Explore Homes for Sale in Valencia Lakes Naples, FL

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

Valencia Lakes is a gated single-family community in Naples, Florida, with 458 single-family homesites (456 built) on 484 recorded parcels in seven phases, 1-A through 7-A, all in ZIP 34120. It sits inside the 2,138.76-acre Orange Tree Planned Unit Development north of Immokalee Road, with its front gate on Randall Boulevard. The Declaration of Covenants was recorded April 2, 2001, and Beazer Homes Corp. became the successor Declarant and builder. Most homes were built from 2002 to 2007, with infill through 2025. There is no Community Development District, no age restriction, and one clubhouse campus with a pool, spa, tennis, pickleball, basketball and a fitness room.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida (RealTrends 2026), with over $900 million in personal sales between Jesse and Marc. If you are weighing the best real estate agents in Naples for a Valencia Lakes sale or purchase, start with the numbers: in the last 12 months we tracked 15 Collier County recorded, DOR-qualified sales in Valencia Lakes, all of them resales, at a median of $530,000.

Valencia Lakes is not Valencia Golf and Country Club, the separate gated golf community next door in the same Orange Tree PUD. It is also not Valencia Trails or Valencia Sky, which are GL Homes 55 and older communities, and it is not any of the Valencia Lakes communities in Boynton Beach or Wimauma. Every figure on this page is about the Naples community with its gate on Randall Boulevard.

Why McGreevy and Comisar Are the Best Realtor for Valencia Lakes

Valencia Lakes buyers and sellers get the #5 real estate team in Florida (RealTrends 2026), Jesse in the business since 2004 and the team together since 2008, plus pricing built from Collier County recorded sales: 15 DOR-qualified sales in the last 12 months at a $530,000 median, with the range, the size bands and the street-by-street detail shown below.

Data updated: October 2026

If you’re searching for the best realtor for Valencia Lakes, whether you’re ready to sell your Valencia Lakes home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc bring over 45 years of combined direct real estate experience to every Naples listing consultation and buyer search.

Recent Valencia Lakes track record (Collier County recorded sales, last 12 months): 15 homes sold in Valencia Lakes · about $8.2 million in recorded sales volume · $530,000 median price · $415,000 to $680,000 price range · about $254 per county base square foot · 15 of 15 sales were resales. (Pulled from the Collier County Property Appraiser public data files, October 2026, DOR-qualified improved sales recorded October 2025 through August 2026.)

For luxury Valencia Lakes sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.

Honors and recognition:

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

Selling your Valencia Lakes home? Get a free home valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome), and see how we sell my home in Naples with county-recorded sales behind the price.

Buying a home in Valencia Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, and learn how we buy a home in Naples from search to closing.

Our Track Record in Valencia Lakes and Northeast Naples

Our own sales are only part of the picture. The numbers that decide a price are every sale by every brokerage, so we track them. We tracked 15 Collier County recorded, DOR-qualified sales in Valencia Lakes in the 12 months since October 2025, with a median of $530,000 and a range of $415,000 to $680,000. In the 24 months since October 2024 we tracked 26 sales at a $504,500 median, and over 36 months we tracked 44 sales at $520,000. Those are market figures from the Collier County Property Appraiser public data files, October 2026, and they cover all brokerages.

Valencia Lakes also sits beside other Orange Tree communities, and we track those the same way. In the 12 months since October 2025 we tracked 11 resales in neighboring Valencia Golf and Country Club at a $539,000 median, and 19 resales in Terreno at Valencia Golf and Country Club at a $645,000 median, alongside 95 builder-direct sales there. In Citrus Greens at Orange Tree, the older first phase of the PUD, we tracked 22 resales over 24 months at a $445,000 median, with no builder-direct sales. Resale-to-resale is the fair comparison for Valencia Lakes, because none of its 15 recorded sales in the last 12 months was a builder sale.

What a Valencia Lakes owner or buyer gets from McGreevy and Comisar is a team that reads those records before it talks about price: Jesse in real estate since 2004, the two of us together at the top of the Southwest Florida market since 2008, and Domain Realty Group behind every listing with the marketing, photography and buyer network that a $415,000 home and a $680,000 home both deserve.

What Sets Our Valencia Lakes Pricing Apart

Most online estimates of a Valencia Lakes home are built from listing-portal data that blends builder-direct sales, resales and other Orange Tree communities under one “Valencia” label. We price from the recorded sale, one parcel at a time, in five steps.

1. We start with DOR-qualified resales on the same plat and the same street, because Orange Grove Trail resales and Grove Dr resales have sold at very different medians ($468,750 against $602,500 over the last 24 months).
2. We match county base area, the appraiser’s measure of the main building, to the same base-area band, because the 2,500 to 2,999 square foot band has sold at a $635,000 median over 24 months against $452,500 for the 1,500 to 1,999 band.
3. We adjust for vintage, since homes built 2008 or later have sold at a $572,500 median over 24 months against $482,250 for homes built before 2008, though only four of those 26 sales were newer homes.
4. We check the lot’s FEMA zone and ask for the elevation certificate, because Valencia Lakes has Zone AH and Zone X lots side by side.
5. We confirm roof age and wind mitigation credits, because most original roofs are now 19 to 24 years old.

For a listing consultation we also pull same-day Southwest Florida MLS data, which this edition of the page does not use. The county figures here show where the market has been; the MLS shows what is competing for your buyer this week.

Key Takeaways

Valencia Lakes is a 458-homesite gated community in northeast Naples with Beazer Homes Corp. as its builder, a 12-month county median of $530,000, no CDD, and flood zones that change lot by lot. These eight points, each tied to a primary source, are the facts a buyer or seller needs first.

Data updated: October 2026

• Size and phases: 458 single-family homesites on 484 recorded parcels across seven phases, ZIP 34120, per the Collier County Property Appraiser public data files, October 2026.
• Builder and Declaration: Beazer Homes Corp. is the successor Declarant under the Declaration recorded at Official Records Book 2799, Page 2131, per the recorded Declaration of Covenants.
• Price: the 12-month county median is $530,000 on 15 resales, ranging from $415,000 to $680,000, per the Collier County Property Appraiser public data files, October 2026.
• Fee stack: owners pay Valencia Lakes at Orangetree Homeowners’ Association and also belong to the Orange Tree master association; there is no CDD on the Florida Auditor General special district list, and the Declaration’s Section 15.11 ties the two layers together.
• Leases and pets: leases run 4 months to 1 year, no more than three per calendar year, and each unit may keep two pets with no dog over 100 pounds and no pit bulls, per the Declaration as amended and the GRS community page.
• Flood and evacuation: 18 of 23 FEMA address points are Zone AH and 5 are Zone X, so the zone varies by lot, and the area is in evacuation Zone E, per FEMA’s National Flood Hazard Layer and the county evacuation zone layer.
• Schools: addresses are zoned to Corkscrew Elementary (grade A), Corkscrew Middle (grade A) and Palmetto Ridge High (grade B), per the Collier County Public Schools attendance lookup and the 2026 school grades.
• Distances: about 10 road miles to the I-75 interchange at Immokalee Road and about 30 minutes to Vanderbilt Beach, free-flow, per OpenStreetMap-based OSRM routing measured October 28, 2026.

Table of Contents

Jump to any section of our Valencia Lakes guide.

• What Is It Like to Live in Valencia Lakes?
• Where Is Valencia Lakes, and Is It Part of Orange Tree?
• What Do Homes Sell for in Valencia Lakes?
• What Kinds of Homes Are in Valencia Lakes, and Who Built Them?
• How Big Are Valencia Lakes Homes, and How Do Size, Age and Street Change the Price?
• Who Developed Valencia Lakes, and How Did It Grow?
• Who Governs Valencia Lakes, and What Fees Does an Owner Pay?
• Does Valencia Lakes Have a CDD, and What Will the Property Taxes Look Like?
• What Are the Rules on Rentals, Pets, Vehicles and Age in Valencia Lakes?
• What Can Valencia Lakes Owners Change Outside Their Homes?
• What Amenities Does Valencia Lakes Have Inside the Gate?
• How Do the Gate, Roads and Security Work in Valencia Lakes?
• What Is Near Valencia Lakes for Shopping, Parks and Recreation?
• Which Utilities and Services Serve Valencia Lakes?
• What Flood Zone Is Valencia Lakes In?
• How Has Valencia Lakes Fared in Hurricanes, and What Is Its Evacuation Zone?
• What Should Valencia Lakes Buyers Know About Insurance?
• Which Schools Serve Valencia Lakes?
• Where Is the Nearest Hospital and Health Care to Valencia Lakes?
• How Long Are the Drives From Valencia Lakes?
• What Is Planned Near Valencia Lakes?
• What Are the Seven Phases of Valencia Lakes?
• Valencia Lakes vs Valencia Golf and Country Club: Which Fits You?
• How Does Valencia Lakes Compare With Orange Tree, Terreno and Nearby Communities?
• What Are the Pros and Cons of Living in Valencia Lakes?
• Thinking of Selling Your Valencia Lakes Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is It Like to Live in Valencia Lakes?

Valencia Lakes is a residential, all-ages, lake-lined gated neighborhood of detached homes where owners keep their own yards, share one clubhouse campus, and drive 1.0 mile to Publix, 2.6 miles to a county regional park and about 30 minutes to the Gulf beaches. Streets are private, limited to 25 mph, and patrolled under an agreement with the county.

Data updated: October 2026

Who Lives in Valencia Lakes

Valencia Lakes has no age restriction. Neither the recorded Declaration nor the association’s Rules and Regulations, revised October 23, 2025, limits residents by age. The Rules include a playground open from dawn to dusk and a requirement that children under 12 have adult supervision at the pool It is a different product from Valencia Trails and Valencia Sky, which are 55 and older communities with a similar name.

The community turns over slowly. The county recorded 12 qualified sales in 2025 against 456 built homes, a turnover of about 2.6 percent in a year. Leasing is allowed under tight limits: a lease must run at least 4 months and no more than 1 year, an owner may sign no more than three leases per calendar year, subleasing is not allowed, and the association must approve the tenant before move-in. The rules do not allow weekly vacation rentals. The lease amendment also sets occupancy at two persons per bedroom, plus one more when the home is leased. The county does not record who lives in a home, so the share of owner-occupants and tenants is not published.

A Day in Valencia Lakes

A typical weekday starts early for some residents: the fitness room opens at 4:00 a.m. and closes at 10:00 p.m., the courts run 7:00 a.m. to 9:00 p.m., and the pool is open from half an hour after sunrise to half an hour before sunset, with no lifeguard. Meeting rooms are open 8:00 a.m. to 8:00 p.m. A key fob opens the gates, clubhouse, pool and courts.

School runs are short. Corkscrew Elementary at 1065 Oil Well Road is 1.2 road miles and about 4 minutes from Orange Grove Trail, and Corkscrew Middle and Palmetto Ridge High are each 2.2 road miles and about 6 minutes away, by free-flow routing. Errands are close as well. The Publix at Neighborhood Shoppes at Orangetree, 13550 Immokalee Road, opened March 23, 2017 and is 1.0 road mile and about 3 minutes from the clubhouse. An Aldi at The Randall at Orangetree, 13725 Immokalee Road, opened in November 2025, and the McDonald’s at the Winchester Center is 1.8 road miles away.

Weekends tend to go outward. Collier’s Big Corkscrew Island Regional Park, 810 39th Avenue NE, is 2.6 road miles and 7 minutes away with lighted multipurpose fields, basketball, tennis and pickleball courts, an aquatic complex, a community center and a playground. The Collier Fairgrounds is 2.2 road miles away, and Corkscrew Swamp Sanctuary is 8.3 road miles. The Gulf is a different trip: Vanderbilt Beach is 16.7 road miles and about 30 minutes in free-flow conditions, longer in season.

Trash, yard waste and recycling are collected on Tuesdays, with a second trash-only pickup on Fridays. Irrigation follows the county schedule: odd addresses water Monday, Wednesday and Saturday, even addresses Tuesday, Thursday and Sunday, between midnight and 10:00 a.m., never on Friday and never from 10:00 a.m. to 4:00 p.m.

What Owners Take Care of Themselves

Valencia Lakes owners maintain their own lots. The association maintains the common areas: the roads, sidewalks, street lighting, common landscaping, common irrigation, the privacy wall or berms, and the lakes that are not dedicated to the water management district. The Declaration places the rest on the owner, down to the water’s edge on lake lots. The split is easiest to see in a table.

Source: Valencia Lakes Rules and Regulations, revised October 23, 2025, and the Declaration, Sections 5.2, 7.16, 7.19 and 7.33.

Three other limits shape daily life. Window air conditioners are not allowed, only central systems and properly installed mini-splits. Trampolines are prohibited, and drones need written approval. Contractors may work Monday to Friday 7:00 a.m. to 6:00 p.m. and Saturday 7:00 a.m. to 3:00 p.m., never on Sundays or holidays.

The Lakes and Wildlife

The county roll lists nine lake tracts inside Valencia Lakes, and many homes back to them, which is the draw for buyers who want water views. The rules are strict. Swimming and wading are prohibited. Fishing is catch and release, from association shore behind the clubhouse. Watercraft may not exceed 17 feet and must be hand, paddle, sail or electric powered, at 5 mph, with no gasoline motors. A 20-foot lake-bank maintenance easement lets the association reach the water, and no planting or structures belong in it.

The lakes also serve stormwater management, and they are Florida lakes: the Rules warn that alligators and snakes may be present and that wildlife must not be fed. Owners on lake lots should treat the bank accordingly, and pets are barred from the clubhouse campus in any case.

Ready to Talk About Valencia Lakes?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price Valencia Lakes homes from county-recorded sales, where a $415,000 resale and a $680,000 resale are separated by size, street, flood zone and roof age. If you are selling, request a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with how we represent Valencia Lakes buyers.

Where Is Valencia Lakes, and Is It Part of Orange Tree?

Valencia Lakes sits in the Orange Tree PUD in unincorporated northeast Collier County, north of Immokalee Road with its gate on Randall Boulevard, about 10 road miles east of the I-75 interchange and 6.9 miles east of Collier Boulevard. Owners belong to both the Valencia Lakes HOA and the Orange Tree master association.

Data updated: October 2026

How to Find the Valencia Lakes Gate

From Immokalee Road, turn north on Randall Boulevard. The recorded restrictive covenants bind the builder to construct “the front gate at Randall Boulevard,” and the route out of the community runs along Valencia Lakes Boulevard to Randall Boulevard and then to Immokalee Road, a trip of 1.3 road miles and about 4 minutes from Orange Grove Trail by free-flow routing. The association office and clubhouse are at 2700 Orange Grove Trail, Naples, FL 34120, which the US Census geocoder places at 26.2783 north, 81.5884 west.

The distances that matter for orientation, all measured by road from Orange Grove Trail on October 28, 2026 with OpenStreetMap-based routing, are:

Valencia Lakes is therefore not “just east of I-75.” It is roughly 10 road miles east of the interchange, in the Orange Tree area of northeast Collier County, and about 14 miles straight-line east of the Gulf at Vanderbilt Beach. Season traffic on Immokalee Road adds 20 to 40 percent to the free-flow times.

Valencia Lakes Inside the Orange Tree PUD

Collier County’s legally advertised notice for the Orange Tree PUD describes about 2,138.76 acres at the northeast corner of Immokalee Road and Randall Boulevard, governed by Ordinance 12-09 as amended. The county’s 2022 PUD master list shows 3,150 residential units authorized at a gross density of 1.36 units per acre, an 18-hole golf course on 200 acres and 149.80 conservation acres. For history, the 2004 phase approvals for Valencia Lakes cite an earlier ordinance, Ordinance 87-13, as the Orangetree PUD Ordinance.

The Citrus Greens at Orangetree association describes the master plan as four main parts under the master association. Phase I is Citrus Greens at Orangetree with 275 lots. Phase II is Valencia Lakes at Orangetree, the gated community that runs from behind the Citrus Greens recreation center to Immokalee Road. Third is the gated Valencia Golf and Country Club east of Phase II with its entrance off Randall Boulevard, and fourth is Waterways of Naples across Oil Well Road. You can read how that area compares in our Orange Tree community guide.

The governance consequence is simple. Valencia Lakes at Orangetree Homeowners’ Association, Inc. (a Florida not-for-profit filed January 22, 2001, active on Sunbiz) is the community’s own association, and under Section 15.11 of the Declaration owners are also members of the Orange Tree Homeowner’s Association, Inc., the master association filed in 1987 under the Master Declaration at Official Records Book 1310, Page 1536. The association’s own Rules spell the name “Orange Tree” with a space; the state filing spells it “Orangetree.”

The Former North Golden Gate Subdivision Lands

The land under Valencia Lakes has a long planning history. Collier County’s Golden Gate Area Master Plan describes the Rural Settlement Area as the former North Golden Gate Subdivision, zoned and platted between 1967 and 1970. A Settlement and Zoning Agreement dated January 27, 1986 vested that subdivision for 2,100 units, and the area is now covered by the Orange Tree and Orange Blossom Ranch PUDs. The Golden Gate Area Master Plan rural subelement, adopted by Ordinance 2024-37, is the county document of record. In plain terms, the land under Valencia Lakes carries a settlement-era entitlement history, and today it is regulated through the Orange Tree PUD rather than the older subdivision zoning.

Valencia Lakes Is Not Valencia Golf and Country Club

Valencia Golf and Country Club is about 0.68 mile from Valencia Lakes, with its entrance off Randall Boulevard east of the Valencia Lakes gate. It is a separate gated community with its own association, a public 18-hole golf course on site, and Lennar actively selling new homes. Valencia Lakes has no golf and no builder sales in the last 12 months. The two are close in resale price: we tracked a $530,000 median in Valencia Lakes and a $539,000 resale median in Valencia Golf and Country Club for the 12 months since October 2025. We compare them side by side later on this page. The shorthand “Valencia Lakes Country Club” appears on some listing portals, but there is no club and no golf in Valencia Lakes; the recorded name is Valencia Lakes at Orangetree.

Other Valencia Communities With Similar Names

Several unrelated communities carry the Valencia name, and a search for “Valencia Lakes” returns all of them. The table separates them.

One street-name trap is worth knowing. Grove Dr runs into Citrus Greens at Orangetree as well as Valencia Lakes, and the Citrus Greens association office is at 1130 Grove Dr. When a listing says “Grove Dr,” check the plat before attributing the address to Valencia Lakes. Citrus Greens has its own association and its own recreation center, and its amenities are not part of Valencia Lakes.

What Do Homes Sell for in Valencia Lakes?

Valencia Lakes homes sold at a $530,000 median in the 12 months since October 2025, based on 15 Collier County recorded, DOR-qualified resales ranging from $415,000 to $680,000 at about $254 per county base square foot. That is up from a $460,000 median the year before on 11 sales.

Southwest Florida MLS figures for Valencia Lakes were not pulled for this edition (October 2026); the sales below are Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser’s public data files, which include sales the MLS never sees.

Data updated: October 2026

Valencia Lakes Sales in the Last 12 Months

We tracked 15 Collier County recorded, DOR-qualified sales in Valencia Lakes in the 12 months since October 2025, every one of them a resale, at a median of $530,000. The median county base area of those homes was 2,044 square feet, and the median price per county base square foot was $254. The newest qualified sale in the file was recorded August 17, 2026.

Three price bands describe the 15 sales:

Recorded sales were uneven through the year. The county recorded no qualified sales in October or November 2025, then 3 in December 2025 and 1 in January 2026, and then 11 of the 15 sales fell between April and August 2026. Spring and summer 2026 carried the year’s pace. Two sales in the window sit at the edges: the lowest, $415,000 for a home with 1,915 county base square feet built in 2004, recorded June 26, 2026, and the highest, $680,000 for a 2,302 square foot home built in 2016, recorded July 1, 2026.

We tracked a 15.2 percent rise in the 12-month median from the prior 12 months, from $460,000 on 11 sales to $530,000 on 15. With samples this small, treat the change as direction, not a precise rate.

Valencia Lakes Over 24 and 36 Months

Longer windows steady the picture. The table shows each window as of the newest sale in the file, with median price per county base square foot where it was measured.

Source: Collier County Property Appraiser public data files, October 2026, DOR-qualified improved sales. Price per square foot is per county base square foot, not MLS living area.

The three highest sales of the last 24 months were $715,000 on Valencia Lakes Circle (2,658 county base square feet, built 2003, recorded July 22, 2025), $680,000 on Citrus Key Lime Court (2,302, built 2016, recorded July 1, 2026) and $675,000 on Grove Dr (2,660, built 2005, recorded May 13, 2026). The three lowest were $415,000 on Fishtail Palm Court (1,915, built 2004), $417,000 on Orange Grove Trail (1,600, built 2003, recorded September 18, 2025) and $425,000 on Orange Grove Trail (1,530, built 2005, recorded October 21, 2024). The record sale in the county file is $900,000 for a 2,732 square foot Grove Dr home built in 2021, recorded August 31, 2022.

Valencia Lakes Prices by Year Since 2001

The county file holds 893 qualified improved sales in Valencia Lakes since the first lots sold, and the by-year table shows the full run. It ends with 2026 through August 17.

Source: Collier County Property Appraiser public data files, October 2026.

Boom, Bust and Recovery in Valencia Lakes

Valencia Lakes tells the Southwest Florida cycle in one table. The median rose from $181,450 in 2001 to a pre-crash peak of $406,800 in 2006 on 99 sales, then fell to $156,000 in 2011 on 25 sales, a drop of 61.7 percent. Sales counts stayed between 20 and 46 a year from 2008 to 2011, with 46 qualified sales in 2010 at a $166,250 median.

The recovery was slow and then abrupt. The median climbed back to $300,000 by 2016 and held between $320,000 and $352,500 from 2018 to 2020. In 2021 it reached $427,750, the first year above the 2006 peak. In 2022 it reached $666,500 on 48 sales, but that year was lifted by 31 first sales of new homes on Grove Dr, which sold at prices the older resale stock did not match.

Since then the median has settled. From the 2022 peak to 2025 it fell 29.9 percent, from $666,500 to $467,500. In 2026 so far the median is $542,500, up 16.0 percent from 2025 on 12 sales in each year, and still 18.6 percent below the 2022 median. We tracked those moves across all brokerages, and the year-by-year table is the reason to price a Valencia Lakes home from a current window, not from a portal’s headline figure.

How Thin Is the Valencia Lakes Market?

Valencia Lakes is a thin market, and the page treats it that way. The county recorded 99 qualified sales in 2006 and 12 in each of 2025 and 2026 so far. At 12 sales on 456 built homes, annual turnover is about 2.6 percent, so a typical owner is unlikely to see more than a handful of comparable closings in any 12-month window. When a window holds fewer than 20 sales, a median can move several thousand dollars on a single closing.

We handle that in three ways. We show the number of sales beside every figure. We widen the window to 24 and 36 months when a split (by size, vintage or street) gets too small. And we read the individual sales, not just the median, because a $415,000 sale on a 1,915 square foot home built in 2004 and a $680,000 sale on a 2,302 square foot home built in 2016 are different properties even though both are Valencia Lakes resales. The county file also shows that the market has been steady in kind: every one of the 15 sales in the last 12 months was a resale, and none was a builder sale.

Worked Example: Reading Price per County Base Square Foot

Price per county base square foot divides a sale price by the appraiser’s base area of the main building. At the 12-month median of about $254 per county base square foot, a home with 2,000 county base square feet works out to about $508,000. That is an illustration, not a valuation. A lake view, a pool, a 3-car garage, a new roof or an elevation certificate with a favorable zone can each move the price, which is why every valuation starts from the specific home.

County base area is not MLS living area, and the two should never be compared. The appraiser’s number is the base area of the main building, which can omit a second floor or an addition, so a small base area paired with a large price produces a misleadingly high price per square foot. The under-1,500 county base square foot band shows that effect, with a $437 median price per square foot since 2021 against $254 to $262 for the larger bands. Other worked checks from the tables above:

• 2006 to 2011: $406,800 to $156,000 is a fall of 61.7 percent.
• 2022 to 2025: $666,500 to $467,500 is a fall of 29.9 percent.
• 2025 to 2026 so far: $467,500 to $542,500 is a rise of 16.0 percent.
• 12-month year over year: $460,000 to $530,000 is a rise of 15.2 percent.
• Turnover: 12 sales in 2025 divided by 456 built homes is about 2.6 percent.

What Kinds of Homes Are in Valencia Lakes, and Who Built Them?

Valencia Lakes is detached single-family housing only, built largely by Beazer Homes Corp. between 2002 and 2007, with tile roofs required on later phases, two-car garages at minimum, and a late wave of 73 homes built from 2018 to 2025, most of them on Grove Dr. The county roll shows no condominiums, villas or attached homes.

Data updated: October 2026

Beazer Homes and the Original Build-Out

The Declaration was recorded on April 2, 2001, by a land trust’s successor trustee. Beazer Homes Corp., a Tennessee corporation, took over as Declarant under an Assignment of Declarant’s Rights recorded at Official Records Book 3275, Page 2206, and signed the 2005 Certificate of Amendment recorded at Official Records Book 3913, Page 2457, as Declarant. The 2005 amendment is posted by the management company as the Certificate of Amendment. GL Homes built Valencia Trails and Valencia Sky, which are different communities; Valencia Lakes was built by Beazer.

The roll shows the pace of that build-out. Of 457 parcels with a year built, 338 were built from 1999 to 2007, with a peak of 98 in 2006 and 77 in 2005. A Naples Daily News real estate transactions report from April 22, 2007 shows Beazer Homes Corp. closing homes in Phases 5-A and 7-A that week at $369,435 to $448,024. Of the 457 parcels with a year built, 446 date from 2002 or later, which means almost all of Valencia Lakes was built under the Florida Building Code that took effect statewide on March 1, 2002.

Year by year, the roll shows 2 homes in 1999, 9 in 2001, 24 in 2002, 40 in 2003, 54 in 2004, 77 in 2005, 98 in 2006 and 34 in 2007. After the crash, 9 were built in 2008, 3 in 2009, 4 in 2010, 3 in 2011, 3 in 2012, 1 in 2013, 6 in 2014, 8 in 2015, 5 in 2016 and 4 in 2017. Then 17 in 2018, 5 in 2019, 2 in 2020, 8 in 2021, 26 in 2022, 9 in 2023, 3 in 2024 and 3 in 2025. The year built in a few early records predates the 2001 Declaration and plat, so we describe the build-out as running mainly from 2002.

The 2018 to 2025 Grove Drive Homes

A late build-out filled remaining lots. The roll counts 73 parcels built from 2018 to 2025, peaking at 26 in 2022, and the county recorded 34 qualified first sales of new homes from 2021 to 2023 (using year built within a year of the sale as the test), 31 of them in 2022. Those homes cluster on Grove Dr and repeat a handful of sizes: a county base area of 2,710 square feet appears 8 times in the sales file and 2,582 appears 6 times, which points to a family of repeated plans. The median county base area of sales of homes built 2018 or later is 2,582 square feet, against 1,942 for homes built from 1999 to 2007.

We do not name the builder of these newer homes or their plan names, because no recorded document or builder page we could verify does. The new-home wave lifted the 2022 median, and its top price was the $900,000 record sale of August 31, 2022. Buyers choosing between these homes and the older Beazer stock are choosing between a roof and systems built in the late 2010s or 2020s and the 2002 to 2007 houses, at a price that has run higher since 2021: over that period, homes built 2018 or later sold at a $675,000 median against $499,000 for homes built 1999 to 2007.

Garages, Roofs and Exterior Standards

The Declaration sets floors for the product. Section 7.11 requires a two-car garage at minimum and bans garage conversions. The recorded restrictive covenants attached to the Phase 4-A, 5-A and 7-A supplements say the homes on the attached lots “shall have tiled roofs.” Section 7.29 requires roofs on additions to match the existing roof type and color. Section 6.5 lets the Approving Party set minimum square footage, maximum height, setbacks and landscaping standards, and no permanent above-ground pools or spas are allowed without consent (Section 7.32).

The practical result is a consistent standard: tile roofs on the later phases, attached garages of two cars or more and written architectural approval before any exterior change. The Declaration and the Rules do not name an architectural style, and we make no claim about one.

Lake Lots and the Lake-Bank Easement

Many homes back to the common lake parcels, which carry a 20-foot lake-bank maintenance easement for association access. The owner maintains the slope to the water’s edge and may not plant or build in the easement. No public document counts lake lots against preserve or interior lots, so we do not publish a number. When you evaluate a particular home, ask for the survey, the easement location and the elevation certificate together, because lake position affects views, ponding risk and what you can build.

What the County Roll Does Not Show

The county roll is a useful inventory, but it leaves things out. Bedrooms and bathrooms are blank for Valencia Lakes on the roll. The number of stories, lot size, pool, view and updates are not recorded in the file we used. Pool heating and the number of courts at the clubhouse are not stated in the association’s rules. For per-home facts, the listing, the permit history and a walk-through do the work, and our consultations include all three.

The roll does give us a clean inventory. Of 484 parcels, 456 are improved single-family homes and 2 are vacant residential lots, together the 458 homesites that the management company counts. The other 26 are common tracts: 10 rights-of-way, 9 lakes, 5 outdoor recreation parcels and 2 others, including one county-owned parcel that is likely the lift station site. The streets by parcel count are in the table.

How Big Are Valencia Lakes Homes, and How Do Size, Age and Street Change the Price?

Valencia Lakes homes run 1,033 to 4,284 county base square feet with a 1,951 median. In the last 24 months the larger 2,500 to 2,999 square foot homes sold at a $635,000 median, homes built 2008 or later at $572,500, and Orange Grove Trail homes at $468,750, so size, age and street all move the price.

Data updated: October 2026

Valencia Lakes Home Sizes on the County Roll

Across 457 parcels with a county base area, the minimum is 1,033 square feet, the median 1,951 and the largest house 4,284 (in Phase 1-A). One Phase 4-A parcel shows 10,800 square feet, which is a non-house building, most likely amenity space, and we leave it out of home-size statements. Phase ceilings fall as the community was built out: the early phases hold the largest houses.

Since January 2021, the 143 qualified sales fall into five size bands: 12 under 1,500, 52 from 1,500 to 1,999, 29 from 2,000 to 2,499, 49 from 2,500 to 2,999 and 1 at 3,000 or more. The market is therefore a 1,500 to 2,999 square foot market.

Prices by Size Band

Bigger homes sell for more, but price per square foot falls as size rises, so a buyer does not pay proportionately for the extra space. The sales counts are small, and every row states its count.

Source: Collier County Property Appraiser public data files, October 2026. The 12-month sales total 15 and the 24-month sales total 26.

Over the longer window since 2021, the medians run $497,250 under 1,500, $471,000 from 1,500 to 1,999, $576,000 from 2,000 to 2,499 and $675,000 from 2,500 to 2,999, with the median price per county base square foot falling from $262 to $254 across the three larger bands. The under-1,500 band’s high per-foot figure is a base-area artifact, not a premium.

Prices by Vintage

Newer homes have sold for more. In the last 24 months, 22 sales of homes built before 2008 had a median of $482,250 and 4 sales of homes built 2008 or later had a median of $572,500. Four sales is a thin base, so the longer window is a better guide.

Source: Collier County Property Appraiser public data files, October 2026. Note that the newest homes are also the largest, so part of their price premium is size, not age.

Prices by Street

Street matters because streets sort by era, size and lake position. Over the last 24 months, Orange Grove Trail led with 14 sales at a $468,750 median, Grove Dr had 4 sales at $602,500, Valencia Lakes Circle had 3 at $577,800, and Fishtail Palm Court had 2 at $432,500. One sale each took place on Inlet Cove Lane West at $535,000, Inlet Cove Lane East at $635,000 and Citrus Key Lime Court at $680,000.

Source: Collier County Property Appraiser public data files, October 2026. Single-sale rows show one price, not a market rate.

Orange Grove Trail is the largest street, with 143 parcels, and its median has run below the community’s overall median. Grove Dr carries the newest homes and has the highest median among the streets with 10 or more sales since 2021.

Why County Base Area Differs From Listing Square Footage

A Valencia Lakes listing may show a larger square footage than the county’s base area. The county records the base area of the main building as the appraiser measures it, which can omit a second floor, a bonus room or a later addition, and it is not the same as the living area an MLS listing reports. A few Valencia Lakes parcels with county base areas near 1,100 to 1,200 square feet have sold at prices that look high per square foot, which suggests the roll does not capture all of the finished space.

Use the county figure for consistency (the same measure for every home) and the listing figure for the specific house in front of you. Never divide an MLS price by a county base area or the reverse. We keep the two apart in every comparison, and for a Valencia Lakes listing consultation we reconcile them home by home before we set a price.

Who Developed Valencia Lakes, and How Did It Grow?

Valencia Lakes began when a land trust’s successor trustee recorded the Declaration on April 2, 2001, inside the Orange Tree PUD; Beazer Homes Corp. later took over as Declarant, and seven phases were platted between 2001 and the mid-2000s, peaking at 175 homes built in 2005 and 2006.

Data updated: October 2026

The 2001 Declaration and the Land Trust

The Declaration of Covenants and Restrictions of Valencia Lakes at Orangetree is dated March 3, 2001 and was recorded April 2, 2001 at Official Records Book 2799, Page 2131. Its original Declarant was the successor trustee of a land trust recorded at Official Records Book 1347, Page 2331, and Phoenix Homes at Orangetree, Inc. joined the document as an owner of property inside the parcel. The association itself was incorporated about ten weeks earlier, on January 22, 2001, according to the Florida Division of Corporations record.

The ground under Valencia Lakes was the former North Golden Gate Subdivision, which Collier County’s Golden Gate Area Master Plan says was zoned and platted between 1967 and 1970. A Settlement and Zoning Agreement dated January 27, 1986 then vested 2,100 dwelling units on those lands, and the area is now the Orange Tree and Orange Blossom Ranch PUDs.

Beazer Homes Corp. Takes Over as Declarant

Valencia Lakes was built largely by Beazer Homes Corp., a Tennessee corporation. The First Amendment to the Declaration, signed March 30, 2004, names Beazer as Declarant after an Assignment of Declarant’s Rights recorded at Official Records Book 3275, Page 2206, and it added the turnover terms in Section 2.9. Beazer also signed the Certificate of Amendment recorded October 18, 2005 (Official Records Book 3913, Page 2457), which the document says was filed to remove scrivener errors and conform to Florida law.

The sales side of that chain shows up in the press. A Naples Daily News real estate transaction list published April 22, 2007 shows Beazer Homes Corp. as the seller on Phase 5A and Phase 7A closings at $369,435 to $448,024.

Phase-by-Phase Platting, 2001 to 2007

Phase 1-A came first, recorded in Plat Book 36, Pages 25 to 27 and named in the 2001 Declaration. Collier County Commission backup papers dated June 26, 2001 include a request to approve the final plat of Phase 2-A (Plat Book 37, Pages 10 to 12). Phase 2-A and Phase 3-A were annexed by supplemental declarations recorded at Official Records Book 3275, Pages 2184 and 2188, and Phase 4-A followed in Plat Book 41.

On September 3, 2004 the county filed preliminary work authorizations for Phases 5-A, 6-A and 7-A, which let site work begin before a final plat is recorded. The Phase 7-A document ties its plans to Davidson Engineering and its plat to Rhodes and Rhodes. A Phase 7-B was also planned in 2004, but it never appears as a recorded plat on the county roll today, so Valencia Lakes is seven recorded phases, 1-A through 7-A.

Home construction followed the plats. County records show 24 homes built in 2002, 40 in 2003, 54 in 2004, 77 in 2005 and 98 in 2006, a peak of 175 homes across the last two years. The source is the Collier County Property Appraiser public data files, October 2026.

The Housing Crash and the Long Infill

New construction fell to 34 homes in 2007 and 9 in 2008, then ran at 1 to 8 homes a year from 2009 through 2017, according to the Collier County Property Appraiser public data files, October 2026. A second wave began in 2018, with 17 homes built, and peaked at 26 in 2022 before easing to 9 in 2023 and 3 each in 2024 and 2025.

In all, 73 homes were built from 2018 through 2025, mostly on Grove Drive. The builder of those infill homes is not named in any recorded document the county or association publishes, so none is named here.

Turnover to a Resident Board

Section 2.9 of the Declaration, added by the 2004 First Amendment, set turnover from the Declarant to the owners at the earliest of January 31, 2014 or the issuance of certificates of occupancy on 90 percent of the lots, and not before 70 percent. The association’s Rules and Regulations record that the resident Board approved its rules on July 12, 2016, so control had passed to owners by then. The published documents do not give the date of the turnover meeting itself.

Since turnover the owners have adjusted their own rules. A membership amendment on leasing was adopted at the July 23, 2019 annual meeting according to the management company’s community page, and the Rules were revised October 23, 2025.

Where the Valencia Name Comes From

The Declaration’s survey bearings are tied to Tract A, Double Eagle Trail, in the plat called Valencia Phase One, which is the adjoining golf community’s first plat. That shared surveying reference is why the two Orange Tree neighbors carry the Valencia name. It does not mean shared membership, shared amenities or a shared association: Valencia Lakes has its own Declaration, its own association and its own clubhouse campus.

The recorded name of the community is Valencia Lakes at Orangetree, and the plats read Valencia Lakes Phase 1A through 7A.

Valencia Lakes Chronology, 1986 to 2026

Who Governs Valencia Lakes, and What Fees Does an Owner Pay?

Valencia Lakes owners pay monthly assessments to Valencia Lakes at Orangetree Homeowners’ Association, Inc. and also owe the Orange Tree master association; there is no CDD. Neither association publishes its dollar amount, so the estoppel certificate and the Declaration’s Article 8 budget rules govern what a buyer pays.

Data updated: October 2026

Valencia Lakes at Orangetree Homeowners’ Association, Inc.

The governing entity is a Florida not-for-profit corporation, filed January 22, 2001 and active, with its latest annual report filed January 14, 2026 on the state corporation record. Membership comes with ownership, a Board directs the association, and the clubhouse and office are at 2700 Orange Grove Trail. The association’s own Rules spell the name “Orange Tree,” but the legal name on file is “Orangetree.”

The association’s registered agent is a Naples law firm, changed October 29, 2025. Officer names are on the state record and are left out here.

The Orange Tree Master Association

Section 15.11 of the Declaration makes every Valencia Lakes owner a member of Orange Tree Homeowner’s Association, Inc., the master association, and requires owners to pay its assessments. Those assessments may be collected directly by the master association or through the Valencia Lakes association, which then treats them as a common expense. The master association was incorporated January 22, 1987 and is active, with an annual report filed March 2, 2026 on its state record.

The Master Declaration is recorded at Official Records Book 1310, Page 1536. Its dollar amount and exact coverage are not published in any published document.

GRS Community Management

GRS Community Management manages the association. The association’s Florida filing lists the GRS office in Lake Worth as its principal address since February 19, 2025, and GRS’s Valencia Lakes page, last modified January 21, 2026, describes 458 single-family homes. GRS hosts the association’s recorded Declaration, the 2005 amendment and the Rules and Regulations, and it handles purchase and lease applications and estoppel orders through a login.

Owners and buyers should use GRS’s association page for current contact details rather than relying on numbers printed in older forms.

What the Assessment Pays For

The Declaration assigns the association the common areas: common landscaping and irrigation, utility lines it owns, common roads, drives and parking areas, sidewalks, street lighting, the privacy wall or berms added by the 2005 amendment, and lake parcels not dedicated to the water management district. It also permits the association to install entry gates, manned or electronic, and to hire entry personnel at common expense. Funding comes from the annual budget the Board adopts under Article 8, with common expenses divided equally among the lots.

The Declaration also lets the association contract for cable television for all lots as a common expense, and Section 15.11 ties the master assessment to cable charges as defined in the Master Declaration. Whether a bulk cable package is billed today is not stated in a published document.

What Owners Pay For Themselves

Each owner maintains the lot, the home, the lawn, the landscaping and the irrigation, down to the lake bank where a lot touches water. The Declaration requires first-class lawns, and if grass grows above six inches the association may cut it and bill the actual cost plus a $25.00 service fee. Roofs, exteriors, pool and gutter drainage and tree trimming are owner costs as well.

None of the published documents describes an association-run alarm monitoring service, lot-level lawn service or lot-level irrigation. Security and landscape rules are covered in later sections.

Capital Contribution, Transfer Fees and Special Assessments

Section 8.3 of the Declaration creates a working capital contribution equal to the greater of $150.00 or three months of assessments, due at the first conveyance or first occupancy of a newly built home. That reads as a first-owner charge. No resale transfer fee or resale capital contribution appears in the recorded Declaration, and the estoppel certificate is the document that shows what is due at a closing.

Section 8.2 lets the Board levy special assessments for deficits or improvements, payable in one sum or as the Board decides. Special assessments in progress are not published; a buyer asks for them in writing.

Estoppel Certificates and Florida Fee Caps

Florida’s section 720.30851 caps the estoppel certificate fee at $299 when nothing is owed, adds $119 for delivery within three business days, and allows up to $179 more when the account is delinquent. The association must deliver within 10 business days or charge no fee. Orders for Valencia Lakes go through GRS.

Related statutes frame enforcement: section 720.305 limits fines to $100 per violation with a $1,000 aggregate cap and no lien for fines under $1,000, unless the governing documents say otherwise, and section 720.3085 requires 45 days’ written notice of intent before a claim of lien. The structural integrity reserve study rule that applies to condominiums does not apply here, because Valencia Lakes is a chapter 720 homeowners’ association and not a condominium.

How Votes and Amendments Work

Amending the Declaration takes two thirds of the owners under Section 13.1 as amended in 2005. The same amendment changed the Bylaws on owner-meeting quorum and notice; the exact figures are in the 2005 amendment PDF, which a buyer should read before relying on any summary.

Until turnover the Declarant appointed the Board. Since turnover the owners elect it, and the Board sets the budget, the rules and enforcement.

Valencia Lakes Fee Stack

Does Valencia Lakes Have a CDD, and What Will the Property Taxes Look Like?

Valencia Lakes has no Community Development District, so its tax bill carries ordinary county, school, water-management and fire lines; the fire line depends on the parcel’s North Collier Fire service area (1.0 or 3.75 mills), so buyers read the parcel’s own bill before budgeting.

Data updated: October 2026

No CDD on the State List

The Florida Auditor General’s special district list, read October 28, 2026, shows no Valencia Lakes or Orangetree district. Nearby districts on the list, including Orange Blossom Ranch and Orange Blossom Groves, are different communities, and Terreno at Valencia Golf and Country Club has its own CDD. In the Declaration, “District” means the South Florida Water Management District, a water-management reference and not a taxing CDD.

The Millage Lines on a Valencia Lakes Bill

Millage is the tax per $1,000 of taxable value. The lines below certainly apply to unincorporated Collier parcels, drawn from the Florida Department of Revenue 2025 Collier table and Collier County’s Resolution 2026-164, adopted September 17, 2026. The county’s FY 2026-27 aggregate millage is 3.7307, down from 3.7645.

A total for a Valencia Lakes parcel is not printed here, because the fire line varies and the parcel’s own tax bill is the document of record.

North Collier Fire Service Areas

North Collier Fire Control and Rescue District levies up to 1.0 mill in its North Naples service area and up to 3.75 mills in its Big Corkscrew Island service area, and it adopted both rates for FY 2025-26 and FY 2026-27 through resolutions on its annual budgets page. Which service area a Valencia Lakes parcel falls in shows on that parcel’s tax bill or its notice of proposed taxes. The spread between the two lines is 2.75 mills, so it matters to a budget.

The district’s Station 10 at 13240 Immokalee Road serves Orange Tree.

When the Tax Bill Arrives

The Collier County Tax Collector mails bills on October 31. Paying in November earns a 4 percent discount, stepping down 1 percent a month, with full payment due by March and delinquency beginning April 1, per the Tax Collector’s real estate page. Non-ad valorem assessments appear on the same bill where a district applies, and the specific non-ad valorem lines on a Valencia Lakes bill were not verified.

Homestead and What Changes After a Sale

The prior owner’s tax bill is not the new owner’s bill. Taxes follow the parcel’s assessed value and the exemptions the current owner holds, so a buyer should read the parcel’s most recent bill for the millage lines and ask a closing agent or the Tax Collector how the bill will be prepared after the sale. No dollar estimate is offered here, because the parcel’s millage code and fire service area are not published outside the bill itself.

Valencia Lakes Millage Lines

What Are the Rules on Rentals, Pets, Vehicles and Age in Valencia Lakes?

Valencia Lakes allows leases of 4 months to 1 year, no more than three per calendar year, with association approval first; two pets, no dog over 100 pounds and no pit bulls; no overnight street parking, boats or RVs outside a garage; golf carts only as approved low-speed vehicles; and no age restriction.

Data updated: October 2026

Leasing in Valencia Lakes

Leases must run at least 4 months and no more than 1 year, with no more than three leases per unit per calendar year and no subleasing, as summarized on GRS’s Valencia Lakes page after the 2019 membership amendment. A lease application and a Certificate of Approval are required before a tenant occupies, and the Rules require the application to reach the HOA office first. Weekly vacation rentals are not permitted.

The recorded Declaration, Section 7.21, controls where a summary differs. It treats anyone occupying in an owner’s absence as a tenant, and it limits guest stays that are not leases. Occupancy is two persons per bedroom plus one when leased, per the Rules.

Pets in Valencia Lakes

Under Section 7.26 of the Declaration, only common household domestic pets are allowed, two per unit without Board consent, and no dog may weigh more than 100 pounds at maturity. Pit bull terriers of any kind are barred. Dogs and cats are the only animals permitted outside the living space, pets must be leashed or carried, and owners pick up waste.

The Rules keep pets out of the clubhouse, pool, courts, fitness room and playground, other than documented service or assistance animals.

Parking, Boats, RVs and Commercial Vehicles

Only private passenger vehicles may stay outside a garage overnight. Commercial-lettered vehicles (unless covered), trucks, RVs, campers, trailers and boats must be inside a garage overnight, and vehicles must be operable and licensed. Parking on lawns is not allowed. The Rules treat midnight to 5:00 a.m. as overnight on the street, and a violation can bring a fine or a tow at the owner’s expense.

The roads are private with a 25 mph limit. Dumpsters and PODS-type containers need Board or Architectural Review approval, as covered in the next section.

Golf Carts and Low-Speed Vehicles

Golf carts are not driven in the community unless the operator is a placarded owner with written Board permission, or the cart has been converted to a registered low-speed vehicle with the required equipment, insurance and written Board approval. Because carts must stay in a garage overnight under the vehicle rule, a cart is a deliberate purchase decision in Valencia Lakes and not a default way to reach the clubhouse.

No Age Restriction in Valencia Lakes

No age restriction appears in the recorded Declaration or the 2025 Rules. The only age rules are about safety: children under 12 need adult supervision at the pool, and the community has a playground. Valencia Lakes is an all-ages neighborhood. The similarly named Valencia Lakes in Boynton Beach is a separate 55-plus community with its own association and clubhouse.

Home Businesses and Occupancy

Section 7.4 and the Rules bar any home business where customers, clients or employees visit the property, and no exterior sign of a business is allowed. Drones need written approval, trampolines are prohibited, and discharging firearms or airguns is banned. Contractor work is limited to Monday through Friday 7:00 a.m. to 6:00 p.m. and Saturday 7:00 a.m. to 3:00 p.m., none on Sundays or holidays.

Valencia Lakes Rules at a Glance

What Can Valencia Lakes Owners Change Outside Their Homes?

Valencia Lakes requires written approval before exterior changes, allows fences up to 6 feet that stay behind the front of the house, permits central air or mini-splits only, and limits flags, antennas, signs and mailboxes to set standards that the Rules and Declaration spell out.

Data updated: October 2026

Architectural Review Approval

Any exterior change needs prior written approval from the Board or the Architectural Review Committee, under Sections 6 and 6.12 of the Declaration. Where the Orange Tree master association holds architectural control by recorded declaration, an owner must also obtain its approval, and the master association’s approval does not bind the Valencia Lakes Board.

The association’s modification application, prepared February 14, 2025, asks for the contractor’s proposal, license and insurance naming the association, permits, material samples and a survey.

Fences, Pools and Screen Enclosures

Fences may be vinyl-coated chain link, aluminum, wrought iron or PVC, up to 6 feet tall, approved in advance, and never forward of the front of the house (Section 7.10). Permanent above-ground pools and spas need consent (Section 7.32). In-ground pools and screen enclosures are exterior changes that go through architectural review like any other.

Pool and gutter downspout drainage is the homeowner’s responsibility under the Rules, and swales between lots are there for natural water flow.

Roofs, Additions and Garages

Roofs on additions must match the home’s roof type and color (Section 7.29), and the Phase 4-A, 5-A and 7-A covenants require tile roofs on those lots. Each home needs at least a two-car garage, garage doors stay closed when not in use, and garages may not be permanently enclosed or converted (Section 7.11).

Only central air conditioning or properly installed mini-split systems are allowed. Window units are prohibited under Section 7.1 and Rules XII.F.

Flags, Satellite Dishes and Flagpoles

Under the 2005 amendment to Section 7.24 and the Rules, satellite dishes of one meter or less are allowed, and an owner may display a portable American or Florida flag. Military branch flags may be displayed on listed holidays. Flagpoles may reach 20 feet, and any pole over 15 feet needs a permit and architectural approval.

Mailboxes and Signs

Mailboxes are individual curbside boxes, black with gold numbers, maintained by the owner, and plantings beside the box stay no higher than two feet so the carrier can reach it. Signs need approval under Section 7.30. The Rules allow one Open House sign at the entrance on Saturdays and Sundays from 12:00 p.m. to 5:00 p.m., and sale or lease signs are 10 by 18 inch green PVC ovals with white lettering.

Trees, Hurricane Trimming and the Lake Bank

Removing a tree needs consent unless it is dead or diseased (Section 7.33). The Rules require trees to be trimmed annually to remove dead branches and fronds before hurricane season, and they put damage from a failure to trim on the homeowner. For lots on the water, the association holds a 20-foot lake-bank maintenance easement for its own access: nothing may be planted or built inside it, and owners maintain the slope down to the water’s edge without riprap or littoral plants.

Contractor Hours and Other Bans

Contractors may work Monday through Friday 7:00 a.m. to 6:00 p.m. and Saturday 7:00 a.m. to 3:00 p.m., not on Sundays or holidays. The Rules also prohibit trampolines, unapproved drones, firearm and airgun discharge, grills of any kind in common areas and parking lots, dumpsters without written Board permission, and PODS-type containers without architectural approval.

What Amenities Does Valencia Lakes Have Inside the Gate?

Valencia Lakes has one clubhouse campus at 2700 Orange Grove Trail with a pool and spa, a shared court for tennis, pickleball and basketball, a fitness room open 4 a.m. to 10 p.m., a playground, game room, kitchen and meeting rooms, all opened by key fob; there is no golf course.

Data updated: October 2026

The Valencia Lakes Clubhouse

The Rules and Regulations, revised October 23, 2025, list the campus as a swimming pool and deck, spa, playground, tennis, pickleball, basketball, fitness room, recreational and meeting rooms, game room, kitchen, foyer and the association office. Access takes a key fob, bought at the office after an application. Meeting rooms are open 8:00 a.m. to 8:00 p.m. daily when not reserved, and Wi-Fi is available in the clubhouse for use with headphones or on mute.

Smoking and e-cigarettes are not allowed in any amenity area, and bicycles use racks. Skates, skateboards, scooters and motorized toys are barred from the sidewalks, courts, pool and amenity parking lot.

Pool and Spa

The pool is private and open from half an hour after sunrise to half an hour before sunset, with no lifeguard. The state health-code load stated in the Rules is 60 bathers for the pool and 11 for the spa. Each person needs an active fob in his or her name, children under 12 need an adult, and each household may bring six guests. Pool parties above six guests are not allowed.

No glass, no food or beverage within the 4-foot wet deck, and no alcohol at the pool. Swimming lessons are allowed with a licensed, insured instructor who names the association as additional insured. The Rules say nothing about pool heating, so no heating claim is made here.

Tennis, Pickleball and Basketball

The Rules describe “the tennis court” as available 7:00 a.m. to 9:00 p.m. daily and name tennis, pickleball and basketball as the permitted uses at that location, which points to one shared court area. The Rules do not publish a court count. Play is limited to half an hour when others are waiting, each household may bring four guests, and the lights go off after 9:00 p.m. The USTA Florida listing shows the clubhouse address as a court location.

Fitness Room

The fitness room is open 4:00 a.m. to 10:00 p.m. daily by key fob, with two guests per household. Closed-toe athletic shoes are required, bathing suits and food are not allowed, and licensed, insured personal trainers may work there except on holidays. The Rules describe the equipment as selected for cardiovascular exercise, strength training and stretching, without an equipment list. The Rules also note a sheriff’s false-alarm fine for a user who triggers the room’s alarm.

Playground and Game Room

The playground is open dawn to dusk, at the user’s own risk. The game room, kitchen and meeting rooms are limited to legal homeowners and lessees in good standing, with up to four guests per household, and a resident not in good standing loses fob and clubhouse use. These are the spaces where the Rules expect birthday parties, showers and business meetings, and no event calendar or lifestyle director is named in any published document.

Renting the Clubhouse for a Party

Owners and tenants in good standing can reserve the club room, game room, kitchen and meeting rooms after hours at no charge, on a non-exclusive basis, through the office. Larger private functions use a Clubhouse Rental Agreement application. Alcohol is allowed only as BYOB inside the rented recreational or kitchen rooms. The rental price is not stated in the Rules.

Fishing and Paddling on the Lakes

Fishing is catch and release only, from the association’s shore behind the clubhouse. Swimming and wading in the lakes are prohibited. Watercraft may be up to 17 feet, powered by hand, foot, oar, paddle, sail or electric motor only, at no more than 5 mph, and must be stored enclosed. The Rules warn that alligators, snakes and other wildlife may be present and must not be fed. No dock or boat ramp is mentioned.

What Valencia Lakes Does Not Have

Valencia Lakes has no golf course, restaurant, dock or boat ramp, and no lifestyle director named in published documents. Grills of any kind are prohibited in the common areas and parking lots, and no picnic area is named in any association document. Pets are barred from amenities other than documented service animals. The Citrus Greens neighborhood nearby has its own recreation center, and its amenities are separate from Valencia Lakes.

Valencia Lakes Amenity Hours and Limits

How Do the Gate, Roads and Security Work in Valencia Lakes?

Valencia Lakes uses automated entry gates opened by resident key fobs, a call box with personal access codes, and constant camera coverage of the gates and clubhouse; streets are private, 25 mph, and patrolled by law enforcement under an agreement with the Collier County Commissioners.

Data updated: October 2026

Key Fobs, Call Box and Guests

Key fobs open the automated gates, clubhouse, pool and courts for resident members in good standing. A resident who is not in good standing loses the fob and must use the entrance call box with a Personal Access Code. Guests must be accompanied on common property by the legal homeowner or lessee, and the Rules reference a community access application that cannot be shared. None of the association’s published documents describes a guard house or a staffed gate.

Cameras and What Staff Do Not Do

The Rules and Regulations state that the gates and clubhouse are under constant camera surveillance. They also state that association staff have no authority or obligation to respond to vandalism, crimes or suspicious activity, and that residents should call 911 or the sheriff. The documents describe no alarm monitoring or roving security service.

Private Roads Patrolled by the Sheriff

The community’s roads are private, and the association is responsible for their signs and repairs. The Rules say the association has a signed agreement with the Collier County Commissioners for patrol by law enforcement agencies, with authority to enforce motor vehicle and traffic laws as on any county road. The speed limit is 25 mph and street lighting is described as minimal.

Fire and Sheriff Stations Nearby

North Collier Fire Control and Rescue District Station 10, at 13240 Immokalee Road near Immokalee Road and Randall Boulevard, serves “Twin Eagles, Orange Tree, Waterways, and the surrounding estates area,” according to the district’s fire stations page. The nearest listed Collier County Sheriff’s Office station is the District 4 Estates office at 14750 Immokalee Road, per the sheriff’s patrol districts page; the exact patrol beat for the community was not confirmed against a district map.

Storm Debris Pickup Inside a Gated Community

After a declared disaster, Collier County collects debris in a gated community only if the association files an annual Right of Entry form, according to the county’s hurricane preparedness page. Whether Valencia Lakes has filed for the current year was not checked, so owners can ask the association’s manager before the season begins.

What Is Near Valencia Lakes for Shopping, Parks and Recreation?

Valencia Lakes residents shop at the Publix 1 mile away at Immokalee and Randall, the Aldi that opened in November 2025, and the Winchester Center; Big Corkscrew Island Regional Park and the Collier Fairgrounds are within 2.6 miles, Corkscrew Swamp Sanctuary is 8.3 miles, and the Gulf beaches are about 30 minutes west.

Data updated: October 2026

Groceries and Everyday Errands

Publix store 1527 in the Neighborhood Shoppes at Orangetree, 13550 Immokalee Road, is 1.0 road mile and 3 minutes from the clubhouse. It opened March 23, 2017 and has a pharmacy. Aldi opened at The Randall at Orangetree, 13725 Immokalee Road, with a grand opening November 20, 2025, the fifth Aldi in Collier County, according to Gulfshore Business. A second new Publix at the Shoppes at Orange Blossom, 1715 Oil Well Road, opened the same day.

The adjoining Winchester Center had a McDonald’s, Sunshine Ace Hardware, 7-Eleven and AutoZone open as of November 2025, with a Chase branch and a car wash reported as coming. The current tenant list has not been re-verified. Malls such as Mercato, Waterside Shops and Coconut Point are 16 to 23 road miles west.

Big Corkscrew Island Regional Park

The county’s Big Corkscrew Island Regional Park, 810 39th Avenue NE, is 2.6 road miles and 7 minutes away. It lists four lighted multipurpose fields, two lighted basketball courts, two lighted tennis courts, six lighted pickleball courts, two lighted softball fields, 16 picnic pavilions, an aquatic complex, a community center, a lighted playground and walking paths. The park is open 8 a.m. to 10 p.m. daily.

The aquatic facility runs 10 a.m. to 6 p.m. on weekdays and 10 a.m. to 5 p.m. on weekends, and closes the second Thursday of each month for maintenance. County beach parking stickers are issued at the park.

Collier Fairgrounds and Corkscrew Swamp Sanctuary

The Collier Fairgrounds, 751 39th Avenue NE, are 2.2 road miles and 6 minutes away and host the Collier County Fair, concerts, rodeos and festivals, per the fair’s contact page. Audubon’s Corkscrew Swamp Sanctuary, 375 Sanctuary Road West, is 8.3 road miles and 16 minutes away. Its boardwalk hours and last-admission times change by season, so check Audubon’s page before a visit.

Golf Nearby

The nearest public course is the 18-hole course at Valencia Golf and Country Club, about 0.68 mile from Valencia Lakes with its entrance off Randall Boulevard. Membership at the club is optional, and its rates are on the club’s own site. Living in Valencia Lakes does not carry club membership, because the two communities have separate associations.

Getting to the Beach From Valencia Lakes

Vanderbilt Beach is about 16.7 road miles and 30 minutes away in free-flow conditions, and about 14 miles in a straight line to the Gulf, so the beach is a planned car trip and not a quick stop. Collier residents can get a free beach parking permit with proof of residency; part-time owners show a license, registration and a current Collier tax bill or a deed within three months of closing, per the county’s beach parking page.

Delnor-Wiggins Pass State Park charges $6 per vehicle (up to eight people), $4 for a single occupant and $2 for pedestrians and cyclists, open 8 a.m. to sundown, per Florida State Parks.

Valencia Lakes Distances to Everyday Places

Method: the origin is the Valencia Lakes clubhouse at 2700 Orange Grove Trail, geocoded with the US Census geocoder on October 28, 2026, and routed with the OpenStreetMap-based OSRM free-flow car profile with no traffic.

Which Utilities and Services Serve Valencia Lakes?

Valencia Lakes sits in the Collier County Water-Sewer District’s former Orange Tree Utility area, with Florida Power & Light for electric, Comcast and DirecTV named as TV vendors, county curbside trash on Tuesdays and Fridays, and owner-run lawn irrigation from lakes or wells on a three-day county schedule.

Data updated: October 2026

Water and Sewer

Collier County took over the private Orange Tree Utility after a 4 to 0 commission vote on January 24, 2017, per the Naples Daily News. The county’s water services page describes the Collier County Water-Sewer District as an independent special district created by the Florida Legislature, and the county discontinued fluoride addition on February 13, 2024. New water and sewer rates under Resolution 2026-60 took effect October 1, 2026, and utility accounts are opened in the property owner’s name.

The Orange Tree wastewater plant sits on Oil Well Road just east of Immokalee Road with a permitted 0.75 million gallons per day, and the county’s wastewater page says it is undergoing an expansion. The specific sewer connection and reuse-water status of any lot should be confirmed with the county’s utility billing office.

Lawn Irrigation

Section 7.19 of the Declaration allows individual irrigation wells on dry lots and lake-fed systems on lake lots, with automatic underground systems that may not connect to potable water unless approved. No document says the association supplies irrigation water to lots. Whether any home uses county reclaimed water is unverified.

The county schedule in Ordinance 2015-27, repeated in the Rules, allows odd addresses to water Monday, Wednesday and Saturday and even addresses Tuesday, Thursday and Sunday, between midnight and 10:00 a.m., with no watering on Fridays and none from 10 a.m. to 4 p.m.

Electric, TV and Internet

Florida Power & Light is the electric utility named in the Rules. The Rules also name Comcast (Xfinity) and DirecTV as vendors, and the FCC’s National Broadband Map shows every provider available at a specific address. The Declaration ties the master association assessment to cable charges as defined in the Master Declaration, but a document confirming what cable or internet service is billed today is not published.

Trash, Recycling and Yard Waste

Collier County’s curbside program provides twice-weekly household garbage, weekly recycling, weekly yard waste and weekly bulky-item pickup by request. Each home gets one garbage cart and two recycling carts at no charge, and there is no collection July 4, Thanksgiving or Christmas. Bulky items must not exceed 4 feet or 50 pounds.

The Valencia Lakes Rules set Tuesday for trash, yard waste and recycling and Friday for trash only, and name Waste Management as the hauler. Carts stay out of view except on collection days.

Mail Delivery

Valencia Lakes uses individual curbside mailboxes, black with gold numbers, which the owner maintains. The ZIP code is 34120 (Naples). Plantings next to a box stay below two feet so the carrier can reach it.

Valencia Lakes Utilities and Services

What Flood Zone Is Valencia Lakes In?

Valencia Lakes has no single flood zone: of 23 address points FEMA’s National Flood Hazard Layer returned on October 28, 2026, 18 fell in Zone AH, a shallow-ponding special flood hazard area, and 5 in Zone X, all on panel 12021C0240H effective May 16, 2012.

Data updated: October 2026

Zone AH and Zone X in Plain English

Zone AH is a special flood hazard area where shallow flooding, typically 1 to 3 feet of ponding is expected, and it carries a base flood elevation. In Valencia Lakes that hazard is rainfall ponding, not storm surge, because the community is inland. Zone X, minimal hazard or 0.2 percent annual chance, is outside the special flood hazard area.

The mapped zone follows the individual lot. Nobody can say a Valencia Lakes home is “in” or “out” of a flood zone without checking its address.

Valencia Lakes Flood Zones by Address

We queried FEMA’s National Flood Hazard Layer on October 28, 2026 at 23 distinct address points across Orange Grove Trail, Grove Drive, Valencia Lakes Circle, Inlet Cove Lane East and West, Amberwood Lane, Blossom Court, Citrus Key Lime Court, Rusty Fig Court and Fishtail Palm Court. Eighteen were Zone AH and five were Zone X, including the clubhouse. No Letter of Map Revision overlaid the tested points.

The points are Census-geocoded interpolated locations, so the table shows a distribution across the community, not a determination for any lot. The elevation certificate and an official flood determination for the specific home are the documents that settle a lot’s status.

Ground Elevation and Base Flood Elevation

The USGS Elevation Point Query Service returned bare-earth ground elevations of 14.4 to 15.1 feet NAVD88 at six addresses, from 1-meter lidar acquired September 1, 2018. Base flood elevation lines in FEMA’s layer near those addresses run from about 13.0 to 15.5 feet NAVD88. That is the neighborhood range, not a per-lot elevation, and slab height is shown only on a property’s elevation certificate.

For new construction in a special flood hazard area, Collier’s rules put the lowest floor at base flood elevation plus 1 foot and at least 18 inches above the crown of a paved road, with machinery such as air conditioners elevated to the same level, per the county’s floodplain page.

The New FEMA Map Coming in 2027

FEMA issued preliminary flood maps for Collier County on March 20, 2025, and a 90-day appeal period began August 19, 2026, per the county’s news release. The county’s target for the new map to take effect is summer 2027, subject to change. As of August 1, 2026 no Letter of Final Determination had been identified, so the March 2025 maps are preliminary and not the effective regulatory map.

The 2024 coastal flood map update did not change the effective panel at Valencia Lakes. What the preliminary map shows at each lot is not shown in the effective-map query, so a lot’s zone could change.

How to Get a Lot’s Elevation Certificate

Collier County keeps elevation certificates on file for many structures, per its 2024 Flood Protection newsletter. Owners can request one by emailing [email protected]. If the county has none on file, a licensed surveyor prepares one. A buyer or seller who holds a current certificate can usually shorten insurance quoting.

The 50 Percent Rule for Renovations

In Zone AH and other special flood hazard areas, a repair or improvement costing 50 percent or more of a building’s market value triggers elevation to current standards, according to the same county newsletter. That applies to substantial improvement and to storm damage, so a major renovation of a Valencia Lakes home on an AH lot should be priced against the rule before a contractor is hired.

Valencia Lakes FEMA Flood Zone Sample

Method: Census-geocoded interpolated points queried against FEMA’s National Flood Hazard Layer on October 28, 2026; panel 12021C0240H, effective May 16, 2012; a lot can differ from its nearest tested point.

How Has Valencia Lakes Fared in Hurricanes, and What Is Its Evacuation Zone?

Valencia Lakes is in Collier County evacuation Zone E, about 14 miles inland, so surge from Ian, Helene and Milton stayed on the coast; Hurricane Irma in 2017 brought the eastern eyewall and 9 to 15 inches of rain over the Orangetree area, which is why rain ponding, not surge, is the local flood story.

Data updated: October 2026

Evacuation Zone E

Collier County’s evacuation zone layer returned Zone E at all six tested Valencia Lakes addresses on October 28, 2026, while a control point near Vanderbilt Beach returned Zone A. The county uses zones A through F, and the state’s Know Your Zone guidance explains that Zone A is the most vulnerable and most likely to evacuate first, and Zone E most likely to evacuate last.

Evacuation orders are issued by zone, but residents may still choose to leave for wind, tornadoes, power outages or rain flooding. The community is about 14 miles in a straight line east of the Gulf at Vanderbilt Beach, by our coordinate calculation.

Hurricane Irma, 2017

Irma’s final landfall was near Marco Island on September 10, 2017, and Naples Airport recorded a 123-knot (about 142 mph) gust, per the National Hurricane Center report. The National Weather Service’s Miami report says the stronger eastern eyewall winds moved inland over the Golden Gate Estates and Orangetree areas, and a Texas Tech mobile tower labeled 4 E Orangetree recorded a 70 mph sustained wind and an 89 mph gust.

Inland Collier received 9 to 15 inches of rain, and rainfall flooding lingered at least a week in portions of Collier, Hendry and Glades counties.

Hurricane Ian, 2022

Ian made landfall near Cayo Costa on September 28, 2022. The NHC’s Ian report puts surge at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with the most severe impacts “contained to the immediate coastline” and inland high-water marks of 5 to 7 feet. In Collier, 33 buildings were destroyed and over 3,500 sustained major damage.

The National Weather Service describes surge flooding over most areas south and west of US 41 and along the Gordon and Cocohatchee rivers. Valencia Lakes sits well east of those areas.

Helene and Milton, 2024

The NHC’s Helene report records 2 to 4 feet of surge in Naples, Marco Island and Everglades City on September 26, 2024. Its Milton report records 3 to 5 feet from Bonita Beach through Marco Island, with the Naples Bay gauge at 5.08 feet above mean higher high water. Collier County estimated about $280 million of Milton property damage in the unincorporated area, per the Naples Daily News on October 23, 2024.

Flood Claims in ZIP 34120

OpenFEMA’s flood insurance claim data for ZIP 34120, current as of September 8, 2026, shows 115 claims with a 2017 date of loss, 108 of them tagged to Hurricane Irma, and 25 with a building payment, with $303,759.78 paid in total. Only 7 claims were tagged to Ian, with one paid, and 4 to Helene, with none paid. These are ZIP-level figures covering more than Valencia Lakes, and a claim is not a confirmed loss.

No public record of community-level damage in Ian, Helene or Milton was found, so no claim is made here either way.

Getting a Valencia Lakes Home Ready for Storm Season

The Rules require every owner to trim trees annually before hurricane season and make the owner responsible for damage from a failure to trim. Swales are for natural water flow, and pool and gutter downspout drainage is the owner’s job. The 2025 Rules do not address hurricane shutters, so owners should check the Declaration and the architectural application before installing them.

For clean-up after a storm, ask whether the association has filed the annual debris Right of Entry form that gated communities need. Insurance steps follow in the next section.

Valencia Lakes Storm History at a Glance

What Should Valencia Lakes Buyers Know About Insurance?

Valencia Lakes homes are mostly 2002 to 2007 Florida Building Code houses, which qualify for windstorm credits; an AH lot with a federally backed mortgage must carry flood insurance at a 25 percent CRS discount; and with original roofs now about 19 to 24 years old, inspections drive the quote.

Data updated: October 2026

Wind Mitigation Credits for Post-2002 Homes

The Collier County Property Appraiser public data files, October 2026, show 446 of 457 Valencia Lakes parcels with a year built date from 2002 or later, which is the period of the statewide Florida Building Code effective March 1, 2002. The Florida Department of Financial Services consumer guide says homes built to the 2001 code or later are eligible for a minimum 68 percent discount on the windstorm portion of the premium. Citizens offers a Florida Building Code compliance discount for homes built on or after January 1, 2002.

The New 2026 Wind Mitigation Form

A new Uniform Mitigation Verification Inspection Form, OIR-B1-1802, must be used for inspections on or after April 1, 2026, and a completed form is valid for five years if nothing material changes, per the Office of Insurance Regulation’s wind mitigation page. The form records root-to-wall connection, roof covering age, roof deck attachment, secondary water resistance, roof shape and protected openings. Section 627.711 requires insurers to notify policyholders of these discounts and limits who may sign the form to qualified inspectors.

Flood Insurance on AH and X Lots

A property in a special flood hazard area with a federally backed mortgage must carry flood insurance. In Valencia Lakes that includes any lot mapped in Zone AH, and a lot’s zone is checked by address. Homeowners policies generally do not cover flood, per the county’s flood newsletter, and flood claims in ZIP 34120 after Irma included 44 on Zone X properties, so Zone X lot owners should still price a policy.

NFIP policies usually take 30 days to take effect, with exceptions for lender-required coverage and map changes, per FEMA. Unincorporated Collier is a Community Rating System Class 5 community, which gives eligible NFIP policies a 25 percent discount, per the county’s floodplain page, and the county says the rating saves $9.6 million a year in premiums.

Roof Age and the Four-Point Inspection

Most Valencia Lakes homes were built between 2002 and 2007, so an original roof would now be about 19 to 24 years old. Insurers commonly ask for roof and system inspections, including what is often called a four-point inspection, and the roof’s age and condition can change whether a carrier offers coverage and at what price. No underwriting age threshold is asserted here, because the carriers set their own.

The Phase 4-A, 5-A and 7-A covenants required tile roofs, and a tile roof’s condition is judged on an inspection and not on age alone.

Citizens as the Insurer of Last Resort

Citizens Property Insurance Corporation reported 216,577 policies in force on October 23, 2026, per its policies in force page. Under section 627.351, a primary residence offered coverage by an authorized insurer is ineligible for a new Citizens policy unless the private insurer’s premium is more than 20 percent greater than Citizens’ premium for comparable coverage. In practice Citizens is the insurer of last resort and not a first choice.

Questions to Ask Before You Bind a Policy

Ask whether the seller has a current wind mitigation form dated on or after April 1, 2026, and whether the roof, plumbing, electrical and air conditioning meet the carrier’s inspection standards. Ask for the elevation certificate and the parcel’s flood zone, and ask the flood insurer how Risk Rating 2.0 treats elevation, because FEMA says elevating a building from 0 to 5 feet can cut a premium by 34 percent in its example. My Safe Florida Home has offered free hurricane mitigation inspections and matching grants through the state financial services department, with terms that change annually. Premium quotes are private, so none are printed here.

Which Schools Serve Valencia Lakes?

Valencia Lakes addresses are zoned to Corkscrew Elementary (A every year 2022 to 2026), Corkscrew Middle (A in 2026) and Palmetto Ridge High (B in 2026), all on Oil Well Road or Victory Lane within 2.2 road miles, per Collier County Public Schools’ address lookup run October 28, 2026.

Data updated: October 2026

Corkscrew Elementary School

Corkscrew Elementary, 1065 Oil Well Road, serves prekindergarten through fifth grade and is 1.2 road miles and 4 minutes from the community. It earned an A from the Florida Department of Education in each of the five years 2022 through 2026, per the district’s 2026 accountability brief. The school’s site has enrollment and calendar details.

Corkscrew Middle School

Corkscrew Middle, 1165 Oil Well Road, is 2.2 road miles and 6 minutes away. Its grades for 2022 through 2026 were A, B, B, A and A. The school’s site lists programs and the calendar.

Palmetto Ridge High School

Palmetto Ridge High, 1655 Victory Lane, is 2.2 road miles and 6 minutes away. Its grades for 2022 through 2026 were B, B, A, A and B, and the Marco Eagle reported on July 22, 2026 that the school and Lely High both moved from A to B. The same article says Collier County Public Schools earned an A for the ninth straight year, sixth among 67 Florida districts.

How to Confirm Your Assigned School

The district’s address service returned the same three schools for every sampled address on Orange Grove Trail, Inlet Cove Lane East and West, and Grove Drive, queried October 28, 2026 with the 2027 school-year setting. The clubhouse address returned no records, because it is not a residence. The district says its maps are general information, so use the interactive zoning tool on the attendance boundaries page with the exact address before relying on any assignment.

The School Board approved boundary changes on December 10, 2024 to prepare for Bear Creek Elementary on Immokalee Road, which opened in August 2025, and the district’s lookup returned Corkscrew Elementary and not Bear Creek for Valencia Lakes addresses. Walking distance to any school is not established.

Charter, Private and College Options Nearby

Naples Classical Academy, a tuition-free public charter school for kindergarten through grade 12 and a Hillsdale College member school, enrolled 846 students, per NCES, and posts open applications on its site. Mason Classical Academy is a public charter campus in the 34119 ZIP code, away from Valencia Lakes. Ave Maria University and the Collier campus of Florida SouthWestern State College are the nearest colleges, with Ave Maria Town Center 15.2 road miles away.

Valencia Lakes Zoned Schools

Where Is the Nearest Hospital and Health Care to Valencia Lakes?

Valencia Lakes gained a 20,000 sq ft community health center in Orangetree in spring 2026, while the nearest emergency rooms remain NCH North Naples (13.3 miles, about 24 minutes) and Physicians Regional Pine Ridge (14.0 miles) until NCH’s planned Ave Maria ER, with construction set to start in spring 2027.

Data updated: October 2026

Van Domelen Community Health Center in Orangetree

Healthcare Network of Southwest Florida’s Van Domelen Community Health Center is a $15 million, 20,000 square foot nonprofit clinic in Orangetree offering primary medical care, dental care, integrated behavioral health for children and adults, and a drive-thru pharmacy. The Healthcare Network release said it would serve more than 41,000 residents, and the Naples Daily News reported its opening on May 8, 2026.

It is a community health center, not a hospital or an emergency room.

Nearest Emergency Rooms and Hospitals

NCH North Naples Hospital, 11190 Health Park Boulevard, is 13.3 road miles and 24 minutes from Valencia Lakes, and the state’s FloridaHealthFinder profile lists 311 beds and an emergency department. Physicians Regional Medical Center at Pine Ridge, 6101 Pine Ridge Road, has a 24-hour emergency room 14.0 road miles and 25 minutes away, per Physicians Regional. Physicians Regional at Collier Boulevard is 18.5 miles and 32 minutes away, and NCH Baker in downtown Naples is 22.6 miles and 38 minutes away.

No trauma level is named, because the nearest designation was not confirmed.

Urgent and Immediate Care

Collier Urgent Care at Founders Square, near Collier Boulevard and Immokalee Road, is 6.9 road miles and 12 minutes away. NCH opened an Immediate Care center in Ave Maria in spring 2025, reported by Gulfshore Business. Its street address and hours were not found in a published source. The Orangetree health center and the Ave Maria center both shorten routine care trips.

Collier County Emergency Medical Services is a county agency. Response times for Valencia Lakes are not published.

NCH’s Planned Ave Maria Hospital

NCH plans a 150-bed hospital in four phases on 18 acres at the northeast corner of Oil Well Road and Arthrex Commerce Park Drive in Ave Maria, donated by Barron Collier Cos. and Ave Maria Development. Phase 1 is a freestanding 24-hour emergency department with medical offices, imaging and lab, and the later phases add operating rooms and two inpatient towers, per Gulfshore Business on October 10, 2025. The Naples Daily News reported on October 8, 2025 that construction of the emergency room is set to start in spring 2027.

No opening date for the Ave Maria ER was found. The full project is estimated at about ten years.

Valencia Lakes Hospitals and Emergency Rooms

How Long Are the Drives From Valencia Lakes?

From Valencia Lakes it is about 17 minutes to I-75, 29 minutes to Mercato, 30 minutes to Vanderbilt Beach, 33 minutes to Naples Airport, 37 minutes to Fifth Avenue South and 47 minutes to RSW, measured free-flow from Orange Grove Trail; season traffic on Immokalee Road adds 20 to 40 percent.

Data updated: October 2026

How We Measured

The origin is 2796 Orange Grove Trail, geocoded with the US Census geocoder to 26.278430 N, 81.590965 W, and routes come from the OSRM public routing server using OpenStreetMap road data and its car profile. The times are free-flow, with no traffic or season model, so they are best-case estimates. Destinations are street addresses where the geocoder matched and OpenStreetMap landmark points elsewhere.

Distances from the clubhouse differ a little, and homes at the north end near Grove Drive are farther from Immokalee Road.

Commuting on Immokalee Road

Immokalee Road is the single main east-west artery between Orangetree, Collier Boulevard and I-75. The community is about 1.3 road miles from the Randall Boulevard and Immokalee Road corner, 6.9 miles from Collier Boulevard, and 10.1 miles and 17 minutes from the I-75 on-ramp at Exit 111. In season, January through April, and at school and commute hours, allow 20 to 40 percent more time.

The Florida Department of Transportation’s study of the Randall intersection calls Immokalee Road a designated evacuation route and projected 150 percent more traffic on it by 2035, a planning-era figure from 2010 Census data and not a current forecast.

Flying From RSW or Naples Airport

Southwest Florida International (RSW) is 32.9 road miles and 47 minutes away, and it served a record 11,154,458 passengers in 2025, per the airport authority’s statistics. Concourse E is due to open in late 2027, per the Naples Daily News on September 15, 2026. Naples Airport is 20.7 miles and 33 minutes away, and American Airlines plans nonstop bookings from December 2, 2026, with up to three daily regional-jet flights, per Naples Airport.

Valencia Lakes Drive Times

What Is Planned Near Valencia Lakes?

The biggest change near Valencia Lakes is the $23.72 million Randall Boulevard and Immokalee Road project, which will widen Randall to four lanes and add a continuous-flow turn lane, with design due to finish in December 2026 and construction timing tied to right-of-way talks; no rezoning inside Valencia Lakes is pending.

Data updated: October 2026

Randall Boulevard and Immokalee Road

The county’s January 2026 capital projects update describes widening Randall Boulevard to four lanes, expandable to six, with a continuous-flow lane eastbound from Immokalee Road to Randall, a new signal at 8th Street NE, bike lanes, sidewalks and drainage work. The county’s projects page adds three left-turn lanes from westbound Randall to westbound Immokalee Road and a 44-foot median. The stretch is about three quarters of a mile of Randall from Immokalee Road east to 8th Street NE.

The budget is $23.72 million in total: $1.59 million for design, an estimated $18.1 million for construction and the rest for inspection and right-of-way, with $7 million from the sales surtax. Design is scheduled to finish in December 2026, the county notes that negotiations with adjacent developers continue, and a flyover is a future second phase. Construction timing depends on right-of-way agreements.

Immokalee Road and Oil Well Road Projects

The county update lists a second northbound right-turn lane on Immokalee Road at Oil Well Road, a $1.5 million project with design 100 percent complete and a bid package waiting on easements. Wilson Boulevard widening between Golden Gate Boulevard and Immokalee Road is estimated at $88.5 million with no construction funding identified, and Everglades Boulevard widening from Oil Well Road to Golden Gate Boulevard is estimated at $146 million with design due to finish in late 2027.

Wider Corridor Projects Toward I-75

Corridor-study improvements on Immokalee Road between Logan Boulevard and I-75 total $25.3 million, with design starting in summer 2026 and finishing in spring 2028. A Livingston Road and Immokalee Road flyover totals $64.9 million, with design from February 2026 to February 2028. The county also lists coordination with the Florida Department of Transportation on “the new I-75 interchange at Immokalee Rd,” without a schedule. The Vanderbilt Beach Road Extension showed final completion on April 27, 2026 in the January update. These projects are regional and affect the drive west.

New Homes and Apartments Nearby

A 400-unit multifamily extension of Orange Blossom Ranch on Oil Well Road, east of Palmetto Ridge High, won unanimous Planning Commission approval, reported by the Naples Daily News on December 5, 2022; later approval steps were not confirmed. A 21.82-acre commercial planned development amendment on the west side of Immokalee Road about half a mile north of Randall has a staff report dated August 6, 2024, and its outcome was not confirmed, per the county’s legal notice.

Farther west, NC Square sits on Immokalee Road at Catawba Street, approved in 2025, with 129 homes and 50,000 square feet of commercial space reported by WINK. Next door at Valencia Golf and Country Club, Lennar is actively selling new homes, per Lennar’s community page checked October 28, 2026.

Orange Tree Wastewater Plant Expansion

The Orange Tree wastewater plant on Oil Well Road, just east of Immokalee Road, is permitted for 0.75 million gallons a day and is “undergoing an expansion project to meet the steadily growing community needs of its service area,” per the county’s wastewater page. The county’s 2025 service-area map says flow may be diverted to the North Service Area until the Northeast Interim plant is online. No dated schedule was found.

Zoning Inside the Orange Tree PUD

Valencia Lakes sits inside the Orange Tree PUD, Ordinance 12-09 as amended, about 2,138.76 acres at the northeast corner of Immokalee Road and Randall Boulevard, per a 2024 county hearing notice. The county’s PUD master list dated January 25, 2022 shows 3,150 authorized residential units, gross density 1.36, an 18-hole golf course on 200 acres and 149.80 conservation acres. The 2004 phase approvals cited an earlier Orangetree PUD ordinance, 87-13.

The June 27, 2024 hearing examiner notice covered an insubstantial change to allow ground-mounted communication towers up to 185 feet. The county’s PUD master list dated October 9, 2026 has no rezoning, PUD or amendment with Valencia Lakes in its title.

Valencia Lakes Nearby Projects

What Are the Seven Phases of Valencia Lakes?

Valencia Lakes is one association across seven recorded phases, 1-A through 7-A, from 43 parcels in Phase 1-A to 110 in Phase 4-A; the early phases hold the largest houses, up to 4,284 county base sq ft, while Phase 7-A homes top out near 2,720.

Data updated: October 2026

Phases 1-A and 2-A

Phase 1-A is the first plat, recorded in Plat Book 36, Pages 25 to 27, with 43 parcels and the largest houses in the community, from 1,442 up to 4,284 county base sq ft. Phase 2-A, in Plat Book 37, Pages 10 to 12, has 60 parcels and homes from 1,412 to 3,331 county base sq ft built from 2002 forward. Recorded affidavits place a county lift station site, the east 50 feet of Tract C, Block F, in Phase 2-A.

Phases 3-A and 4-A

Phase 3-A, in Plat Book 37 beginning at Page 93, has 108 parcels and homes from 1,184 to 3,840 county base sq ft. Phase 4-A, in Plat Book 41, Pages 32 to 36, is the largest phase at 110 parcels, with homes starting at 1,033 county base sq ft. Phase 4-A’s roll maximum is a non-house building, so a house maximum is not separable. Phase 4-A lots carry the tile-roof covenant. Together the two phases hold 218 of the 484 parcels.

Phases 5-A, 6-A and 7-A

Phase 5-A (Plat Book 44, Pages 78 to 81) has 52 parcels from 1,040 to 3,168 county base sq ft, built from 2006. Phase 6-A (Plat Book 48, Pages 67 to 70) has 49 parcels from 1,763 to 3,120, built from 2007. Phase 7-A (Plat Book 44, Pages 82 to 86), the last platted phase, has 62 parcels from 1,033 to 2,720. The Phase 5-A and 7-A lots carry the tile-roof covenant too, and Beazer’s reported April 2007 closings were on Phase 5A and 7A.

Common Tracts, Lakes and the Clubhouse Parcel

Of the 484 recorded parcels, 26 are common tracts: 10 right-of-way or street tracts, 9 lake tracts, 5 outdoor recreation tracts, one county-owned tract that is probably the lift station, and one other. The association maintains lake parcels that are not dedicated to the water management district, and a 20-foot lake-bank easement gives it access along the water. The roll lists one non-house building of 10,800 county base sq ft in Phase 4-A, and no source names the clubhouse’s square footage.

Valencia Lakes Phase Inventory

Reconciliation: 456 built homes plus 2 vacant lots plus 26 common tracts equals 484 recorded parcels. The management company describes 458 single-family homes, which matches the 456 built homes plus the 2 vacant lots.

Thinking about what a Valencia Lakes home in a particular phase would sell for? McGreevy and Comisar is recognized as Top 1% Real Estate Agents Nationally Since 2008 and as the #5 real estate team in Florida (RealTrends 2026), and we price from Collier County recorded sales and the specific home. Request a free home valuation or call Jesse direct at (239) 898-6072.

Valencia Lakes vs Valencia Golf and Country Club: Which Fits You?

Valencia Lakes and Valencia Golf and Country Club sit about 0.68 mile apart in the Orange Tree PUD at nearly the same resale median ($530,000 vs $539,000 over the last 12 months). Valencia Lakes trades golf and new Lennar construction for shared courts, a lower $254 per county base sq ft and an all-resale market.

Data updated: October 2026

We tracked both communities on the same method: Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser public data files, October 2026. Valencia Lakes had 15 sales in the 12 months since October 2025, every one a resale. Valencia Golf and Country Club had 20, of which 9 were builder-direct and 11 were resales, so the fair price comparison is resale to resale. The table below uses county base area, never listing square footage.

Sources for the table: Collier County Property Appraiser public data files, October 2026; the Valencia Lakes Rules and Regulations; the Lennar community page, read October 28, 2026; the club’s own site; and the Florida Auditor General special district list.

Who Should Choose Valencia Lakes

Valencia Lakes fits a buyer who wants a gated, all-ages neighborhood of detached resale homes and does not want to pay for a golf course they will not use. The clubhouse campus covers a pool and spa, a shared court for tennis, pickleball and basketball, a fitness room open 4:00 a.m. to 10:00 p.m., a playground and a game room, per the Rules. There is no CDD on the state list, and the 12-month resale median of $530,000 sits within 2 percent of the neighbor’s resale median.

It also suits a buyer who prefers a home that has already been lived in. About 338 of the 457 parcels with a year built date were built from 1999 to 2007 (most from 2002 on), so mature landscaping is the norm, and the trade-off is that original roofs are now roughly 19 to 24 years old. Families notice the school zoning: Corkscrew Elementary and Corkscrew Middle both earned an A in 2026 per the Collier County Public Schools grade report.

If that profile matches yours, buying in Valencia Lakes starts with a call to Marc at (239) 287-5873.

Who Should Choose Valencia Golf and Country Club

Valencia Golf and Country Club fits a buyer who wants an 18-hole public golf course in the neighborhood and a choice of brand-new Lennar homes. The club’s site describes membership as optional, so golf is available without being bundled into the purchase, and Lennar’s page showed new homes from $463,999 to $674,783 on October 28, 2026. That pricing is a builder’s current offering, not a county sale, and it changes without notice.

The same buyer should know that Valencia Golf and Country Club’s county median across all 12-month sales ($587,500) is pulled up by builder-direct closings. Its resales alone, $539,000 on 11 sales, are the figure that lines up against Valencia Lakes. Terreno at Valencia Golf and Country Club, the Lennar section with its own CDD, is a different cost structure again, covered in the next section.

Price per Square Foot: Why the Gap Exists

Valencia Lakes recorded a median of $254 per county base sq ft over the last 12 months, against $295 for Valencia Golf and Country Club. Because the two communities have nearly identical median county base areas (1,951 and 1,984 sq ft), the gap is not about house size. It reflects what is being sold: Valencia Lakes had no builder-direct sales, while 9 of the neighbor’s 20 sales were new homes, and we did not split the neighbor’s per-foot figure between resales and new construction.

Buyers should also read the figure for what it measures. County base area is the appraiser’s base area of the main building, and listing square footage is counted differently, so a county-based $ per square foot is never comparable with an MLS living-area figure. The comparison above is county to county on the same method, which is the only fair way to set the two side by side.

New Construction vs Resale

New construction is a real choice next door but not inside Valencia Lakes. The county recorded no builder-direct sales in Valencia Lakes in the last 12 months, and the most recent wave of new homes there ran 2018 to 2025, with 34 first-time sales of new homes from 2021 to 2023 by our year-built proxy. The neighbor’s builder, Lennar, is selling now, so a Valencia Lakes seller is pricing against new inventory a short drive away.

For a buyer, the practical difference is the roof, the systems and the flood paperwork. A new home is built to current Collier County floor-height rules (lowest floor at base flood elevation plus 1 foot), while a Valencia Lakes resale carries a mid-2000s Florida Building Code roof and an elevation certificate that may already be on file with the county. Neither is better in the abstract. The honest comparison is a specific house against a specific plan, and we run it that way.

How Does Valencia Lakes Compare With Orange Tree, Terreno and Nearby Communities?

Against its Orange Tree neighbors, Valencia Lakes is the gated, no-golf, no-CDD option with a mid-2000s Beazer core. Terreno adds a CDD and new Lennar homes, Citrus Greens is the older first phase of Orange Tree, and Waterways of Naples traded at a $549,900 12-month median on 19 sales.

Data updated: October 2026

We tracked each of these on the same Collier County recorded, DOR-qualified sales files (October 2026 bundle). Valencia Lakes is 100 percent resale, so the table shows resale figures wherever the county data allow, and says so when it does not. Windows differ because a window needs at least 10 sales to read as a median: Citrus Greens had fewer than 10 sales in 12 months, so its figure is a 24-month resale median.

Source: Collier County Property Appraiser public data files, October 2026; the Florida Auditor General special district list for CDD status; the Citrus Greens HOA site for the Orange Tree neighborhood roster. A cell that says “Not verified” means we found no primary source for it, and we did not guess.

Valencia Lakes belongs to the Orange Tree master area, and the newest of its neighbors is covered on our Terreno page. If you are weighing other gated Naples communities we cover, Heritage Bay, Olde Cypress and Indigo Lakes each have their own page with their own numbers.

Valencia Lakes vs Orange Tree’s Citrus Greens

Citrus Greens at Orange Tree is Phase I of the Orange Tree community, with 275 lots by its HOA’s account, while Valencia Lakes is Phase II and gated. On the county roll the Citrus Greens sections hold 258 parcels, and the 24-month resale median was $445,000 on 22 resales, with a range of $271,000 to $550,000. Valencia Lakes’ 24-month median was $504,500 on 26 sales, a gap of $59,500.

The two communities share a street name that trips up searches: Grove Drive runs into Citrus Greens, whose HOA office is on Grove Drive, so any Grove Drive address should be checked against the recorded plat before anyone attributes it to Valencia Lakes. Citrus Greens is the older first phase, and we found no source confirming a gate there.

Valencia Lakes vs Terreno

Terreno at Valencia Golf and Country Club is the newest Lennar section in the same ZIP code, and it carries its own Community Development District (County Ordinance 2022-22), which Valencia Lakes does not. In the 12 months since October 2025 the county recorded 114 Terreno sales at a $693,500 median ($430,250 to $1,282,100), 95 of them builder-direct. The 19 Terreno resales had a median of $645,000, against $530,000 for Valencia Lakes.

The difference is vintage and cost structure. A Terreno buyer gets a home built in the 2020s and pays the CDD’s assessments on top of the association’s, while a Valencia Lakes buyer gets a mid-2000s Beazer home with no CDD on the state list. Our Terreno page covers its fee layers in full.

Valencia Lakes vs Waterways of Naples

Waterways of Naples sits across Oil Well Road from Valencia Lakes, with 451 parcels built 1999 to 2002 and no CDD found. It recorded 19 sales in the last 12 months at a $549,900 median, about 3.8 percent above the $530,000 Valencia Lakes median on 15 sales. At these sample sizes that is a small difference, not a ranking.

Waterways is an older build than most of Valencia Lakes, with the oldest roofs and systems, so the same inspection questions apply there with even more force. We name Waterways of Naples here as a measured benchmark and do not link to a community website for it.

What Are the Pros and Cons of Living in Valencia Lakes?

Valencia Lakes offers a gate, a full clubhouse, no CDD, A-rated elementary and middle schools and a $530,000 county median, against a 30-minute beach drive, owner-maintained yards, lot-by-lot flood zones that include AH, and roofs now nearing 20 years. Every item below carries its source so you can check it.

Data updated: October 2026

Pros of Living in Valencia Lakes

• A gated entrance with automated gates, resident key fobs and constant camera coverage of the gates and clubhouse (Valencia Lakes Rules and Regulations, revised October 23, 2025).
• One clubhouse campus with a pool and spa, a shared court for tennis, pickleball and basketball, a fitness room, a playground and a game room (Rules and Regulations).
• No Community Development District on the state special district list, so no CDD assessment line (Florida Auditor General list, read October 28, 2026).
• Corkscrew Elementary rated A five straight years (2022 to 2026) and Corkscrew Middle rated A in 2026, both within 2.2 road miles (Collier County Public Schools grades and address lookup, 2026).
• A 12-month county median of $530,000 on 15 resales, within 2 percent of the neighboring golf community’s resale median (Collier County Property Appraiser public data files, October 2026).
• Publix 1.0 road mile away at Immokalee Road and Randall Boulevard, plus a new Aldi that opened November 2025 (Publix store page; Gulfshore Business, November 14, 2025).
• No age restriction, a playground and a leasing window of 4 months to 1 year, with up to three leases a calendar year (Declaration as amended, GRS association page).
• A 20,000 sq ft community health center in Orangetree that opened in spring 2026 (Healthcare Network release; Naples Daily News, May 8, 2026).

Cons of Living in Valencia Lakes

• The Gulf beaches are about 16.7 road miles and 30 minutes away free-flow to Vanderbilt Beach, and longer in season (OSRM free-flow routing, October 28, 2026).
• Owners maintain their own lots, lawns, irrigation and lake-bank slopes, and the association may cut grass over six inches at cost plus a $25 charge (Declaration sections 5.2, 7.16 and 7.19; Rules).
• Flood zone varies by lot: 18 of 23 address points FEMA returned were Zone AH, a special flood hazard area, and 5 were Zone X (FEMA National Flood Hazard Layer, October 28, 2026).
• Original roofs on the 2002 to 2007 homes are about 19 to 24 years old, so inspections and insurance quotes drive the purchase (county year-built data; Florida Building Code effective dates).
• The nearest emergency rooms are 13.3 road miles (NCH North Naples) and 14.0 road miles (Physicians Regional Pine Ridge) away until NCH’s planned Ave Maria ER is built (Florida AHCA FloridaHealthFinder; OSRM).
• No golf course inside the gate, and the nearest public course is at Valencia Golf and Country Club next door (club site).
• Two pets per household, no dog over 100 pounds at maturity and no pit bull terriers of any kind (Declaration section 7.26).
• Neither the Valencia Lakes HOA nor the Orange Tree master association publishes its assessment, so the amount comes from the estoppel certificate on a specific sale (Declaration Article 8; GRS).

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

If you are selling in Valencia Lakes, the county recorded 15 DOR-qualified sales in the 12 months since October 2025, all resales, at a $530,000 median and a $415,000 to $680,000 range. Over 24 months it recorded 26 sales at $504,500. Pricing a Valencia Lakes home well means reading those sales against the new Lennar homes next door.

Data updated: October 2026

If you’re searching for the best Valencia Lakes listing agent, or thinking, ‘I need to sell my house in Valencia Lakes…’, McGreevy and Comisar is the team to call. We are Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. In the last 12 months we tracked 15 Valencia Lakes closings of record in the county files, and we price every listing from those recorded sales.

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

Buyers in Valencia Lakes compare resales against the new Lennar homes next door at Valencia Golf and Country Club, priced $463,999 to $674,783 on October 28, 2026. Condition, roof age, flood zone and elevation certificate, a current wind mitigation report and a pool or lake view are what separate a $680,000 Valencia Lakes sale from a $415,000 one. Order the estoppel early through GRS, and remember that a tenant needs association approval before moving in. Most of the 12-month sales cluster in spring and summer, with 11 of the 15 recorded from April through August, and no qualified sale was recorded in October or November 2025. In Collier County the buyer customarily pays the owner’s title policy, and your contract controls.

Ready to sell? Start with the home valuation and call Jesse direct at (239) 898-6072, or read how we handle a sale in Naples.

What Is Your Valencia Lakes Home Worth? Get a Free Valuation in 60 Seconds.

Request your home valuation and we will build your number from recorded Valencia Lakes sales, adjusted for your home’s size, street, age, lot and condition. For the wider market, see our home valuation Naples page, or read our guide to selling a home in Naples.

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

How Fast Do Valencia Lakes Homes Sell?

Southwest Florida MLS days on market were not pulled for this edition, so we will not quote one. What the county does show is 15 recorded resales in the 12 months since October 2025, about 2.6 percent turnover on 456 homes in 2025, and a cluster of sales from April to August. For a real timeline on your home, we pull same-day MLS data at a listing consultation. Call Jesse at (239) 898-6072.

Do I Need an Elevation Certificate to Sell in Valencia Lakes?

The sources we reviewed do not make an elevation certificate a seller’s duty, but buyers and insurers ask for one, particularly on Zone AH lots, where 18 of 23 FEMA points tested fell. Collier County keeps many certificates on file and takes requests by email through its Flood Info office. Having one ready can answer an insurance quote question before it delays a contract.

What Should I Fix Before Listing a Valencia Lakes Home?

Start with items a buyer’s inspector and insurer will price: roof condition, since original roofs are 19 to 24 years old, then the air conditioning, irrigation and any lake-bank slope you are responsible for. Get exterior work approved first, because the Declaration requires written approval for changes. Fix cosmetic items last. A current wind mitigation report on the 2026 form can earn the buyer credits.

Can I Sell My Valencia Lakes Home With a Tenant in Place?

A sale with a tenant in place comes down to the lease terms, the association’s rules and your purchase contract. Valencia Lakes leases must run 4 months to 1 year, with no more than three per calendar year and a Certificate of Approval before occupancy, and the Declaration governs. Put the lease and the approval in the disclosure package, and let the buyer know the lease end date up front.

How Do I Price Against New Lennar Homes Next Door?

Price against the resales, then show the buyer what new construction costs. Valencia Golf and Country Club’s resale median was $539,000 on 11 sales, while its Lennar homes were listed from $463,999 to $674,783 on October 28, 2026. Your home competes on lot, lake view, pool, mature landscaping and no CDD, so we make those the headline and let the comparison sit beside them.

What Does the Buyer Need From the Valencia Lakes HOA?

The buyer needs the association’s governing documents, a current estoppel certificate showing assessments and any amounts owed, and the association’s approval of the purchase through its registration process at GRS. The Declaration controls, and the association’s Rules govern day-to-day use. Neither association publishes its dollar amount, so the estoppel is where the buyer learns the actual monthly cost.

Your Local Real Estate Experts

McGreevy and Comisar is a top-reviewed Valencia Lakes realtor. Jesse McGreevy has sold Southwest Florida real estate since 2004, the team has worked together since 2008, and our pricing for Valencia Lakes comes from Collier County recorded sales rather than portal estimates. We are the #5 real estate team in Florida (RealTrends 2026). Here is what our clients say.

Jesse McGreevy

Jesse is our first call for Valencia Lakes sellers. He builds each listing’s price from recorded sales and gets the estoppel and association paperwork moving early. Sellers can reach him at (239) 898-6072, and his profile is at Jesse McGreevy.

Marc Comisar

Marc is our first call for Valencia Lakes buyers. He reviews with buyers the flood zone on a specific lot, the roof and insurance questions and the association’s documents before an offer, and he is reachable at (239) 287-5873. His profile is at Marc Comisar, and our team story is on the about page.

What Our Clients Say

★★★★★ “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 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 and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review

Our recognition includes the 5 Star Award for Customer Satisfaction for 21 Straight Years (only 5 out of 21k+ licensees, Gulfshore Life Magazine), the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and Platinum Sales Production Award Winners. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate, and the two of us alone have over $900 million in sales.

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

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

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

Frequently Asked Questions: Buyer Edition

These are the questions buyers ask most about Valencia Lakes, answered from the recorded Declaration, the association’s 2025 Rules and Regulations, Collier County files and federal and state sources. Where a fact is not published, the answer says which document or step provides it. For a buying consultation on Valencia Lakes, call Marc at (239) 287-5873.

Data updated: October 2026

Is Valencia Lakes a gated community?

Yes. Valencia Lakes uses automated entry gates opened by resident key fobs, with a call box and personal access codes for residents not in good standing. The Rules say the gates and clubhouse are under constant camera surveillance. No source we reviewed describes a guard house or staffed gate, and association staff have no duty to respond to crime, so residents call 911 or the Sheriff.

Is Valencia Lakes in Naples a 55 and older community?

No. The recorded Declaration and the association’s 2025 Rules contain no age restriction, and the community has a playground and an under-12 pool supervision rule. Valencia Lakes is an all-ages neighborhood. Do not confuse it with Valencia Trails and Valencia Sky, which are GL Homes 55+ communities, or with the 55+ Valencia Lakes in Boynton Beach. Those are different places.

Who built Valencia Lakes?

Beazer Homes Corp., a Tennessee corporation, built Valencia Lakes. It took over the Declarant’s rights by an assignment recorded in Official Records Book 3275, Page 2206, and signed the 2005 Certificate of Amendment. Most homes date from 2002 to 2007. A late wave of 73 homes was built from 2018 to 2025, and the county roll does not name the builder of those.

How many homes are in Valencia Lakes?

Valencia Lakes has 458 single-family homesites on 484 recorded parcels in seven phases, 1-A through 7-A. Of those homesites, 456 are built and 2 are vacant lots. The other 26 parcels are common tracts such as lakes, rights-of-way and recreation areas. The management company’s own page also states 458 single-family homes, which matches the county count.

Is Valencia Lakes the same as Valencia Golf and Country Club?

No. Valencia Golf and Country Club is a separate gated golf community next door in the same Orange Tree PUD, about 0.68 mile away, with an 18-hole public course and Lennar building new homes. Valencia Lakes has no golf and its own association. Their 12-month resale medians are close, $530,000 and $539,000, which is why buyers mix them up. Read our comparison.

How much are the HOA fees at Valencia Lakes?

The amount is not published. Valencia Lakes at Orangetree Homeowners’ Association, Inc. bills monthly assessments through GRS Community Management, due the 1st and late after the 10th, and the Orange Tree master association bills separately. The Declaration’s Article 8 governs the annual budget. The reliable number comes from the estoppel certificate on a specific home, and we will help you order it.

Does Valencia Lakes have a CDD?

No. Valencia Lakes does not appear on the Florida Auditor General’s special district list, so there is no Community Development District assessment on a Valencia Lakes tax bill. Terreno at Valencia Golf and Country Club does have its own CDD, which is one reason the two cost structures differ. Always check the parcel’s own tax bill for the lines that apply to it.

Does Valencia Lakes have a master association above the HOA?

Yes. Owners belong to Valencia Lakes at Orangetree Homeowners’ Association, Inc. and also to Orange Tree Homeowner’s Association, Inc., the master association, under a Master Declaration recorded at Official Records Book 1310, Page 1536. The Declaration says master charges are collected directly or through the Valencia Lakes association. The master amount is not published, so ask for it on the estoppel.

What amenities does Valencia Lakes have?

Valencia Lakes has one clubhouse campus at 2700 Orange Grove Trail with a pool and spa, a shared court for tennis, pickleball and basketball, a fitness room (4:00 a.m. to 10:00 p.m.), a playground, a game room, a kitchen and meeting rooms, all opened by key fob. The Rules prohibit grills in common areas and bar pets from the amenities. There is no restaurant and no golf.

Does Valencia Lakes have a golf course?

No. Valencia Lakes has no golf course, golf membership or country club, even though some portals label it a country club. The nearest public course is at Valencia Golf and Country Club next door, where the club’s own site says membership is optional. Buyers who want golf in the neighborhood can play there without buying into that community.

Can I rent out my home in Valencia Lakes?

Yes, with limits. The Declaration as amended in 2019 and the GRS association page allow leases of at least 4 months and no more than 1 year, no more than three leases per unit per calendar year, no subleasing, and a lease application and Certificate of Approval before the tenant moves in. Occupancy is two persons per bedroom plus one. The Declaration governs, so read it before you buy.

Are short-term rentals allowed in Valencia Lakes?

No. The association’s minimum lease term is 4 months, and the Rules bar weekly vacation rentals, so nightly or weekly short-term rentals are not allowed. Seasonal rentals of 4 months or more are possible with approval. If rental income is part of your plan, confirm the current lease rules with the Declaration and the association before you commit to a purchase.

Are dogs allowed in Valencia Lakes, and is there a pet limit?

Yes, with limits. Declaration section 7.26 allows common household pets, two per unit without consent, no dog over 100 pounds at maturity and no pit bull terriers of any kind. Pets must be leashed or carried, and they are barred from the clubhouse, pool, courts, fitness room and playground except documented service or assistance animals.

Can I park a boat, RV or trailer at my Valencia Lakes home?

Not outside a garage overnight. Declaration section 7.2 and the Rules allow only private passenger vehicles outside a garage overnight, and bar trucks, RVs, campers, trailers, boats, golf carts and commercial-lettered vehicles unless covered. Parking on the street between midnight and 5:00 a.m. risks a fine or tow, and lawn parking is not allowed. Garage storage is the workaround.

Are golf carts allowed in Valencia Lakes?

Only with approval. The Rules say golf carts are not driven in the community unless the owner holds a placard with written Board permission, or the cart is a registered low-speed vehicle with written Board approval. Golf carts also cannot be kept outside a garage overnight. If a cart matters to you, get the Board’s written position before you close.

Is Valencia Lakes in a flood zone?

It depends on the lot. Of 23 address points we queried on FEMA’s National Flood Hazard Layer on October 28, 2026, 18 fell in Zone AH, a shallow-ponding special flood hazard area, and 5 in Zone X, including the clubhouse. All sit on panel 12021C0240H, effective May 16, 2012. Check the specific address and ask for an elevation certificate.

Do homes in Valencia Lakes need flood insurance?

A home in a special flood hazard area such as Zone AH needs flood insurance if it carries a federally backed mortgage. A Zone X home does not need it by that rule, though lenders and buyers can still choose it. Unincorporated Collier County is a Class 5 community in the Community Rating System, which gives policyholders a 25 percent NFIP discount. Premiums come from private quotes.

What is the hurricane evacuation zone for Valencia Lakes?

Zone E. Collier County’s evacuation layer returned Zone E at all six addresses we tested, in a system where Zone A evacuates first. Valencia Lakes is about 14 miles inland, so storm surge from Ian, Helene and Milton stayed on the coast. Rainfall ponding, as in Hurricane Irma in 2017, is the more relevant local flood story. Confirm your address with Florida’s Know Your Zone tool.

What schools are zoned for Valencia Lakes?

The Collier County Public Schools address lookup, run October 28, 2026, assigned the addresses we tested to Corkscrew Elementary (A every year 2022 to 2026), Corkscrew Middle (A in 2026) and Palmetto Ridge High (B in 2026). All three are within 2.2 road miles. Boundaries change, so verify your address with the district before relying on a zone.

How far is Valencia Lakes from I-75 and the beach?

From 2796 Orange Grove Trail it is 10.1 road miles and about 17 minutes free-flow to the I-75 on-ramp at Immokalee Road (Exit 111), and 16.7 road miles and about 30 minutes to Vanderbilt Beach. Add time for peak season and commute hours. Delnor-Wiggins Pass State Park is 15.4 road miles away.

Where is the closest grocery store to Valencia Lakes?

Publix is 1.0 road mile away, about 3 minutes, at Neighborhood Shoppes at Orangetree on Immokalee Road. An Aldi at The Randall at Orangetree opened November 20, 2025, and a second new Publix at Shoppes at Orange Blossom on Oil Well Road opened the same day. The Winchester Center nearby has a McDonald’s, a hardware store and a 7-Eleven.

Who maintains the lawn and irrigation in Valencia Lakes?

Owners do. The association maintains common landscaping, common irrigation, roads and lakes, but owners maintain their own lot, lawn, landscaping, irrigation and lake-bank slope to the water’s edge. The association may cut grass over six inches and bill the cost plus $25. County irrigation days are odd addresses Monday, Wednesday and Saturday, and even addresses Tuesday, Thursday and Sunday.

Is there a hospital near Valencia Lakes?

The nearest emergency rooms are NCH North Naples, 13.3 road miles and about 24 minutes away, and Physicians Regional Pine Ridge, 14.0 miles. A 20,000 sq ft Healthcare Network community health center opened in Orangetree in spring 2026 for primary care, dental and behavioral health, but it is a clinic, not an ER. NCH plans an Ave Maria ER, with construction starting spring 2027.

Can I swim or fish in the Valencia Lakes lakes?

You can fish, but not swim. The Rules prohibit swimming and wading in the lakes, allow catch-and-release fishing from the association shore behind the clubhouse, and permit hand, paddle, sail or electric watercraft up to 17 feet at 5 mph with no gasoline motors. Alligators and snakes may be present. Owners also cannot plant or build within the 20-foot lake-bank easement.

Frequently Asked Questions: Seller Edition

Sellers in Valencia Lakes ask about price, timing, association paperwork and flood and insurance questions. The answers below use Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser public data files (October 2026), since Southwest Florida MLS figures were not pulled for this edition. For a seller consultation, call Jesse at (239) 898-6072.

Data updated: October 2026

How much is my Valencia Lakes home worth?

Recent Valencia Lakes sales ran from $415,000 to $680,000 in the 12 months since October 2025, with a $530,000 median on 15 resales. Your number depends on size, street, age, lot, lake or pool, roof and condition. A $254 per county base sq ft median is a rough guide only. Request a free home valuation for a figure built from the specific home.

What is the median sale price in Valencia Lakes?

The median was $530,000 over the 12 months since October 2025, on 15 Collier County recorded, DOR-qualified resales. It was $504,500 over 24 months on 26 sales and $520,000 over 36 months on 44 sales. Since January 2021 the county recorded 143 qualified sales at a $560,000 median. Small samples move medians quickly, so treat them as direction, not precision.

How many homes sold in Valencia Lakes in the last 12 months?

The county recorded 15 qualified sales in the 12 months since October 2025, all resales, with the newest on August 17, 2026. No qualified sales were recorded in October or November 2025. That is a quiet market: in 2025 the county recorded 12 qualified sales on 456 homes, about 2.6 percent turnover, so each sale carries real weight in pricing.

Are Valencia Lakes home prices going up or down?

Up recently, but still below the peak. The 12-month median rose 15.2 percent, from $460,000 to $530,000, and the calendar-year median rose 16.0 percent from 2025 to 2026 so far ($467,500 to $542,500, 12 sales each). The 2026 median is still 18.6 percent below 2022’s $666,500, which was lifted by 31 first sales of new Grove Drive homes.

What is the price per square foot in Valencia Lakes?

The median was $254 per county base sq ft over 12 months, $257 over 24 months and $263 over 36 months. County base area is the appraiser’s base area of the main building, not the living area on a listing, so these figures should never be compared with MLS price per square foot. A 2,000 sq ft home at $254 would be about $508,000, as an illustration only.

Why does the county square footage differ from my listing square footage?

The county records the base area of the main building from its own measurements, while a listing usually states living area from an appraisal, plan or owner. The two definitions differ, and base area can omit second floors. Valencia Lakes county base areas run 1,033 to 4,284 sq ft with a 1,951 median. Use the county figure only to compare county records with county records.

What is the highest recent sale in Valencia Lakes?

In the last 24 months the highest was $715,000 on July 22, 2025, on Valencia Lakes Circle (2,658 county base sq ft, built 2003). The highest in the last 12 months was $680,000 on July 1, 2026 on Citrus Key Lime Court (2,302 sq ft, built 2016). The all-time county record is $900,000 on August 31, 2022, for a new Grove Drive home built in 2021.

What is the lowest recent sale in Valencia Lakes?

The lowest in the last 12 months was $415,000 on June 26, 2026, on Fishtail Palm Court (1,915 county base sq ft, built 2004). In the last 24 months the next lowest were $417,000 on Orange Grove Trail in September 2025 (1,600 sq ft, built 2003) and $425,000 on Orange Grove Trail in October 2024 (1,530 sq ft, built 2005).

Do newer Valencia Lakes homes sell for more?

In the last 24 months, yes. The 4 homes built 2008 or later sold at a $572,500 median, against $482,250 for 22 homes built before 2008. Four sales is a very small sample, and several newer homes are larger, so age is only part of it. A buyer is paying for a newer roof and systems, which is why roof age matters in your listing.

Does street location matter for price in Valencia Lakes?

Somewhat. In the last 24 months Orange Grove Trail homes (14 sales) had a $468,750 median, Grove Drive (4) $602,500 and Valencia Lakes Circle (3) $577,800. Fishtail Palm Court had 2 sales at $432,500, and one sale each on Inlet Cove Lane West ($535,000), Inlet Cove Lane East ($635,000) and Citrus Key Lime Court ($680,000). Street mixes size, age and lake position.

Do bigger Valencia Lakes homes always sell for more?

Mostly, not always. In the last 24 months homes of 2,500 to 2,999 county base sq ft sold at a $635,000 median on 5 sales, 2,000 to 2,499 at $499,000 on 7, and 1,500 to 1,999 at $452,500 on 10. But the 4 sales under 1,500 sq ft had a $497,250 median, above the 1,500 to 1,999 band, so condition and lot also matter.

When is the best time of year to sell in Valencia Lakes?

County recordings cluster in spring and summer: 11 of the 15 sales in the last 12 months were recorded from April through August 2026, and no qualified sale was recorded in October or November 2025. That is a count of closings, not a proven seasonal advantage, and a sample of 15 is small. We pull current market data before recommending a listing date.

Is now a good time to sell my home in Valencia Lakes?

The recorded numbers point up: the 12-month median is up 15.2 percent year over year and the calendar-year median is up 16.0 percent. But competition is also new, since Lennar is selling next door at $463,999 to $674,783. Whether now is right depends on your plans, so ask for a consultation at (239) 898-6072 before choosing a date.

How do I prepare my Valencia Lakes home for sale?

Order the estoppel early, gather the Declaration and Rules, get any open exterior approvals closed, and have the roof, air conditioning and irrigation checked. Collect a wind mitigation report and, for an AH lot, any elevation certificate. Fix visible items and clear the yard, because owners maintain their own lawns. We walk each seller through a punch list before photography.

What upgrades add value in Valencia Lakes?

The county roll does not record upgrades, so we cannot quote a dollar return from the public data. What separates sales in the data is size, vintage and street, and buyers commonly ask about a newer roof, a pool, lake views and a current air conditioner first. Any exterior change needs written association approval first.

Should I replace my roof before selling in Valencia Lakes?

It depends on the roof. Most Valencia Lakes homes were built 2002 to 2007, so an original roof would be about 19 to 24 years old. Insurers often request inspections on older roofs, and later phases required tile. We assert no insurer threshold. Get a roofer’s written condition report first, then compare replacement cost with a price concession. Any change needs association approval.

Do I need a wind mitigation inspection before listing?

It is not required to sell, but it helps buyers price insurance. Homes built to the 2001 Florida Building Code or later can qualify for windstorm discounts, and the Office of Insurance Regulation’s new form, OIR-B1-1802, is required for inspections on or after April 1, 2026 and is valid for five years. Most Valencia Lakes homes were built after 2002, so a current report can matter.

Where can I put a for-sale sign in Valencia Lakes?

Check the Rules first. Signs need approval, and for-sale or lease signs must be 10 by 18 inch green PVC ovals with white lettering. One Open House sign is allowed at the entrance on Saturdays and Sundays from noon to 5:00 p.m. Do not plant a standard yard sign. The Rules and Declaration govern, and we check sign compliance before every listing goes live.

Can I hold an open house in Valencia Lakes?

The Rules allow one Open House sign at the entrance on Saturdays and Sundays from noon to 5:00 p.m., which indicates open houses are contemplated. The gate is automated, so visitors need access arranged through the association’s guest procedures, and guests must be accompanied on common property. Confirm access details with the management company before advertising.

How do I order an estoppel certificate for a Valencia Lakes home?

Order it through GRS Community Management, the association’s manager, where estoppels are requested through a login-gated order page. Florida law requires delivery within 10 business days or no fee may be charged. Order as soon as you list, not at contract, because the master association’s balance also matters. Your title company or our team can help coordinate.

How much does an estoppel certificate cost in Florida?

Florida Statute 720.30851 caps the fee at $299 when no money is owed, plus $119 for delivery within 3 business days, and up to $179 more if the account is delinquent. The association must deliver within 10 business days or charge nothing. The actual Valencia Lakes fee is on GRS’s order page, which requires a login to read.

Does my buyer need HOA approval in Valencia Lakes?

GRS asks buyers to file a Registration of Purchase form, and its lenders and realtors menu lists a Purchase/Lease Application. The recorded Declaration separately requires approval for leases. Because forms change, confirm the current purchase requirements with GRS when you list, and include the answer in the disclosure package so the buyer is not surprised.

Is there a transfer fee or capital contribution when I sell in Valencia Lakes?

The recorded Declaration shows a working capital contribution of the greater of $150 or three months of assessments, but at the first conveyance or occupancy of a newly built unit. We found no resale transfer fee or resale capital contribution in the recorded Declaration. The estoppel certificate lists what is due at closing, so rely on that.

Who pays for title insurance when I sell in Collier County?

In Collier County the buyer customarily pays for the owner’s title policy, so we do not list it as a seller cost. That is custom, not law, and your contract controls: parties can negotiate it differently. Sellers still pay other closing costs set by the contract, and the settlement statement will show the split before closing.

What does a Valencia Lakes seller need from the HOA to close?

An estoppel certificate showing assessments and amounts owed, the governing documents (the Declaration, its 2005 amendment and the 2025 Rules), and confirmation of any buyer registration or application GRS requires. If a tenant occupies the home, add the lease and Certificate of Approval. Ask the association about special assessments in progress, which the estoppel and minutes would show.

What HOA documents should I gather before listing?

Gather the Declaration recorded April 2, 2001, the Certificate of Amendment recorded October 18, 2005, the 2025 Rules and Regulations, any architectural approvals for exterior work you did, the association’s most recent budget if you have it, and the estoppel. GRS posts the Declaration and amendment, and a complete package prevents delays.

What should I tell buyers about the flood zone?

Tell them the truth by address. Of 23 points tested on FEMA’s flood layer, 18 returned Zone AH and 5 Zone X, so Valencia Lakes has no single zone. Share your elevation certificate if you have one and any flood insurance history. New preliminary FEMA maps entered a 90-day appeal period on August 19, 2026, with an effective target of summer 2027.

How does the new FEMA flood map affect selling in Valencia Lakes?

The preliminary countywide maps, issued March 20, 2025, entered a 90-day appeal period on August 19, 2026, with an effective target of summer 2027, subject to change. We have not confirmed the preliminary zone at Valencia Lakes lots. Until the map is final, the 2012 panel governs, and buyers may ask how a change could affect insurance.

Will my buyer’s insurance quote affect my sale?

Often, yes. Most Valencia Lakes homes were built after 2002, which helps with windstorm credits, but original roofs are 19 to 24 years old and an AH lot with a federally backed mortgage needs flood coverage. Premiums are private quotes and no public figures exist. Ask buyers to get a quote early, and have your wind mitigation report ready.

Can I sell my Valencia Lakes home with a tenant in place?

Yes, a sale can close with a tenant in place if the lease follows the association’s rules. Leases run 4 months to 1 year, with no more than three per calendar year and a Certificate of Approval before occupancy. Disclose the lease and its end date, keep the approval in the package, and expect some buyers to want vacant possession.

How do I compete with new homes at Valencia Golf and Country Club?

Lead with what new construction cannot offer: an established neighborhood, mature landscaping, no CDD on the state list and a lower price per county base sq ft ($254 against $295). Lennar’s homes ran $463,999 to $674,783 on October 28, 2026, so price your home against the resale median of $539,000 next door, and show recent condition upgrades clearly.

Should I use a realtor to sell in Valencia Lakes?

Most owners benefit, because pricing a community that sells about 15 homes a year depends on reading each sale closely, and the association paperwork, flood and insurance questions add steps. The market is thin, so one mispriced listing can sit. We build pricing from recorded sales, run the estoppel process and handle negotiation. Call Jesse at (239) 898-6072.

Who is the best real estate agent for Valencia Lakes?

McGreevy and Comisar is the #5 real estate team in Florida (RealTrends 2026), with Jesse selling since 2004 and the team together since 2008. We price Valencia Lakes homes from Collier County recorded sales and run the association process. See our list of the best real estate agents in Naples, then call Jesse at (239) 898-6072.

How long do homes take to sell in Valencia Lakes?

We did not pull Southwest Florida MLS days on market for this edition, so we will not quote a number. The county shows 15 recorded resales in 12 months, clustered April to August. Pricing against the comparable sales and the new Lennar homes is the main driver of time on the market. We pull same-day MLS data at a consultation.

How do I get a free home valuation for Valencia Lakes?

Use our home valuation request or call or text Jesse direct at (239) 898-6072. We build the number from recorded Valencia Lakes sales, adjusted for size, street, age, lot, roof and condition, and we review the flood zone and association documents with you. Conversations are confidential, and a valuation carries no obligation to list.

Sources and Authoritative References

Valencia Lakes facts come from primary sources only: recorded association documents, Collier County and state records, federal flood and weather agencies, school district data, utilities and developer pages. Sales figures come from the Collier County Property Appraiser public data files, listed first. Each source was read in October 2026 unless a date is given.

Data updated: October 2026

• Collier County Property Appraiser public data files, October 2026 bundle, Collier County Property Appraiser, 2026-10-27

Association and Recorded Documents

• Declaration of Covenants and Restrictions of Valencia Lakes at Orangetree, Valencia Lakes association via GRS Community Management, recorded 2001-04-02
• Certificate of Amendment to the Declaration, Valencia Lakes association via GRS, recorded 2005-10-18
• Valencia Lakes Rules and Regulations, Valencia Lakes association via GRS, revised 2025-10-23
• Architectural Review modification application, Valencia Lakes association via GRS, 2025-02-14
• Valencia Lakes association page, GRS Community Management, modified 2026-01-21
• Valencia Lakes association documents page, GRS Community Management, 2026-01-21
• Valencia Lakes rules and regulations page, GRS Community Management, read 2026-10-28
• Valencia Lakes gate form and security information, GRS Community Management, read 2026-10-28
• Purchase and lease application portal, GRS Community Management, read 2026-10-28
• Estoppel certificate order page, GRS Community Management, read 2026-10-28
• Valencia Lakes at Orangetree Homeowners’ Association, Inc. corporate record, Florida Division of Corporations (Sunbiz), annual report 2026-01-14
• Orange Tree Homeowner’s Association, Inc. corporate record, Florida Division of Corporations (Sunbiz), annual report 2026-03-02
• Citrus Greens at Orangetree HOA site, Citrus Greens HOA, read 2026-10-28
• Preliminary Work Authorization, Valencia Lakes Phase 5-A, Collier County Clerk, 2004-09-03
• Preliminary Work Authorization, Valencia Lakes Phase 6-A, Collier County Clerk, 2004-09-03
• Preliminary Work Authorization, Valencia Lakes Phase 7-A, Collier County Clerk, 2004-09-03
• Preliminary Work Authorization, Valencia Lakes Phase 7-B, Collier County Clerk, 2004-09-03
• Board of County Commissioners backup, Phase 2-A final plat request, Collier County Clerk, 2001-06-26
• Board workshop, Orangetree, Waterways and Valencia Lakes communities, Collier County Clerk, 2004-04-19
• Affidavits naming the Valencia Lakes lift station site, Collier County Clerk, 2017-03-10
• Business Observer legal notice, Phase 4-A plat reference, Business Observer public notices, 2014-10-10

County Government and Planning

• Orange Tree PUD insubstantial change notice, Collier County Clerk notices, hearing 2024-06-27
• PUD master list, January 2022, Collier County Growth Management, 2022-01-25
• PUD master list, October 2026, Collier County Growth Management, 2026-10-09
• Rural Golden Gate Estates sub-element, Ordinance 2024-37, Collier County Growth Management Plan, 2024
• Randall Boulevard corridor report, Collier County Transportation Planning, 2019
• Transportation engineering projects, Collier County Transportation Engineering, read 2026-10-28
• Capital projects update, Town Hall, Collier County Commissioner, 2026-01-14
• FDOT project 435368-1, Immokalee Road PD&E study, Florida Department of Transportation, completed study
• Collier County Water Services, Collier County Public Utilities, read 2026-10-28
• Wastewater, About Us, Collier County Public Utilities, read 2026-10-28
• Wastewater service area map, Collier County Public Utilities, read 2026-10-28
• Water rates and fees, Collier County Public Utilities, effective 2026-10-01
• Irrigation water, Collier County Public Utilities, read 2026-10-28
• Residential collection services, Collier County Solid Waste, read 2026-10-28
• Hurricane preparedness and debris collection, Collier County Solid Waste, read 2026-10-28
• Big Corkscrew Island Regional Park, Collier County Parks and Recreation, read 2026-10-28
• Beach parking information, Collier County Parks and Recreation, read 2026-10-28
• Collier Fairgrounds contact and location, Collier County Fair and Expo, read 2026-10-28
• Collier County tentative budget book FY 2027, Collier County Budget Office, 2026
• Resolution adopting the FY 2026-27 millage rates, Collier County Board of County Commissioners, 2026-09-17
• 2025 Collier taxing authority code descriptions, Florida Department of Revenue, 2025-10-06
• Real estate property taxes, Collier County Tax Collector, read 2026-10-28
• North Collier Fire annual budgets, North Collier Fire Control and Rescue District, read 2026-10-28
• North Collier Fire stations, North Collier Fire Control and Rescue District, read 2026-10-28
• Sheriff patrol districts, Collier County Sheriff’s Office, read 2026-10-28
• Orange Tree Utility takeover vote, Naples Daily News, 2017-01-24
• Annual Update and Inventory Report 2024, Collier County Planning and Zoning, 2024
• Florida Department of Revenue NAL, SDF and NAP users guide, Florida Department of Revenue, 2025

Flood, Storm and Insurance

• National Flood Hazard Layer, flood hazard zones query, FEMA, queried 2026-10-28
• National Flood Hazard Layer, firm panels query, FEMA, queried 2026-10-28
• National Flood Hazard Layer, base flood elevation query, FEMA, queried 2026-10-28
• FEMA Map Service Center, FEMA, read 2026-10-28
• Flood insurance, FEMA, read 2026-10-28
• Community Rating System, FEMA, read 2026-10-28
• OpenFEMA NFIP claims, ZIP 34120, FEMA OpenFEMA, data as of 2026-09-08
• Risk Rating 2.0 explained, FloodSmart, 2022-05
• Buying a flood policy, FloodSmart, read 2026-10-28
• Floodplain management, Collier County Growth Management, read 2026-10-28
• Building within the floodplain, Collier County Growth Management, read 2026-10-28
• 2024 Flood Protection newsletter, Collier County Growth Management, 2024
• Proposed Flood Insurance Rate Map news release, Collier County, 2026-08-19
• Hurricane evacuation zone layer, Collier County Emergency Management, read 2026-10-28
• Know Your Zone, Florida Division of Emergency Management, read 2026-10-28
• Tropical Cyclone Report, Hurricane Irma, National Hurricane Center, 2018
• Tropical Cyclone Report, Hurricane Ian, National Hurricane Center, revised 2026-03-12
• Tropical Cyclone Report, Hurricane Helene, National Hurricane Center, 2024
• Tropical Cyclone Report, Hurricane Milton, National Hurricane Center, 2024
• Hurricane Irma, south Florida summary, National Weather Service Miami, read 2026-10-28
• Hurricane Ian summary, National Weather Service Miami, 2022
• Collier County Hurricane Milton damage estimate, Naples Daily News, 2024-10-23
• Premium discounts for hurricane loss mitigation, Florida Department of Financial Services, read 2026-10-28
• Wind mitigation resources and the OIR-B1-1802 form, Florida Office of Insurance Regulation, effective 2026-04-01
• Citizens discounts, Citizens Property Insurance Corporation, read 2026-10-28
• Citizens policies in force, Citizens Property Insurance Corporation, 2026-10-23
• Florida Statutes section 627.711, Florida Legislature, read 2026-10-28
• Florida Statutes section 627.351, Florida Legislature, read 2026-10-28
• Florida Building Code effective dates, Florida Building Commission, 2023
• USGS elevation point query service, US Geological Survey 3DEP, queried 2026-10-28

Schools, Health and Services

• Address lookup service, Collier County Public Schools, queried 2026-10-28
• School and district grades 2025-2026, Collier County Public Schools, 2026-07
• Collier school grades are out, Marco Island Eagle, 2026-07-22
• Attendance boundaries and zoning map, Collier County Public Schools, read 2026-10-28
• Corkscrew Elementary School profile, Collier County Public Schools, read 2026-10-28
• Naples Classical Academy, Naples Classical Academy, read 2026-10-28
• Naples Classical Academy school record, National Center for Education Statistics, read 2026-10-28
• Van Domelen Community Health Center, Healthcare Network of Southwest Florida, 2025
• New medical center opens in east Collier County, Naples Daily News, 2026-05-08
• NCH North Naples Hospital profile, Florida Agency for Health Care Administration, read 2026-10-28
• Physicians Regional Healthcare System hospitals, Physicians Regional Healthcare System, read 2026-10-28
• NCH emergency services, NCH Healthcare System, read 2026-10-28
• Freestanding ER construction in eastern Collier, Naples Daily News, 2025-10-08
• NCH Immediate Care opens in Ave Maria, Gulfshore Business, 2025-10-10
• Publix store 1527, Neighborhood Shoppes at Orangetree, Publix Super Markets, read 2026-10-28
• Audubon Corkscrew Swamp Sanctuary visitor information, National Audubon Society, read 2026-10-28
• Delnor-Wiggins Pass State Park hours and fees, Florida State Parks, read 2026-10-28
• Reports and statistics, Lee County Port Authority (RSW), 2026
• Naples Airport, Naples Airport Authority, read 2026-10-28
• National Broadband Map, Federal Communications Commission, read 2026-10-28
• Valencia Lakes at Orange Tree USTA location, USTA Florida, read 2026-10-28
• Census geocoder, US Census Bureau, queried 2026-10-28
• Open Source Routing Machine, OpenStreetMap data, queried 2026-10-28

News and State Sources

• Florida Auditor General special district list, Florida Auditor General, read 2026-10-28
• Special district profiles, Florida Department of Commerce, read 2026-10-28
• Florida Statutes section 720.30851 (estoppel certificates), Florida Senate, 2025
• Florida Statutes section 720.305 (fines and remedies), Florida Senate, 2025
• Florida Statutes section 720.3085 (assessment liens), Florida Senate, 2025
• Launch of Aldi and Publix stores in Golden Gate Estates, Gulfshore Business, 2025-11-14
• Bunches of businesses coming to Randall Curve in Estates, Naples Press, 2023-12-01
• Orangetree Publix opening, Naples Daily News, 2017-03-06
• Real estate transactions, April 22, 2007, Naples Daily News archive, 2007-04-22
• Lennar plans 400 apartments in eastern Collier County, Naples Daily News, 2022-12-05
• Collier County approves NC Square project, WINK News, 2025
• Valencia Golf and Country Club community page, Lennar, read 2026-10-28
• Valencia Golf and Country Club, Valencia Golf and Country Club, read 2026-10-28
• Immokalee Road upgrades move forward, Gulfshore Business, read 2026-10-28
• Hospitals prepare for 2026 storms, Gulfshore Business, 2026

Downloadable Documents

These are the official recorded and published documents behind the Valencia Lakes facts on this page, linked to their original sources so you can read the full text. The Declaration governs where any summary on this page differs from it, and a title company can confirm whether later amendments exist.

• Declaration of Covenants and Restrictions of Valencia Lakes at Orangetree (2001)
• Certificate of Amendment (2005)
• Valencia Lakes Rules and Regulations (revised 2025-10-23)
• Architectural Review modification application (2025)
• Orange Tree PUD insubstantial change notice (2024)
• Collier County 2024 Flood Protection newsletter

County sales data from the Collier County Property Appraiser public data files, pulled October 2026. Southwest Florida MLS figures not pulled for this edition.

McGreevy and Comisar, Best Realtor for Valencia Lakes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.