what you are quoted.
Because it is the only public road to the current assessment. Most associations post a budget or a fee schedule that a seller, a buyer and an agent can read before contract. This association does not publish its current budget on the public side of its website, and its owners section is access-controlled. The result is that three incompatible monthly assessment figures circulate publicly for this community, of different vintages and different scopes, with no reconciliation anywhere. The two figures that are genuinely the association’s own are $316.00 per month, last published in its 2019 Welcome Packet, and $264.00 per month for 2018. Anything a buyer is quoted for 2026 should come from the estoppel certificate, and a seller who can say that plainly, with the documents behind it, controls the conversation instead of being surprised by it.
The association maintains its own document library and the governing documents are the ones your buyer’s due diligence will run against: the declaration recorded 27 September 2004 as instrument 3481135 at Official Records Book 3649, Page 3385, its amendments since, the bylaws as amended 6 March 2026 by instrument 6793743 at Official Records Book 6560, Page 2384, the Rules and Restrictions and Architectural Review Committee Guidelines revised 27 February 2020, the current Purchase and Lease Application with its instruction sheet, and the estoppel certificate at closing. Florida’s association disclosure timing is a contract and statutory matter your closing attorney or title agent will walk you through. The practical rule is simpler: assemble the set before you list, not after a buyer asks.
Because there are two associations in the chain, and this is the single structural fact most competing pages about Valencia Golf and Country Club miss. An owner here is governed by Valencia Golf and Country Club Homeowners Association, Inc., Florida document N04000007225, filed 22 July 2004, with its principal address and registered office at 1711 Double Eagle Trail, Naples, Florida 34120, and a board of five resident directors. And by an older Orangetree master declaration, with Orangetree Homeowners’ Association, Inc. as the master association sitting above it, an arrangement that shows in the recorded record where Orange Tree HOA is repeatedly joined as a party on Valencia lot proceedings between 2019 and 2024. The Orangetree layer carries a cable television obligation; the Valencia layer carries an irrigation-effluent obligation. For a seller the consequence is procedural and real: your buyer’s document review touches two entities, not one, and a records request naming only the Valencia association comes back incomplete. There is no sub-association below Valencia’s, and no third tier; a Florida corporate-registry sweep returns exactly one entity in the entire state beginning with “Valencia Golf.”
They will not stop it, but they will be paid out of your proceeds, and the estoppel is where they surface. The association files and satisfies assessment liens as a matter of routine practice, and the recorded index shows that activity across multiple years. Anything owed, including fines and any recorded violation, appears on the estoppel certificate and is cleared at closing through the closing agent. This page publishes no delinquency rate for the community, because the recorded index proves that liens are filed and satisfied, not how many owners are behind, and a rate quoted without that basis would be invented.
Here is the exact document position, and it is a genuine asset in this market. The association’s own published closing package lists no capital contribution, no transfer fee and no resale capital fund. The fees a buyer pays are a $100 application processing fee and, if the application is late, a $50 convenience fee. That is a statement about what the published package contains, which is the honest limit of what can be verified. In a Naples market where four-figure and five-figure capital contributions at closing are ordinary in golf and gated communities, the absence from this association’s published package is worth putting in front of a buyer in writing, because it changes their cash-to-close by an amount they have probably budgeted for.
The categories are predictable even though the total is specific to your contract. On a Florida residential sale a seller typically carries documentary stamp tax on the deed, the estoppel certificate fee, recording charges for any corrective or release instruments, payoff of the existing mortgage and any association lien, prorated property taxes and prorated association assessments through the closing date, negotiated compensation to the buyer’s brokerage where the contract provides for it, and by Collier County custom the owner’s title insurance policy and closing costs. This page publishes no percentage and no dollar total, because the number depends on your payoff, your contract and your closing date, and an invented figure would be worse than none. A net sheet built on your actual numbers takes about ten minutes: mcgreevyandcomisar.com/home-valuation or (239) 898-6072, text or call. Confidential conversations welcome.
By long-standing Collier County custom the seller selects the closing agent and pays for the owner’s title insurance policy and the associated closing costs, which is the reverse of the custom in several neighbouring Florida counties. It is a custom, not a law, and it is negotiable in the contract. Buyers arriving from a county or a state with the opposite convention frequently open with the opposite assumption, and that is a term worth settling in the offer rather than discovering at the closing table.
Florida charges documentary stamp tax on the deed transferring real property, assessed on the total consideration, and by custom in Collier County it is paid by the seller. Separate documentary stamp tax and intangible tax apply to a new mortgage, and those are customarily the buyer’s, as the borrower. The rate and the calculation are set by Florida statute, are administered by the Department of Revenue, and are computed by your closing agent on the actual sale price. This page publishes no rate figure, because the tax is a statutory matter that should be quoted from the statute or the closing statement, not from a real estate page. As with title insurance, it is customary rather than mandatory, and the contract can allocate it differently.
Florida property taxes are billed in arrears, with the bill issued in November for the calendar year just ending and discounts available for early payment. At a closing that occurs before the bill is paid, the seller is customarily debited for the portion of the year they owned the property and the buyer is credited that amount, so the buyer pays the whole bill when it arrives. The proration is computed by the closing agent on the most recent available tax figure. Two local notes matter in Valencia Golf and Country Club. First, the 2026 ad valorem stack on these parcels is 12.1520 mills, the complete millage list for the community, which includes 3.7500 mills for the North Collier Fire Control and Rescue District and a municipal millage of 0.0000, the roll’s own proof that these homes are outside the City of Naples. Second, county water and sewer through the Collier County Water-Sewer District and county solid waste are non-ad-valorem charges and are handled separately from the millage.
Florida’s homestead portability provisions allow an owner who establishes a new Florida homestead to transfer accumulated Save Our Homes assessment benefit from the prior homestead, subject to statutory limits, timing requirements and a separate application to the property appraiser. This is a live question for most sellers in this community: 314 of the 450 single-family parcels, 69.8 percent, carry a homestead exemption on the Collier County tax roll, 2026 preliminary. This page gives no tax advice and states no outcome for any specific seller. Confirm your eligibility, your deadline and your transferable amount with the Collier County Property Appraiser’s office and your own tax adviser before you rely on it in a budget.
All three are real and all three are outside what a real estate page can responsibly answer. Federal capital gains treatment on the sale of a principal residence, FIRPTA withholding where the seller is a foreign person for United States tax purposes, and a Section 1031 like-kind exchange on an investment property each turn on facts specific to you, your holding period, your use of the property and your filing position. This page gives no tax advice and states no outcome. What a seller can usefully do is raise all three with their accountant before signing a listing agreement rather than after receiving a contract, because a 1031 in particular has to be structured before closing and cannot be repaired afterwards.
Florida’s disclosure standard, established by case law and reflected in the standard forms, requires a residential seller to disclose facts materially affecting the value of the property that are not readily observable to the buyer. In practice that covers known structural problems, roof condition and leaks, prior water intrusion, sinkhole activity, mould, pest damage, permit status of prior work, and any association matter that affects the property. This page does not give legal advice and does not tell you what to write on a form. What it does say is that in Valencia Golf and Country Club the disclosure items that most often need care are the roof on a 2005 to 2007 home, the golf course ownership structure, and any architectural modification made without association approval.
Known past flooding and water intrusion are disclosure items under the Florida standard, and hiding them is both a legal exposure and a practical one, because the inspection usually finds the evidence. In this community the underlying facts help rather than hurt. Every home street in Valencia Golf and Country Club is Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, measured at twenty-one separate points across all eight streets on FEMA panel 12021C0240H, effective 16 May 2012. The golf course corridor itself is Zone AH, inside the Special Flood Hazard Area, and the zone boundary runs down that corridor, so the correct statement is street-specific rather than community-wide. Note that the county’s own public flood viewer is a 2024 snapshot and is a full map revision behind on the adjoining Terreno side; the instrument that governs is the effective FEMA map. Disclose what you know, and hand the buyer the panel number so they can check the rest themselves.
It is a selling point, and it is one worth putting in writing rather than mentioning. Collier County’s own floodplain guidance states that the purchase of flood insurance is mandatory where a structure has a federally backed mortgage and sits in a Special Flood Hazard Area, zones VE, AE, AH or A, and that structures located outside a Special Flood Hazard Area have no flood insurance requirement. Applied to a Valencia Golf and Country Club home on any of the eight streets, the federal mandatory-purchase requirement is not triggered. Three qualifications go with that, and a seller should state all three rather than leave a buyer to discover them: the answer turns on the specific parcel, not on the community; a lender may require flood coverage anyway, because the federal rule is a floor and not a ceiling; and Zone X is not the same as no flood risk. Separately, Collier County is a Community Rating System Class 5 community, earning a 25 percent discount on eligible National Flood Insurance Program policies, a benefit an owner does nothing to earn and cannot lose individually. This page publishes no premium figure for this community, because flood and wind premiums are rated per property.
Almost certainly not, and the reason is itself the answer. Across the whole community envelope there are 98 elevation certificates on file with Collier County, and 95 of them are on Terreno streets. Only 3 are on a Valencia street. Terreno was permitted and built while its ground was mapped inside the Special Flood Hazard Area, so elevation certificates were required there. Valencia’s homes are in Zone X and had no such requirement. If your buyer’s lender or insurer asks for one, it can be obtained from a Florida-licensed surveyor, but it is not a standard item on a sale in this community.
A known material defect and its repair history sit squarely inside the Florida disclosure standard, and with a roof the practical case for disclosing is even stronger than the legal one. Your buyer’s carrier will ask for the roof’s age and condition, a four point inspection is likely on a home of this vintage, and claims history is visible to carriers through industry databases regardless of what the disclosure says. The stronger play is documentation, not silence: permits, invoices, the roofer’s warranty, the wind mitigation report, and the architectural approval if the work required one. A buyer who receives a documented repair prices it. A buyer who discovers an undisclosed one renegotiates the whole contract.
The absence of a district assessment is not a disclosure obligation; it is a positioning asset that most buyers will never notice unless you show them. Valencia Golf and Country Club has no Community Development District. Terreno, next door, does. So do three communities within a mile and a quarter: Orange Blossom Ranch, The Ranch at Orange Blossom and The Groves at Orange Blossom all sit inside a Community Development District established by county ordinance, with $9,720,000 of Series 2019 bonds outstanding as at 30 September 2022 on those parcels, not on these. A district assessment is a non-ad-valorem charge and never appears in a millage table at all, which is exactly why a buyer comparing tax bills between this community and a neighbour will not see the difference unless a seller’s agent puts it in front of them. This page does not publish a per-unit district assessment amount for any neighbouring community, because none was obtained. What ships is the structural fact: the district exists there, and it does not exist here.
The view is real and the premium is not measurable from any source available to this page, so no premium percentage is published. What a seller can say precisely is what the recorded documents give and take. The declaration recorded in 2004, as amended since, contains a view covenant: no wall, fence or hedge may be approved that materially interferes with the water view or golf course view of any lot. It also contains, at Section 31, a waiver under which every owner, by accepting a deed, accepts seven enumerated conditions of living beside a golf course: maintenance from sunrise to sunset, heavy fertilisation in certain periods, chemicals and pesticides, irrigation with reclaimed water, errant golf balls entering the owner’s airspace and striking people or property, roughs maintained solely at the course owner’s discretion, and noise caused by golfers. A buyer is going to read that. Handing it to them with the view, rather than letting them find it in the documents during the inspection period, is the difference between a fact and a surprise.
It is the most common worry sellers here raise and it is worth reframing honestly, because the same structure that creates the worry also removes the biggest objection in golf-community Naples. The playing course, 61.96 of the 62.92 golf-classified acres, is held by a private land trust under a land trust agreement dated 27 January 1986, certified by a Trust Certificate recorded 4 June 2026. The trust predates the first home here by eighteen years. The residents never held the course, so there was no turnover failure, no bankruptcy sale and no amenity taken away from an association. What flows from that structure is the selling proposition: no bundled golf, no mandatory membership, no golf assessment and no capital contribution in the association’s published closing package. In a market where a buyer comparing golf communities expects a mandatory club cost in the four or five figures a year, a home on a golf course with zero golf obligation, where anyone can book a tee time for $30 as published by the operator on 15 September 2026, is a genuinely unusual structure. It is also provable, which is better than marketable.
The honest answer is that nobody can tell you, and this page will not pretend otherwise. Here is what is established and what is not. Established: the course is privately held by a land trust, it is a public daily-fee course, it is separate from the residential development in the declaration’s own words, and the separation cannot be voted away, because no amendment may impair the course owner’s rights without that owner’s prior written consent, which may be withheld at its sole and absolute discretion. Not established: whether any recorded instrument obliges the land to remain a golf course. The recorded record reviewed for this page, including the 76-page declaration, the plats and the trust instruments, did not produce any such continued-use obligation. That is stated as an absence of a finding, not as a finding of absence, and no reassurance is offered in either direction, because an unverified reassurance here would be worse than silence. A buyer who raises it deserves the structure and the documents, and then their own judgement about how to price it.
This is the single most important preparation question in Valencia Golf and Country Club, and it is a question of arithmetic. 305 of the 450 homes, 67.8 percent, were built between 2005 and 2007, per the Collier County tax roll, 2026 preliminary, with a median year built of 2007. Another 14 were completed in 2004. If your home is in that cohort, its original roof is approaching or past twenty years, and roof age, shape and covering is the dominant wind underwriting variable in Florida. The failure mode is specific: the contract is signed, the buyer’s insurance quote comes back higher than budgeted or comes back conditional on roof replacement, and the transaction reopens on price with the seller in the weaker position. Get ahead of it. A wind mitigation report in hand before listing, a documented roof condition or a replacement, and the permit and warranty paperwork assembled, turns a late renegotiation into an early, priced-in fact. This community is in the wind-borne debris region, which makes opening protection a rating variable too. No premium figure and no replacement cost figure is published on this page, because neither is available for this community in a sourced form.
Clay or cement barrel tile and clay or cement flat tile only. The association’s Architectural Review Committee Guidelines, revised 27 February 2020, expressly do not approve asphalt shingles, rolled roofing, aluminium shingles, tin roofing, wood shingles or shakes, or metal barrel tiles. That is a hard, enforceable standard, and it means a roof replacement here is a tile replacement at tile cost, not a shingle replacement. A tile roof replacement also falls into the category requiring architectural submission and a $2,000 refundable architectural deposit, and architectural approvals expire after 180 days, so a project has to be timed as well as approved. A seller planning to replace before listing should start the approval before the contractor, not after.
Yes, and in this community more than most. A wind mitigation inspection documents roof covering and its code compliance, roof deck attachment, roof-to-wall connection, roof geometry, the secondary water resistance barrier and opening protection, and carriers apply credits against those findings. Two facts make it particularly worthwhile here. First, the build cohort: 305 of 450 homes date from 2005 to 2007, so roof characteristics are the live question on most homes in the community. Second, Collier County’s published wind load layer puts the Florida Building Code ultimate design wind speed at 156 to 157 mph, Risk Category II, at this location, against a wind-borne debris region threshold of 140 mph, which places this community inside the debris region. Opening protection is therefore a code requirement here, not an upgrade, and documenting what your home has is directly relevant to your buyer’s quote. The report costs a fraction of one price reduction.
Very likely. A four point inspection covers the roof, the electrical system, the plumbing system and the heating and cooling system, and Florida carriers commonly require one on older homes as a condition of binding or renewing a policy. On a home built in the 2005 to 2007 cohort, with a median year built in this community of 2007, a seller should assume the carrier asks. The items that most often come back are roof age and condition, the water heater, the electrical panel and the age of the air conditioning system. Knowing what your four point will say before your buyer’s does is the cheapest information available in this transaction.
Expect the age-related list and prepare for it rather than be surprised by it: roof age and condition on a roof approaching twenty years, water heater age, electrical panel type and condition, air conditioning system age and service history, and opening protection. On the construction side there is a genuinely favourable fact to put alongside that list. Every home in Valencia Golf and Country Club was permitted and built after Florida’s first statewide building code took effect on 1 March 2002; the earliest primary building year on the county roll here is 2004, so there is no pre-code housing stock in this community. That said, the 2001 and 2004 code editions referenced wind maps expressed as nominal three-second gust speeds, while editions from 2010 onward use ultimate speeds, and the two systems are not comparable. A 2006 home in this community was built under the post-2002 statewide code; it does not meet today’s code, and no seller should tell a buyer that it does.
This page publishes no return-on-investment percentage for any improvement, because no sourced figure for this community exists and an invented one would be worse than silence. What can be said is what buyers here ask about, in order: the roof and its age, opening protection and whether the windows and doors are impact rated or shuttered, the kitchen, and the lanai and pool cage. The lanai matters more here than in many communities because outdoor living is the use case, fences and walls are prohibited, and pool enclosures are capped at five feet, so the screened lanai is the outdoor room. Cosmetic condition matters at the margin in a 13-month market. Insurance-relevant condition matters at the centre of it.
Look at the association’s rules before you look at the arithmetic, because they decide the question. The Rules and Restrictions, revised 27 February 2020, set a six-month minimum lease term with no month-to-month leases, and sub-leasing and room rentals are prohibited. Every occupant 18 or older must apply, with the application due at least 20 days before the lease start, and a $100 processing fee, with a $50 convenience fee if it is late. The homeowner, not the tenant, pays a $1,000 refundable security deposit per lease. A guest occupying 30 days or more must complete a board-approved occupancy application. The association also requires exterior compliance before a lease. In practical terms, short-term rental platforms are foreclosed outright here, so the only rental strategy available is a long-term one at two tenancies a year at most. That is a legitimate strategy for the right owner; it is just not the strategy most people mean when they ask the question.
The honest instrument here is a measured one rather than an assertion. Collier County Traffic Operations counted 69,590 vehicles a day on Immokalee Road west of Interstate 75 in the first quarter of 2025 against 50,900 in the third quarter, 36.7 percent more traffic in season, on the one stretch every westbound trip from this community must cross. That is the county’s own measure of how much more of everything, including buyers, is physically present in this market in the winter and early spring. This page does not assert a seasonal price premium, because no sourced figure for that exists for this community. What it says is that more buyers are in the county in season, and that in a market carrying 13.1 months of supply, listing into a larger buyer pool is a sensible preference rather than a guarantee. If your circumstances point to a summer listing, the pricing discipline matters more, not less.
The same measured basis applies and the practical answer is to be ready before, not during. Preparation in this community is not instant: a wind mitigation report, any architectural submission with its 180-day approval window and $2,000 refundable deposit, photography, and assembling two sets of association documents all take lead time. A listing that goes live already prepared, ahead of the seasonal build in traffic that the county measures at 36.7 percent, gets the benefit of the full window. A listing that goes live mid-season still unprepared spends the window fixing itself.
There is no forecast in this answer and none is available. What a seller can put in front of a buyer is the community’s measured storm posture, which is favourable and is rarely presented properly. Valencia Golf and Country Club sits inland in unincorporated east Collier County, in evacuation Zone E of Collier County’s six zones, outside the Coastal High Hazard Area, and the National Weather Service warns it as Inland Collier County, forecast zone FLZ070, which means a storm surge warning issued for coastal Collier is not issued for this address. In Hurricane Ian on 28 September 2022 the National Weather Service put the surge limit in Collier at most areas south and west of US 41; coastal Collier gusted 105 to 112 mph, and inland Collier stations gusted 81 to 89 mph. Across Irma, Ian, Helene and Milton, the instrument that reached inland east Collier was wind, rain and loss of power, not storm surge. This page never states that this community was undamaged in any storm, because no address-level damage record for this community exists. Practically, a buyer under contract during an active storm will want a reinspection and their carrier may suspend binding while a named storm is in the basin, which is a timing consideration rather than a market one.
This page will not forecast the market, and any agent who does is guessing. Here is the decision framed with what is measured. Right now Valencia Golf and Country Club carries 13.1 months of supply, 23 active listings against 1.75 sales a month, a closed median of $575,000 at 99.39 percent of asking in a median 53 days over 21 transactions, and a builder still selling four plans inside the gates with 42 vacant residential parcels remaining. Waiting has a cost, which is carrying the home and its assessment for the interval, and a benefit only if conditions change in your favour, which nobody can promise. Selling now has a cost, which is selling into a buyer’s market, and a benefit, which is certainty. The one thing that is not a coin flip is preparation: a correctly priced, correctly documented home sells in this market and a poorly prepared one does not sell in any market. Get the number first at mcgreevyandcomisar.com/home-valuation, then decide.
Yes, directly. Lennar Homes is still selling from a Welcome Home Center at 1809 Lema Court, inside the community, offering four plans from 2,032 to 2,444 square feet of living area at a published community price range of $463,999 to $679,783 as read on 15 September 2026, with 42 vacant residential parcels remaining in the community on the Collier County tax roll, 2026 preliminary. A builder competes differently from a resale seller: a builder can hold the headline price and move an incentive, a rate buy-down or a closing-cost contribution instead. Price against the delivered price with options, not against the advertised base price, and market the things new construction does not have, which in this community are mature landscaping, established grade and drainage, finished lanais, and a known assessment history. This page does not disparage the builder and there is nothing to disparage: it is simply inventory, and inventory is the thing you are pricing against.
They set a visible anchor, which is not quite the same thing. The mechanism worth understanding is base price plus structural options. Two of the 21 closed sales in this community over the twelve months to 15 September 2026 finished above their list price. The larger of the two was a builder listing where the list price was a base price and the final figure carried structural options the buyer selected. It is not a competitive-bidding signal and must never be described as one. The effect on a resale seller is that a buyer walking your home has probably already seen a base price on a sign that looks lower than your asking price and does not include the options, the lot premium or the landscaping. Your job is to make the comparison on delivered terms, in writing, which is a marketing task rather than a pricing concession.
Start by being precise about what Terreno is, because most sources are not. Terreno at Valencia Golf and Country Club is a separate community with its own recorded declaration, its own homeowners association, its own assessment, its own amenity center and its own Community Development District, and a Terreno owner is not a member of the Valencia Golf and Country Club Homeowners Association; the two communities share only a tennis-and-tot-lot recreation tract and the Terreno Boulevard entry road, under a declaration recorded in 2023 at Official Records Book 6250, Page 956. Terreno is about 685 homes at build-out, built by DiVosta, a PulteGroup brand whose legal entity is Pulte Home Company, LLC, and it is still building. For pricing purposes, three differences matter and all three are structural rather than cosmetic: Terreno is a newer community still building out, Terreno carries a Community Development District assessment and Valencia does not, and a Terreno buyer is buying into a community still in absorption while a Valencia buyer is buying into one that is 69.8 percent homesteaded. Do not blend Terreno’s figures into Valencia’s anywhere, and do not treat a Terreno comparable as a Valencia comparable. Every market figure on this page is the 450-home Valencia scope.
It changes their monthly payment in a way that a tax comparison will not reveal. A Community Development District is a special-purpose local government that finances infrastructure with bonds and repays them through an assessment levied on the parcels inside the district. That assessment is non-ad-valorem, which means it is collected on the tax bill but never appears in a millage rate table. So a buyer who compares this community’s 12.1520 mill ad valorem stack against a neighbouring community’s millage sees two similar numbers and concludes the tax picture is similar. It is not, if one of them carries a district assessment and the other does not. Valencia Golf and Country Club has no Community Development District. Terreno, next door, does. Orange Blossom Ranch, The Ranch at Orange Blossom and The Groves at Orange Blossom, all within about a mile and a quarter, do as well, with $9,720,000 of Series 2019 bonds outstanding as at 30 September 2022 on those parcels, not on these. That is a real monthly difference in a buyer’s cost of ownership, and it is invisible unless somebody shows it to them. No per-unit district figure is published here, because none was obtained for any neighbouring district.
It means a well-informed buyer will raise it, and a seller who has the county’s own figures is in a far better position than one who does not. Randall Boulevard in front of this community runs at 128.6 percent of its adopted capacity, at level of service F, on two undivided lanes, per Collier County’s adopted 2025 Annual Update and Inventory Report. Counts show 16,676 vehicles a day east of Immokalee Road in the first quarter of 2025 and 16,238 in the fourth quarter. Collier County has $17,522,000 adopted for construction in fiscal year 2027 on the Randall Boulevard and Immokalee Road intersection, taking Randall from two lanes undivided to four lanes divided with a 44-foot median and adding turn-lane and signal capacity. The county’s own stated limits for that work are Immokalee Road east to 8th Street NE, and 8th Street NE is about 0.44 mile west of this community’s western boundary, so this community’s own frontage is not inside the funded limits, and no funded widening east of 8th Street NE appears in any adopted county or regional document examined through 2050. There is also a genuinely positive change that happened three months before this page was written: the Vanderbilt Beach Road Extension Phase One opened to traffic on 12 June 2026, seven miles from Collier Boulevard to Wilson Boulevard and on to 16th Street NE, which is about 1.48 miles east of Immokalee Road along Randall Boulevard, essentially at this community’s eastern boundary. That is the single biggest change to this community’s access position in twenty years. Present both. A buyer who hears the traffic fact from you and the access improvement from you trusts everything else you say.
Compare it against the measured alternative rather than against a feeling. Over the twelve months to 15 September 2026, homes in Valencia Golf and Country Club that sold on the open market closed at a median 99.39 percent of asking in a median 53 days across 21 transactions. An instant or all-cash offer buys you certainty and speed, and it prices that convenience as a discount off market, plus in many cases a service fee and a repair adjustment after inspection. The right way to evaluate one is on net proceeds and net timeline side by side, not on headline price. In a 13-month market the certainty is worth more than it would be in a balanced one, which is exactly why the discount offered tends to be larger too. Ask for both numbers in writing and compare them on one net sheet.
Start from the market context rather than from blame: at 13.1 months of supply, with 23 active listings against 1.75 sales a month, the market is not forgiving of a price set optimistically, and the active board’s median 83 days is the evidence. The diagnosis is usually one of four things, and it is usually the first. Price, measured against the $575,000 median and $215.91 per square foot of living area that 21 closed transactions actually produced. Presentation, meaning photography, condition and the insurance-relevant items a buyer’s carrier will ask about. Access, which in this community means showings registered through the visitor portal against a guardhouse staffed 6 a.m. to 10 p.m., and no yard sign to catch passing traffic. Or paperwork, meaning a buyer who walked during due diligence because the estoppel, the two document sets or the roof documentation were not ready. A relisting fixes the diagnosed cause first and changes the price second, not the other way round.
You can, and in this community it is harder than in most, for reasons that have nothing to do with representation and everything to do with process. No standard for sale sign is permitted, so the ordinary unrepresented-seller signal is unavailable to you. Showings must be registered through the association’s visitor portal against a gate staffed 6 a.m. to 10 p.m. Your buyer needs association approval submitted at least 20 days before closing with a $100 fee. The estoppel must be ordered through the association’s third-party document vendor, whose routing has changed at least once. Your buyer’s document review touches two associations, Valencia’s and the Orangetree master association above it. And the pricing question is genuinely difficult in a 13-month market where the active board asks a median $649,000 and the closed record produced a median $575,000. None of that is impossible. All of it is where unrepresented sales in this community actually come apart.
Ask the ones that only somebody who has worked this community can answer. Where does the current monthly assessment figure come from, and why does the association not publish it? What signage can I legally put in my yard, and what is the one exception? How many days before closing does the buyer’s application have to be in, and what does it cost? Who issues the estoppel here and how is it ordered? How many sets of association documents does my buyer have to review, and why is it more than one? Is there a capital contribution, and how do you know? What is the roof standard, and what does that do to my pre-listing decision? What is the community’s months of supply right now, and what is the closed median against the active median? An agent who can answer those without looking them up has sold here. An agent who cannot is going to learn on your listing.
That is a claim any agent can make and very few can evidence, so judge it on the evidence rather than on the claim. Everything above this FAQ on this page is the evidence: the recorded declaration and its instrument number, the association’s own forms and their revision dates, the FEMA panel number and its effective date, the county millage stack line by line, the two market records each with its own denominator, the road capacity figure that works against the sale, and the two figures the association itself published for its assessment along with an honest statement of why the current one is not available. McGreevy and Comisar, working as part of the Domain Realty Group team, are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. That is the credential. This page is the proof. Judge it on whether anyone else competing for your listing has published anything like it about your community.
Two routes, both direct, and neither of them commits you to selling.
What Is Your Valencia Golf and Country Club Home Worth? Get a Free Valuation in 60 Seconds.
(239) 898-6072, text or call. Confidential conversations welcome. A dedicated seller page for this community is in preparation and will hold the net sheet worksheet, the pre-listing document checklist and the association’s transfer forms in one place.
Sources for this Valencia Golf and Country Club guide are primary records only: Collier County government and its own mapping services, recorded instruments of the Collier County Clerk, Florida state agencies, FEMA and NOAA, the school district and the state education department, the associations’ own published documents, and operators of record.
No competitor brokerage, portal, aggregator or lifestyle-content site is cited anywhere on this page. Recorded instruments are cited by instrument number and Official Records book and page because the Clerk’s records viewer has no public document image endpoint. Southwest Florida MLS figures are attributed by name and are not linked, because the system sits behind a member login.
These are public records of the Collier County Clerk of the Circuit Court, retrievable by instrument number or by Official Records book and page. They carry no public document URL.
https://www.collier.gov/files/assets/county/v/1/planning-and-zoning/documents/2025-auir-final.pdf Randall Boulevard at 128.6 percent of capacity and level of service F, the fiscal 2026 to 2030 work programme, the Orange Tree wastewater capacity tables and the eastern development map.https://www.collier.gov/files/assets/county/v/1/planning-and-zoning/documents/resolution-2026-36.pdf The instrument adopting the 2025 AUIR on 27 January 2026.https://www.collier.gov/County-Development/Land-Development/Codes-Regulations/Comprehensive-Plan/Annual-Update-Inventory-Report-AUIR-CIE The county’s own adoption record for the AUIR.https://www.collier.gov/files/assets/county/v/4/planning-and-zoning/documents/pud-master-list-6-11-26.pdf Orange Tree carried as ACTIVE with an estimated buildout of 2019.https://www.collier.gov/County-Development/Land-Development/Codes-Regulations/PUD-Monitoring/PUD-Master-List-and-Maps The county’s description of what the PUD master list is.https://www.collier.gov/files/assets/county/v/1/growth-management/documents/growth-management-plan/flue-amended-ord-202446.pdf The Rural Settlement Area District and the 1986 Settlement and Zoning Agreement that vests it.https://www.collier.gov/files/assets/county/v/1/community-planning-amp-resiliency/documents/floodplain-management/faqs-final.pdf The mandatory-purchase rule and the Community Rating System Class 5 discount in the county’s own words.https://www.collier.gov/files/assets/county/v/3/community-planning-amp-resiliency/documents/floodplain-management/2026-flood-protection-newsletter.pdf Class 5, the 25 percent discount and CRS participation since October 1992.https://www.collier.gov/Business-Resources/Floodplain-Management The county’s floodplain programme.https://www.collier.gov/files/assets/county/v/1/transportation/documents/traffic-operations/2025-traffic-counts.pdf The 36.7 percent seasonal swing on Immokalee Road west of I-75, and the Randall Boulevard counts.https://www.collier.gov/County-Development/Transportation-Management/Transportation-Engineering/Transportation-Engineering-Projects The Randall and Immokalee intersection scope and its stated limits, Immokalee Road east to 8th Street NE.https://www.collier.gov/files/assets/county/v/1/transportation/documents/transportation-engineering-projects/11_6_2024-meeting-handout.pdf The project as presented to the public.https://www.collier.gov/files/assets/county/v/1/transportation/documents/transportation-engineering-projects/project-layout.pdf The built scope of the funded intersection work.https://www.collier.gov/County-Development/Transportation-Management/Transportation-Engineering/Vanderbilt-Beach-Road-Extension The extension’s limits, design and contractor.https://www.collier.gov/News-articles/2026-News-Articles/June-2026/Vanderbilt-Beach-Road-Extension-Phase-One-Project-Opening-Soon Phase One opened to traffic on 12 June 2026.https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/strategic-plan/2026-strategic-plan-priority-projects.pdf Phase One at $153 million, Phase Two at $49.5 million with its Section 404 permit condition, and Big Corkscrew Island Regional Park Phase 2B.https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/strategic-plan/2025/2025-q2-priority-projects-report.pdf Corroborating prior-year figures for the same projects.https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/mcdaniel/townhall-mcdaniel-1-14-26.pdf Every corridor project’s scope, status, schedule and cost, including the county’s own “no construction funding identified” notes.https://maps.collier.gov/gis/rest/services/CityViewDesktop/MapServer The zoning polygon and ordinance chain, City Limits returning nothing which proves unincorporated status, the Rural Estates planning community, the fire district, the parcel layer that independently returned 507 parcels, and the road centrelines placing 8th Street NE west of the community boundary.https://www.collier.gov/Calendar-Events-directory/GMCD-Calendar/2026-Event-GMCD/February/Orangetree-PUD-PDI-Neighborhood-Information-Meeting The live PUD insubstantial-change petition and its applicant.https://www.collierparks.com/Parks-and-Beaches/Regional-Parks/Big-Corkscrew-Island-Regional-Park The full Phase I facility list, the aquatic complex specifications and the county’s largest playground.https://www.collierparks.com/Parks-and-Beaches/Beaches/Beach-Parking-Information The resident beach parking permit and its eligibility rules for full-time residents and part-time property owners.https://colliertaxcollector.com/beach-parking-sticker/ The county’s statement that residents pay for beach parking in their property taxes, with the required documents and branch locations.https://assets.sourcemedia.com/d7/0f/be1328a74367a21f5a1bb28914d8/flcollier01a-pos.pdf The county’s acquisition of the Orange Tree utility system effective 1 March 2017, and this community named by phase in the district’s own demand projections.https://cor.collierclerk.com/coraccess/ The index behind every recorded instrument cited on this page. No public document image endpoint exists.https://www.collierclerk.com/official-records/ The citable route for a reader who wants to look an instrument up.https://notices.collierclerk.com/notice/orange-tree-pud-insubstantial-change-pdi-pl20220008752-hex-6-27-2024/ The legally advertised PUD description: Ordinance 12-09 as amended, approximately 2,138.76 acres, and the section list including Sections 23 and 24.https://notices.collierclerk.com/notice/orangetree-pud-pdi-pl20250006371/ The 2026 petition, and confirmation that both county spellings refer to the same PUD.https://notices.collierclerk.com/ The Terreno Community Development District notice series for 2026, including board meetings and the fiscal 2026-2027 budget public hearing.https://search.sunbiz.org/Inquiry/CorporationSearch/ The association’s identity, document N04000007225 filed 2004-07-22 and active, its principal address, its registered agent, its five resident directors and its complete filing record.https://www.flsenate.gov/laws/statutes/2024/553.899 The milestone inspection scope and the single-family exclusion in subsection (4), which is why no milestone or reserve-study status is reportable here.https://floridarevenue.com/property/dataportal/ The Collier taxing authority code descriptions behind the millage list.https://flauditor.gov/ The Orange Blossom Ranch Community Development District annual financial report, its 2016 establishing ordinance and its $9,720,000 Series 2019 bonds, all of which sit on other parcels.https://www.floridadisaster.org/knowyourzone/ Evacuation Zones A through F and the state’s statement that Zone A is evacuated first and Zone F last.https://www.floridadisaster.org/dem/mitigation/floodplain/crs/ The full CRS discount range of 5 to 45 percent.https://www.floridabuilding.org/fbc/Building_Codes_Effective_Dates.pdf and https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf The first statewide code effective 1 March 2002, the 7th edition 31 December 2020 and the 8th edition 31 December 2023.https://www.floridabuilding.org/fbc/commission/FBC_0125/hrac/Interim_Report_WBDR.pdf The ASCE 7-16 and ASCE 7-22 wind-borne debris region definitions, including the 140 mph threshold.https://ahca.myflorida.com/ The register of hospital-based off-campus emergency departments, which is the proof that the nearest 24-hour facility is an emergency department and not a hospital.https://quality.healthfinder.fl.gov/Facility-Search/ The state’s facility register, for cross-checking any healthcare claim on this page.https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer Every flood fact on this page: Zone X at 21 measured points across all eight streets, Zone AH on the golf corridor, panel 12021C0240H effective 16 May 2012, and LOMR case 25-04-3166P effective 18 June 2026.https://agents.floodsmart.gov/sites/default/files/media/document/2025-08/fema-understanding-risk-rating-2.0-fact-sheet-2025.pdf FEMA’s own explanation of building-specific rating, the four flood types, the effective dates and the 18 percent annual increase cap.https://www.floodsmart.gov/flood-zones-and-maps/what-is-my-flood-zone The NFIP’s own framing of the flood zone question.https://www.fema.gov/flood-insurance The federal programme’s own description of coverage and requirements.https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf Naples surge inundation of 6 to 9 feet above ground level and the Naples Pier gauge at 6.18 feet above mean higher high water.https://www.weather.gov/mfl/hurricaneirma The Marco Island landfall, the 142 mph gust near Naples Airport, surge extending less than a half-mile inland, and 9 to 15 inches of rain in inland Collier.https://www.weather.gov/media/mfl/news/HurricaneIanSummary.pdf The surge limit south and west of US 41, coastal gusts of 105 to 112 mph against inland gusts of 81 to 89 mph, and the $2.2 billion countywide damage estimate.https://www.weather.gov/media/mfl/TropicalEventSummary/PSHMFL_2024AL14_Milton_ImpactNarratives.pdf About 85 percent countywide power loss, $280 million in damage and zero casualties in Collier County.https://www.weather.gov/media/mfl/TropicalEventSummary/PSHMFL_2024AL09_Helene_Summary.pdf Naples Bay at 4.02 feet above mean higher high water without a landfall, and 3.32 inches of rain at Golden Gate.https://api.weather.gov/zones/forecast/FLZ070 Forecast zone FLZ070, Inland Collier County, which is the zone this community is warned in.https://www.collierschools.com/exploreccps/attendance-boundaries The district’s own statement that its interactive tool is the address-to-school authority.https://origin.collierschools.com/app/Zones/map/2027 Every school assignment on this page, queried address by address across four boundary years, 815 address records and zero exceptions.https://origin.collierschools.com/app/DistrictWeb/schoolProfile/CES, /CMS and /PRH The three assigned schools’ addresses, phone numbers, principals and grade spans.https://www.fldoe.org/file/18534/SchoolGrades26.xlsx Every school grade, component score, points total and grade history for the assigned schools and both nearby charters.https://www.fldoe.org/file/18534/SchoolGradesResultsPacket26.pdf The 2026-27 scale increase and the state’s own back-cast showing Florida A high schools falling from 251 to 123.https://www.fldoe.org/accountability/accountability-reporting/school-grades/ Confirmation that 2026 is the most recent published grading year.https://resources.finalsite.net/images/v1782924022/collierschoolscom/nb5dnkgvvzlxc0278ell/2025-2026SchoolandDistrictGrades.pdf The district’s own five-year grade history per school.https://resources.finalsite.net/images/v1780594312/collierschoolscom/xxovjkcgo076mzz56pn5/Month9FY26.pdf Enrolment by grade for every Collier school, including the drop at Corkscrew Elementary from 910 to 780.https://go.boarddocs.com/fl/collier/Board.nsf/files/DGERCU6D6535/$file/C174_FY26_Five%20Year%20Capital%20Improvement%20Plan.pdf Palmetto Ridge High over FISH capacity by 121 seats and projected 424 over by 2029/30.https://www.collierschools.com/students-families/charter-schools The district’s roster of the charter schools it authorises. Charter enrolment is by lottery, never by address.https://web09.fldoe.org/PrivateSchoolDirectory/ The state’s registry of private schools, with names, addresses and grade spans.https://edudata.fldoe.org/ReportCards/Schools.html The state report card for each assigned school.https://vgcchomeowners.org/ The association’s own site, office hours and public document directory. The owners section is access-controlled, which is why no current budget and no social calendar is publishable.https://vgcchomeowners.org/realtor_page/ The association’s own resale-disclosure library.https://vgcchomeowners.org/realtor_page/1%2016%2018%20Updated%20Valencia%20FAQ%202018-Kendra-PC.pdf The 2018 monthly assessment of $264.00, what the assessment covers, the guardhouse hours, and the verbatim golf answer, “No, they are separate businesses.”https://vgcchomeowners.org/realtor_page/VGCC-2019%20Welcome%20Packet.pdf The 2019 monthly assessment of $316.00, the full fee schedule, the ADT monitoring inclusion and the fitness centre age rule.https://vgcchomeowners.org/realtor_page/Revised%20Rules%205.18.2020%20(2).pdf Every current rule on this page: leasing, pets, parking, architectural review, the roof-material standard, fences, shutters, signs, lakes and preserves.https://vgcchomeowners.org/realtor_page/Purchase_Lease%20App%20REV%2002.22.19.pdf The six-month minimum lease, the sub-leasing prohibition, the 30-day guest rule and the fee schedule.https://vgcchomeowners.org/realtor_page/Attention%20All%20Potential%20Owners.pdf The complete closing checklist, the 20-day application deadline, and the basis for the no-capital-contribution finding.https://vgcchomeowners.org/realtor_page/The%20Open%20House%20rules.pdf The signage exception that governs how a listing here is marketed.https://vgcchomeowners.org/realtor_page/ARC%20Form-WRITABLE.pdf Confirms a single architectural review regime across the whole community.https://vgcchomeowners.org/realtor_page/plans/ The sixteen model names the association publishes.https://www.terrenohoa.com/ and https://www.terrenohoa.com/hoa-docs-and-info Terreno’s separate identity: its own site, addresses, manager, portals and declaration chain.https://www.terrenohoa.com/images/Recreation_Association_Declaration-_6250_956_recorded_May_23_2023.pdf The 23-page recreation declaration, read in full for the cost-sharing, membership and non-lien provisions.https://www.terrenohoa.com/images/documents/Resale_Application_Updated_7.1.2026.pdf A Terreno buyer applies to Terreno’s association and is bound to Terreno’s declaration; Valencia is named nowhere in it.https://www.terrenocdd.org/ and https://www.terrenocdd.org/wp-content/uploads/2022/07/TNO-Ordinance-No.-2022-22.pdf Collier County Ordinance 2022-22 in full, whose Exhibit A legal description begins at the southeasterly corner of Tract A of the Valencia Golf and Country Club Clubhouse plat.An operator is competent evidence on its own rates, hours and facilities, and is not competent evidence on title, ownership or a third-party award.
https://www.valenciagolfandcountryclub.com/ and its about, general information, amenities, membership, lessons, driving range and 2018 course renovation pages, read 2026-09-15. Every golf rate, facility, league, policy and staff fact on this page.https://www.fsga.org/Club/Detail/ Course rating 74.1 and slope 128, agreeing exactly with the operator’s card across all seven tee positions.https://www.golfdigest.com/courses/fl/valencia-golf-and-country-club-valencia Type Public, architect Gordon G. Lewis, 18 holes and a panelist rating of 3.0 out of 5, with no award designation of any kind.https://www.golfdigest.com/courses/guides/best-public-golf-courses-naples Inclusion in a published guide, described as inclusion and not as a ranking.https://web.archive.org/ The origin of two award claims that this page does not repeat, showing the two separate sentences behind them.https://www.lennar.com/new-homes/florida/naples-ft-myers/naples/valencia-golf-country-club The Welcome Home Center at 1809 Lema Court, the four current plans with their living areas, and the published price range read 2026-09-15.https://www.divosta.com/homes/florida/naples/naples/terreno-210744 The builder’s own description of Terreno as next door to Valencia Golf & Country Club, with its collections, plan series and amenity list.https://hampton.golf/terreno/ Over 680 residences, independently matching the 685 platted lots in the recorded cost-share formula.https://www.publix.com/locations/1527-neighborhood-shoppes-at-orangetree Operator-confirmed open: hours 7 a.m. to 10 p.m. daily, pharmacy with drive-thru and curbside.https://www.publix.com/locations/2018-the-shoppes-at-orange-blossom Operator-confirmed open, the second store on Oil Well Road.https://www.acehardware.com/store-details/19342 Operator-confirmed open: the 22,650 square foot anchor at Winchester Center, with address and hours.https://locations.nchmd.org/fl/naples/ Every NCH facility name, address, phone and opening-hours fact on this page.https://www.physiciansregional.com/physicians-regional-healthcare-system/urgent-care-prhs and https://www.cvs.com/minuteclinic/clinic-locator/fl/naples/8927.html The urgent-care and retail walk-in options, including the MinuteClinic’s weekday-only hours closing at 5:30 p.m.https://www.courtlistener.com/opinion/4622037/valencia-golf-and-country-club-homeowners-association-inc-v-community/ The two-declaration structure: this community is one of several residential communities within a larger master planned development called Orangetree, with Orangetree Homeowners’ Association as the master association.https://caselaw.findlaw.com/court/fl-district-court-of-appeal/1999892.html Confirms the master association relationship.https://legals.businessobserverfl.com/ Independent recitations of plat book and page for Phase 1A and Phase 2A, from legal descriptions outside the Clerk’s index.https://www.citizensfla.com/depoppl The 20 percent eligibility rule verbatim and the automatic assignment mechanic.https://www.citizensfla.com/-/20251210-citizens-recommends-rate-cuts-for-most-policyholders The 2026 statewide average personal lines decrease of 2.6 percent and the fall from 1.42 million policies in October 2023 to approximately 385,000. These are statewide averages across Citizens’ whole book and are never this community’s numbers.News is the lowest-ranked approved source class on this page. Every fact below either corroborates a primary source or is labelled as reported.
https://www.gulfshorebusiness.com/retail/launch-of-aldi-publix-stores-in-golden-gate-estates-nov-20/ The Aldi and second Publix opening dates of 20 November 2025, corroborated for the Publix by the operator’s own store page.https://www.gulfshorebusiness.com/gb-daily/that-ny-bagel-place-opens-off-immokalee-road-in-golden-gate-estates/ That NY Bagel Place opened 7 August 2026 at Winchester Center.https://barroncollier.com/2025/05/12/winchester-center-achieves-full-occupancy-with-latest-property-leasing/ The developer of record’s own announcement of Winchester Center’s full occupancy, its 21 acres and its 41,836 square feet.https://www.naplespress.com/tim-aten-knows/bunches-of-businesses-coming-to-randall-curve-in-estates/ The Randall at Orangetree project scope, acreage and square footages.https://www.winknews.com/news/collier/ The Randall at Orangetree tenant list and corridor geography, as a second independent report.https://www.fox4now.com/collier-county/collier-county-school-board-approves-boundary-changes-for-next-school-year The school board’s approval of the boundary changes that created Bear Creek Elementary’s attendance area. Reported; the measurable consequence is in the district’s own membership report.These produce the measurements on this page; they are not authorities on any fact about this community.
https://router.project-osrm.org/ Every road distance and free-flow time on this page. Free-flow means computed from posted speed classes with no traffic model, no signals penalty and no seasonal load, which is why the county’s measured 36.7 percent seasonal swing is published alongside.https://geocoding.geo.census.gov/geocoder/locations/onelineaddress Federal coordinates for the addresses anchoring the distance table.https://nominatim.openstreetmap.org/ Street-centreline coordinates where the federal geocoder had no match. Two destinations routed from hand-entered coordinates are rounded to whole miles for that reason.https://epqs.nationalmap.gov/ Bare-earth ground elevations across the site of 14.3 to 15.7 feet. These are not finished floor elevations.https://mcgreevyandcomisar.com/ The team’s site, its agent pages and its home valuation and buyer tools.https://www.domainrealtygroup.com The team’s brokerage-side site.Valencia Golf and Country Club documents worth downloading are listed below, eighteen of them, every one hosted at its own official authority: the homeowners association, Collier County, the Collier County Clerk, the Terreno Community Development District, Collier County Public Schools, the Florida Department of Education and FEMA.
# | Document | Authority | What it gives a buyer or seller |
|---|---|---|---|
1 | Valencia Golf and Country Club Homeowners Association | What the assessment covers, the guardhouse hours, the vendor arrangements and the association’s own answer on golf pricing. Dated 2018: its questions are current, its assessment figure is not. | |
2 | Same | The last monthly assessment the association published, the full fee schedule, the amenity list and the ADT monitoring inclusion. | |
3 | Rules and Restrictions and ARC Guidelines, revised 2020-02-27 | Same | The document a buyer most needs. Every current rule: leasing, pets, parking, architectural review, the roof-material standard, fences, shutters, signs, lakes and preserves. |
4 | Same | The application every buyer and tenant must file, with the fees and the six-month lease minimum. | |
5 | Same | The complete closing checklist, and the 20-day deadline a seller must build into the timeline. | |
6 | Same | The signage exception that governs how a listing here is marketed. | |
7 | Same | The form required for any exterior change. | |
8 | Collier County | The mandatory-purchase rule in the county’s own words, and the Community Rating System Class 5 discount. | |
9 | Collier County | The county’s current flood guidance for residents. | |
10 | Collier County | The road capacity finding, the funded work programme and the utilities plan, all in one adopted document. | |
11 | Adopted Future Land Use Element, as amended by Ordinance 2024-46 | Collier County | The Rural Settlement Area District text that names this community’s own sections, and the 1986 settlement that vests them. |
12 | Collier County | Every corridor road project with its scope, status, schedule and cost, including the two carrying the county’s own “no construction funding” note. | |
13 | Collier County | The measured 36.7 percent seasonal traffic swing on the road every westbound trip crosses. | |
14 | Collier County Clerk of the Circuit Court | The legally advertised PUD description: ordinance, acreage, location and sections. | |
15 | Terreno Community Development District | The district next door, and the legal description that begins at this community’s own clubhouse tract corner. | |
16 | Collier County Public Schools | School capacity against enrolment for the three assigned schools, and the district’s growth projection for this planning community. | |
17 | Florida Department of Education | The grading model, the current scales, and the 2026-27 scale increase with the state’s own back-cast of its effect. | |
18 | FEMA | FEMA’s own explanation of why the flood zone is no longer the price, and of the 18 percent annual increase cap a buyer should ask about. |
Recorded instruments for this community, including the governing declaration and every plat, are public records of the Collier County Clerk of the Circuit Court. They are cited throughout this page by instrument number and Official Records book and page, and can be retrieved from the Clerk’s official records system. They are not linked here because the Clerk’s records viewer is a single-page application with no public document image endpoint, so a direct link to a document image cannot be published. Search by instrument number at the Clerk’s official records portal, or request a copy in person or by mail from the Clerk.
The instruments a buyer or seller in Valencia Golf and Country Club is most likely to want:
Document | Instrument | Official Records Book / Page | Recorded |
|---|---|---|---|
Declaration of Covenants, Conditions and Restrictions of Valencia Golf and Country Club, 76 pages | 3481135 | 3649 / 3385 | 2004-09-27 |
Certificate of Amendment to the Bylaws | 6793743 | 6560 / 2384 | 2026-03-06 |
Declaration of Covenants for Terreno/Valencia Recreation Association, Inc. and for Shared Roadway, 23 pages | 6406840 | 6250 / 956 | 2023-05-23 |
Trust Certificate for the golf course land trust | 6833764 | 6595 / 675 | 2026-06-04 |
Agreement Regarding Use of Drainage Easement | 3786271 | 3983 / 1703 | 2006-02-15 |
Phase 1 plat exhibit, Plat Book 40 pages 33 to 39 | 3253475 | 3389 / 1641 | 2003-09-05 |
Phase 1A replat exhibit, Plat Book 42 pages 36 to 41 | 3550954 | 3725 / 3901 | 2005-02-01 |
Phase 2 plat exhibit, Plat Book 44 pages 11 to 18 | 3717364 | 3912 / 186 | 2005-10-14 |
Phase 2A replat exhibit, Plat Book 46 pages 43 to 47 | 3852467 | 4051 / 3574 | 2006-06-08 |
Clubhouse plat exhibit, Plat Book 48 Page 82 | 4026170 | 4236 / 3844 | 2007-05-31 |
Phase 2B replat | 6187831 | see Clerk index | 2022-01-11 |
Phase 1B plat | 6378252 | see Clerk index | 2023-03-21 |
Memorandum of Lease, clubhouse parking lot | 6829899 | 6591 / 2989 | 2026-05-27 |
Memorandum of Lease, guardhouse | 6829900 | 6591 / 2994 | 2026-05-27 |
Need one of these pulled and read before you write an offer or sign a listing agreement? Buyers, call Marc Comisar at (239) 287-5873 or start at mcgreevyandcomisar.com/buying. Sellers, call Jesse McGreevy at (239) 898-6072 or start at mcgreevyandcomisar.com/home-valuation.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
