Valencia Trails is a GL Homes 55+ community of 836 planned homes on Immokalee Road in Naples, with a 43,000 square foot clubhouse and 160+ acres of conservation land. 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 Trails and are thinking about selling, or you are comparing Valencia Trails with the other 55+ and golf communities along Immokalee Road, 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 Trails is a gated 55+ community of single-family homes in Naples, Florida. GL Homes built it from 2020 to 2025 on about 563 acres on the south side of Immokalee Road in ZIP 34120, across the road from TwinEagles, with 836 homes planned in its recorded documents and a 43,000-square-foot clubhouse at its center (Peninsula Engineering, Valencia Trails; recorded declaration). It has no golf course and no community development district.
McGreevy and Comisar are the best realtor for Valencia Trails 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 document-level read of Valencia Trails itself: a 163-page recorded declaration, a 55+ covenant, four plats and 33 closings.
If you’re searching for the best realtor for Valencia Trails, whether you’re ready to sell your Valencia Trails home or buy your next one there, 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 Trails market, last 12 months: We tracked 33 Valencia Trails closings in the Southwest Florida MLS, $34,557,632 in volume, at a $924,900 median and a range of $550,000 to $1,825,000 (closed sales Aug 11, 2025 to Aug 11, 2026).
Valencia Trails is now a resale market: GL Homes’ current community list shows Valencia Sky, not Valencia Trails, as its Naples 55+ community (GL Homes). Every buyer here is choosing among finished homes of different plats, lot types and sizes, and every one of them reads the same recorded rules: an age covenant, a seven-month leasing minimum and a quarterly assessment that funds a staffed club. A Valencia Trails seller who prices from the community median without the plat, the lot, the model and the upgrades misprices the home. As the leaders of Domain Realty Group, whose team has closed over $2.5 billion in real estate, we read the documents, the county roll and the comparable sales together 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 Trails in particular. You can read more about McGreevy and Comisar and how the team works.
For Valencia Trails sellers: professional photography, video and drone, a qualified-buyer database built over two decades, outreach to buyers who meet the recorded 55+ occupancy covenant, and quiet, off-market options when you want discretion. Valencia Trails’ clubhouse, its lakes and its location about 19 free-flow minutes from NCH North Naples Hospital are selling points we put in front of every buyer.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Valencia Trails realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “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
★★★★★ “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
Selling your Valencia Trails home? Get a free Valencia Trails home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Valencia Trails seller page walks through pricing and preparing a Valencia Trails home, and the Valencia Trails home value page shows what drives the number.
Buying a home in Valencia Trails? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Valencia Trails buyer page covers buying in Valencia Trails step by step.
Contact McGreevy and Comisar:
Valencia Trails, Naples is a finished GL Homes 55+ community of about 836 single-family homes on Immokalee Road, with a 43,000-square-foot clubhouse, a recorded age covenant, quarterly assessments and no CDD. The eight facts below change a Valencia Trails buying or selling decision most, each with its source and date.
Living in Valencia Trails, Naples means a gated, lake-lined 55+ neighborhood of GL Homes single-family houses, a staffed clubhouse with a restaurant, tennis and pickleball at its center, lawn care and house-alarm monitoring included in the assessment, and Immokalee Road’s shopping, hospitals and I-75 within about 19 to 23 minutes.
Valencia Trails is complete. The county’s 2026 parcel roll shows 827 single-family homes across its four plats, built from 2020 to 2025: 6 in 2020, 96 in 2021, 166 in 2022, 266 in 2023, 270 in 2024 and 23 in 2025 (Florida statewide parcel roll). The county’s recorded-sales file shows the last builder-direct sale in December 2025, and GL Homes no longer lists the community, so every purchase now is a resale.
The assessment covers more than common areas. The recorded budget bills every completed lot a monthly “special service” amount for basic house alarm monitoring, lawn and landscape maintenance, irrigation and mulch (recorded declaration). For a seasonal owner, that is close to lock-and-leave in a single-family home.
If you are just starting, our guide to buying a home in Naples covers the steps from pre-approval to closing, and our Naples seller guide covers listing.
Selling a Valencia Trails home? Start with a free Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072. Buying in Valencia Trails? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.
Fact | Valencia Trails |
|---|---|
Builder and declarant | GL Homes (Naples Associates IV LLLP) |
Age rule | 55+ covenant recorded; board may approve up to 20 percent of homes without a 55+ occupant |
Homes | 836 planned; 827 single-family parcels on the 2026 county roll |
Plats | Brentwood Lakes Plat One (lots 1 to 301) and Valencia Trails Naples Plats 2, 3 and 4 (lots 302 to 838) |
Land | about 563 acres, more than 160 acres of conservation area |
Clubhouse | about 43,000 square feet on an 11-acre recreation site |
Governance | Valencia Trails Homeowners Association, Inc.; no CDD |
Assessment | $261 a month in the 2021 developer budget; $439 a month build-out estimate; $500 yearly food and beverage allowance |
Leasing | seven-month minimum, no more than once in any 12 months |
Flood | Zone AH at 55 of 60 sampled addresses, panel 12021C0219H (2012); FEMA fill letters for Plats 2 to 4 |
Evacuation | Zone E; outside the Coastal High Hazard Area |
Schools | Bear Creek Elementary, Oakridge Middle, Gulf Coast High |
Market | 33 closings, $924,900 median, $550,000 to $1,825,000 (Aug 2025 to Aug 2026) |
Sources: recorded declaration; Peninsula Engineering; Florida statewide parcel roll; FEMA NFHL; FEMA LOMR-F list; Collier County Public Schools lookup, school year 2026 to 2027; Southwest Florida MLS.
A Valencia Trails day runs through its 11-acre recreation site: a 43,000-square-foot clubhouse with a tennis pro shop beside 6 tennis courts, 8 pickleball courts and 5 bocce courts, three swimming pools, two spas and a dog park (Peninsula Engineering, recreation site). The build-out budget funds a restaurant operation, clubhouse personnel, a tennis pro, a fitness program, lifestyle programs and spa services (recorded declaration), which is the shape of a staffed resort club rather than a self-serve amenity room.
Valencia Trails lies south of Immokalee Road, east of Collier Boulevard, with TwinEagles across the road and the NC Square site at Immokalee Road and Catawba Street at its entrance (Naples Press). From the community center it is about 10.4 road miles and 19 free-flow minutes to NCH North Naples Hospital and 13.0 miles and 23 minutes to Mercato (OSRM routing, October 2026). The new Bear Creek Elementary School sits on its western border (same Naples Press report).
Valencia Trails is a 55-and-older community by recorded covenant. The declaration states that “at least one occupant in each Home in Valencia Trails must be at least fifty-five (55) years of age or older,” under the federal Fair Housing Act exemption that requires at least 80 percent of homes to have such an occupant, and lets the board approve under-55 occupancy for up to 20 percent of homes at its discretion (recorded declaration; HUD, Fair Housing Act overview). The rule governs who occupies the home, not who may own it.
The community started on paper under another name. Its first declaration, recorded March 16, 2020 in Official Records Book 5739, Page 2553, was for “TwinEagles South,” and the association was incorporated on January 18, 2019 as TwinEagles South Homeowners Association, Inc., Document No. N19000000727 (recorded declaration). The articles were restated on July 1, 2020 and the association is now Valencia Trails Homeowners Association, Inc. (Florida Division of Corporations). Valencia Trails has no connection to the TwinEagles club or its association.
GL Homes uses “Valencia” for its 55+ communities across Florida, including Valencia Sky, its current Naples community, and several on the east coast (GL Homes). Valencia Golf and Country Club is a separate golf community in Naples. This page covers only the Immokalee Road community whose association is Valencia Trails Homeowners Association, Inc.
The Valencia Trails market snapshot covers 33 closed sales in the Southwest Florida MLS from August 11, 2025 to August 11, 2026, all filed under the MLS name VALENCIA TRAILS in ZIP 34120: a $924,900 median, a $550,000 to $1,825,000 range and $34,557,632 in volume; on the county’s recorded-sales file, 2 of the 33 (at $899,900 and $1,503,432) were builder-direct first sales of 2025-built homes and 31 were resales.
Data updated: August 2026
We tracked 33 Valencia Trails closings in the Southwest Florida MLS over the 12 months to August 11, 2026. The median was $924,900, the lowest sale $550,000 and the highest $1,825,000, for $34,557,632 in total volume (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026). One of the 33 carries the MLS status S SDE; it is a real recorded sale and counts in the totals and the median.
Measure | Valencia Trails, 12 months to Aug 11, 2026 |
|---|---|
Closed sales | 33 |
Median sold price | $924,900 |
Range | $550,000 to $1,825,000 |
Volume | $34,557,632 |
MLS names | 1 (VALENCIA TRAILS) |
Days to contract | |
Sale-to-list |
Sold price band | Closings |
|---|---|
Under $750,000 | 2 |
$750,000 to $999,999 | 19 |
$1,000,000 to $1,249,999 | 4 |
$1,250,000 to $1,499,999 | 3 |
$1,500,000 and up | 5 |
Total | 33 |
Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026. Nineteen of the 33 sales, more than half, closed between $750,000 and $999,999. The five sales at $1,500,000 and above, led by $1,825,000 in July 2026, $1,700,000 in July and $1,655,000 in May, sit in the price range of the largest homes; the county roll shows Plat 3 with the biggest houses (Section on plats below).
Valencia Trails closings followed the Naples season. The busiest months were May 2026 (7 closings), June 2026 (5), February and March 2026 (4 each); April 2026 had none (Southwest Florida MLS). Spring closings follow winter touring.
The $924,900 median is the middle of 33 sales across homes that range on the county roll from about 2,000 to more than 5,000 square feet of assessed living area (Florida statewide parcel roll). Plat, lot (lake, preserve or interior), model, pool and upgrades move a Valencia Trails price more than the median does.
The August 2026 extract holds price, date and status only. Days on market, sale-to-list ratio, price per square foot, active inventory and the model and plat for each sale are owed from the next Southwest Florida MLS refresh.
Quarter closed | Closings | Median sold price | Sales volume |
|---|---|---|---|
2025 Q3 (from August 11) | 3 | $999,900 | $3,109,900 |
2025 Q4 | 6 | $867,200 | $5,717,832 |
2026 Q1 | 9 | $900,000 | $7,835,000 |
2026 Q2 | 12 | $1,137,500 | $13,519,900 |
2026 Q3 (to August 11) | 3 | $1,700,000 | $4,375,000 |
Source: Southwest Florida MLS, closed sales with development VALENCIA TRAILS, city Naples, 08/11/2025 to 08/11/2026. The quarterly medians move with the mix of homes that happened to close, not with a change in value: the second quarter of 2026 included four sales at $1,350,000 or more, and two of the three summer closings were the window’s two highest sales. Twelve of the 33 sales, about 36 percent, closed at $1,000,000 or more, and the middle half of sales fell between about $810,000 and $1,210,000. The average sale was about $1,047,000, above the median because of the larger estate homes at the top.
The five highest Valencia Trails closings in the window were $1,825,000 (July 2026), $1,700,000 (July 2026), $1,655,000 (May 2026), $1,600,000 (June 2026) and $1,503,432 (December 2025) (Southwest Florida MLS). The $1,503,432 closing was a builder-direct first sale of a 2025-built home on the county’s recorded-sales file. The one sale below $700,000, at $550,000 in June 2026, is far below the next-lowest sale of $735,000 and should be read as an outlier until its terms are confirmed.
We tracked all 33 Valencia Trails closings in the window by date and price, and we price a home from the nearest matches in the same plat, the same model family and the same lot type, then adjust for pool, lake or preserve view and upgrades. A seller who lists from the community median rather than from the matched sales either leaves money behind on a premium lot or sits on the market with an interior lot. The county roll gives each home’s assessed living area and year built (Florida statewide parcel roll); the MLS gives the price; the plat gives the lot.
Selling a Valencia Trails home this season? Get a free Valencia Trails 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.
Valencia Trails began in 2019 and 2020 as “TwinEagles South,” a GL Homes plan for a 55+ community on Immokalee Road; the declarant, Naples Associates IV, LLLP, restated the documents under the Valencia Trails name and recorded the governing declaration on February 24, 2021, and homes were built from 2020 to 2025.
GL Homes describes “A REPUTATION BUILT ON QUALITY & TRUST SINCE 1976” and calls itself “the 8th largest private homebuilder in the U.S.” with more than 100,000 residents in its homes (GL Homes, about). Its Valencia brand is its 55+ line. In 2022 GL opened “Stay and Play” trial homes at Valencia Trails, three days and two nights “for just $99” (GL Homes, Stay and Play).
The governing document is the Amended and Restated Declaration of Covenants, Restrictions and Easements for Valencia Trails, recorded February 24, 2021 as Instrument 6007185, Official Records Book 5897, Page 2079, 163 pages, prepared for Naples Associates IV, LLLP of Sunrise, Florida (recorded declaration). Its 2021 budget notes: “Although Valencia Trails is anticipated to ultimately contain 836 Homes, this 2021 Estimated Operating Budget is based on an estimated average number of 40 Completed Lots for 2021” (same document).
Peninsula Engineering, which designed and permitted phases two through four, describes “a +/-563 acre single-family residential development … 836 lots, a residential amenity center, twenty-four water management lakes, and over 160 acres of conservation area … designed and permitted in four phases” (Peninsula Engineering). Gulfshore Business photographed the first phase under construction “Looking south from Immokalee Road” (Gulfshore Business). By the 2026 roll, the last homes had been built in 2025.
Valencia Trails is defined by four recorded plats, not by a county PUD: the first phase is recorded as Brentwood Lakes Plat One (Plat Book 67, Page 68), followed by Valencia Trails Naples Plats 2, 3 and 4, together lots 1 to 838 on about 563 acres in Collier County’s Rural Fringe Mixed Use District.
Collier’s PUD map has no Valencia Trails polygon because the community was not built as a planned unit development. The declaration states that “Valencia Trails lies within the Rural Fringe Mixed Use District as designated by the County” and must follow a wildfire mitigation plan for that district (recorded declaration; Collier PUD layer). Its boundary is the outer edge of its plats.
Plat | Lot numbers | Single-family homes on the 2026 roll | Built (roll) |
|---|---|---|---|
Plat One (recorded as Brentwood Lakes Plat One, Plat Book 67, Page 68) | 1 to 301 | 291 | 2020 to 2025, mostly 2021 to 2023 |
Valencia Trails Naples Plat 2 | 302 to 405 | 104 | 2022 to 2025, mostly 2022 to 2023 |
Valencia Trails Naples Plat 3 | 406 to 581 | 176 | 2023 to 2024 |
Valencia Trails Naples Plat 4 | 582 to 838 | 256 | 2023 to 2025, mostly 2024 |
Total | 1 to 838 | 827 | 2020 to 2025 |
Sources: Exhibit A of the recorded declaration (all of Brentwood Lakes Plat One, Plat Book 67, Page 68); FEMA letters of map revision naming Valencia Trails Naples Plat 2 (lots 302 to 405), Plat Three (lots 406 to 581) and Plat 4 (lots 582 to 838) (FEMA LOMR-F list); and the 2026 county roll’s legal descriptions (Florida statewide parcel roll). Collier’s address-point layer places 857 addresses inside those plats (Collier Site Address Points).
TwinEagles lies north across Immokalee Road; the Golf Club of the Everglades PUD is 0.39 mile from the community center at its nearest edge; the NC Square site sits at the entrance on Immokalee Road and Catawba Street; Heritage Bay is 1.38 miles away (Collier PUD layer; Naples Press). The plats include more than 160 acres of conservation area and 24 lakes (Peninsula Engineering).
Valencia Trails has 836 homes planned in its recorded documents and 827 single-family homes on the 2026 county roll, built between 2020 and 2025; GL Homes no longer lists it among its selling communities, so Valencia Trails is finished and every purchase is a resale.
Year built (county roll) | Homes |
|---|---|
2020 | 6 |
2021 | 96 |
2022 | 166 |
2023 | 266 |
2024 | 270 |
2025 | 23 |
Total | 827 |
Source: Florida statewide parcel roll, 2026, single-family parcels in the four plats. The figure 853 appears in a 2024 press report (Naples Press); the recorded budget, the engineer and the plats all point to 836 to 838.
The county’s assessed living area for Valencia Trails homes runs from about 2,031 to 5,712 square feet. Plat 3 holds the largest homes: a median of 3,465 square feet and a median 2026 just value of $1,044,191, against 2,752 square feet and $731,271 in Plat 4 (Florida statewide parcel roll). These are assessor figures, not the builder’s marketed plan sizes.
On the 2026 county roll, 424 of the 827 single-family parcels in Valencia Trails carry a just value of $500,000 to $749,999, 244 are at $750,000 to $999,999 and 154 at $1,000,000 to $1,249,999; four are at $1,250,000 to $1,499,999 and one is below $500,000 (Florida statewide parcel roll). Just value is the county’s assessment basis, not a sale price, and in a community this new it trails the market: the $924,900 MLS median sits in the county’s $750,000 to $999,999 band, and the largest homes sold for well above their roll values (Southwest Florida MLS). The roll is useful for one thing a buyer often misses: the Save Our Homes cap resets on sale, so a buyer’s first full tax bill follows the purchase price, not the seller’s capped value (Florida Department of Revenue).
We tracked a $924,900 median across 33 closings (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026). In practice a buyer adds the quarterly HOA assessment, the $500 yearly food and beverage allowance and ordinary Collier property tax; there is no CDD line. To start, read our Naples buyer guide, and Call Marc at (239) 287-5873.
Valencia Trails is governed by one body, Valencia Trails Homeowners Association, Inc., under the Amended and Restated Declaration recorded in 2021: the association owns the clubhouse, lakes, gatehouse and streets, enforces the 55+ covenant and the leasing and pet rules, and bills every home quarterly; there is no community development district.
The association is VALENCIA TRAILS HOMEOWNERS ASSOCIATION, INC., Florida not-for-profit document N19000000727, status active (Florida Division of Corporations). Association Property under the declaration includes “gatehouses, entranceways and entrance features including, without limitation, gates … the Recreation Tract; the Lakes … private streets … bike paths; walking trails” (recorded declaration).
At least one occupant of each home must be 55 or older; the board may approve occupancy by younger households for up to 20 percent of homes; and leases require a 55-or-older occupant with an age verification form before the tenancy begins (recorded declaration). A buyer whose household will include no one 55 or older should get the board’s written decision before closing.
The first board had three directors appointed by the declarant, growing to four or more, up to seven, as owners elected members under Section 720.307 of Florida’s homeowners association law (recorded declaration; Florida Statutes 720.307). The date control passed to the residents is not published; with the builder sold out, a resident board governs under the declaration.
Collier’s Community Development District layer returns no district at Valencia Trails, and the declaration names none (Collier CDD layer). The cost of ownership sits in the association assessment and ordinary taxes.
The fee stack in Valencia Trails has three billed layers: the quarterly association assessment (operating expenses plus a special-service charge for alarm monitoring and lawn care), a $500 yearly food and beverage allowance, and Collier property tax; there is no CDD, and the 2026 assessment amount is not published.
Layer | Amount (year) | Period | What it pays for | Source |
|---|---|---|---|---|
Operating assessment | $150 a month in the 2021 budget after a $662 builder subsidy; $328.25 a month in the build-out estimate | billed quarterly | clubhouse staff and restaurant, gatehouse, common areas, administration | |
Special service assessment | $110.86 a month (2021 and build-out) | quarterly | house alarm monitoring $21.35, landscape $66.51, irrigation $12.00, mulch $11.00 | same |
Food and beverage allowance | $500 | yearly, January 1 | restaurant account, unused balance not refunded | same |
Current assessment | not published | quarterly | association estoppel | |
CDD | none | |||
Property tax | per the Collier roll | yearly | county, schools, Greater Naples fire | Collier Tax Collector |
“TOTAL MONTHLY COMPLETED LOT ASSESSMENT $261 … TOTAL QUARTERLY COMPLETED LOT ASSESSMENT … $783” (recorded declaration). That figure was a developer-period number: operating expenses per completed lot were $812 a month, and the declarant’s voluntary contribution covered $662 of it (same document).
The recorded full build-out budget, based on 836 homes, estimated $3,292,960 a year of operating expenses, $328.25 a home a month (administrative $34.57, common areas $132.75, recreation $160.92), plus the $110.86 special service charge, for a “TOTAL MONTHLY SINGLE FAMILY HOME ASSESSMENT” of $439 (same document). The current adopted budget will differ; ask for it and the estoppel before you sign.
The common-area side of the build-out estimate is $1,331,752 a year, about $132.75 a home a month. Landscaping is the largest single cost, followed by the staffed gatehouse.
Common area line | Annual (build-out estimate) | Per home per month |
|---|---|---|
Landscape maintenance | $555,900 | $55.41 |
Access control, gatehouse | $174,447 | $17.39 |
Electric (common areas) | $133,676 | $13.32 |
Lake and wetland preserve maintenance | $91,953 | $9.17 |
Irrigation repairs | $76,400 | $7.62 |
Landscape mulching | $57,280 | $5.71 |
Front entry feature | $45,486 | $4.53 |
Landscape extras | $43,750 | $4.36 |
Preserve maintenance | $42,000 | $4.19 |
Lake bank maintenance | $30,000 | $2.99 |
Tree trimming | $20,000 | $1.99 |
Holiday lights | $19,260 | $1.92 |
General repairs | $17,000 | $1.69 |
Hurricane preparation | $10,000 | $1.00 |
Other (gatehouse phones, gate repairs, water and sewer, fountain) | $14,600 | $1.45 |
Total | $1,331,752 | $132.75 |
Source: estimated full build-out operating budget in the recorded declaration.
The administrative side is $346,837 a year, about $34.57 a home a month, for an on-site property manager and field manager, the management company’s fee, association insurance and the books.
Administrative line | Annual (build-out estimate) | Per home per month |
|---|---|---|
Property manager | $111,560 | $11.12 |
Property management fee | $75,240 | $7.50 |
Field manager | $64,000 | $6.38 |
Insurance | $48,250 | $4.81 |
Office supplies and expenses | $30,976 | $3.09 |
Annual review and tax preparation | $7,350 | $0.73 |
Computer support, legal, website, licenses and fees | $9,461 | $0.95 |
Total | $346,837 | $34.57 |
Source: same budget. The budget does not show a line for reserves; ask the association whether a reserve study has been adopted and how much the current budget sets aside, because Florida law lets homeowners associations waive or limit reserves unless the governing documents require them (Florida Statutes 720.303).
The declaration defines “Community Systems” as any wired or wireless television, telecommunication, broadband or Internet access and alarm monitoring systems serving the property, and gives the declarant the right to contract for them and to convey them to the association (recorded declaration). In practice that is why the recorded budget bills each completed lot a monthly special service charge on top of the operating assessment. A buyer should ask the association which services the current bulk agreement includes and when it ends.
Recreation line (build-out estimate) | Annual |
|---|---|
Restaurant operation | $396,300 |
Clubhouse personnel | $235,120 |
Janitorial service | $167,200 |
Tennis pro | $64,008 |
Pool and spa maintenance | $54,000 |
Fitness program | $42,000 |
Lifestyle programs, movie and music licenses | $37,548 |
Spa services | $18,000 |
Total recreation area expenses | $1,614,371 |
Source: Estimated Full Build-Out Operating Budget in the recorded declaration. The common-area side carries “ACCESS CONTROL, GATEHOUSE” at $174,447 a year, based on “the gatehouse being staffed 24 hours per day, 7 days per week at a future date,” at the board’s discretion (same document).
At the build-out estimate, $328.25 plus $110.86 is $439.11 a month; three months is about $1,317 a quarter and twelve months about $5,269 a year, plus the $500 food and beverage allowance, for about $5,769 a year in 2021-dollar estimates (our arithmetic on the recorded budget). The real figure for any home is on the association’s estoppel certificate.
Selling in Valencia Trails? Buyers ask about the quarterly assessment first, and we have the recorded budget history ready. Get a free Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873; see how we represent buyers in Naples.
The Valencia Trails document package that a buyer receives is the recorded declaration with its exhibits: the legal description, the restated articles, the bylaws, the rules and regulations, the 2021 and full build-out budgets, a recreational amenities release and waiver, an escrow agreement, the dwelling warranty and an energy-efficiency brochure, all compiled in one file.
Item in the package | What it tells a buyer |
|---|---|
Amended and Restated Declaration (OR 5897 PG 2079) | the covenants: age, leasing, pets, parking, fences, assessments, insurance, conservation easements |
Exhibit A, legal description | Brentwood Lakes Plat One, Plat Book 67, Page 68 (the first phase) |
Exhibit B, restated articles | the association’s corporate charter, adopted July 1, 2020 |
Exhibit C, bylaws | board size, elections and meetings |
Exhibit D, rules and regulations | leasing (seven-month minimum, once a year), occupancy, daily-life rules |
Adopted 2021 estimated operating budget | the developer-period assessment ($261 a month) and the declarant subsidy |
Estimated full build-out operating budget | the line items for 836 homes ($439 a month estimate) |
Recreational amenities release and waiver | the owner’s acknowledgment for use of the clubhouse facilities |
Escrow agreement, dwelling warranty, energy brochure, receipt | builder-sale documents that came with each new home |
Source: the document package’s own table of contents (recorded declaration). Florida’s homeowners association law requires the Section 720.401 disclosure summary in each sale contract (Florida Statutes 720.401), and the association’s collection priorities for unpaid assessments follow Section 720.3085 (Florida Statutes 720.3085).
The declaration’s Article XIV governs conservation easements, natural conditions, wetlands, preserves and archaeological sites, which the association maintains and which “are intended to remain undeveloped as provided in said Article XIV and the Plats” (same document). More than 160 acres of the community is conservation area (Peninsula Engineering). Owners on preserve lots cannot clear or build into those areas.
When | What |
|---|---|
January 1 | quarterly assessment due; $500 food and beverage allowance collected |
April 1, July 1, October 1 | quarterly assessments due |
June 1 to November 30 | Atlantic hurricane season; association hurricane preparation |
November | Collier property tax bills mailed |
Sources: assessment and allowance dates from the recorded declaration; hurricane season per the National Hurricane Center.
Valencia Trails has no separately governed villages; its four plats are construction phases inside one association. They differ in age and house size: Plat One holds the earliest homes, built from 2020 and mostly 2021 to 2023, Plats 2 and 4 hold mid-size homes from 2022 to 2025, and Plat 3 holds the largest homes on the county roll.
Lots 1 to 301, with 291 single-family homes on the 2026 roll and 315 address points on Jacaranda Drive, Coronado Way, Periwinkle Drive, Jasper Court, Daphne Court, Peony Terrace, Freesia Terrace, Sunflower Lane and Majestic Trails Boulevard (Florida statewide parcel roll; Collier Site Address Points). Median roll living area 2,787 square feet; built mostly 2021 to 2023.
Lots 302 to 405, 104 homes on Drake Lane, Gardenia Avenue and Hydrangea Place, built mostly 2022 to 2023; FEMA letter 22-04-2399A of March 10, 2022 covers these lots (FEMA LOMR-F list). Median roll living area 2,872 square feet.
Lots 406 to 581, 176 homes on Azalea Way, Datura Place, Triton Way, Eucalyptus Way, Oleander Avenue and Mimosa Street, built 2023 to 2024; FEMA letter 23-04-1218A of January 23, 2023 (same list). Plat 3 has the largest homes: median roll living area 3,465 square feet and median just value $1,044,191 (Florida statewide parcel roll).
Lots 582 to 838, 256 homes on Purple Ficus Way, Dahlia Court, Lotus Avenue, Bonnet Drive, Windamere Trail, Lavender Avenue and Violet Lane, built mostly in 2024; FEMA letter 23-04-2506A of March 23, 2023 (FEMA LOMR-F list). Median roll living area 2,752 square feet.
The Valencia Trails clubhouse and recreation site is an 11-acre campus with a 43,000-square-foot clubhouse, a tennis pro shop, 6 tennis courts, 8 pickleball courts, 5 bocce courts, three swimming pools, two spas and a dog park, funded by the association with a restaurant, staff and programs; Valencia Trails has no golf course.
Peninsula Engineering, the civil engineer and landscape architect for the site, describes “an 11-acre amenity center … a 43,000 sq. ft. clubhouse, tennis pro shop, 6 tennis courts, 8 pickle ball courts, five bocce ball courts, dog park, three swimming pools and two spas” (Peninsula Engineering, recreation site). Under the declaration the “Recreation Tract” is association property, operated for the owners (recorded declaration).
The build-out budget carries a “RESTAURANT OPERATION” line of $396,300 a year and, separately, “an annual assessment for a food and beverage allowance in the amount of $500.00 per household … collected on January 1st,” credited to each household’s restaurant account and not refunded if unused (recorded declaration). Budget it as part of the cost of ownership.
Six tennis courts with a tennis pro shop, eight pickleball courts and five bocce courts (Peninsula Engineering, recreation site); the build-out budget funds a tennis pro at $64,008 a year and “ALL COURT REPAIRS AND MAINTENANCE” at $46,000 (recorded declaration).
Three pools and two spas (engineer), with a fitness program ($42,000 a year), spa services ($18,000) and lifestyle programs ($37,548) in the build-out budget (declaration). The budget line structure is what you would expect from a staffed 55+ club.
Valencia Trails has no golf course and no golf membership. The private TwinEagles Club across Immokalee Road has 36 holes and states that “Membership is mandatory for all 717 Homeowners,” with initiation fees of $150,000 (Golf), $60,000 (Sports) and $45,000 (Social) (The TwinEagles Club, membership). A Valencia Trails owner pays no club initiation, and our TwinEagles page covers that club.
Selling a Valencia Trails home near the clubhouse? Walking distance to the campus is a premium we price. Get a free Valencia Trails 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.
Valencia Trails’ storm posture is that of an inland, recently built community: hurricane evacuation Zone E, outside Collier’s Coastal High Hazard Area, homes built from 2020 to 2025 under the modern Florida Building Code, wind design speeds of 147 to 179 miles an hour by risk category, and a declaration that requires a wildfire mitigation plan near its preserves.
All 60 Valencia Trails addresses we sampled are in hurricane evacuation Zone E, and none is in the Coastal High Hazard Area (Collier Hurricane Evacuation Zone layer; Know Your Zone). Hurricane Ian’s 6 to 9 feet of inundation struck the Naples coast (National Hurricane Center, Ian report); Valencia Trails’ storm risks are wind and rain.
No published association, county or news record we found describes storm damage inside Valencia Trails from Hurricane Ian in 2022 or Milton in 2024. Ask any seller for the home’s claim history and roof and shutter details.
Collier’s Florida Building Code wind maps give design wind speeds at the community center of 147 miles an hour (Risk Category 1), 158 (Category 2, most homes), 171 (Category 3) and 179 (Category 4) (Collier FBC 8th Edition wind layer, Category 2). Every home was built in 2020 or later (Florida statewide parcel roll). The build-out budget sets aside $10,000 a year for hurricane preparation (recorded declaration).
Valencia Trails drains to the Cypress Canal basin, which Collier caps at an allowable discharge of 0.06 cubic feet per second per acre (Collier Basins layer). It is outside the Coastal High Hazard Area (Collier CHHA layer), in the Greater Naples fire district (Collier Fire District layer) and in County Commission District 3 (Collier Commissioner Districts layer). The association’s build-out budget carries lake and wetland preserve maintenance of $91,953 a year and lake bank maintenance of $30,000 (recorded declaration).
Because it lies in the Rural Fringe Mixed Use District beside preserves, Valencia Trails “must comply with that certain Valencia Trails Wildfire Mitigation and Prevention Plan,” which encourages less-flammable landscaping near the preserves (same document).
FEMA’s effective 2012 map places most of Valencia Trails in Zone AH, an area of shallow ponding: 55 of 60 sampled addresses are AH and 4 are X, on panel 12021C0219H effective May 16, 2012; FEMA then issued letters of map revision based on fill for Plats 2, 3 and 4, which remove the lots they list from the special flood hazard area.
Effective zone (FEMA NFHL) | Sampled Valencia Trails addresses |
|---|---|
AH (shallow flooding) | 55 |
X | 4 |
No polygon returned | 1 |
Total | 60 |
Source: FEMA National Flood Hazard Layer point queries for 60 addresses across the four plats, October 17, 2026 (FEMA NFHL); panel 12021C0219H, effective May 16, 2012 (FEMA NFHL panel layer).
The table below gives, for each plat, the effective FEMA zone at every sampled address and two sample queries a reader can open. Every sampled address sits on panel 12021C0219H, effective May 16, 2012.
Plat | Sampled addresses | Effective zones | Preliminary zones | Sample query |
|---|---|---|---|---|
Plat One | 19 | none 1, AH 18 | AH 19 | FEMA query, 11708 Peony TER; FEMA query, 11692 Periwinkle DR |
Plat 2 | 8 | AH 7, X 1 | AH 7, X 1 | |
Plat 3 | 17 | AH 17 | AH 17 | |
Plat 4 | 16 | AH 13, X 3 | AH 13, X 2, not revised 1 | FEMA query, 12390 Purple Ficus WAY; FEMA query, 12371 Purple Ficus WAY |
Source: FEMA National Flood Hazard Layer and Preliminary NFHL point queries, October 17, 2026. Most sampled addresses read AH.
FEMA’s letter list for Collier includes three Valencia Trails letters, all on panel 12021C0219H: 22-04-2399A of March 10, 2022 for “VALENCIA TRAILS NAPLES PLAT 2, LOTS 302-405”; 23-04-1218A of January 23, 2023 for Plat Three lots 406 to 581; and 23-04-2506A of March 23, 2023 for Plat 4 lots 582 to 838 (FEMA LOMR-F list). A LOMR-F removes the lot or structure named in the letter from the special flood hazard area on the basis of fill, even though the map polygon still reads AH. For a buyer with a mortgage, the letter for the specific lot is the document that matters.
Collier’s library holds 109 elevation certificates inside Valencia Trails (Collier elevation certificates). Six legible ones show finished floors of 16.3 to 17.5 feet NAVD 1988: 11840 Majestic Trails Boulevard 16.3; 11859 and 11891 Gardenia Avenue 16.6; 11899 Gardenia Avenue 16.7; 11821 Drake Lane 17.4; 11826 Drake Lane 17.5 (certificate, 11821 Drake Lane; certificate, 11840 Majestic Trails Boulevard).
FEMA’s preliminary map, not yet effective, keeps 56 of the 60 sampled points in Zone AH and 3 in X on a new panel 12021C0219J (FEMA Preliminary NFHL). Collier opened an appeal period on its proposed maps in August 2026 (Collier County, proposed FIRM).
Insurance at Valencia Trails starts from new construction and the flood paperwork for each lot: homes built 2020 to 2025 under the modern code are attractive to private insurers, and a lot covered by one of FEMA’s fill letters can drop the mandatory flood purchase that the Zone AH map would otherwise trigger.
A lender requires flood insurance in a special flood hazard area such as Zone AH unless a FEMA letter removes the property (FEMA NFHL). Unincorporated Collier is a Community Rating System Class 5 community, which discounts National Flood Insurance Program premiums (Collier County Floodplain Management). The declaration requires a master flood policy on association property only “If determined appropriate by the Board or if required by an Institutional Mortgagee” (recorded declaration).
Citizens Property Insurance expected its policy count to fall to 385,000 by the end of 2025, down 73 percent from its October 2023 peak, as private carriers returned (Citizens Property Insurance). A wind-mitigation inspection on a 2020s home is the cheapest premium reducer a buyer can order. Florida’s uniform mitigation verification form records roof deck attachment, roof-to-wall connections, secondary water resistance and opening protection, and insurers must offer discounts for the features it documents (Florida Office of Insurance Regulation). Ask the seller for the most recent form; if none exists, order one before you bind coverage, and keep the builder’s permit and product approval records with the closing file.
Collier County Public Schools zones every Valencia Trails address we tested to Bear Creek Elementary, Oakridge Middle and Gulf Coast High for 2026 to 2027; all three earned an A for 2025 to 2026, Oakridge and Gulf Coast in each of the last five years.
Bear Creek Elementary is new; it sits on Valencia Trails’ western border (Naples Press) and earned an A in its first graded year, 2025 to 2026 (CCPS 2026 Accountability Brief). Twelve of twelve addresses we tested returned Bear Creek (CCPS Address_v3 lookup).
Oakridge Middle earned an A in every year from 2021 to 2022 through 2025 to 2026 (same brief; Oakridge Middle School).
Gulf Coast High also earned an A in each of the five years (same brief). The district earned its ninth consecutive A for 2025 to 2026.
Address | Plat | Elementary | Middle | High | District lookup |
|---|---|---|---|---|---|
11708 Peony TER | Plat One | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
12094 Triton WAY | Plat 3 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
12071 Azalea WAY | Plat 3 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
11834 Drake LN | Plat 2 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
12081 Mimosa ST | Plat 3 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
11692 Periwinkle DR | Plat One | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
11499 Coronado WAY | Plat One | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
11677 Jasper CT | Plat One | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
11639 Periwinkle DR | Plat One | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
12122 Triton WAY | Plat 3 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
12390 Purple Ficus WAY | Plat 4 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools Address_v3 lookup for the 2026 to 2027 school year, October 17, 2026.
The assignment matters mainly for resale value here: while Valencia Trails qualifies for the 55+ exemption, the recorded declaration does not permit residents 19 or younger except for stays totaling up to 60 days per calendar year (recorded declaration), and an A-rated zone supports resale value.
The nearest hospitals to Valencia Trails are NCH North Naples Hospital, about 10.4 road miles and 19 free-flow minutes away, and Physicians Regional Medical Center Pine Ridge, about 11.1 miles and 20 minutes; NCH Baker Hospital downtown is about 33 minutes away (OSRM routing from the community center, October 2026).
Facility | Road miles | Free-flow minutes |
|---|---|---|
NCH North Naples Hospital | 10.4 | 19 |
Physicians Regional Medical Center Pine Ridge | 11.1 | 20 |
Physicians Regional Medical Center Collier Boulevard | 15.8 | 28 |
NCH Baker Hospital Downtown | 19.7 | 33 |
Source: OSRM routing (OSRM). Fire and emergency service come from Greater Naples Fire Rescue, which covers the community on the county’s fire district layer (Collier Fire District layer).
Drive times from Valencia Trails, measured from the community center along the fastest free-flow route, are about 19 minutes to NCH North Naples Hospital, 23 to Mercato, 32 to Fifth Avenue South, 36 to the Naples Pier and 42 to Southwest Florida International Airport, before seasonal traffic on Immokalee Road.
Destination | Road miles | Free-flow minutes |
|---|---|---|
NCH North Naples Hospital | 10.4 | 19 |
I-75 Exit 101 (Collier Boulevard) | 12.5 | 22 |
Mercato | 13.0 | 23 |
Waterside Shops | 15.1 | 27 |
Coastland Center | 18.3 | 30 |
Fifth Avenue South, downtown Naples | 20.1 | 32 |
Naples Pier | 21.3 | 36 |
Southwest Florida International Airport (RSW) | 30.0 | 42 |
Tigertail Beach, Marco Island | 28.6 | 52 |
Source: OSRM routing (OSRM) from the Valencia Trails centroid (26.2620 N, 81.6390 W), October 17, 2026; season traffic adds time, and residents point to Immokalee Road congestion in public hearings (Naples Press).
Destination | Straight-line miles | Road miles | Free-flow minutes | Route |
|---|---|---|---|---|
Southwest Florida International Airport (RSW) | 20.1 | 30.0 | 42 | |
Fifth Avenue South, downtown Naples | 12.8 | 20.1 | 32 | |
Naples Pier | 13.8 | 21.3 | 36 | |
Tigertail Beach, Marco Island | 22.7 | 28.6 | 52 | |
Mercato | 9.8 | 13.0 | 23 | |
Waterside Shops | 10.7 | 15.1 | 27 | |
Coastland Center | 11.6 | 18.3 | 30 | |
NCH Baker Hospital Downtown | 12.6 | 19.7 | 33 | |
NCH North Naples Hospital | 9.3 | 10.4 | 19 | |
Physicians Regional Medical Center Pine Ridge | 6.7 | 11.1 | 20 | |
I-75 Exit 101 (Collier Blvd) | 8.2 | 12.5 | 22 | |
Marco Island (Jolley Bridge) | 20.3 | 24.9 | 41 | |
NCH Healthcare Southeast (Collier Blvd urgent care campus) | 11.1 | 15.8 | 29 | |
Physicians Regional Medical Center Collier Blvd | 11.2 | 15.8 | 28 | |
Ave Maria (town center) | 13.4 | 17.5 | 31 |
Selling a Valencia Trails home? We show buyers the real drive to the beach and the hospital. Get a free Valencia Trails 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.
What is being built near Valencia Trails is concentrated at its front door on Immokalee Road: NC Square, approved in 2024 for 129 owner-occupied homes and 50,000 square feet of shops and restaurants at Catawba Street, the new Bear Creek Elementary on the western border, and continuing apartment and housing proposals along the corridor.
On a 24.4-acre site “on the southwest corner of Immokalee Road and Catawba Street, 1.6 miles west of Wilson Boulevard,” commissioners unanimously approved a plan amendment allowing 50,000 square feet of commercial uses and reducing the affordable-housing share of 129 owner-occupied homes from 100 percent to 30 percent (Naples Press). Valencia Trails residents defeated a 250-child day care and a four-story apartment version; the developer offered “a gated pedestrian and bike pathway into the commercial section from Valencia Trails” and no drive-thru restaurants (same report). The county layer shows NC Square MPUD (Ordinance 21-18, 24.7 acres) 0.63 mile from the community center (Collier PUD layer).
The new Bear Creek Elementary opened on Valencia Trails’ western border, and residents tied its traffic to “the dangerous traffic situation that exists on Immokalee Road” in the NC Square hearings (Naples Press).
In February 2025 the county planning board supported a 205-unit apartment development off Immokalee Road that “faces opposition from residents of the neighboring Valencia Trails community, primarily due to traffic concerns” (Naples Daily News, February 24, 2025).
Neighbor | County record | Size | Edge distance |
|---|---|---|---|
Golf Club of the Everglades | PUD 14-21 | 852 acres | 0.39 mi |
Living Word Family Church | PUD 13-60 | 35.2 acres | 0.54 mi |
NC Square | MPUD 21-18 | 24.7 acres | 0.63 mi |
Ventana Pointe | RPUD 20-22 | 37.3 acres | 1.13 mi |
JLM Living East | RPUD 24-42 | 37.7 acres | 1.25 mi |
Heritage Bay | PUD 03-40 (DRI 01-01) | 2,562 acres | 1.38 mi |
Source: Collier PUD layer, nearest-edge distance from the community centroid, October 17, 2026. Buyers comparing golf communities nearby also look at Heritage Bay.
You buy a home in Valencia Trails as a resale through the Southwest Florida MLS or privately: confirm the household meets the 55+ occupancy rule, review the declaration and the current budget, read the home’s FEMA letter and elevation certificate, order an inspection, and close after the association’s estoppel and any approval steps.
At least one occupant must be 55 or older, or the board must approve the household within its 20 percent allowance (recorded declaration).
The declaration, rules and current budget tell you the assessment, the leasing limits and the vehicle and pet rules. Ask for the estoppel early.
Get the home’s elevation certificate and check whether its lot is listed in FEMA’s fill letters for Plats 2 to 4 (FEMA LOMR-F list).
Inspect even a 2020s home. Negotiate from the closest closed sales in the same plat and lot type.
In Collier County the buyer customarily pays the owner’s title policy, though the contract controls; property taxes and the quarterly assessment are prorated. Call Marc at (239) 287-5873 and read our Naples buyer guide.
Valencia Trails’ rules are recorded: at least one occupant 55 or older in every home, leases of at least seven months no more than once a year, a list of barred dog breeds, driveway-and-garage parking only, and committee approval for fences and exterior changes, all in the 2021 declaration and its rules and regulations.
“(i) at least one occupant in each Home in Valencia Trails must be at least fifty-five (55) years of age or older,” with board discretion to allow up to 20 percent of homes to be occupied only by people under 55 (recorded declaration).
The recorded rules: “All leases shall provide for a minimum lease term of seven months … No Home may be rented more than one (1) time during any twelve (12) month period,” only an entire home may be rented, “No Owner may lease the Home unless at least one of the intended occupants is fifty-five (55) years of age or older,” and an owner who leases submits an age verification form to the association (same document). A person staying more than a month without the owner present is treated as a tenant.
“Only common domesticated household pets may be kept,” leashed outdoors, and “under no circumstances shall a ‘Pit Bull’ …, Rottweller, Presa Canario (canary dog) or Dangerous Dog … be permitted on the Property” (same document). The recreation site includes a dog park (Peninsula Engineering, recreation site).
“Parking upon the Property shall be restricted to the driveway and garage located upon each Lot and the designated parking areas … No parking on the Streets or encroachment onto sidewalks or swale areas is permitted” (recorded declaration). Boat and RV owners should read the vehicle section closely before buying.
“Any fence placed upon any Lot must be approved by the Committee … prior to installation,” and the committee may not approve a fence between the front of a home and the street or on lake, drainage or buffer easements (same document). Exterior changes go through the Architectural Control Committee (Article VIII of the declaration).
Valencia Trails and TwinEagles face each other across Immokalee Road and answer different questions: Valencia Trails is a 55+ GL Homes community whose clubhouse comes with the home and the quarterly assessment, and TwinEagles is a private, member-owned golf club community with a mandatory deeded membership and an initiation fee of $45,000 to $150,000.
Factor | Valencia Trails | TwinEagles |
|---|---|---|
Homes | 836 planned; 827 single-family on the 2026 roll | 717 residences |
Age rule | 55+ covenant (recorded) | no age rule on the club membership page |
Golf | none | 36 holes (Talon and Eagle) |
Membership | none; clubhouse is association property | mandatory, deeded; Golf, Sports or Social |
Entry cost beyond the price | none for the club; quarterly assessment and $500 food allowance | initiation $150,000 Golf, $60,000 Sports, $45,000 Social |
12-month closings | 33, $924,900 median | see our TwinEagles page |
CDD | none (Collier CDD layer) | see our TwinEagles page |
Schools | Bear Creek, Oakridge, Gulf Coast | same corridor |
Sources: recorded declaration; The TwinEagles Club, membership; Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026. Read our TwinEagles page for that club’s fees and market.
Choose Valencia Trails if at least one member of your household is 55 or older, you want a staffed clubhouse with tennis, pickleball and a restaurant without an initiation fee, lawn care and alarm monitoring included, and a newer home, and you do not need golf at your door.
Choose TwinEagles if golf is the point: 36 holes, a capped golf roster and a private member-owned club, and you accept a mandatory membership and an initiation fee at closing (The TwinEagles Club, membership).
Before you make an offer on a Valencia Trails home, confirm the household qualifies under the recorded 55+ covenant, get the current assessment and any special assessment in writing, read the home’s elevation certificate and FEMA fill letter, check the leasing history if you plan to rent, and match the price to closed sales in the same plat.
Question | Where the answer comes from |
|---|---|
Does our household qualify? | the 55+ occupancy section of the recorded declaration; the board may approve up to 20 percent of homes without a 55+ occupant |
What is the assessment today? | the association’s estoppel certificate under Florida Statutes 720.30851 |
Is there a CDD bond on the tax bill? | no CDD covers Valencia Trails (Florida special district registry); confirm on the Collier tax bill |
What is the flood zone? | the effective FEMA map for the address (FEMA Flood Map Service Center) and any LOMR-F for the lot |
Is the home’s lot a preserve or lake lot? | the recorded plat (Plat Book 67 Page 68 for Plat One; later plats for 2 to 4) |
Can we rent the home? | seven-month minimum, no more than once in 12 months (rules, Exhibit D of the declaration) |
What did similar homes sell for? | closed Southwest Florida MLS sales in the same plat and model |
Who pays the owner’s title policy? | in Collier County the buyer customarily pays it, though the contract controls |
Most Valencia Trails homes were built from 2020 on, and the Florida Building Code required them to meet the wind design for their location (Florida Building Commission). A newer home still needs a full inspection: roof, stucco, windows, the pool equipment and the drainage around the slab. A wind mitigation inspection on Florida’s uniform form can lower the wind portion of the insurance premium (Florida Office of Insurance Regulation).
Term | What it means in Valencia Trails |
|---|---|
Declarant | Naples Associates IV LLLP, the GL Homes entity that recorded the declaration |
Recreation Tract | the clubhouse and amenity land the association owns and maintains |
Food and beverage allowance | the $500 yearly minimum each home pays toward the clubhouse restaurant |
LOMR-F | a FEMA letter removing a lot or structure from the floodplain based on fill |
Zone AH | a FEMA shallow-flooding zone with a base flood elevation, common on the inland Naples plain |
Estoppel certificate | the association’s written statement of what a home owes at closing |
Rural Fringe Mixed Use District | the county land-use designation the community sits in |
Sources: declarant, recreation tract and allowance from the recorded declaration; FEMA terms from FEMA; the land-use designation is stated in the declaration itself (same document).
The Valencia Trails pros and cons come down to a finished, staffed 55+ club community on a busy road: new homes, a 43,000-square-foot clubhouse, no initiation and no CDD on one side; an age covenant, a seven-month leasing floor, a Zone AH map with lot-by-lot FEMA letters and Immokalee Road traffic on the other.
Pros | Cons |
|---|---|
Homes built 2020 to 2025 | Immokalee Road traffic; new projects at the entrance |
43,000 sq ft clubhouse, 6 tennis, 8 pickleball, 5 bocce, 3 pools | No golf |
No CDD; no club initiation | Quarterly assessment plus $500 food allowance; current budget not public |
Lawn care and alarm monitoring in the assessment | Leasing limited to 7-month minimum, once a year |
Recorded 55+ covenant for buyers who want it | Household must include someone 55 or older (board exceptions capped) |
A-rated schools and 19 minutes to NCH North Naples | 32 minutes to downtown and 36 to the beach at free-flow |
FEMA fill letters for Plats 2 to 4 | Effective map polygons read Zone AH |
Sources: as cited in the sections above.
If you’re searching for the best Valencia Trails listing agent, or thinking, ‘I need to sell my house in Valencia Trails’, start with how your plat, lot and model compare with the 33 sales that closed in the last 12 months, and with the buyers who can live there under the recorded 55+ covenant.
A Valencia Trails sale has rules a buyer must clear before closing: the age covenant, the association’s approval steps and the leasing limits for investors. We prepare the document file before the first showing, price from the closest sales in your plat and lot type, and market the clubhouse, the location and the no-initiation, no-CDD cost structure to buyers nationwide who meet the recorded 55+ occupancy rule.
The Valencia Trails market, last 12 months: We tracked 33 Valencia Trails closings at a $924,900 median, $550,000 to $1,825,000, and $34,557,632 in volume (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026).
McGreevy and Comisar is a top-reviewed Valencia Trails realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “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
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
Start with a free Valencia Trails home valuation, then let us refine it with your plat, lot, model and upgrades. Our Naples seller guide covers the listing process.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes, ownership is not restricted; occupancy is. At least one occupant must be 55 or older, and the board may approve under-55 households only within the 20 percent allowance (recorded declaration). We qualify buyers on this before showings.
You can, but investors underwrite Valencia Trails on the recorded leasing rules: a seven-month minimum and no more than one lease in any 12 months, with a 55-or-older occupant (same document). That narrows the investor pool to buyers who want one long seasonal or annual lease.
Order the estoppel certificate early; it states every amount due. Give the buyer the Section 720.401 disclosure summary (Florida Statutes 720.401) and the declaration and rules.
In Collier County the buyer customarily pays for the owner’s title insurance policy, although the purchase contract controls. Sellers typically pay documentary stamp tax on the deed and their share of prorations.
The largest homes on the county roll are in Plat 3, with a median assessed living area of 3,465 square feet (Florida statewide parcel roll), and the five closings at $1,500,000 or more were the top of the market (Southwest Florida MLS). Lake and preserve lots carry premiums.
Valencia Trails closings peaked in May 2026 (7) and June (5), after winter touring (Southwest Florida MLS). We usually launch for the January to April season.
The Valencia Trails documents below are the official records a buyer or seller should read: the recorded declaration with its rules and budgets, FEMA’s fill letters for the plats, and the statutes that govern HOA sales.
Document | What it is | Official link |
|---|---|---|
Amended and Restated Declaration (OR 5897 PG 2079), with articles, bylaws, rules and 2021 and build-out budgets | governing documents | |
FEMA LOMR-F list, Collier County (Valencia Trails Plats 2 to 4) | flood map letters | |
Sample elevation certificate | 11821 Drake Lane | |
Florida Statutes 720.401 | HOA disclosure summary | |
Florida Statutes 720.307 | developer turnover | |
HUD Fair Housing Act overview | 55-and-older exemption |
These answers about Valencia Trails, Naples come from the recorded declaration and its budgets, FEMA and Collier County records, the state parcel roll, the engineer of record and the Southwest Florida MLS, each with its source and date; where a record is not public, the answer says so.
Valencia Trails is on the south side of Immokalee Road east of Collier Boulevard in ZIP 34120, across the road from TwinEagles; the NC Square site at Immokalee Road and Catawba Street sits at its entrance (Naples Press). From the community center it is about 23 free-flow minutes to Mercato and 32 to Fifth Avenue South (OSRM routing, October 2026).
GL Homes, through its affiliate Naples Associates IV, LLLP, the declarant on the recorded declaration (recorded declaration). GL describes itself as building in Florida “SINCE 1976” and as “the 8th largest private homebuilder in the U.S.” (GL Homes, about). Valencia is GL’s 55+ brand.
Yes, by recorded covenant: “at least one occupant in each Home in Valencia Trails must be at least fifty-five (55) years of age or older,” under the Fair Housing Act exemption for housing for older persons (recorded declaration). The board may approve under-55 households for up to 20 percent of homes.
Only within the board’s discretion. The declaration lets the board approve occupancy only by people under 55 for up to 20 percent of homes, based on criteria it sets, so that the community keeps its 55-and-older exemption (recorded declaration). A household with no one 55 or older should have a written board approval before it buys.
The recorded budget anticipated 836 homes, and the plats number lots 1 to 838 (recorded declaration; FEMA LOMR-F list). The 2026 county roll lists 827 single-family homes across the four plats (Florida statewide parcel roll).
About 563 acres, with 24 water-management lakes and more than 160 acres of conservation area, per the civil engineer (Peninsula Engineering). The 11-acre recreation site sits at its center.
Homes were built from 2020 to 2025: 6 in 2020, 96 in 2021, 166 in 2022, 266 in 2023, 270 in 2024 and 23 in 2025 on the 2026 county roll (Florida statewide parcel roll). The governing declaration was recorded on February 24, 2021 (recorded declaration).
Yes. GL Homes’ current list names Valencia Sky as its Naples 55+ community and no longer lists Valencia Trails (GL Homes). Every Valencia Trails purchase is now a resale.
Because Valencia Trails is not a PUD. It “lies within the Rural Fringe Mixed Use District” (recorded declaration), and its extent is its four recorded plats: Brentwood Lakes Plat One (Plat Book 67, Page 68) and Valencia Trails Naples Plats 2, 3 and 4.
It is the recorded plat of Valencia Trails’ first phase, lots 1 to 301. Exhibit A of the declaration describes the property as all of Brentwood Lakes Plat One, recorded in Plat Book 67 at Page 68 (recorded declaration), and the county roll still uses that legal name for those homes.
No. The project was first documented as “TwinEagles South,” with an initial declaration recorded March 16, 2020 and an association incorporated in 2019 under that name, before it was renamed Valencia Trails (recorded declaration). It has no tie to the TwinEagles club or its association.
The current amount is not published publicly. The recorded 2021 budget set $261 a month, $783 a quarter, after a builder subsidy, and the recorded build-out estimate was $439 a month, plus a $500 yearly food and beverage allowance (recorded declaration). The association’s estoppel certificate states the current figure.
Quarterly: “payable quarterly, in advance, on the first day of January, April, July and October of each year,” with the board able to switch to monthly (recorded declaration). The $500 food and beverage allowance is collected each January 1.
Operating costs (clubhouse staff, restaurant operation, gatehouse, common areas, lakes and preserves, administration) and a special service charge for basic house alarm monitoring, lawn and landscape maintenance, irrigation and mulch for every completed lot (recorded declaration).
No. Collier’s Community Development District layer returns no district at Valencia Trails and the declaration names none (Collier CDD layer).
A $500 annual assessment per household, collected on January 1 and credited to the household’s restaurant account; the unused balance “will not be refunded or carried over” (recorded declaration).
Yes. Gatehouses, gates and entry features are association property, and the build-out budget plans “the gatehouse being staffed 24 hours per day, 7 days per week at a future date,” with staffing at the board’s discretion (recorded declaration). Current gatehouse hours are not published.
43,000 square feet, on an 11-acre recreation site, per Peninsula Engineering (Peninsula Engineering, recreation site).
The build-out budget carries a restaurant operation line of $396,300 a year and a $500 household food and beverage allowance (recorded declaration). The operator and hours are set by the association.
Yes, eight pickleball courts, plus six tennis courts with a tennis pro shop and five bocce courts (Peninsula Engineering, recreation site).
Three swimming pools and two spas on the recreation site (same source).
No. There is no golf course or golf membership. The private TwinEagles Club across Immokalee Road has 36 holes and a mandatory membership for its own homeowners (The TwinEagles Club, membership).
No initiation fee appears in the recorded documents; the clubhouse is association property paid for through the quarterly assessment (recorded declaration).
Yes, within the recorded rules: a minimum lease of seven months, no more than one lease in any 12 months, the entire home only, and at least one occupant 55 or older (recorded declaration).
“Only common domesticated household pets,” leashed outdoors; Pit Bulls, Rottweilers, Presa Canarios and dogs deemed dangerous are barred (recorded declaration). There is a dog park on the recreation site.
Parking is limited to the driveway, the garage and designated areas; no street, sidewalk or swale parking (recorded declaration). Read the vehicle section of the declaration before bringing a boat, trailer or RV.
Only with committee approval, and not between the front of the home and the street or on lake, drainage or buffer easements (recorded declaration).
FEMA’s 2012 map shows Zone AH at 55 of 60 sampled addresses (FEMA NFHL), but FEMA issued fill letters for Plats 2, 3 and 4 that remove the listed lots from the special flood hazard area (FEMA LOMR-F list). Check the letter and certificate for the home.
It depends on the lot. In Zone AH a lender requires it unless a FEMA letter removes the property; the plat letters cover many lots. Ask for the home’s LOMR-F and elevation certificate and get a quote.
Zone E at every address we sampled, with no Coastal High Hazard Area (Collier Hurricane Evacuation Zone layer).
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all A for 2025 to 2026 (CCPS 2026 Accountability Brief; CCPS Address_v3 lookup).
About 21.3 road miles and 36 free-flow minutes to the Naples Pier (OSRM routing from the community center, October 2026); season traffic adds time.
About 20.1 road miles and 32 free-flow minutes to Fifth Avenue South (same routing).
About 30.0 road miles and 42 free-flow minutes to Southwest Florida International Airport (same routing).
NCH North Naples Hospital, about 10.4 road miles and 19 free-flow minutes away, then Physicians Regional Pine Ridge at about 20 minutes (same routing).
We tracked a $924,900 median across 33 closings in the 12 months to August 11, 2026 (Southwest Florida MLS).
33, for $34,557,632 in volume; 19 of them closed between $750,000 and $999,999 (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026).
$550,000 to $1,825,000 over the 12 months to August 11, 2026; five sales were $1,500,000 or more (Southwest Florida MLS).
Plat 3 (lots 406 to 581): a median county-roll living area of 3,465 square feet and a median 2026 just value of $1,044,191 (Florida statewide parcel roll).
The plan names are not in the public county record; the county roll shows assessed living areas from about 2,031 to 5,712 square feet (same source).
NC Square, at Immokalee Road and Catawba Street, approved for 129 owner-occupied homes and 50,000 square feet of commercial uses, with a gated path offered into the commercial section (Naples Press).
Residents have raised it repeatedly: in the NC Square hearings and in opposition to a 205-unit apartment proposal in 2025, “primarily due to traffic concerns” (Naples Daily News, February 24, 2025).
Valencia Trails is a 55+ community with a clubhouse in the assessment and no initiation; TwinEagles is a private golf club community whose 717 homes carry a mandatory membership with initiation of $45,000 to $150,000 (The TwinEagles Club, membership).
Both are GL Homes 55+ communities in Naples. Valencia Trails is finished and sells as resales; Valencia Sky is GL’s current Naples 55+ community (GL Homes). Compare age covenant, fees and location home by home.
No. Valencia Golf and Country Club is a separate golf community in Naples with its own association. Valencia Trails has no golf.
The association’s governing documents are distributed through its management company’s site (recorded declaration). The manager handles estoppels, architectural applications and owner accounts.
The build-out budget includes a hurricane preparation line of $10,000 a year and lake, preserve and tree-trimming lines (recorded declaration). Ask for the current budget and reserve schedule.
Yes. The declaration requires compliance with the Valencia Trails Wildfire Mitigation and Prevention Plan because the community lies in the Rural Fringe Mixed Use District beside preserves (recorded declaration).
Yes. In 2022 GL opened “Stay and Play” homes at Valencia Trails, three days and two nights “for just $99” (GL Homes, Stay and Play).
Yes. A buyer’s agent reads the declaration, the age and leasing rules, the estoppel and the FEMA letters for the lot, and negotiates from the plat’s closed sales. Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
These seller answers for Valencia Trails, Naples cover pricing by plat and lot, the 55+ covenant at resale, the association’s steps, timing and costs, drawn from the Southwest Florida MLS, the recorded declaration, the county roll and Florida statutes, each with its source.
Your plat, lot, model, pool and upgrades set the value more than the community median, which was $924,900 across 33 closings in the 12 months to August 11, 2026 (Southwest Florida MLS). Start with a free Valencia Trails home valuation, then we refine it with the closest sales.
The August 2026 extract does not include days on market; it is owed from the next MLS refresh. Closings peaked in May and June 2026 after winter showings (Southwest Florida MLS).
No; the rule governs occupancy. At least one occupant must be 55 or older, with board-approved exceptions capped at 20 percent of homes (recorded declaration). We qualify every buyer on occupancy before showings.
Yes, but the investor inherits the recorded leasing rules: a minimum lease of seven months, no more than once in any 12 months, and a 55-or-older occupant (recorded declaration). Price for owner-occupant demand first.
An estoppel certificate stating all amounts due, and any approval or registration steps in the declaration and rules. Give the buyer the Section 720.401 disclosure summary (Florida Statutes 720.401).
The $500 allowance is collected each January 1 and credited to the household’s restaurant account, with no refund of unused balances (recorded declaration). Whether the buyer reimburses any part of it is a contract term; we address it in the offer.
The county roll puts the largest homes in Plat 3, median 3,465 square feet of assessed living area (Florida statewide parcel roll). Lot and model matter more than the plat alone.
In Collier County the buyer customarily pays the owner’s title insurance policy, though the contract controls. Sellers typically pay documentary stamp tax on the deed ($0.70 per $100), prorations and any lien payoff.
At the $924,900 median, Florida’s deed stamp tax of $0.70 per $100 is $6,474.30 ($924,900 divided by 100, times $0.70).
Against resales with the same exposure in the same plat, not the community median. Valencia Trails has 24 lakes and more than 160 acres of conservation area (Peninsula Engineering), so many lots have a view; the view’s quality sets the premium.
NC Square brings 50,000 square feet of shops and restaurants and 129 homes to the entrance, with a gated path offered to Valencia Trails and no drive-thrus (Naples Press). Convenience can help; traffic is the concern buyers raise.
We can market privately to our buyer database and agent network before, or instead of, a public listing. Call Jesse direct at (239) 898-6072; confidential conversations welcome.
The HOA disclosure summary, known material defects, flood information including any FEMA letter and the elevation certificate, and the declaration and rules. Ask your attorney or the title company about any additional disclosure your contract requires.
We tracked 33 closings and a $924,900 median in the latest 12 months (Southwest Florida MLS). Supply and days on market will tell more once the refresh is in.
Builder warranties often transfer to a new owner for their remaining term; the warranty booklet sets the rules. A home built in 2024 or 2025 may still carry structural coverage worth listing.
Not legally, but a buyer’s lender and insurer will ask. Plats 2, 3 and 4 have FEMA fill letters (FEMA LOMR-F list), and the county holds 109 certificates in the community (Collier elevation certificates).
Use our free Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072. We return a range built from Valencia Trails resales in your plat and lot type.
Pools, extended lanais, summer kitchens, impact glass and designer finishes added after closing are what a resale buyer compares. List them with their cost.
That depends on the seven-month, once-a-year leasing rule, the assessment and the rent the home would draw. We can model both.
Closings peaked in May and June 2026, after winter touring (Southwest Florida MLS). We usually launch in January to catch the winter season.
Only one occupant must be 55 or older, so a 55-year-old buyer with a younger spouse qualifies (recorded declaration). Households with no one 55 or older need board approval within the 20 percent cap.
Yes. Many seasonal buyers want turnkey homes; we price furniture separately in the contract so the appraisal reads the real estate value.
The contract’s appraisal and financing terms govern. We give the appraiser the closest Valencia Trails sales by plat and model and your upgrade list.
The quarterly assessment is prorated by the closing date on the settlement statement, and the estoppel confirms that nothing is past due (recorded declaration).
The declaration’s occupancy rules apply to every buyer; the association confirms the 55+ status of occupants. We work the paperwork early so approval does not hold up closing.
The clubhouse, the lakes and the home’s finished outdoor space sell Valencia Trails. We use professional photography, video and drone.
In Florida the assessed value resets to market value on the January 1 after a sale, and the buyer does not inherit your homestead cap. There is no CDD line on a Valencia Trails tax bill (Collier CDD layer).
A pre-listing inspection on a 2020s home is inexpensive and lets you fix small items before a buyer’s inspector finds them.
We price road-adjacent lots against sales with the same exposure and market the advantages of the floor plan and finishes.
Hire an agent who reads the declaration, the plats and the comparable sales together. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; Call Jesse direct at (239) 898-6072 or start with a free Valencia Trails home valuation.
Register showing agents with the gatehouse procedure the association uses, and have the estoppel request, declaration and FEMA paperwork ready. A move-in-ready home photographs and shows best.
Ownership is not age-restricted, so you can sell at any time; the occupancy rule applies to whoever lives in the home (recorded declaration).
McGreevy and Comisar are your Valencia Trails real estate experts: Jesse McGreevy, in Southwest Florida real estate since 2004, and Marc Comisar lead Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, and represent Valencia Trails sellers and buyers from offices in Bonita Springs and Naples.
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 team at Domain Realty Group.
Selling your Valencia Trails home? Get a free Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
