Valencia Sky is a GL Homes 55-and-over community of 574 single-family homes on Santa Barbara Boulevard in Naples, with no CDD and a racquet club open. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Valencia Sky and are thinking about selling, or you are weighing a new GL Homes model against a resale, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Valencia Sky is a 55-and-over community of single-family homes by GL Homes in Naples, Florida. It sits on the east side of Santa Barbara Boulevard about one mile south of Davis Boulevard, in ZIP 34112, with its Welcome Center at 2841 Ridgecrest Place (GL Homes Valencia Sky). At build-out it will hold 574 homes on two recorded plats: 323 homesites in Phase 1 and 251 in Phase II (Collier County address points; FEMA LOMR-F 26-04-2228A). The age rule is written into the recorded Amended and Restated Declaration at Official Records Book 6517, Page 2927, and there is no community development district.
McGreevy and Comisar are the best realtor for Valencia Sky in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a record-by-record read of Valencia Sky itself: its recorded 55-and-over Declaration, its two FEMA fill letters, GL Homes’ published prices, its 128 county-recorded builder sales and its 18 MLS closings.
If you’re searching for the best realtor for Valencia Sky, whether you’re ready to sell your Valencia Sky 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
The Valencia Sky market, last 12 months: We tracked 18 Valencia Sky closings in the Southwest Florida MLS, $15,399,459 in volume, at an $848,400 median and a range of $744,400 to $1,013,650 (closed sales Aug 11, 2025 to Aug 11, 2026). Collier County’s recorded, DOR-qualified sales show more, because most new homes here sell direct from the builder and never reach the MLS: 128 qualified sales from the first recorded closing on October 22, 2025 to August 6, 2026, every one a builder-direct first sale and none a resale, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales).
Those 18 sales are only part of the story. GL Homes is still selling new homes beside every resale: in October 2026 its own pages listed Build From prices of $787,900 to $936,900 across eight designs and 22 Early Move-In homes from $860,900 to $1,075,900 (GL Homes Valencia Sky Collection). A Valencia Sky seller who prices against a builder’s base price, which leaves out the homesite premium and the design-center options, gives away value; a seller who prices against a fully finished Early Move-In home can sit unsold. Most new-home closings here are recorded deeds that never enter the MLS, so the county record and the MLS record tell different parts of the same market. As the leaders of Domain Realty Group, whose team has closed over $2.5 billion in real estate, we read both before we set a list price. Sellers across the city compare the best real estate agents in Naples before they sign a listing agreement, and this page is our case for Valencia Sky in particular. You can read more about McGreevy and Comisar and how the team works.
For Valencia Sky sellers: professional photography, video and drone, a qualified-buyer database built since 2008, and quiet, off-market options when you want discretion. A finished, furnished Valencia Sky home offers what a builder cannot: a buyer can move in this season instead of waiting for a build or for the Clubhouse.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Valencia Sky realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
Selling your Valencia Sky home? Get a free Valencia Sky home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Valencia Sky seller page walks through pricing and preparing a Valencia Sky home, and the Valencia Sky home value page shows what drives the number.
Buying a home in Valencia Sky? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Valencia Sky buyer page covers buying in Valencia Sky step by step.
Contact McGreevy and Comisar:
Valencia Sky, Naples is a GL Homes 55-and-over community of 574 single-family homesites on Santa Barbara Boulevard, still mid-build in October 2026. The eight facts below change a Valencia Sky buying or selling decision most, each with its source and date.
Living in Valencia Sky, Naples means a gated, single-family 55-and-over neighborhood on lakes and preserve off Santa Barbara Boulevard, where a Community Center and Racquet Club are already open, the Clubhouse is under construction, and downtown Naples, Publix and two hospitals sit inside a 15-minute free-flow drive of the Welcome Center.
Valencia Sky is new in the plainest sense. The Declarant certified on September 24, 2025 that “the First Conveyance has not occurred” (Amended and Restated Articles, Sunbiz), the first MLS closing followed on October 23, 2025 (Southwest Florida MLS), and GL Homes reported thirty residents in their new homes by December 2025 (GL Homes update). By October 2026 more than 180 of the 323 Phase 1 lots had passed from the developer to buyers on the county parcel layer, while every one of the 251 Phase II lots was still developer-owned and vacant (Collier parcels layer). That means a buyer moves onto a street where some neighbors have lived for a season, some homes are still framed, and the south half of the community has barely begun. Construction traffic and model-home visitors are part of daily life here for several more years, and that is worth weighing honestly against the benefit of a brand-new home.
The recorded Declaration sets the tone of the neighborhood. It adopts the federal housing-for-older-persons exemption, requires at least one occupant 55 or older in each home, and limits younger residents (Declaration, Article X). A full-time Lifestyle Director runs a calendar of clubs, classes and outings, and a Sports Director runs the racquet program (GL Homes Racquet Club opening).
If you are just starting, our guide to buying a home in Naples covers the steps from pre-approval to the HOA disclosure Florida requires in every Valencia Sky contract, and our Naples seller guide covers listing.
Selling a Valencia Sky home? Start with a free Valencia Sky home valuation, or Call Jesse direct at (239) 898-6072. Buying in Valencia Sky? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you register at the GL Homes Welcome Center.
A Valencia Sky morning usually starts at the Racquet Club or the Community Center. The Community Center opened in February 2026 with a fitness center, a Social Hub for cards and art classes and an outdoor event patio (GL Homes). The Racquet Club and Pro Shop opened in August 2026 with nine lighted pickleball courts, three lighted clay tennis courts, four lighted clay bocce courts, shaded seating and a full-time Sports Director (GL Homes Racquet Club).
The Lifestyle Director’s calendar is published to residents through the “Valencia Sky Lifestyle” app by Alosant and the resident portal at valenciaskyhoa.com (App Store listing). GL Homes’ own posts describe themed parties, a Mahjong Club, Coffee and Conversation mornings, lectures, happy hours, art classes, poker nights, a Fourth of July barbecue and group outings (GL Homes 55+ lifestyle).
Yard work is not your job. GL Homes says the HOA fee covers front and rear yard maintenance, care of the common areas, the amenities, the Lifestyle Director and a monitored home alarm (GL Homes Valencia Sky). The Declaration fills in the detail: the Association provides “Home Landscaping Services” such as mowing, trimming, weeding, fertilization and mulching, billed through assessments, while replacing dead plants and sod stays with the owner (Declaration).
The irrigation system draws from the community lakes and is centrally controlled and paid for by the Association (Declaration; GRS architectural packet). Lakes allow catch-and-release fishing and small non-motorized or electric boats launched from a lakefront owner’s own lot, but no swimming.
GL Homes is the builder and the brand on every sign. GL was founded in 1976 by Itzhak Ezratti and is led today by his son Misha Ezratti (GL Homes announcement). The landowner and Declarant of record is a GL entity, Naples Associates VI, LLLP, filed with the state on July 24, 2020, with its general partner Naples VI Corporation at GL’s Sunrise headquarters, 1600 Sawgrass Corporate Parkway (Sunbiz).
An earlier GL entity, Collier County Associates, LLC, was merged into Naples Associates VI, LLLP by a certificate filed March 1, 2022 (Sunbiz merger filing). GL announced the community on November 29, 2024, saying it would be “designed exclusively for active adults 55+” (GL Homes announcement), and a Florida Weekly brief in April 2025 reported the sales launch and 574 homes at completion, “all without community development district fees” (Florida Weekly).
When a builder is still selling, the builder sets the price reference for every resale. That is the single biggest fact for a Valencia Sky seller, and we come back to it in the market and seller sections below.
Naples has several communities with “Valencia” in the name, and they share nothing with Valencia Sky but the word. Valencia Trails is a separate GL Homes community about 10 to 11 miles northeast. Valencia Golf and Country Club is not a GL community at all: it is a 450-home, all-ages golf community off Randall Boulevard in ZIP 34120, first built by D.R. Horton and later by Lennar. Terreno at Valencia, Valencia Bonita in Bonita Springs and Valencia Harbor in Fort Myers are separate again.
Valencia Sky has its own association, its own amenities and its own MLS name, VALENCIA SKY, used on all 18 closings in the last 12 months (Southwest Florida MLS). Before you rely on any fee, rule or price you read online, check that the source is talking about Valencia Sky at Santa Barbara Boulevard, ZIP 34112.
The land also carried older names. Phase 1 was the “Sandy Lane Assemblage” in county records, and Phase II grew out of the “Shadowwood” plat and the Shadow Wood PUD; the homeowners association itself was incorporated as Shadowwood Homeowners Association, Inc. in 2021 and renamed in 2024 (Sunbiz).
Valencia Sky is in unincorporated Collier County with a Naples mailing address. GL’s own directions run from I-75 Exit 101 south on Collier Boulevard, west on Davis Boulevard to Santa Barbara Boulevard, then left about one mile to the entrance on the left (GL Homes location page). The Phase 1 plat lies in Section 9, Township 50 South, Range 26 East (BCC plat item, Nov 12, 2024).
Neighbors on the county layers: Naples Heritage Golf and Country Club wraps the east side; Wing South Airpark, a private residential airpark, adjoins the community; Crews Road runs along the west boundary, and GL’s site plan also labels Youth Haven, Sunset Estates and Whitaker Road as neighbors; and Berkshire Lakes is about 0.6 mile north on Santa Barbara Boulevard (GL site plan, Aug 2026; Collier PUD layer). The Future Land Use designation is Urban Residential Subdistrict, and the community sits outside the county’s Coastal High Hazard Area (Collier Future Land Use layer; Collier CHHA layer).
People also call this part of town East Naples or South Naples; it is about 4.9 straight-line miles from Naples Bay. The nearest 55-and-over alternatives buyers compare are covered in the comparison section further down.
The Valencia Sky market leads with Collier County’s recorded sales, because most new homes here sell direct from the builder and never reach the MLS: 128 DOR-qualified sales from October 22, 2025 to August 6, 2026, all builder-direct, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales). The Southwest Florida MLS holds 18 closed sales in the 12 months to August 11, 2026 at an $848,400 median, from $744,400 to $1,013,650, every one in ZIP 34112, while GL Homes kept selling new homes from $787,900 Build From to $1,075,900 for finished Early Move-In homes.
Data updated: August 2026
We tracked 18 closed sales of Valencia Sky homes in the Southwest Florida MLS between August 11, 2025 and August 11, 2026, $15,399,459 in total volume. The median sold price was $848,400, the midpoint of the two middle sales at $843,900 and $852,900, and the average was about $855,526. Three of the 18 rows are builder-reported sales entered after closing; they are real recorded sales and count in the totals and medians.
All 18 closings carry one MLS subdivision name, VALENCIA SKY, and all are Phase 1 homes, because no Phase II home had been finished in the window. The first MLS closing was October 23, 2025.
Measure | Valencia Sky, closed Aug 11, 2025 to Aug 11, 2026 |
|---|---|
Closed sales | 18 |
Median sold price | $848,400 |
Lowest sale | $744,400 |
Highest sale | $1,013,650 |
Total volume | $15,399,459 |
ZIP | 34112 (all 18) |
Source: Southwest Florida MLS, pulled August 11, 2026.
Selling in Valencia Sky? See what your home could bring with a free Valencia Sky valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent Naples buyers.
Price band | Closed sales | Sales |
|---|---|---|
Under $800,000 | 5 | $744,400; $747,900; $748,900; $772,760; $773,900 |
$800,000 to $899,999 | 8 | $812,900 to $890,417 |
$900,000 to $999,999 | 4 | $913,799; $913,900; $964,371; $997,428 |
$1,000,000 and up | 1 | $1,013,650 |
Source: Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026. Eight of the 18 sales, the largest group, fell between $800,000 and $899,999, which matches the middle of GL’s eight designs: the Eclipse, Stellar and Horizon carry Build From prices of $817,900 to $851,900 before homesite premiums and options (GL Homes collection).
Quarter of close | Closed sales | Median or sales |
|---|---|---|
Q4 2025 (Oct to Dec) | 6 | $820,217 median |
Q1 2026 (Jan to Mar) | 4 | $832,159 median |
Q2 2026 (Apr to Jun) | 6 | $873,950 median |
Q3 2026 (Jul to Aug 11) | 2 | two sales, $832,900 and $852,900 |
Source: Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026. The quarterly medians rose from $820,217 to $873,950 over three quarters, but four to six sales a quarter is too thin to read as a market trend, and the mix of designs and homesites in each quarter moves the median more than any shift in demand. The last quarter, with two sales, is too thin to read as a market rate.
GL Homes’ published prices moved up while Valencia Sky was selling. GL’s December 2025 marketing used the headline “from the $600s” (GL Homes update, Dec 2025), and the 2026 Parade of Homes entries listed the Eclipse at $702,900, the Horizon at $736,900 and the Aurora at $811,900 (Collier Building Industry Association, 2026 Naples Parade of Homes listing). By October 2026 the same three designs showed Build From prices of $817,900, $851,900 and $936,900 on GL’s collection page (GL Homes collection). Treat any “from the $600s” figure you still see online as older marketing, not a current price.
Design | a/c sq ft | Build From, Oct 2026 |
|---|---|---|
Halo | 1,803 | $787,900 |
Luna | 1,805 | $787,900 |
Skyline | 2,009 | $811,900 |
Eclipse | 2,070 | $817,900 |
Stellar | 2,079 | $834,900 |
Horizon | 2,273 | $851,900 |
Solstice | 2,770 | $881,900 |
Aurora | 3,076 | $936,900 |
Source: GL Homes Valencia Sky Collection, read October 2026; the Stellar plan page showed an Early Move-In price from $932,900 on October 17, 2026.
A Build From price is the base house on a standard homesite. The MLS closing price includes the homesite premium for lake or preserve views and the options chosen at the design center, which is why the $848,400 median sits above the Build From price of the smaller designs. Early Move-In homes are already built with options in place, so they price higher: 22 were listed from $860,900 to $1,075,900 in October 2026 (GL Homes collection).
The county deed record is larger than the MLS record. More than 180 Phase 1 lots had passed to buyers by October 2026 on the county parcel layer, while the MLS shows 18 closings in its 12-month window, because most GL closings are recorded without an MLS entry (Collier parcels layer). Collier County’s recorded, DOR-qualified sales count 128 builder-direct sales from October 22, 2025 to August 6, 2026 and no resales, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales); the price bands and quarters above are the MLS record only.
The Valencia Sky MLS record is young. It cannot yet show a resale cycle, because almost every sale so far is a first sale from GL Homes, and it does not separate builder closings from owner resales. Days on market and sale-to-list ratios on builder closings measure the builder’s process, not a seller’s market.
The figures still owed from the next MLS pull are the median days on market, the sale-to-list ratio, the median price per square foot, the active listing count and the HOA fee field. Until then, the right comparison for a Valencia Sky resale is a mix of GL’s current Early Move-In prices, the 18 closings above and the nearest resale communities on Santa Barbara Boulevard and Collier Boulevard.
Valencia Sky began as two pieces of rural East Naples land: a multi-parcel “Sandy Lane Assemblage” beside the Wing South Airpark and the undeveloped remainder of the 1982 Shadow Wood PUD. GL Homes’ land entity assembled both between 2020 and 2022, rezoned them in January 2023, and recorded its first plat in December 2024.
The Phase 1 land was a patchwork of rural homesites. Collier County’s building footprint layers show roughly 46 to 55 structures inside the Phase 1 project area from 2004 through 2021, falling to 42 in 2022, 18 in 2023 and 2 in 2024 as the site was cleared (Collier Buildings service). County CityView still names that project “Sandy Lane Assemblage” (Collier CityView projects).
The Phase II land had almost no structures. It was part of the Shadow Wood PUD, approved in 1982 under Ordinance 82-49 and known on the county layer as “Wing South Airpark” (Collier PUD layer). By December 14, 2021, Naples Associates VI, LLLP had posted the performance bond for the “Shadowwood Plat One” lake excavation permit, PL20210001936, which shows GL control of that land by then (BCC agenda, Oct 13, 2026).
On January 24, 2023 the Board of County Commissioners adopted two ordinances that set Valencia Sky’s zoning. Ordinance 2023-04 created the Sandy Lane RPUD (now cited by county staff as the Valencia Sky RPUD), petition PL20200001208, on about 114 acres. Ordinance 2023-05 amended the Shadow Wood PUD, petition PL20210001253, after an earlier amendment by Ordinance 2020-17.
Collier’s PUD Master List of June 11, 2026 caps the Sandy Lane RPUD at 640 residential units, 5.62 units per gross acre, with 16.43 acres of conservation land and an estimated build-out of 2028 (PUD Master List). GL built far below that cap: Phase 1 holds 323 homes, not 640.
The Board approved the plat of “Valencia Sky (f/k/a Sandy Lane)” for recording on November 12, 2024 (consent item 16.A.7, PL20240006539), with a performance security of $8,114,041.22 (BCC executive summary). The same record says the developer reduced the earlier Sandy Lane plat “from 372 units to 323 units.” The plat was recorded at Plat Book 75, Pages 72 to 90.
A replat followed. The Board approved “Valencia Sky Replat” (PL20250001791) on May 13, 2025 to adjust rear-yard drainage easements and resize lots 10 to 35, recorded at Plat Book 76, Pages 52 to 70 (BCC agenda packet, May 13, 2025). Phase II, lots 324 to 574, is cited by FEMA as “Valencia Sky, Phase II, as shown on the Plat recorded in Plat Book 77, Pages 82 through 88” (FEMA LOMR-F 26-04-2228A), and a Phase II plat amendment was still under county review in October 2026 (Collier CityView).
Sales opened in spring 2025 (Florida Weekly), and the first MLS closing came on October 23, 2025 (Southwest Florida MLS). In 2026, GL reported that the Aurora, Horizon and Eclipse designs won awards in the Collier Parade of Homes (GL Homes).
The Valencia Sky master plan is two recorded plats of single-family homesites, 323 in Phase 1 and 251 in Phase II, set around stormwater lakes and preserve on about 192 acres, with one amenity campus at 3000 Aurora Boulevard. In October 2026 Phase 1 was largely built or under construction and Phase II was graded, excavated and still vacant.
Valencia Sky’s land is 191.98 acres across the 614 county folios that carry the 78712 prefix: the 574 homesites plus 40 tracts for roads, lakes, open space, the entry and the recreation site (Collier parcels layer). County project polygons give about 114.2 acres for Phase 1 and 77.2 acres for Phase II (Collier CityView).
The South Florida Water Management District permits the surface water system in two pieces: permit 11-108827-P, “Sandy Lane Assemblage Amendment,” on 114.22 acres for Phase 1, and permit 11-104258-P, “Shadowwood Tract E,” on 77.95 acres for Phase II, both held by Naples Associates VI, LLLP (SFWMD permit layer). The lakes collect stormwater and feed the community irrigation system, and the Association-owned Preservation Areas stay natural; owners may walk them “for hiking, birding, and other passive, nondestructive activities during the hours of dawn to dusk” (Declaration).
The entry is on Santa Barbara Boulevard, with the main spine named Aurora Boulevard. The Declaration anticipates two more residents-only entries on the west side, off Crews Road (vehicles and pedestrians) and Whitaker Road (vehicles only) (Declaration).
By October 2026 Valencia Sky was a little over half sold in Phase 1 and not yet started in Phase II. The county address layer classed 202 of the 323 Phase 1 lots as single family (built or permitted), 116 as vacant land and 4 as commercial model or sales lots, and all 251 Phase II lots as vacant land (Collier address points). On the parcel layer, more than 180 Phase 1 lots were held by buyers and every Phase II lot by Naples Associates VI, LLLP (Collier parcels layer).
The county has accepted Valencia Sky’s water and sewer lines phase by phase: Phase 1 and the offsite force main on September 23, 2025, Phases 2 and 3 on October 28, 2025, Phase 4 on November 10, 2025 (BCC, Nov 10, 2025), Phase 5 on January 27, 2026 (BCC agenda, Jan 27, 2026) and the Recreation Site on September 8, 2026. Those are construction phases inside Phase 1, not separate neighborhoods.
Phase II moved forward in 2026. The as-built Phase II lakes were inspected on August 18, 2026, and release of the $397,080 excavation bond for permits PL20210001936 and PL20250007855 went to the Board’s October 13, 2026 consent agenda (BCC agenda, Oct 13, 2026). The first Phase II home on GL’s Early Move-In list is a Horizon on lot 358, 3291 Summerfield Way, shown as available in February 2027 (GL Homes collection). The PUD Master List estimates build-out in 2028 (PUD Master List).
Valencia Sky homesites are compact, which is what keeps yard care inside the HOA program practical. Florida Department of Revenue land areas put Phase 1 lots between 4,589 and 10,563 square feet, median 5,304, and Phase II lots between 4,830 and 8,920 square feet, median 5,601 (Florida DOR 2026 statewide parcel roll).
In practice that means most homes sit on a lot about the size of a typical villa lot elsewhere in Naples, with room for a screened patio and, on many lots, a pool. The largest lots sit on corners and lake bends. A lake or preserve view carries a homesite premium that GL does not publish in advance, so ask the Welcome Center for the premium on each lot you are considering and get it in writing.
Valencia Sky has 574 homesites and one builder still selling, so the timing and pricing of a resale matter more here than in a finished community. Selling? Get a free Valencia Sky home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples before your first Welcome Center visit, because GL’s broker policy has both the buyer and the buyer’s agent sign its registration form on the buyer’s initial visit (GL Homes brokers page).
Valencia Sky is governed by one homeowners association, Valencia Sky Homeowners Association, Inc., under Chapter 720 of Florida Statutes and a recorded Amended and Restated Declaration. GL Homes’ land entity controls the board until turnover, and there is no CDD, no condominium and no separate club corporation.
The association is a Florida not-for-profit corporation, Sunbiz document N21000010968, filed September 15, 2021 as Shadowwood Homeowners Association, Inc. and renamed Valencia Sky Homeowners Association, Inc. on January 24, 2024 (Sunbiz). The Amended and Restated Articles of September 24, 2025 say the association “is NOT a condominium association” and adopt Chapter 720 as the governing statute (Restated Articles).
The manager is GRS Community Management. GRS bills assessments quarterly, due on the first of January, April, July and October and late after the fifteenth of the first month of the quarter, and GRS handles purchase and lease applications and estoppel orders (GRS Valencia Sky page; GRS estoppel ordering).
The 2026 annual report lists three officers, all at GL’s Sunrise address. Five common tracts were deeded from the Declarant to the association in February 2026, while the recreation parcel at 3000 Aurora Boulevard was still titled to Naples Associates VI, LLLP on the 2026 roll (Clerk quitclaim deed; Florida DOR roll).
No. Valencia Sky has no community development district, and four separate records agree. GL Homes’ Valencia Sky page says buyers “get it all without any community development district fees (CDD)” (GL Homes). Collier County’s CDD layer returns no district at three points inside the community (Collier CDD layer). The state’s Official List of Special Districts has no district under the Valencia Sky, Sandy Lane, Shadowwood or Wing South names (FloridaCommerce special district profiles). And the Florida Weekly launch brief reported “all without community development district fees” (Florida Weekly).
No CDD means no special-assessment bond line on a Valencia Sky tax bill. The only bonds in the record are the developer’s performance bonds posted with the county for plat and excavation work.
The Restated Articles set turnover at three months after 90% of the “Total Developed Lots” are conveyed to buyers, or earlier if the Declarant chooses or the HOA Act requires (Restated Articles). Buyers elect one director once 50% of the lots are conveyed, matching Florida Statutes s. 720.307. With 574 lots and all of Phase II still developer-owned in October 2026, neither threshold had been reached.
The Declarant’s Class B vote equals three times the Class A votes plus one until turnover. One provision buyers should know: the Restated Articles exclude from the association’s powers any action to object to rezonings, replats or development orders near the community, amendable only with the Declarant’s consent (Article IV.C.13).
The Amended and Restated Declaration of Covenants, Restrictions and Easements for Valencia Sky is recorded at Official Records Book 6517, Page 2927, instrument 6742100, 139 pages (Collier Clerk); an initial declaration sits at OR 6421, Page 3656 (Collier Clerk).
Article X, Section 2 adopts the federal housing-for-older-persons exemption. At least one occupant of each home must be 55 or older; the Board may allow up to 20% of homes to be occupied only by people under 55; and “no children eighteen (18) years of age or younger shall be permitted to reside in any of the Homes, except for a period of time not to exceed a total of sixty (60) days per calendar year.” The 80% occupancy standard follows 24 CFR 100.305 and Florida’s exemption at s. 760.29.
Section 2.F ties the age rule to money: the community is subject to recorded covenants that reduce or exempt county impact fees as long as it bars residents 18 and under, and if that exemption is lost “the Association shall be required to pay all such impact fees.” That is a strong reason the rule will be enforced. Every sale and lease application asks for an age verification certificate (GRS age verification form).
The Valencia Sky fee stack is short: one homeowners association assessment billed quarterly, county property taxes at the 0105 millage code, and a solid waste assessment on the tax bill. There is no CDD, no club initiation fee in any published record, and the association’s dollar assessment is not published by the builder or the manager.
Layer | Amount | Period | Covers | Source |
|---|---|---|---|---|
HOA assessment, Valencia Sky Homeowners Association, Inc. | not published | billed quarterly (Jan, Apr, Jul, Oct) | yard maintenance, common areas, amenities, lifestyle director, monitored alarm (GL); landscaping billed as a special service assessment (Declaration) | |
CDD | none | n/a | n/a | |
Club dues, initiation, capital contribution | none published | n/a | amenities come with the HOA (GL) | |
Property tax, millage code 0105 | 10.5058 mills total (2025) | annual | county, schools, water management, fire, MSTD | |
Greater Naples Fire Rescue (part of the millage) | 2.0 mills | annual | fire and rescue | |
Solid waste, District I | $269.77 per unit (FY 2027) | annual, on the tax bill | curbside collection | |
Sale application | $200 | per sale | GRS processing, age verification | |
Lease application | $200 | per lease | GRS processing | |
Architectural review | $50 processing, $350 review and inspection, $250 drainage review where needed | per application | ACC review | |
ACC security deposit (refundable) | $5,000 (pools, patios, screen enclosures, major landscaping) or $1,000 (generators, fences, small projects, mini-splits) | per project | damage security |
During build-out, the Declaration has a Completed Lot pay 20 times the share of an Incomplete Lot, so the cost of running the community falls mostly on finished homes (Declaration).
Property tax. At 10.5058 mills, every $100,000 of taxable value costs $1,050.58 a year. On a taxable value of $800,000: 8 x $1,050.58 = $8,404.64, plus the $269.77 solid waste assessment, about $8,674.41 a year before any homestead exemption (Florida DOR TACD; Collier Clerk solid waste notice). The county sets taxable value, which is often below the price paid; a home bought late in a year may carry a first bill based on land value only, and the next bill reflects the finished house.
Deed documentary stamps. Florida deed stamps are $0.70 per $100 of price. On the $848,400 median: 8,484 x $0.70 = $5,938.80. In Collier County the seller customarily pays the deed stamps, and the buyer customarily pays for the owner’s title policy; the contract controls.
Resale application. A resale adds $200 for the GRS sale application, and the estoppel certificate fee is set within the caps of s. 720.30851, ordered through GRS.
The association’s assessment in dollars is not published by GL Homes, GRS or the county. The documents that hold it are the association’s adopted budget, an estoppel certificate on a specific home, and the disclosure summary every Florida HOA seller must give a buyer under s. 720.401. The MLS listing record also carries an HOA fee field.
Also not published: any food and beverage minimum for the future Clubhouse restaurant, the named bulk cable and internet provider under the Declaration’s Bundled Services provisions, and any working-capital contribution at closing. Ask GL Homes for its purchase agreement exhibits and the association budget before you sign.
Valencia Sky offers one product, detached single-family homes, in one Valencia Sky Collection of eight GL Homes designs from 1,803 to 3,076 air-conditioned square feet, built on two plats. There are no villas, townhomes or condominiums anywhere in the community.
Phase 1 holds lots 1 to 323 on the Valencia Sky plat and replat, subdivision 679350 in the county address layer, with streets including Ridgecrest Place, Kingfisher Drive, Durham Circle, Cambridge Way, Hyacinth Place, Rockwood Lane, Bloomfield Way, Liberty Drive, Grenada Court, Meadowlark Way and Basil Bay Drive (Collier address points). The Welcome Center and models are on Ridgecrest Place, and the amenity campus is at 3000 Aurora Boulevard.
Every one of the 18 MLS closings in the last 12 months was a Phase 1 home (Southwest Florida MLS). FEMA’s fill letter for lots 1 to 323 sets the lowest lot elevations at 10.4 feet NAVD88, with lots 265 to 276 at 10.5 feet and lots 277 to 287 at 11.0 feet (FEMA LOMR-F 25-04-1802A).
Phase II holds lots 324 to 574 on the Valencia Sky Phase II plat, subdivision 679355, along Summerfield Way, Woodleaf Way, Trevino Lane, Sugartree Lane and the southern run of Aurora Boulevard (Collier address points). The 2026 state roll lists 262 Phase II parcels: 251 lots and 11 tracts (Florida DOR roll).
FEMA’s second fill letter, issued March 23, 2026, removed lots 324 to 574 from the high-risk flood zone, with a lowest lot elevation of 10.8 feet NAVD88 (FEMA LOMR-F 26-04-2228A). Phase II shares the same association, amenities, gate and rules as Phase 1; it is a build phase, not a separate neighborhood.
The Halo and the Luna are the two smallest Valencia Sky designs and share the lowest Build From price, $787,900 in October 2026 (GL Homes collection).
Design | Beds / baths | Plus | a/c sq ft | Total sq ft | Build From | Early Move-In from |
|---|---|---|---|---|---|---|
Halo | 2 / 2 | den, great room | 1,803 | 2,493 | $787,900 | $860,900 |
Luna | 2 / 2 | den, great room | 1,805 | 2,420 | $787,900 | $860,900 |
Both are one-story plans with two-car garages. They suit a buyer who wants the full amenity program without paying for rooms that stay empty most of the year, and they are the natural entry point for a seasonal owner.
The Skyline and the Eclipse add a third bedroom and bath at about 2,000 to 2,100 air-conditioned square feet. GL calls the Eclipse its most popular design, with 13-foot foyer ceilings and a screened, covered patio (GL Homes Eclipse spotlight).
Design | Beds / baths | Plus | a/c sq ft | Total sq ft | Build From | Early Move-In from |
|---|---|---|---|---|---|---|
Skyline | 3 / 3 | den, great room | 2,009 | 2,651 | $811,900 | $891,900 |
Eclipse | 3 / 3 | den, great room, 13 ft foyer | 2,070 | 2,713 | $817,900 | $901,900 |
The Eclipse won a 2026 Collier Parade of Homes award (GL Homes). Its Parade entry price was $702,900 (Collier Building Industry Association, 2026 Naples Parade of Homes listing), which shows how far the Build From price moved in 2026.
The Stellar and the Horizon are two-bedroom-plus-den plans with a half bath for guests and 13-foot foyers, sized for owners who host.
Design | Beds / baths | Plus | a/c sq ft | Total sq ft | Build From | Early Move-In from |
|---|---|---|---|---|---|---|
Stellar | 2 / 2.5 | den, great room, two walk-in closets | 2,079 | 2,732 | $834,900 | $932,900 |
Horizon | 2 / 2.5 | den or optional third bedroom | 2,273 | 2,937 | $851,900 | $1,037,900 |
GL describes the Stellar as a one-story floorplan (GL Homes Stellar). The Horizon won a 2026 Parade of Homes award, and its Parade base price was $736,900 (Collier Building Industry Association, 2026 Naples Parade of Homes listing).
The Solstice and the Aurora are the two largest Valencia Sky designs and the only ones with a second level.
Design | Beds / baths | Plus | a/c sq ft | Total sq ft | Build From | Early Move-In from |
|---|---|---|---|---|---|---|
Solstice | 3 / 4 | den or optional fourth bedroom, loft | 2,770 | 3,457 | $881,900 | $976,900 |
Aurora | 3 / 3.5 | den, bonus room or optional fourth bedroom, two-story foyer | 3,076 | 3,735 | $936,900 | none listed |
GL calls the Aurora a two-story home with 12-foot ceilings in the main living areas and 16-foot sliders (GL Homes collection). The Aurora won a 2026 Parade of Homes award; its Parade price was $811,900. In October 2026 five Solstice Early Move-In homes were listed from $976,900 to $1,075,900, with availability from January to April 2027.
GL’s standard feature list for the Valencia Sky Collection includes, on every home (GL Homes Stellar plan page):
Natural gas runs to the range, dryer and water heater in the standard package, so Valencia Sky is a natural gas community. Pools are an option, approved through the ACC with its $5,000 refundable deposit (GRS ACC packet).
On October 11, 2026 GL listed 22 Early Move-In homes from $860,900 to $1,075,900, after about $15,000 of promotional savings on each, available from “Now” through April 2027 (GL Homes collection). A sample:
Design | Address and lot | Early Move-In price | Available |
|---|---|---|---|
Halo | 2742 Ridgecrest Place, lot 205 | $900,900 | Now |
Halo | 2635 Durham Circle, lot 24 | $860,900 | Nov 2026 |
Luna | 2550 Kingfisher Drive, lot 170 | $921,900 | Now |
Skyline | 2565 Kingfisher Drive, lot 71 | $895,900 | Now |
Solstice | 2672 Durham Circle, lot 39 | $976,900 | Jan 2027 |
Solstice | 2675 Durham Circle, lot 34 | $1,075,900 | Mar 2027 |
Horizon | 3291 Summerfield Way, lot 358 (first Phase II home) | listed | Feb 2027 |
Source: GL Homes collection page, read October 11, 2026; prices change often.
The Welcome Center at 2841 Ridgecrest Place is open 9 am to 5 pm daily, phone 239-262-4000, with furnished models on Ridgecrest Place (GL Homes). If you plan to use a buyer’s agent, bring the agent on your first visit: GL’s broker policy has the client and the broker sign its registration form on the initial visit (GL Homes brokers page).
Valencia Sky’s amenities sit on one 6.48-acre recreation campus at 3000 Aurora Boulevard. The Community Center and the Racquet Club were open in October 2026, and GL Homes was building a 35,000 square foot Clubhouse it expects to finish in the first quarter of 2027. Access comes with the HOA; there is no separate club to join.
Two buildings were open in October 2026. The Community Center opened in February 2026 with a fitness center, a Social Hub with card rooms and an art studio, and an outdoor event patio (GL Homes, Community Center now open). The Racquet Club and Pro Shop opened in August 2026 (GL Homes, Racquet Club now open).
The recreation parcel, folio 78712000016, is 6.48 acres and was still titled to Naples Associates VI, LLLP in 2026 (Collier parcels layer). The county accepted its water and sewer lines on September 8, 2026, and the amenity site plan, PL20240007720, shows as under construction in county records (Collier CityView).
GL broke ground on the Clubhouse in March 2026 and said completion was “expected … in the first quarter of 2027” (GL Homes release). In August 2026 GL wrote that pool excavation and the Social Hall deck were starting (GL Homes, The Clubhouse is coming to life), and in October 2026 that “work continues” (GL Homes, Clubhouse progress).
GL’s published program for the Clubhouse (GL Homes 55+ lifestyle):
One caution belongs in every buyer’s file. The Declaration reserves the Declarant’s right to “supplement, change or reduce the recreational and other facilities and/or amenities” and disclaims any construction timetable (Declaration, Article II). The program above is GL’s stated plan, not a recorded promise.
There is no separate club corporation at Valencia Sky. Sunbiz shows one Valencia Sky entity, the homeowners association (Sunbiz), and GL says the HOA fees cover “access to all community amenities, a dedicated lifestyle director” (GL Homes). Every owner has access through the association; there is no equity membership, initiation fee or capital contribution in any published record. Whether the restaurant will carry a food and beverage minimum is not published.
Selling a Valencia Sky home before the Clubhouse opens? A free Valencia Sky valuation shows how buyers are pricing the wait, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent Naples buyers.
No. Valencia Sky has no golf course, and no golf club owns any parcel in its plats. The Naples Heritage course abuts the east side, but Naples Heritage is a bundled private club whose membership comes with homes there, so a Valencia Sky owner who wants golf plays at a public course nearby.
Naples Heritage Golf and Country Club’s course parcel touches Valencia Sky’s east line; the closest Valencia Sky address point is about 160 feet from it on the county layers. Naples Heritage describes itself as a bundled, gated golf community where every homeowner is a full member, and its course is an 18-hole, par-72 Gordon Lewis design of 6,603 yards opened in 1997 (Naples Heritage membership; Naples Heritage golf). Because membership is tied to owning a home there, Valencia Sky residents have no route to join.
For a buyer who wants golf at the back door, the course next door is a view, not a benefit. Some Valencia Sky homesites on the east edge look toward it.
Course | Type | Drive from the Welcome Center | Notes | Source |
|---|---|---|---|---|
Hibiscus Golf Club | daily-fee public | 3.2 mi, about 8 min | built 1969, David Wallace design, renovated and reopened Dec 1, 2023; open as daily-fee until April 2027 | |
Lely Resort, Mustang course | public | 4.8 mi, about 15 min | Lee Trevino design, par 72, 7,230 yards |
Drive times are OSRM free-flow routes from 2841 Ridgecrest Place. Lely Resort has its own page on our site for buyers who want golf in the house price.
Valencia Sky is an inland community with no marina, docks or water access to the Gulf. The nearest Gulf beach, Naples Municipal Beach at the Naples Pier, is about 16 free-flow minutes away, and public boat ramps on Naples Bay are about 15 minutes away.
Beach | Road miles | Free-flow minutes |
|---|---|---|
Naples Municipal Beach at the Naples Pier | 7.3 | about 16 |
Lowdermilk Park | 8.5 | about 19 |
Vanderbilt Beach Park | 14.9 | about 29 |
Source: OSRM routes from 2841 Ridgecrest Place, October 2026. The Naples Pier itself is being rebuilt: demolition finished in April 2026 and the city’s project page tracks construction (City of Naples, Naples Pier rebuild); the Naples Daily News reported a July 2027 target (Naples Daily News). City beach parking rules are on the City of Naples parking page.
The two closest saltwater ramps are Naples Landing on Naples Bay, about 6.5 road miles and 15 minutes away (City of Naples, Naples Landing), and the county’s Bayview Park on Haldeman Creek, about 6.6 miles and 17 minutes, which logged 56,650 boat-launch users in fiscal 2023 (Collier 2024 AUIR). The Collier Boulevard Boating Park reopened after upgrades in 2025 (Collier County).
The Naples City Dock at Crayton Cove sells fuel and runs a mooring field (City of Naples, City Dock). Valencia Sky’s Declaration bars boats and trailers from being kept outside a garage overnight, and there is no boat or RV storage lot in the community (Declaration), so boat owners here plan on a storage facility off site.
Valencia Sky’s Racquet Club, open since August 2026, has nine lighted pickleball courts, three lighted clay tennis courts and four lighted clay bocce courts, a Pro Shop and a full-time Sports Director, all included with the HOA. For a 574-home community, that is a deep racquet program from the first season.
Court type | Count | Surface and lighting | Source |
|---|---|---|---|
Pickleball | 9 | lighted, fully gated, shade sails | |
Tennis | 3 | lighted clay | |
Bocce | 4 | lighted clay |
A full-time Pro and staff run clinics, leagues and round robins, and GL calls the role Sports Director at the opening (GL Homes). Ratio math for planning: 574 homes over 9 pickleball courts is about 64 homes per court at build-out.
Fitness at Valencia Sky runs out of the Community Center gym today and moves to a larger fitness center, exercise studio and spa in the Clubhouse once it opens. Dining arrives with the Clubhouse restaurant, which GL says will serve lunch and dinner to residents and their invited guests only.
GL’s plan puts a full-service restaurant with indoor and outdoor seating beside a grand social hall with a stage and dance floor, a pre-function lounge and bar, and a poolside bar (GL Homes 55+ lifestyle; GL Homes, sneak peek inside the Clubhouse). The restaurant is “accessible only to Valencia Sky residents and their invited guests.” Until it opens, the Lifestyle Director’s calendar has included outings to Naples restaurants and shops (GL Homes lifestyle).
Valencia Sky’s storm posture is that of a new inland community: homes built in 2024 to 2026 of reinforced concrete block with impact windows, on filled lots that FEMA removed from the high-risk flood zone, about 4.9 miles from Naples Bay in hurricane evacuation Zone D and outside the county’s Coastal High Hazard Area.
No Valencia Sky home existed during Irma, Ian or Milton; the land was a rural assemblage, cleared between 2022 and 2024. The storm record describes the location.
Storm | Date | What the National Hurricane Center recorded near Naples | Source |
|---|---|---|---|
Irma | Sep 10, 2017 | final landfall near Marco Island; Naples Municipal Airport reported a 123-kt gust; at least 88 Collier buildings destroyed and 1,500 badly damaged, with heavy tree and power-pole damage in Golden Gate and parts of Naples | |
Ian | Sep 28, 2022 | maximum inundation 6 to 9 ft above ground in Naples; Gordon River Bridge sensor 7.1 ft NAVD88; in Collier, 33 buildings destroyed and over 3,500 with major damage | |
Milton | Oct 9, 2024 | Collier EOC, about 1.5 mi southeast of Valencia Sky, logged a 51-kt gust; a rain gauge near Valencia Sky recorded 3.11 in |
Ian is the useful yardstick. Its measured peak in Naples Bay was 7.1 feet NAVD88; Valencia Sky’s lowest lots were filled to 10.4 to 11.0 feet and its finished floors sit at 12.10 to 12.85 feet on the certificates we read, about 3 to 6 feet above that peak, roughly five miles inland.
Every Valencia Sky home is built with aluminum impact-resistant windows, steel reinforced concrete block walls and a concrete flat tile roof, per GL’s standard features (GL Homes Stellar plan). Homes permitted from 2024 through 2026 fall under the Florida Building Code, 8th Edition (2023), as adopted in Collier; on October 13, 2026 the Board advertised an ordinance to adopt the 9th Edition (2026) with current local wind-zone maps (BCC agenda, Oct 13, 2026).
The ACC permits generators on a pad within 47 inches of the house and storm shutters only during a hurricane watch or warning (GRS ACC packet). Because these are new homes, a 2025 or 2026 wind-mitigation inspection should document impact openings and roof attachment for insurance credits. The state’s My Safe Florida Home program covers hardening grants for eligible older homes.
Valencia Sky’s lakes are its stormwater system. Phase 1 runs under SFWMD permit 11-108827-P and Phase II under 11-104258-P, both individual Environmental Resource Permits held by Naples Associates VI, LLLP and extended in 2025 under the state’s legislative extension (SFWMD permit layer). FEMA’s two fill letters name the flooding source as “ponding/overland flow,” not coastal surge (FEMA LOMR-F 25-04-1802A). The association maintains the lakes and preserves after turnover.
Every Valencia Sky homesite was removed from FEMA’s high-risk flood zone by two Letters of Map Revision based on Fill, so the federal mandatory flood insurance requirement does not apply, though a lender may still require it. FEMA’s online map layer still draws most of the community in Zone AE, and the preliminary maps would change zones again.
Case | Date | Property | Panel(s) | Outcome | New zone | Lowest lot elevation (NAVD88) |
|---|---|---|---|---|---|---|
Feb 7, 2025 | Lots 1 to 323, Plat Book 75, Pages 72 to 90 | 12021C0414J; 12021C0602J | Property removed | X (shaded) | 10.4 ft (10.5 ft lots 265 to 276; 11.0 ft lots 277 to 287) | |
Mar 23, 2026 | Lots 324 to 574, Plat Book 77, Pages 82 to 88 | 12021C0602J | Property removed | X (shaded) | 10.8 ft |
Both letters say “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” Show the case numbers to your lender, insurer and flood-zone determination company; a determination that reads only the map layer will report AE.
We queried FEMA’s effective and preliminary flood layers at 35 Valencia Sky address points, about one in every 17 points across both plats (FEMA NFHL; FEMA preliminary NFHL).
Plat | Points | Effective map layer (Feb 8, 2024) | Preliminary map (Mar 20, 2025) | Panels (effective / preliminary) | Evacuation zone |
|---|---|---|---|---|---|
Phase 1 | 20 | 14 AE, 5 X shaded, 1 not returned | 14 AE, 3 AH, 3 X shaded | 0414J and 0602J / 0414K and 0602K | Zone D (20 of 20) |
Phase II | 15 | 15 AE | 14 AH, 1 AE | 0602J / 0602K | Zone D (15 of 15) |
All | 35 | 29 AE, 5 X shaded, 1 not returned | 15 AE, 17 AH, 3 X shaded | both plats | Zone D (35 of 35) |
The AE polygons carry no single printed base flood elevation; the BFE lines that cross the community run 9.0, 9.5, 10.0 and 10.5 feet NAVD88, with 9.5 feet the most common (FEMA BFE lines). No point falls inside the county Coastal High Hazard Area (Collier CHHA layer).
Collier County keeps elevation certificates on file for Valencia Sky homes (Collier elevation certificates layer). We read twelve, from January to June 2025:
Address | EC date | BFE (NAVD88) | Top of bottom floor | Above BFE |
|---|---|---|---|---|
2841 Ridgecrest Pl (model) | Jan 10, 2025 | 9.5 ft | 12.10 ft | 2.60 ft |
2842 Ridgecrest Pl | Jan 10, 2025 | 9.5 ft | 12.10 ft | 2.60 ft |
2838 Ridgecrest Pl | Jan 10, 2025 | 9.5 ft | 12.15 ft | 2.65 ft |
2845 Ridgecrest Pl | Jan 10, 2025 | 9.5 ft | 12.35 ft | 2.85 ft |
2846 Ridgecrest Pl | Jan 10, 2025 | 9.5 ft | 12.35 ft | 2.85 ft |
2834 Ridgecrest Pl | Jan 10, 2025 | 9.5 ft | 12.40 ft | 2.90 ft |
2712 Ridgecrest Pl | May 28, 2025 | 9.5 ft | 12.45 ft | 2.95 ft |
2910 Aurora Blvd | Jun 5, 2025 | 9.5 ft | 12.45 ft | 2.95 ft |
2850 Ridgecrest Pl | Mar 10, 2025 | 9.5 ft | 12.60 ft | 3.10 ft |
2849 Ridgecrest Pl | Mar 10, 2025 | 9.5 ft | 12.65 ft | 3.15 ft |
2773 Rockwood Ln | May 19, 2025 | 9.5 ft | 12.70 ft | 3.20 ft |
2724 Ridgecrest Pl | May 28, 2025 | 9.5 ft | 12.85 ft | 3.35 ft |
Every certificate is a slab-on-grade home (building diagram 1A) on panel 12021C0414J. Finished floors run 2.60 to 3.35 feet above the 9.5-foot BFE, a median of about 2.9 feet. The certificates list Zone AE because surveyors report the panel zone; the LOMR-F letters govern the lots.
FEMA issued preliminary flood maps for Collier County dated March 20, 2025 and published proposed flood hazard determinations in the Federal Register on December 18, 2025 (Federal Register). On the preliminary panels, most Phase II points change from AE to AH, the shallow-ponding zone, and most Phase 1 points stay AE (FEMA preliminary NFHL).
When new panels take effect, FEMA lists each existing letter as revalidated, superseded or needing a new determination; that list for Valencia Sky’s two letters is not yet published. Until the new maps are final, the effective February 8, 2024 panels and the two LOMR-F letters govern (Collier floodplain management).
Insurance at Valencia Sky starts from a strong position: new reinforced block homes with impact windows, filled lots outside the high-risk flood zone by FEMA letter, and a county with a Class 5 CRS rating. Flood insurance is optional for the federal rule but often still wise, and wind coverage is priced home by home.
Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, participating since October 1992, and eligible flood policies receive a 25% premium discount (Collier Flood Protection Newsletter).
For a sense of cost, FEMA’s policy records for Census tract 105.18, which holds Valencia Sky and its neighbors, list 624 current policies at a median cost of $1,098; single-family policies run a median $1,400 in Zone AE, $1,084 in AH and $1,232 in X (OpenFEMA NFIP policies, as of Sep 8, 2026). The tract has four flood claims on record in all years, $92,814.72 paid in total, none tied to a Valencia Sky home (OpenFEMA NFIP claims). Those are neighborhood figures, not a quote; FEMA’s Risk Rating 2.0 prices each home on its own elevation and features.
Wind coverage is the larger insurance line in Southwest Florida. Citizens Property Insurance now ties its policies to flood coverage in phases: homes in the high-risk zone now, homes outside it with dwelling coverage of $400,000 or more since January 1, 2026, and all policies from January 1, 2027 (Citizens flood requirement). A Valencia Sky home insured by Citizens should expect to carry flood coverage under those rules even with a LOMR-F. The state regulator is the Florida Office of Insurance Regulation.
Florida sellers must also give a written flood disclosure at or before contract under s. 689.302.
Most Phase 1 addresses the district recognizes are zoned to Lely Elementary, and every one is zoned to East Naples Middle and Lely High for the 2026-27 school year, with some west-edge addresses zoned to Calusa Park Elementary instead. Valencia Sky is an age-restricted community, so this matters most for resale appeal and for younger relatives’ visits.
School | Who it serves in Valencia Sky | FLDOE 2025-26 grade |
|---|---|---|
14 of 16 Phase 1 addresses tested | A (67% of points) | |
2 west-edge addresses (Bloomfield Way lot 235, Sunset Blvd) | A (63%) | |
every recognized address | A (71%) | |
every recognized address | B (64%) |
Source: Collier County Public Schools address lookup for the 2027 year, run October 17, 2026 (CCPS Address_v3); no rezoning was pending for any address. Phase II street addresses were not yet in the district file, so run your exact address through the CCPS attendance boundaries tool before relying on it. The district earned an A for 2025-26 (CCPS grades).
Out-of-zone public enrollment runs through CCPS Parental Choice, with no district transportation for choice placements. Private schools within a few miles include Seacrest Country Day School (Pre-K to 12, 7100 Davis Boulevard) and St. John Neumann Catholic High School (3000 53rd Street SW). Florida SouthWestern State College’s Collier Campus is on Lely Cultural Parkway.
Two hospitals with emergency departments sit inside a 15-minute free-flow drive of the Valencia Sky Welcome Center: Physicians Regional Medical Center on Collier Boulevard, about 12 minutes, and NCH Baker Hospital downtown, about 14 minutes. County EMS Medic 75 is stationed on Santa Barbara Boulevard.
Facility | Address | Drive from the Welcome Center | Source |
|---|---|---|---|
Physicians Regional Medical Center, Collier Boulevard | 8300 Collier Blvd | about 12 min, 5.4 mi | |
NCH Baker Hospital | 350 7th St N | about 14 min, 6.3 mi | |
Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd | about 18 min, 8.8 mi | |
Collier County EMS Medic 75 | 4590 Santa Barbara Blvd | inside 1.5 mi of the community center point |
NCH operates NCH Baker Hospital and NCH North Hospital with 713 beds between them (NCH), plus walk-in clinics including NCH Medical Group Immediate Care Southeast at 7717 Collier Boulevard (NCH locations). Valencia Sky is in the Greater Naples Fire Rescue District (Collier fire district layer).
Valencia Sky is about 6.1 road miles and 14 free-flow minutes from Fifth Avenue South, about 16 minutes from the Naples Pier beach, about 9 minutes from I-75 at Exit 101 and about 47 minutes from Southwest Florida International Airport, measured by OSRM routing from the Welcome Center.
Destination | From the Welcome Center | From the north end (Kingfisher Dr) | From Phase II |
|---|---|---|---|
Fifth Avenue South | 14 min, 6.1 mi | 16 min, 6.5 mi | 14 min, 6.8 mi |
Naples Pier beach | 16 min, 7.3 mi | 18 min, 7.6 mi | 17 min, 7.9 mi |
Coastland Center | 17 min, 8.2 mi | 19 min, 8.6 mi | 18 min, 8.9 mi |
Waterside Shops | 22 min, 11.0 mi | 24 min, 11.3 mi | 23 min, 11.6 mi |
Mercato | 28 min, 13.8 mi | 30 min, 14.1 mi | 28 min, 14.4 mi |
Naples Airport (APF) | 15 min, 6.4 mi | 17 min, 6.7 mi | 16 min, 7.1 mi |
I-75 Exit 101 (Collier Blvd) | 9 min, 4.1 mi | 11 min, 4.5 mi | 10 min, 4.8 mi |
I-75 Exit 105 (Golden Gate Pkwy) | 17 min, 9.0 mi | 19 min, 9.3 mi | 18 min, 9.6 mi |
RSW airport terminal | 47 min, 34.0 mi | 49 min, 34.4 mi | 48 min, 34.7 mi |
Source: OSRM free-flow routing, October 17, 2026 (OSRM). Peak season on Davis Boulevard, US 41 and Collier Boulevard runs longer, so treat these as “about” times. GL’s marketing has described the distance to downtown as both five and six miles (GL Homes location); the measured road distance is 6.1 miles.
Store | Address | Drive from the Welcome Center |
|---|---|---|
Publix #410 Berkshire Commons | 7101 Radio Rd | about 7 min, 2.5 mi |
Publix #1458 Kings Lake Square | 4860 Davis Blvd | about 8 min, 3.2 mi |
Publix #811 Naples Lakes Village Center | 8585 Collier Blvd | about 10 min, 3.8 mi |
Publix #32 Shops at Hammock Cove | 4370 Thomasson Dr | about 10 min, 4.0 mi |
Source: Publix’s own store records (Publix store locator) and OSRM routes. Christ the King Presbyterian Church at 5510 Santa Barbara Boulevard is about a quarter mile from the Welcome Center (Christ the King), and St. Peter the Apostle Catholic Parish is about 2.2 miles (Diocese of Venice).
Selling your Valencia Sky home? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
The biggest project near Valencia Sky is Valencia Sky itself: 251 Phase II homes and the 35,000 square foot Clubhouse. Around it, the Santa Barbara Boulevard corridor is filling with rentals, villas, churches and retail, including a Whole Foods Market planned for the Davis and Santa Barbara corner, while the roads that serve Valencia Sky still have capacity.
Phase II’s lakes are dug and inspected, its plat is cited by FEMA at Plat Book 77, Pages 82 to 88, and a plat amendment, PL20240011136, was still under county review in October 2026 (Collier CityView; FEMA LOMR-F 26-04-2228A). The Board’s October 13, 2026 agenda released the $397,080 excavation bond for the Phase II lakes (BCC agenda). Expect home construction to move south through Summerfield Way, Woodleaf Way, Trevino Lane and Sugartree Lane from 2027, with build-out estimated in 2028 (PUD Master List).
For a Phase 1 owner, that means two more years of construction traffic on Aurora Boulevard. For a Phase 1 seller, it means GL Homes will be marketing new Phase II homes the whole time a resale is listed.
County records show the following within about 1.2 miles of the Valencia Sky center point, with distances to each project’s centroid (Collier CityView; Collier affordable housing layer):
Project | About | Distance | County status |
|---|---|---|---|
Marlowe Naples (Greystar), 6020 Whitaker Rd | 216 apartments, 43 affordable; Santa Barbara-Whitaker RPUD, Ord. 2022-40 | 0.5 mi | open, in county monitoring |
Santa Barbara Place Villas | plat approved Jan 28, 2025, security $995,967.50; amenity tract under construction | 0.7 mi | under construction |
Premier Vehicle Storage CPUD | Ord. 2025-42 | 0.8 mi | approved |
Juniper Pointe (formerly Crews Road Townhouses) | Crews Road RPUD, Ord. 2022-03 | 1.2 mi | under construction |
Altis Santa Barbara | apartments | 1.2 mi | open |
One Life Church; Armantrout Acres | church site plan; final plat | 0.6 mi; 0.5 mi | under review |
The Santa Barbara Place Villas plat item is on the Board’s January 28, 2025 agenda (BCC agenda), and Marlowe’s financing was reported by Gulfshore Business. College Park (210 affordable rentals) and Ekos on Santa Barbara (82) also sit within the wider ring (Collier affordable housing layer). The corridor is adding attached and rental homes; Valencia Sky remains the only age-restricted single-family community in it.
Amazon confirmed a Whole Foods Market for the Davis and Santa Barbara corner as part of the 82-acre Vitano mixed-use plan, about 32,000 square feet, with groundbreaking targeted for 2027 by the developer (Marco Eagle, Jul 28, 2026; Gulfshore Business, Sep 4, 2026). Across Santa Barbara Boulevard, the Egret’s Crossing site carries county plans for a Wawa, a Goodwill and retail buildings, about a mile from the center point (Collier CityView).
The county’s 2025 Annual Update and Inventory Report shows room on every road that carries Valencia Sky traffic (2025 AUIR, CCPC packet Nov 6, 2025):
Road link | Lanes | Share of peak-hour capacity used | Level of service |
|---|---|---|---|
Santa Barbara Blvd, Davis Blvd to Rattlesnake Hammock Rd (Valencia Sky frontage) | 6 | 47.1% | B |
Santa Barbara Blvd, Radio Rd to Davis Blvd | 6 | 58.3% | C |
Davis Blvd, County Barn Rd to Santa Barbara Blvd | 4 | 77.9% | C |
Davis Blvd, Santa Barbara Blvd to Radio Rd | 6 | 30.2% | B |
Rattlesnake Hammock Rd, County Barn Rd to Santa Barbara Blvd | 4 | 52.2% | B |
County Barn Rd, Davis Blvd to Rattlesnake Hammock Rd | 2 | 50.6% | B |
FDOT’s Work Program lists a County Barn Road bike path from Rattlesnake Hammock to Davis Boulevard (item 438091-2, fiscal 2027) and landscaping on Davis Boulevard from Santa Barbara to Collier Boulevard (item 433173-3, fiscal 2027) (FDOT Work Program GIS). Widening Davis Boulevard west of Santa Barbara from four to six lanes appears only as a long-range plan item in the same AUIR packet.
Valencia Sky’s recorded Declaration discloses that the community “is adjacent to WING SOUTH AIRPARK,” which “may operate twenty-four (24) hours per day, seven (7) days per week,” with possible noise, odors and dust (Declaration, Article XIV, Section 20). Wing South is a private residential airpark with a 4,400-foot runway (Wing South Airpark). Visit at different times of day if you are considering a homesite near the airpark.
Valencia Sky’s rules come from its recorded Amended and Restated Declaration and the association’s own forms: whole-home leases of at least seven months, once a year; common household pets with named breed bans; a 55-and-over occupancy rule; no boats or RVs outside the garage; and architectural review before any exterior change.
The Declaration allows leasing of a whole home only, with a minimum lease term of seven months and no more than one lease in any 12-month period (Declaration, Article X, Section 6). The owner gives the association a copy of the lease and the tenants’ names within five days, subleases and assignments need written approval, and an owner who is behind on assessments may not lease. Tenants complete the GRS lease application, $200, with age verification (GRS lease application).
Short seasonal rentals do not fit inside a seven-month minimum, so Valencia Sky is not a vacation-rental community. Collier County’s separate short-term rental registration rules are on the county’s STVR page.
Only common domesticated household pets are allowed, on a leash outside the home, with no breeding and no free-roaming outdoor animals. The Declaration bans Pit Bull-type dogs as it defines them, Rottweilers, Presa Canarios and “Dangerous Dogs” outright, and sets no numeric limit or weight limit (Declaration, Article X, Section 7). The Clubhouse plan includes a dog park.
At least one occupant of each home must be 55 or older, the Board may approve up to 20% of homes for occupancy by people under 55, and no one 18 or younger may live in a home for more than 60 days in a calendar year (Declaration, Article X, Section 2). Grandchildren can visit; the 60-day limit is a total for the year. Every sale, lease and new occupant is checked through the association’s age verification certificate (GRS age verification).
Sales and leases need written association approval. The association has 30 days to act on a complete application, and if it does not approve in that time the transfer “shall be deemed denied” (Declaration, Article XI). Apply early.
GL Homes markets a staffed gatehouse at the Santa Barbara Boulevard entrance (GL Homes); the Declaration says the gatehouse “may or may not be staffed” at the Board’s discretion and makes no promise of security (Declaration).
No commercial vehicle, bus, trailer, recreational vehicle, mobile home, boat or boat trailer may be parked or stored overnight outside a garage; no motor homes or trucks larger than a full-size pickup; and no street parking (Declaration, Article X, Sections 4 and 14). There is no RV or boat storage lot in the plan.
Any exterior change needs Architectural Control Committee approval after closing, submitted by mail or hand delivery, with a 45-day review clock (GRS ACC packet). The packet’s standards include:
Fees are $50 processing, $350 review and inspection and $250 drainage review where swales are affected, with a refundable $5,000 deposit for pools, patios, screen enclosures and major landscaping or $1,000 for generators, fences and small projects.
Lakes are catch-and-release only; lakefront owners may use non-motorized or electric boats up to 18 feet launched from their own lot; no swimming and no beach sand on lake banks (Declaration, Article II, Section 3). Irrigation draws from the lakes through an association-run master system. The Declaration lets the association sign Bundled Service Agreements for television, internet and monitored alarm, charged to completed homes; GL says the HOA fee includes a monitored home alarm (GL Homes). The named cable and internet provider is not published.
Valencia Sky and Valencia Golf and Country Club share a word and nothing else. Valencia Sky is a GL Homes 55-and-over community of 574 new homes on Santa Barbara Boulevard with a resort clubhouse and no golf. Valencia Golf and Country Club is an all-ages community of 450 homes off Randall Boulevard, built by D.R. Horton and later Lennar, wrapped around a public golf course.
Yardstick | Valencia Sky | |
|---|---|---|
Builder | GL Homes (Naples Associates VI, LLLP) | D.R. Horton (from 2004), then Lennar (2021 to 2023) |
Homes | 574 at build-out | 450 |
Age rule | 55 and over, recorded in the Declaration | none; all ages |
Golf | none inside; Naples Heritage next door is private | public 18-hole course, par 72, 7,077 yards |
Clubhouse | Community Center and Racquet Club open; 35,000 sq ft Clubhouse expected Q1 2027 (GL) | club facilities with the golf operation |
CDD | none | none in its PUD, plat or association record |
ZIP and location | 34112, Santa Barbara Blvd about 1 mi south of Davis Blvd | 34120, Orange Tree area off Immokalee Rd and Randall Blvd |
Distance to downtown Naples | about 6.1 road miles | about 23 road miles |
MLS median sold price | $848,400, 18 sales (12 months to Aug 11, 2026) | $575,000, 21 sales, 53 median days on market, 99.39% of list (12 months to Sep 15, 2026) |
Sources: Southwest Florida MLS (each window as stated); Valencia Sky Declaration; GL Homes; our Valencia Golf and Country Club page and its research. The two medians come from different 12-month windows and different home sizes, so they are a starting point, not a like-for-like comparison.
Choose Valencia Sky if your household meets the recorded 55-and-over occupancy rule, want a brand-new home with impact glass and block construction, value a staffed lifestyle program and racquet sports over golf, and want downtown Naples and the beach within about 15 to 20 minutes.
Choose Valencia Golf and Country Club if you want golf at your door without a bundled-club price, need a community open to all ages, want a lower entry price, and are comfortable with a longer drive to the Gulf and downtown.
Selling in either community? Call Jesse direct at (239) 898-6072 or start with a free valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Three nearby alternatives come up often. Berkshire Lakes, about 0.6 mile north on Santa Barbara Boulevard, is an established, all-ages community of single-family homes and condominiums. Naples Lakes Country Club on Collier Boulevard pairs homes with a golf club. Lely Resort offers several neighborhoods and public golf. Hacienda Lakes, farther east on Collier Boulevard, is another newer master plan. Each has its own page with its own market figures.
The pros of Valencia Sky are new hurricane-hardened homes, no CDD, a recorded 55-and-over rule, an open racquet club and a central location about 14 minutes from downtown. The cons are a builder still selling beside every resale, an unfinished Clubhouse, an unpublished HOA amount, no golf, and an airpark next door.
Valencia Sky is one community, not a collection of villages. It has one homeowners association, one manager, one assessment, one gate, one amenity campus and one MLS name, so Phase 1 and Phase II are build phases of the same neighborhood rather than separate communities with their own rules or fees.
Part of Valencia Sky | What it is | Homes | Record |
|---|---|---|---|
Phase 1 | lots 1 to 323, Plat Book 75 Pages 72 to 90, replat Plat Book 76 Pages 52 to 70 | 323 | |
Phase II | lots 324 to 574, Plat Book 77 Pages 82 to 88 | 251 | |
Recreation campus | Community Center, Racquet Club, Clubhouse, 3000 Aurora Blvd | n/a | |
Valencia Sky Collection | eight GL designs: Halo, Luna, Skyline, Eclipse, Stellar, Horizon, Solstice, Aurora | all 574 |
The names “Sandy Lane” and “Shadowwood” in county records are earlier names for the same land, not separate neighborhoods.
Document | What it is | Official link |
|---|---|---|
Amended and Restated Declaration, OR 6517 PG 2927 | the governing covenants: age rule, leasing, pets, vehicles, assessments | |
Initial Declaration, OR 6421 PG 3656 | the first recorded declaration | |
Amended and Restated Articles, Sep 24, 2025 | association articles, turnover, voting | |
Ordinance 2023-04, Sandy Lane RPUD | Phase 1 zoning | |
Ordinance 2023-05, Shadow Wood PUD amendment | Phase II zoning | |
Collier PUD Master List, Jun 11, 2026 | unit caps and build-out estimates | |
GRS resale application | purchase approval form, $200 | |
GRS lease application | lease approval form, $200 | |
GRS architectural application and guidelines | ACC fees, deposits and standards | |
GL Homes site plan, Aug 2026 | community map | |
BCC plat approval, Nov 12, 2024 | plat item 16.A.7 executive summary | |
Florida DOR 2025 Collier millage table | millage code 0105 rates |
Selling a Valencia Sky home means competing with GL Homes’ own Early Move-In inventory, pricing against a record of 128 county-recorded builder sales and 18 MLS closings, and getting a buyer through the association’s age verification and 30-day approval. McGreevy and Comisar plan all three before the home is listed, so a Valencia Sky resale reaches the buyers who want to move in now.
If you’re searching for the best Valencia Sky listing agent, or thinking, ‘I need to sell my house in Valencia Sky,’ McGreevy and Comisar is the team to call. We lead Domain Realty Group:
The Valencia Sky market, last 12 months: we tracked 18 closed sales at an $848,400 median, from $744,400 to $1,013,650, $15,399,459 in volume (Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026). Collier County’s recorded, DOR-qualified sales show more, because most new homes here sell direct from the builder and never reach the MLS: 128 qualified sales from the first recorded closing on October 22, 2025 to August 6, 2026, every one a builder-direct first sale and none a resale, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales).
McGreevy and Comisar is a top-reviewed Valencia Sky realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Start with a free Valencia Sky home valuation. We compare your design, homesite and options with GL’s current Early Move-In prices and the recent MLS closings, then call you with a range and a plan. For the citywide view, see our guide to selling a home in Naples.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Your Valencia Sky home is worth what a buyer will pay against two references: the 18 MLS closings in the 12 months to August 11, 2026, with an $848,400 median, and GL’s current Early Move-In price for the same design, which ran from $860,900 to $1,075,900 in October 2026. Your homesite premium, options and condition place you in that range.
The best listing agent for Valencia Sky is one who prices against the builder honestly and markets to buyers who meet the recorded occupancy rule and want to move in now. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida in the 2026 RealTrends rankings, do both. Call Jesse direct at (239) 898-6072.
You compete with GL Homes on time and finish. A resale is ready now, often with window treatments, a pool or a screened patio already done, while a new GL build can take months and an Early Move-In home may carry a higher price for similar options. Price close to the Early Move-In list for your design, not above it, and show what is included.
Yes. Every sale needs written association approval after a GRS application, $200, with an age verification certificate; the association has 30 days, and a sale not approved in that time is deemed denied under the Declaration (GRS resale application). Submit as soon as the contract is signed.
In Collier County the buyer customarily pays for the owner’s title policy, and the seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of price. The purchase contract controls, so confirm it in the contract before you sign.
The MLS record for Valencia Sky is too new to give a reliable days-on-market figure for resales. Plan for the 30-day association approval on top of the usual inspection and financing periods, and list in the fall to be ready for the January to April season.
These are the questions Valencia Sky buyers ask most, gathered from search suggestions, the builder’s own pages and buyer forums, each answered from a recorded document, a county or federal record, the builder or the Southwest Florida MLS, with the source named in the answer.
Valencia Sky is a GL Homes community of single-family homes for active adults 55 and over on Santa Barbara Boulevard in Naples, ZIP 34112. It will hold 574 homes on two plats, 323 in Phase 1 and 251 in Phase II, with a Community Center and Racquet Club open and a 35,000 square foot Clubhouse under construction (GL Homes). It is in unincorporated Collier County and has no CDD.
Yes, and the rule is recorded. Article X, Section 2 of the Amended and Restated Declaration (OR 6517, Page 2927) requires at least one occupant 55 or older in each home, lets the Board approve up to 20% of homes for younger occupants, and bars residents 18 or younger beyond 60 days a year (Collier Clerk). The rule follows the federal 80% standard in 24 CFR 100.305.
Yes. Sales opened in 2025, the first MLS closing came on October 23, 2025, and in October 2026 GL Homes was still building in Phase 1 and preparing Phase II, with 22 Early Move-In homes listed and Build From prices on eight designs (GL Homes collection).
GL Homes builds Valencia Sky. The landowner and Declarant of record is a GL entity, Naples Associates VI, LLLP, filed July 24, 2020, with its general partner Naples VI Corporation at GL’s Sunrise headquarters (Sunbiz). GL is the only builder in the community.
GL Homes was founded in 1976 by Itzhak Ezratti and is led today by his son, Misha Ezratti, per GL’s own announcement of Valencia Sky in November 2024 (GL Homes announcement). It is a private company headquartered at 1600 Sawgrass Corporate Parkway in Sunrise, Florida.
Valencia Sky is on the east side of Santa Barbara Boulevard about one mile south of Davis Boulevard, west of Collier Boulevard. From I-75 Exit 101, GL’s directions run south on Collier Boulevard, west on Davis Boulevard, then south on Santa Barbara Boulevard about a mile to the entrance on the left (GL Homes location). Naples Heritage is to the east, and Wing South Airpark adjoins the community.
The Valencia Sky Welcome Center is at 2841 Ridgecrest Place, Naples, FL 34112, open 9 am to 5 pm daily, phone 239-262-4000 (GL Homes). The county address layer codes that lot, lot 211, as a commercial model and sales use (Collier address points).
Valencia Sky is in ZIP 34112. All 18 MLS closings in the 12 months to August 11, 2026 carry ZIP 34112 (Southwest Florida MLS), and the school district’s address file returns 34112 for every Valencia Sky address it recognizes (CCPS address lookup).
Valencia Sky will have 574 single-family homes at build-out: 323 on the Phase 1 plat (lots 1 to 323) and 251 on the Phase II plat (lots 324 to 574). County address points, the county parcel layer and the state’s 2026 parcel roll all agree on 574 lots (Collier parcels layer). Older listings that say 323 count Phase 1 only.
The 614 county folios that make up Valencia Sky total 191.98 acres: about 114 acres in Phase 1 and about 77 acres in Phase II, including lakes, preserves, roads and the 6.48-acre recreation parcel (Collier parcels layer). The Sandy Lane RPUD set aside 16.43 acres of conservation land.
Collier’s PUD Master List estimates build-out in 2028 (PUD Master List). In October 2026 Phase 1 was more than half sold, every Phase II lot was still vacant, the first Phase II home was listed for February 2027, and GL expected the Clubhouse in the first quarter of 2027 (GL Homes release).
Yes. Valencia Sky has a gated main entrance on Santa Barbara Boulevard that GL markets as a staffed gatehouse (GL Homes). The recorded Declaration leaves staffing to the Board and makes no security promise, and it anticipates two more residents-only entries off Crews Road and Whitaker Road (Declaration).
Yes. County records call the Phase 1 land the “Sandy Lane Assemblage,” and its zoning is the Sandy Lane RPUD, Ordinance 2023-04. Phase II grew out of the “Shadowwood” plat in the Shadow Wood PUD. The association was incorporated as Shadowwood Homeowners Association, Inc. in 2021 and renamed Valencia Sky Homeowners Association, Inc. on January 24, 2024 (Sunbiz).
In October 2026 GL listed Build From prices of $787,900 to $936,900 across eight designs and Early Move-In homes from $860,900 to $1,075,900 (GL Homes collection). Collier County recorded 128 qualified sales, all direct from the builder, from October 22, 2025 to August 6, 2026, from $642,300 to $1,220,200 at an $853,850 median (Collier County Property Appraiser recorded sales). In the MLS, 18 homes closed in the 12 months to August 11, 2026 at an $848,400 median, from $744,400 to $1,013,650 (Southwest Florida MLS).
GL’s prices rose through 2025 and 2026, and older pages were never updated. GL’s December 2025 marketing said “from the $600s” (GL Homes update) and the 2026 Parade of Homes listed the Eclipse at $702,900 (Collier Building Industry Association, 2026 Naples Parade of Homes listing); in October 2026 the Eclipse showed $817,900 Build From. Use GL’s current collection page and the date you read it.
Yes. On October 11, 2026 GL listed 22 Early Move-In homes from $860,900 to $1,075,900, with availability from “Now” through April 2027, about $15,000 of promotional savings applied to each (GL Homes collection). Resale homes listed by owners are the other move-in option.
A Build From price is the base house on a standard homesite before the homesite premium and design-center options; you choose options and wait for the build. An Early Move-In home is already built or under way with options chosen by GL, priced higher and available sooner. For the Stellar on October 17, 2026, Build From was $834,900 and Early Move-In started at $932,900 (GL Homes Stellar).
Collier County recorded 128 DOR-qualified sales in Valencia Sky from October 22, 2025 to August 6, 2026, every one a builder-direct first sale, at an $853,850 median (Collier County Property Appraiser recorded sales). The Southwest Florida MLS holds 18 Valencia Sky closings from August 11, 2025 to August 11, 2026, at an $848,400 median and $15,399,459 in total volume, because most GL closings are recorded without an MLS entry; by October 2026 more than 180 Phase 1 lots had passed to buyers on the county parcel layer (Collier parcels layer).
GL offers eight designs in the Valencia Sky Collection: the Halo (1,803 a/c sq ft), Luna (1,805), Skyline (2,009), Eclipse (2,070), Stellar (2,079), Horizon (2,273), Solstice (2,770) and Aurora (3,076), with two or three bedrooms plus a den and options for a fourth bedroom in two plans (GL Homes collection). All have two-car garages.
The Aurora is the largest Valencia Sky design at 3,076 air-conditioned and 3,735 total square feet, with three bedrooms, three and a half baths, a den and a bonus room or optional fourth bedroom, Build From $936,900 in October 2026 (GL Homes collection). GL describes it as a two-story home with 12-foot ceilings in the main living areas.
No. Six of the eight designs are single-story; the Solstice has a loft and the Aurora is a two-story home with a two-story foyer (GL Homes collection). GL describes the Stellar as a one-story floorplan (GL Homes Stellar).
Yes, with Architectural Control Committee approval after closing. A pool application carries a $50 processing fee, a $350 review and inspection fee, a $250 drainage review where swales are affected and a refundable $5,000 security deposit, with a 45-day review clock (GRS ACC packet). Ask GL whether your homesite can fit the pool you want before you buy.
Yes. GL’s standard feature list includes a 30-inch slide-in convection gas range, a washer and gas dryer and a 50-gallon natural gas water heater in every Valencia Sky home (GL Homes Stellar).
GL reports that the Aurora, Horizon and Eclipse won awards in the 2026 Collier Parade of Homes (GL Homes; Collier Building Industry Association, 2026 Naples Parade of Homes listing). The Parade listings showed base prices of $702,900 for the Eclipse, $736,900 for the Horizon and $811,900 for the Aurora, below GL’s October 2026 Build From prices.
The dollar amount of the Valencia Sky HOA assessment is not published by GL Homes or GRS Community Management. GRS bills it quarterly (GRS). Get the current figure from the association budget, an estoppel certificate on the home or the seller’s disclosure summary under s. 720.401.
GL says the HOA fee covers front and rear yard maintenance, care of the common areas, access to all amenities, a dedicated Lifestyle Director and a monitored home alarm system (GL Homes). The Declaration bills landscaping as a special service assessment and leaves replacement plants and sod to the owner (Declaration).
No. Valencia Sky has no community development district: GL says so, the county’s CDD layer shows none, and the state’s Official List of Special Districts has none under any Valencia Sky name (GL Homes; Collier CDD layer; FloridaCommerce). There is no CDD bond line on the tax bill.
Quarterly. GRS bills assessments due January 1, April 1, July 1 and October 1, late after the 15th of the first month of the quarter (GRS). GL’s marketing refers to “monthly HOA fees” as a way of describing the cost, but the billing is quarterly.
No club dues, initiation fee or capital contribution appears in any published Valencia Sky record. There is no separate club corporation; amenity access comes with the HOA (GL Homes; Sunbiz). Whether the future restaurant will carry a food and beverage minimum is not published.
GRS Community Management manages Valencia Sky Homeowners Association, Inc. It bills assessments, processes purchase and lease applications at $200 each, issues estoppel certificates and runs architectural review (GRS). The board is GL-appointed until turnover.
Yes. Residents use “Valencia Sky Lifestyle,” an app by Alosant, and the resident portal at valenciaskyhoa.com for the activity calendar and announcements (App Store; Valencia Sky Lifestyle).
The recorded rule is about occupancy, not title: at least one person living in each home must be 55 or older, and the Board may allow up to 20% of homes to be occupied only by people under 55 (Declaration, Article X, Section 2). Every purchase application includes an age verification certificate (GRS). Ask before you buy if no occupant will be 55.
No one 18 or younger may live in a Valencia Sky home except for a total of 60 days per calendar year (Declaration, Article X, Section 2). Grandchildren can visit within that limit. The rule is tied to a county impact-fee covenant, and the association would owe those impact fees if the exemption were lost, so expect it to be enforced.
Yes, common domesticated household pets are allowed, leashed outside the home. The Declaration bans Pit Bull-type dogs as it defines them, Rottweilers, Presa Canarios and “Dangerous Dogs,” and sets no numeric or weight limit (Declaration, Article X, Section 7). The Clubhouse plan includes a dog park.
GL Homes broke ground in March 2026 and says it expects to complete the 35,000 square foot Clubhouse in the first quarter of 2027 (GL Homes release); in October 2026 GL wrote that “work continues” (GL Homes). The Community Center and Racquet Club are already open.
No. Valencia Sky has no golf course (GL Homes). The nearest public course is Hibiscus Golf Club, about 3.2 miles and 8 minutes away, which says it stays open as a daily-fee course until April 2027 (Hibiscus Golf Club); the Lely Resort Mustang course is about 15 minutes away (Lely Mustang).
Not as members. Naples Heritage Golf and Country Club, whose course borders Valencia Sky’s east side, is a bundled club where every homeowner is a full member, so membership comes with owning a home in Naples Heritage (Naples Heritage membership). Guest play follows Naples Heritage’s own club rules.
Valencia Sky’s Racquet Club has nine lighted pickleball courts and three lighted clay tennis courts, plus four lighted clay bocce courts, a Pro Shop and a full-time Sports Director (GL Homes Racquet Club). It opened in August 2026.
The nearest Gulf beach, Naples Municipal Beach at the Naples Pier, is about 7.3 road miles and 16 free-flow minutes from the Welcome Center; Lowdermilk Park is about 19 minutes and Vanderbilt Beach Park about 29 minutes (OSRM routing, October 2026). Peak-season traffic adds time. The Naples Pier itself is being rebuilt (City of Naples).
Every Valencia Sky lot was removed from FEMA’s high-risk flood zone to Zone X shaded by two fill letters, LOMR-F 25-04-1802A (lots 1 to 323) and LOMR-F 26-04-2228A (lots 324 to 574), so the federal flood insurance mandate does not apply. FEMA’s map layer still draws much of the land as AE, and a lender may still require coverage.
Yes, Zone D. All 35 Valencia Sky points we checked fall in Collier County hurricane evacuation Zone D, and none falls inside the county’s Coastal High Hazard Area (Collier evacuation zones; Collier CHHA). Follow Collier County Emergency Management’s orders for your zone.
Yes, within the recorded limits: whole-home leases only, a minimum term of seven months, no more than one lease in any 12-month period, and association approval of the tenant through a $200 application with age verification (Declaration, Article X, Section 6; GRS lease application). Short vacation rentals do not fit.
If you want representation, yes, and on the first visit. GL’s broker policy has the client and the broker sign GL’s registration form on the client’s initial visit (GL Homes brokers). Your agent can compare homesites, premiums and Early Move-In homes with resales and negotiate on your side; GL’s sales staff represent GL. Call Marc at (239) 287-5873.
Yes, two. Naples Airport (APF) is about 15 minutes away, and Southwest Florida International Airport (RSW) is about 47 minutes (OSRM routing). Wing South Airpark, a private residential airpark with a 4,400-foot runway, adjoins Valencia Sky, and the Declaration discloses that it may operate 24 hours a day (Declaration, Article XIV, Section 20; Wing South Airpark).
They are separate GL Homes communities with separate associations, amenities and locations. Valencia Sky is on Santa Barbara Boulevard in ZIP 34112, about 6 road miles from downtown; Valencia Trails is about 10 to 11 miles to the northeast (Collier parcel layer). Valencia Golf and Country Club, often confused with both, is not a GL community at all; see our Valencia Golf and Country Club page.
These are the questions Valencia Sky owners ask before they sell, answered from the recorded Declaration, the association’s forms, Florida statutes and the Southwest Florida MLS. Valencia Sky sellers face one issue most Naples sellers do not: a builder still selling new homes next door.
Start with a price that sits honestly against GL’s current Early Move-In list for your design and the recent MLS closings, then market to buyers who meet the recorded occupancy rule and want to move in now. Plan for the association’s purchase application and its 30-day approval window from the start. Get a free Valencia Sky valuation or Call Jesse direct at (239) 898-6072.
Yes. Nothing in the Declaration stops an owner from reselling during build-out; the sale needs the association’s written approval like any other (Declaration, Article XI). The practical issue is competition: GL will keep marketing Early Move-In and to-be-built homes until build-out, estimated 2028 (PUD Master List).
Yes, on time and finish. A resale is ready now and often has upgrades a buyer would pay extra for, such as a pool, screen enclosure, window treatments or landscaping. GL’s October 2026 Early Move-In homes carried about $15,000 of promotional savings each (GL Homes collection), so a resale priced above the Early Move-In list for the same design needs clear extras to justify it.
Price from three numbers: GL’s Early Move-In price for your design that week, the 18 MLS closings in the 12 months to August 11, 2026 with their $848,400 median, and the cost a buyer would pay to add your extras to a new build. We assemble those on one page before we recommend a list price.
Not always dollar for dollar. Lake and preserve views that GL charges a premium for tend to keep value because new buyers cannot get the same view on a remaining builder lot, while some interior options are valued below their design-center cost. GL does not publish its premium schedule, so keep your purchase agreement and option sheets; they are your best evidence.
Florida law has no rule against reselling a new home within a year, but check your GL purchase agreement for any resale or marketing restrictions before you list. A sale within two years of purchase can also affect capital gains treatment; ask your tax adviser. The association’s approval process applies the same way to any resale.
Collier County recorded 128 qualified sales from October 22, 2025 to August 6, 2026, all builder-direct and none resales, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales). In the Southwest Florida MLS we tracked 18 closed sales from August 11, 2025 to August 11, 2026, at an $848,400 median, from $744,400 to $1,013,650, $15,399,459 in volume. Of those 18 MLS sales, five sold under $800,000, eight between $800,000 and $899,999, four between $900,000 and $999,999, and one above $1 million.
Before it opens, buyers price in the wait and the construction; after it opens, the full amenity program is part of what every home offers. GL expects the Clubhouse in the first quarter of 2027 (GL Homes release). If your timing is flexible, a listing after opening shows buyers the finished campus.
Phase II construction runs along Summerfield Way, Woodleaf Way, Trevino Lane and Sugartree Lane, south of most Phase 1 homes, so most showings in Phase 1 are not next to active lots. Schedule showings after work hours where you can, and be ready to explain the construction timeline, with build-out estimated in 2028 (PUD Master List).
Naples demand peaks in season, when seasonal buyers are in town, so listing in the fall puts a home on the market before the January to April season. In Valencia Sky, also weigh the Clubhouse opening GL expects in the first quarter of 2027 and the Phase II inventory GL will release. We can show you how MLS closings have fallen by quarter.
A furnished Valencia Sky resale offers something GL’s Early Move-In homes do not: a buyer can use the home right away. Decide early, list the furnishings in the contract, and price them separately from the real estate so the buyer’s lender and appraiser see a clean number.
Check the association’s rules and the Declaration’s sign provisions before you place one; many Naples HOAs limit or ban yard signs, and builder-controlled communities often reserve signage to the builder. Ask GRS for the current sign rule in writing (GRS). Online marketing and private showings do most of the work in a gated community.
Your listing agent registers each showing with the gate under the association’s access procedure, and buyers arrive with their own agent at the scheduled time. Because Valencia Sky is gated and still has builder traffic, set a clear process with GRS and the gatehouse before the home goes on the market. Open houses follow the association’s guest rules.
Yes, but a by-owner Valencia Sky sale still needs the GRS purchase application, age verification and association approval, the Florida HOA disclosure summary and a flood disclosure, and it competes directly with GL’s sales staff for the same buyers. Most owners find that pricing against the builder and handling the association timeline is where an experienced listing agent earns the fee.
Only if a seven-month minimum lease, once a year, fits your plan. The Declaration bars shorter leases and more than one lease in any 12-month period, and every tenant needs association approval and age verification (Declaration, Article X, Section 6). Compare the after-expense rent with your carrying costs before you decide.
At least one occupant of the home must be 55 or older, with the Board able to approve up to 20% of homes for younger occupants and no residents 18 or younger beyond 60 days a year (Declaration, Article X, Section 2). Screen buyers for the occupancy rule before you accept an offer.
The buyer completes the association’s age verification certificate as part of the GRS purchase application, with driver’s licenses for all occupants (GRS age verification; GRS resale application). The association reviews it before approving the sale.
Yes. The association has 30 days after a complete application to approve a sale in writing and in recordable form; if it does not approve in that time, the transfer “shall be deemed denied” (Declaration, Article XI). Build at least 30 days for approval into your contract timeline and submit the application the day the contract is signed.
The purchase application is on GRS Community Management’s Valencia Sky page, with a $200 processing fee (GRS sales and lease applications; GRS resale application).
The published record shows the $200 application fee and the estoppel fee. Whether the Declaration or a board resolution sets a working-capital or resale contribution is not published in any source we found, so ask GRS for the full list of closing charges on your estoppel request and confirm who pays each one in the contract.
The title or closing agent prorates the quarterly assessment between seller and buyer as of the closing date, using the amounts on the estoppel certificate. Because Valencia Sky bills quarterly, a seller who has paid the current quarter is credited for the days after closing (GRS).
Order it from GRS Community Management through its estoppel ordering page (GRS estoppel). Florida’s s. 720.30851 sets what the certificate must state, its delivery time and the fee caps.
The purchase contract decides. On the standard Florida contract forms the seller usually pays for the estoppel certificate, but it is negotiable; read your contract’s association and closing-cost paragraphs. Fee limits are in s. 720.30851.
The seller customarily pays the deed documentary stamp tax, $0.70 per $100 of price, in Collier County. On an $848,400 sale, the median in the last 12 months, that is $5,938.80. The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy. That is the local custom, and the purchase contract controls; confirm it before you sign.
Florida’s s. 720.401 requires a disclosure summary for a home in a mandatory homeowners association, given before the buyer signs the contract. It states that the buyer must be a member, the assessment amount and other required items.
Yes. Florida’s s. 689.302 requires a written flood disclosure at or before contract on residential sales, including known flood damage and insurance claims. For Valencia Sky, include the LOMR-F case number for your lot, 25-04-1802A or 26-04-2228A (FEMA LOMR-F 25-04-1802A).
Check your GL Homes warranty documents; builder warranties often transfer to a later owner for their remaining term, sometimes with a notice requirement. Gather the warranty booklet, any open service requests and appliance warranties for your buyer. A transferable warranty on a nearly new home is a selling point against an older resale.
The report describes the house, not the owner, so a recent wind-mitigation inspection can be shared with your buyer and their insurer. Insurers may ask for a new one if it is old or if the home has changed. On a 2025 or 2026 Valencia Sky home, impact windows and block construction should show on the form (GL Homes standard features).
Often, yes, for a buyer of a new home. A home sold late in a year may carry a first tax bill based on land value only, and the next bill reflects the finished house at the 10.5058-mill rate for millage code 0105 (Florida DOR). Tell your buyer, because their lender will escrow on the full value.
Yes, if you had a homestead exemption. Florida’s portability rules let you move some or all of your Save Our Homes assessment difference to a new Florida homestead, within the dollar cap and the deadline the law sets. File with the property appraiser in the county where you buy next; ask your tax adviser how it applies to you.
Possibly. The federal exclusion on the gain from selling a main home generally requires two years of ownership and use; selling sooner can make some or all of the gain taxable. Valencia Sky homes are new, so many sellers are inside that window. Talk with your tax adviser before you list.
A Florida seller typically pays the listing commission, the deed documentary stamps ($0.70 per $100), the estoppel certificate, any payoff and recording fees, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy. Ask us for a net sheet on your Valencia Sky home before you list.
McGreevy and Comisar are your Valencia Sky real estate experts: Jesse has sold Southwest Florida real estate since 2004, the team has worked together since 2008, and they know the Valencia Sky record line by line, from the recorded Declaration to FEMA’s two fill letters and GL Homes’ current price sheets. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about the full team at Domain Realty Group. Selling? Call Jesse direct at (239) 898-6072 or get a free valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
subdivision_condo_no 679300-679399 (593 points for 679350 and 679355), retrieved October 2026FOLIO LIKE '78712%' (614 folios), retrieved October 2026PARCEL_ID LIKE '78712%', 614 records, ASMNT_YR 2026), retrieved October 2026Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
