Ventana Pointe
Ventana Pointe is 77 Pulte single-family homes on Ventana Ln and Ventana Ct off Immokalee Rd, Naples 34120. County sales, taxes and flood map, by McGreevy and Comisar.
Ventana Pointe is 77 Pulte single-family homes on Ventana Ln and Ventana Ct off Immokalee Rd, Naples 34120. County sales, taxes and flood map, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Ventana Pointe, the community buyers search for as Ventana Pointe Naples, is easy to describe on the public record. Ventana Pointe is 77 single-family homes, 61 on Ventana Lane and 16 on Ventana Court, built and sold by Pulte Homes in Naples, Florida 34120, recorded with Collier County as one plat named Ventana Pointe in unincorporated Collier County, with county roll years from 2021 to 2025. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 90 qualified recorded sales in the 60 months through mid-October 2026, from $600,000 to $1,127,500, at a $798,150 median; most were recorded in 2022 and 2023, when most homes were finished, so those figures mix first sales of new homes with later resales.
McGreevy and Comisar are the team Ventana Pointe sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page walks through the Pulte build and floor plans, the gated entrance, the pool and cabana and the association, RPUD zoning and leasing law, recorded sales, taxes in millage area 44, the flood-map check and Evacuation Zone E, code era and insurance, schools, drives and nearby communities.
Ventana Pointe sits on the south side of Immokalee Road, about two miles east of Collier Boulevard; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34120. Ventana Lane meets Immokalee Road at the community's one entrance, beside the association's amenity parcel, and Ventana Court branches off Ventana Lane near the south end of the community.
Ventana Pointe is 77 Pulte single-family homes on one plat, and the right agent prices each home against its plan size, its roll year, its homesite and the county's recorded sales. Sellers and buyers choose McGreevy and Comisar because we read that record, plan by plan and era by era, before we talk about a price.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Ventana Pointe in Naples, whether you're ready to sell your home in Ventana Pointe or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Ventana Pointe market (Collier County recorded sales, county records through mid-October 2026): 90 qualified recorded sales in 60 months across all brokerages · median $798,150 · $600,000 to $1,127,500 · newest qualified sale June 18, 2026
Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales.
We tracked every qualified recorded sale the county file holds for the 77 homes in Ventana Pointe, 90 sales from 2022 through mid-October 2026; we read the 2026 county tax roll for all 77 homes; we read the county's address and parcel records for all 77 homes; we read the county's copy of the effective FEMA flood map at all 77 home address points and the county's evacuation-zone map; and we read Pulte's Ventana Pointe brochure, its 2022 fee summary and its 2021 and 2022 announcements.
Honors and recognition:
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a home in Ventana Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A seller in Ventana Pointe gets a price built from the county record for the right plan size, roll year and street, not from a community-wide average. The 60-month window leads: 90 qualified sales, $600,000 to $1,127,500, at a $798,150 median. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. The 24-month window shows 10 sales at a $780,000 median, and we name the window every time.
In Collier County the buyer customarily pays the owner's title policy, and the contract controls. At listing we ask the association for the estoppel certificate early; it states the assessments, charges and any resale assessment owed at closing (section 720.30851). Our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A buyer in Ventana Pointe gets the questions that matter before the offer. Which Pulte plan is the home, and what size does the county record show? Which roll year does it carry, and which homesite is it on? What do the home's own flood determination and elevation certificate say, and what do the association's estoppel certificate and governing documents say?
We point each answer at the document that governs it. Leasing terms live in the declaration and the association's rules, the estoppel certificate states what the home owes, and the permits, inspection and flood determination for the specific home answer the questions a county map cannot.
County recorded sales matter in Ventana Pointe because the recent counts are modest and every sale carries weight. The county file holds 4 qualified sales in the last 12 months, $625,000 to $735,000, with too few for a median; 10 in the last 24 months, at a $780,000 median; 22 in the last 36 months, at an $807,000 median; and 90 in the last 60 months, at a $798,150 median.
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Three other priced deeds in the last 36 months were not marked as qualified sales by the county and are left out of every figure here. This market section is built from Collier County recorded sales only; no MLS data was pulled.
Ventana Pointe homes are priced by plan and county size because the sizes and the sales differ. The county roll puts 3 homes under 1,500 heated square feet, 9 from 1,500 to 1,799, 9 from 1,800 to 1,999, 27 from 2,000 to 2,199, 19 from 2,200 to 2,399, 4 from 2,400 to 2,599 and 6 from 2,600 to 2,860. So 46 of the 77 homes carry 2,000 to 2,399 county heated square feet.
The same county heated figure repeats across many homes, 2,128 square feet on 9 homes, 2,258 on 7 and 1,650 on 6, the pattern of a builder's standard plans. Because the county figure reads well below the listed living area on two-story homes, we compare a home with others of its own plan and size, not with a community average.
The two-story size gap matters because a price built on the wrong size is wrong by the whole difference. On single-story Ventana Pointe homes the county's heated area matches the listed living area, while on two-story homes the county figure reads several hundred square feet or more below it; the three county records under 1,500 square feet sit below Pulte's smallest published design.
Listing living areas often differ from county heated area, because listings count the whole air-conditioned home while the county field on two-story Ventana Pointe homes captures less of it; the county roll's heated area is the figure behind every per-square-foot number in this guide. We price from both figures and say which one we are quoting.
The first-sale mix changes how to read prices in Ventana Pointe because most of the 90 qualified sales in 60 months were recorded in 2022 and 2023, when Pulte was delivering the homes. The county file lists 22 qualified sales in 2022 and 54 in 2023, against 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October.
So the 60-month median of $798,150 on 90 sales blends first sales of new homes with later resales. The 24-month median of $780,000 on 10 sales sits below the 36-month median of $807,000 on 22 sales and the 60-month median. Each window answers a slightly different question, and we do not forecast from any of them.
The flood map needs a home-by-home check because a map reading is not a flood determination. Collier County's republished copy of the effective FEMA flood map places all 77 Ventana Pointe home address points in Zone AH, a Special Flood Hazard Area of shallow flooding, on FEMA panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM at the FEMA Flood Map Service Center or through a lender's flood zone determination.
The 2012 panel predates the site work for Ventana Pointe, and a lot can carry its own FEMA letter of map change; each home's elevation certificate and flood determination decide its rating and any lender requirement. Because Zone AH is a Special Flood Hazard Area, expect a lender to ask about flood insurance; the lender's flood zone determination for the specific home and the loan decide whether it is required, and a cash buyer decides for themselves. Collier County's hurricane evacuation zone map places all 77 Ventana Pointe homes in Evacuation Zone E.
The association documents come before an offer because Ventana Pointe has a mandatory homeowners' association, named Ventana Pointe Homeowners Association, Inc. in Pulte's 2022 fee summary; every resale comes with the Florida HOA disclosure summary, and the association's estoppel certificate states what is owed.
Pulte's 2022 fee summary also listed one-time charges at the builder's closings and a resale assessment; whether a resale assessment applies today, and its amount, is stated in the association's estoppel certificate. The recorded declaration and the association's rules set Ventana Pointe's leasing terms; read them before signing a lease or buying to rent, because Florida law limits how later rental amendments apply to existing owners. The disclosure summary under section 720.401 is given before the contract.
Selling your home in Ventana Pointe? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Ventana Pointe comes down to ten facts that carry the county record for its homes, plat, builder, sales, taxes and flood map. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one against the record it comes from.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 44; county copy of the effective FEMA flood map, panel 12021C0218H, and the county evacuation-zone map, read November 8, 2026; Collier County roll, parcel and address records, read November 8, 2026; Pulte Homes' Ventana Pointe brochure, 2022 fee summary and 2021 and 2022 announcements; road estimates measured November 2026 from the Ventana Pointe entrance).
Ventana Pointe is 77 single-family homes, 61 on Ventana Lane and 16 on Ventana Court, built and sold by Pulte Homes in Naples, Florida 34120, recorded with Collier County as one plat named Ventana Pointe in unincorporated Collier County, with county roll years from 2021 to 2025.
Data updated: November 2026 (Collier County roll, parcel and address records, read November 8, 2026; Collier County 2026 tax roll, millage area 44; Pulte Homes' Ventana Pointe brochure, 2022 fee summary and 2021 and 2022 announcements).
Item | Fact |
|---|---|
Name | Ventana Pointe |
Homes | 77 single-family homes (county roll and address records) |
Builder | Pulte Homes, a national brand of PulteGroup, Inc. |
Plat | one recorded plat, Ventana Pointe, 84 parcels: 77 homes, the association's amenity parcel and six common tracts |
Streets | Ventana Lane (61 homes), Ventana Court (16) |
Roll years | 2021 to 2025 (2021: 2; 2022: 20; 2023: 49; 2024: 4; 2025: 2) |
Size | county heated area 1,104 to 2,860 sq ft (two-story homes read low, size line); Pulte's published designs 1,889 to 3,416 sq ft of living area |
Land | about 37 acres, as Pulte described it |
Homesites | about 0.14 to 0.22 acre each (county parcel records) |
ZIP, city, jurisdiction | 34120, Naples, unincorporated Collier County |
Zoning | Ventana Pointe RPUD, Ordinance 2020-22, July 14, 2020 (county zoning records) |
Association | mandatory; Ventana Pointe Homeowners Association, Inc. (Pulte's 2022 fee summary) |
Gate | gated entrance (Pulte); vehicular access control in the 2022 fee summary |
Amenities | heated pool, pool cabana, poolside loungers, bike racks, mail kiosks (Pulte brochure) |
CDD | none |
Millage area | 44, 10.3696 mills (2026 county tax-roll file), including Greater Naples Fire Rescue District 2.0000; no city levy |
Non-ad valorem | on all 77 bills, at most $270 |
Flood | Zone AH at all 77 home address points on the county's republished copy of the effective FEMA map; panel 12021C0218H, effective May 16, 2012; confirm on the current FIRM |
Evacuation | Zone E, all 77 homes |
Coastal High Hazard Area | not included on the county's map |
This page is about Ventana Pointe, the 77-home Pulte community on Ventana Lane and Ventana Court off Immokalee Road, Naples 34120. It is not Ventanas at Tiburon, the condominium buildings in Naples 34109; it is not Ardena, a separate Pulte community; and it is not Vista Pointe, Verona Pointe or any Ventana or Pointe community elsewhere. Every count, sale and figure in this guide is for the 77 homes on the recorded Ventana Pointe plat.
Ventana Pointe in Naples FL is a set of 77 single-family homes that Pulte Homes built and sold, on two streets, Ventana Lane and Ventana Court. The product is single-family only, sold by the home on its own homesite, and Pulte offered five designs in its brochure. Homes now change hands as resales, and the county records each one under the Ventana Pointe plat.
Ventana Pointe sits on the south side of Immokalee Road, about two miles east of Collier Boulevard; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34120. The community has one entrance, where Ventana Lane meets Immokalee Road. Buyers who search for Ventana Pointe Naples are looking for this address, in the Naples 34120 area east of Collier Boulevard.
Ventana Pointe is in ZIP code 34120 and in Collier County. Naples is the mailing city, but the homes are in unincorporated Collier County, outside any city limits, and the county roll shows no city levy on any of the 77 bills. The county also places the community in Collier County Commission District 3.
Ventana Pointe's 77 homes are on two streets: 61 on Ventana Lane and 16 on Ventana Court. House numbers on the roll run from 10335 to 10503 Ventana Lane and 10510 to 10546 Ventana Court. Ventana Lane meets Immokalee Road at the community's one entrance, beside the association's amenity parcel, and Ventana Court branches off Ventana Lane near the south end of the community.
Ventana Pointe has 77 homes. The Ventana Pointe plat holds 84 parcels on the county roll: the 77 homes, the association's amenity parcel at 10408 Ventana Lane and six common tracts for the road, lake, preserve and utility areas. The amenity parcel and the tracts are not homes and are not counted in any home figure here. The county roll shows no vacant home parcel.
Yes. All 77 homes on the Ventana Pointe plat are single-family homes on their own homesites. The county roll shows no condominium, townhome or villa on the plat. The only other parcels are the association's amenity parcel and six common tracts, none of which is a residence.
Ventana Pointe covers about 37 acres, as Pulte described it. County parcel records show Ventana Pointe homesites of about 0.14 to 0.22 acre; the remainder of the plat is the amenity parcel and the common tracts for road, lake, preserve and utility areas.
Yes. Pulte Homes, a national brand of PulteGroup, Inc., built and sold Ventana Pointe. Pulte announced pre-sales on September 13, 2021 and opened its models in January 2022, and the county roll gives the 77 homes roll years from 2021 to 2025. Pulte also published the brochure and 2022 fee summary that this guide cites for plans, features and association coverage.
No. Ventana Pointe is in unincorporated Collier County, not inside the City of Naples. Naples is the mailing city and 34120 the ZIP code, but no city levy appears on any of the 77 Ventana Pointe tax bills, which is the county's own evidence that the homes sit outside a city.
No. Ventana Pointe is its own recorded plat, zoned as the Ventana Pointe RPUD. Golden Gate Estates is a separate area of eastern Collier County, not Ventana Pointe's address, and a Ventana Lane or Ventana Court home is a Naples 34120 address in unincorporated Collier County. Their records are separate.
Ventana Pointe has a gated entrance, and Pulte's 2022 fee summary lists vehicular access control among the association's costs. Whether the gate is staffed or electronic is a question for the association, and the current rules for guests and vendors come from its governing documents.
No home is left to build on the county roll. All 77 homesites carry homes on the 2026 roll; homes now change hands as resales. The county roll gives 2 Ventana Pointe homes a 2021 roll year, 20 a 2022 roll year, 49 a 2023 roll year, 4 a 2024 roll year and 2 a 2025 roll year, so the newest roll year is 2025.
Ventana Pointe sits on the south side of Immokalee Road, about two miles east of Collier Boulevard; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34120. Ventana Lane meets Immokalee Road at its one entrance.
Data updated: November 2026 (road estimates measured November 2026 from the Ventana Pointe entrance; Collier County roll, parcel and address records, read November 8, 2026).
Ventana Pointe sits about two miles east of Collier Boulevard on Immokalee Road. The drive from the entrance to Immokalee Road at Collier Boulevard measures 2.5 road miles, about 4 minutes. Drive figures here are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour, real drives run longer.
Ventana Lane meets Immokalee Road at the community's one entrance, beside the association's amenity parcel, and Ventana Court branches off Ventana Lane near the south end of the community. From the entrance, Immokalee Road leads west to Collier Boulevard and east toward Bear Creek Elementary. The I-75 northbound on-ramp at Immokalee Road measures 5.3 road miles, about 8 minutes, from the entrance.
Along this stretch of Immokalee Road, Ventana Pointe's neighbours are other communities and open land: Heritage Bay is on the north side of the road, LaMorada lies to the southwest, the street grid of Golden Gate Estates spreads to the south and east, and Bear Creek Elementary is about 1.2 road miles east on Immokalee Road at Moulder Drive.
Founders Square sits at Immokalee Road and Collier Boulevard; it was 100 percent leased, Barron Collier Companies said on January 27, 2025, in an announcement. From the Ventana Pointe entrance, Publix at 15265 Collier Blvd measures 2.5 road miles, Aldi at 8660 Addison Place Dr 2.4 and CVS Pharmacy at 8831 Immokalee Rd 2.3. NCH Emergency Department, Northeast, is at 15420 Collier Blvd. Everyday shopping for Ventana Pointe clusters at Immokalee Road and Collier Boulevard, about 2 to 2.5 road miles west, and along Immokalee Road about 4 road miles east.
Ventana Pointe's address is Naples 34120, in unincorporated Collier County, on the south side of Immokalee Road about two miles east of Collier Boulevard. That is how the county's records and the mailing address place it. A buyer comparing communities by location should use the road, the ZIP code and the drive figures here, which are measured from the entrance.
Pulte described the homesites as overlooking a lake or a nature preserve, and the association's scope includes lake, surface water and preserve upkeep, according to Pulte's September 13, 2021 announcement and its 2022 fee summary. No boat dock, ramp or navigable water appears in any record we read, so the water on the plat is not described as boating water anywhere on the record.
Ventana Pointe is in the Greater Naples Fire Rescue District, which levies 2.0000 mills on every Ventana Pointe 2026 tax bill and lists its administrative headquarters at 14575 Collier Blvd, according to the district. The county places the community in Collier County Commission District 3. The Collier County Sheriff's Office serves unincorporated Collier County. In an emergency, call 911.
FDOT's 2025 traffic counts show Collier Boulevard south of Immokalee Road and I-75 near Immokalee Road each carrying tens of thousands of vehicles a day, from FDOT 2025 Annual Average Daily Traffic data. Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance, without traffic, so in season and at rush hour real drives on Immokalee Road run longer.
Ventana Pointe was built and sold by Pulte Homes, which announced pre-sales on September 13, 2021 and opened its models on January 12, 2022, after the Ventana Pointe RPUD was adopted on July 14, 2020. The county roll gives the 77 homes roll years from 2021 to 2025.
Data updated: November 2026 (Pulte Homes' Ventana Pointe brochure, 2022 fee summary and 2021 and 2022 announcements; Collier County roll, parcel and address records, read November 8, 2026; Collier County zoning records; National Hurricane Center reports).
Date | Event | Source |
|---|---|---|
July 14, 2020 | Ventana Pointe RPUD adopted by Ordinance 2020-22; companion Ventana Pointe Residential Overlay amended the same day | county zoning records; county Growth Management Plan |
September 13, 2021 | Pulte announces pre-sales: "Pulte Homes' new 37-acre" community, 77 homesites, seven designs from 1,662 to 3,416 sq ft, models expected to open in late October | |
October 15, 2021 | Pulte's fee summary for 2022 revised ("Revised 10/15/2021") | |
January 12, 2022 | models open: five designs from 1,889 to 3,416 sq ft; Whitestone and Mystique models | |
January 15, 2022 | the same announcement runs in a Naples Daily News special section | |
2022 | 22 qualified sales; 20 homes carry a 2022 roll year | county sales file; roll |
September 28, 2022 | Hurricane Ian | National Hurricane Center |
2023 | 54 qualified sales; 49 homes and the amenity parcel carry 2023 roll years | county sales file; roll |
December 31, 2023 | Florida Building Code, 8th Edition (2023) takes effect | |
October 9 to 10, 2024 | Hurricane Milton | National Hurricane Center |
2024 and 2025 | the last six roll years (4 and 2 homes) | roll |
June 18, 2026 | newest qualified sale in the county file | county sales file |
The county roll gives 2 Ventana Pointe homes a 2021 roll year, 20 a 2022 roll year, 49 a 2023 roll year, 4 a 2024 roll year and 2 a 2025 roll year. A roll year can trail the year a home was finished, because later additions such as a pool or a reassessment can move it. Most of the community was finished in 2022 and 2023.
Pulte announced Ventana Pointe pre-sales on September 13, 2021 with seven designs from 1,662 to 3,416 square feet, and its January 12, 2022 announcement opened designer-furnished Whitestone and Mystique models with five designs from 1,889 to 3,416 square feet. The two announcements are Pulte's pre-sale release and the model-opening release. We read Pulte's Ventana Pointe brochure, its 2022 fee summary and its 2021 and 2022 announcements for this history.
Collier County's zoning records list Ventana Pointe as the Ventana Pointe RPUD (Residential Planned Unit Development), adopted by Ordinance 2020-22 on July 14, 2020; the county's Growth Management Plan carries a companion Ventana Pointe Residential Overlay amended the same day. In plain words, an RPUD is zoning written for one project in its own ordinance, so the ordinance, not the county's general residential districts, governs what the Ventana Pointe plat may hold.
The date the Ventana Pointe plat was recorded, its plat book reference, and when and from whom Pulte acquired the land: Information not available at time of publishing (checked 2026-11-08). The dated record that does exist runs from the RPUD's adoption on July 14, 2020 to Pulte's pre-sale announcement on September 13, 2021 and the model opening on January 12, 2022, and the county roll gives the first homes a 2021 roll year.
By county roll year, 2 Ventana Pointe homes carry 2021, 20 carry 2022, 49 carry 2023, 4 carry 2024 and 2 carry 2025. All 20 homes with a 2022 roll year, both 2021 homes and both 2025 homes are on Ventana Lane. Ventana Court's 16 homes carry 2023 roll years (14) and 2024 roll years (2).
The association's amenity parcel at 10408 Ventana Lane, where Pulte placed the community's heated pool and pool cabana, carries a 2023 roll year and 2,042 county heated square feet on the county roll. It is the association's parcel near the entrance, not a home, and it is not counted in any home figure for Ventana Pointe.
Pulte announced seven designs, 1,662 to 3,416 square feet, with the September 13, 2021 pre-sales, and five designs, 1,889 to 3,416 square feet, with the January 12, 2022 model opening. Pulte's brochure names five plans: Mystique, Prestige, Whitestone, Trailside and Yorkshire. The names of the two 2021 launch designs that the brochure does not carry are not on the record we read.
Ventana Pointe is now a resale community on the county record. All 77 homesites carry homes on the 2026 roll, the newest roll year is 2025, and homes now change hands as resales. A buyer should still ask for the Pulte plan, permits and final inspection documents on a given home, because those describe what the builder delivered and when.
For a Ventana Pointe home, the county-based number is the 60-month median of $798,150 on 90 qualified sales, and most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. To see where your own home sits, request a free valuation at mcgreevyandcomisar.com/home-valuation, or read how we represent buyers.
Selling your home in Ventana Pointe? Call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873.
Ventana Pointe homes are Pulte single-family homes whose county heated area runs from 1,104 to 2,860 square feet, while Pulte published its designs at 1,889 to 3,416 square feet of living area. On two-story homes the county figure reads well below the listed living area, so size needs both numbers.
Data updated: November 2026 (Collier County roll, parcel and address records, read November 8, 2026; Pulte Homes' Ventana Pointe brochure and 2022 announcement).
County heated area bands (two-story homes read low)
County heated sq ft | Homes | Share |
|---|---|---|
under 1,500 | 3 | 4 percent |
1,500 to 1,799 | 9 | 12 percent |
1,800 to 1,999 | 9 | 12 percent |
2,000 to 2,199 | 27 | 35 percent |
2,200 to 2,399 | 19 | 25 percent |
2,400 to 2,599 | 4 | 5 percent |
2,600 to 2,860 | 6 | 8 percent |
Total | 77 |
County heated area on the 2026 roll runs from 1,104 to 2,860 square feet, but on two-story Ventana Pointe homes the county figure reads well below the listed living area; Pulte published its Ventana Pointe designs at 1,889 to 3,416 square feet of living area. By county bands, 46 of the 77 homes carry 2,000 to 2,399 county heated square feet. We read the county's address and parcel records for all 77 homes to build the bands.
On single-story Ventana Pointe homes the county's heated area matches the listed living area, while on two-story homes the county figure reads several hundred square feet or more below it; the three county records under 1,500 square feet sit below Pulte's smallest published design. Listing living areas often differ from county heated area, because listings count the whole air-conditioned home while the county field on two-story Ventana Pointe homes captures less of it; the county roll's heated area is the figure behind every per-square-foot number in this guide.
Across the five brochure plans, Pulte offered 2 to 5 bedrooms and 2 to 4.5 baths; which plan a given home is, and its options, come from the listing, the permit and the home itself. Pulte's brochure gives bedroom and bath ranges by plan, and options changed them, so a count for one home is a question for that home's listing and records.
Both. In Pulte's brochure the Prestige is single-story, and the Mystique has a single-story base with a loft option. The Whitestone is two-story, with a first-floor flex room and an upstairs loft. Pulte did not state the stories for the Trailside or the Yorkshire. The county roll shows the two-story pattern in its heated area, which reads well below the listed living area on two-story homes.
Pulte's brochure lists steel-reinforced concrete block construction; engineered roof trusses with hurricane tie-downs; a tile roof; whole-house impact-resistant windows; decorative stucco; a brick paver driveway; a large screened lanai; and a professionally landscaped homesite with full sod and an automatic sprinkler system. These are the features Pulte listed as offered; a given home's features today come from the listing, the inspection and the permits. Listing descriptions describe the second floors of some two-story homes as wood frame.
Pulte's brochure lists whole-house impact-resistant windows "rated High Velocity Hurricane Zone" and a tile roof among the features it offered on Ventana Pointe homes. Those are the builder's offered features, not a statement about any one home today. The inspection, the permits and the home's wind mitigation report confirm what a given home has, and a roof's age depends on that roof.
The same county heated figure repeats across many homes, 2,128 square feet on 9 homes, 2,258 on 7 and 1,650 on 6, the pattern of a builder's standard plans. A repeated county figure points to a repeated plan, but it does not name the plan, and a given home's plan comes from the listing, the permit and the home itself.
Pulte built Ventana Pointe with natural gas, as its 2021 and 2022 announcements say, and its brochure lists a stainless steel Whirlpool gas range. Which utility supplies gas to a specific address is a question for that address and the provider, and a buyer should confirm it with the provider before closing.
Pulte's 2022 announcement notes a lanai option to add a pool (announcement), so a pool was an option at the builder level. Whether a given homesite can take a pool today depends on the association's architectural review and the county's permits, and the governing documents set the association's process. We do not count pool homes in Ventana Pointe.
Start with the permits and final inspections, then the roof and opening protection and the wind mitigation form. Next, ask for the elevation certificate and the flood determination, and ask the association for the estoppel certificate and any open items. Each check points to a document, and the document, not the builder's brochure, describes the home a buyer is actually purchasing.
Ventana Pointe homes come from five Pulte brochure plans, Mystique, Prestige, Whitestone, Trailside and Yorkshire, with living areas from 1,889 to 3,416 square feet, on 77 homesites of about 0.14 to 0.22 acre, 61 on Ventana Lane and 16 on Ventana Court.
Data updated: November 2026 (Pulte Homes' Ventana Pointe brochure, 2022 fee summary and 2021 and 2022 announcements; Collier County roll, parcel and address records, read November 8, 2026).
Pulte plans, as the Pulte brochure lists them
Plan | Pulte living area (sq ft) | Bedrooms | Baths | Garage | Stories (Pulte) |
|---|---|---|---|---|---|
Mystique | 1,889 to 3,037 with options | 2 to 5 | 2 to 4 | 2-car | single-story base, loft option |
Prestige | 2,080 to 2,257 | 2 to 3 | 2.5 | 2-car | single-story |
Whitestone | 2,894 | 4 to 5 | 2.5 to 4 | 2-car | two-story (first-floor flex room, upstairs loft) |
Trailside | 3,288 | 5 | 3 | 3-car | not stated by Pulte |
Yorkshire | 3,416 | 5 | 3.5 to 4.5 | 3-car tandem | not stated by Pulte |
Homes by street (county roll)
Street | Homes | House numbers | Roll years | County heated sq ft |
|---|---|---|---|---|
Ventana Ln | 61 | 10335 to 10503 | 2021 to 2025 | 1,104 to 2,860 |
Ventana Ct | 16 | 10510 to 10546 | 2023 to 2024 | 1,110 to 2,640 |
Total | 77 | 2021 to 2025 | 1,104 to 2,860 |
Pulte's brochure names five plans for Ventana Pointe: Mystique, Prestige, Whitestone, Trailside and Yorkshire. Across the five brochure plans, Pulte offered 2 to 5 bedrooms and 2 to 4.5 baths; which plan a given home is, and its options, come from the listing, the permit and the home itself. The plan table shows each plan's living area, bedrooms, baths, garage and stories as Pulte published them.
The Mystique is a Pulte plan with 1,889 to 3,037 square feet of living area with options, 2 to 5 bedrooms, 2 to 4 baths and a 2-car garage. Pulte lists it as single-story at its base, with a loft option. The Mystique was one of the two models, with the Whitestone, that Pulte opened on January 12, 2022.
The Whitestone is a Pulte plan with 2,894 square feet of living area, 4 to 5 bedrooms, 2.5 to 4 baths and a 2-car garage. It is a two-story plan with a first-floor flex room and an upstairs loft. The Whitestone was a model opened on January 12, 2022, and on a Whitestone the county's heated figure reads well below Pulte's living area.
The Prestige offers 2,080 to 2,257 square feet, 2 to 3 bedrooms and 2.5 baths with a 2-car garage, and Pulte lists it as single-story. The Trailside offers 3,288 square feet, 5 bedrooms, 3 baths and a 3-car garage. The Yorkshire offers 3,416 square feet, 5 bedrooms, 3.5 to 4.5 baths and a 3-car tandem garage. Pulte did not state the stories for the Trailside or the Yorkshire.
County parcel records show Ventana Pointe homesites of about 0.14 to 0.22 acre. That range is a county parcel measure for the 77 homesites, and it does not describe the amenity parcel or the common tracts. A given homesite's exact size and shape come from the survey and the title commitment for that home.
Pulte described the homesites as overlooking a lake or a nature preserve, and the association's scope includes lake, surface water and preserve upkeep. Which homesites back onto the lake or the preserve, which Pulte plan each home is, and the names of the two 2021 launch designs not in the brochure: Information not available at time of publishing (checked 2026-11-08). A buyer who wants a specific outlook should confirm it on the survey and by visiting that home.
Ventana Lane holds 61 homes with roll years from 2021 to 2025; Ventana Court holds 16 with roll years of 2023 (14 homes) and 2024 (2 homes). County heated area runs from 1,104 to 2,860 square feet on Ventana Lane and from 1,110 to 2,640 on Ventana Court, and on two-story homes the county figure reads well below the listed living area. Ventana Court branches off Ventana Lane near the south end of the community.
The listing, the permit and the home itself decide which Pulte plan a Ventana Pointe home is. Listing living areas often differ from county heated area, because listings count the whole air-conditioned home while the county field on two-story homes captures less of it, so a county size alone does not name a plan. We never match a plan to an address on this page.
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 and see how we represent buyers.
Ventana Pointe has a mandatory homeowners' association, a gated entrance and no community development district. Pulte's 2022 fee summary lists what the association covers: lake and surface water management, preserve upkeep, common area maintenance and insurance, landscape maintenance and irrigation, vehicular access control, and the pool and cabana. The current assessment is in the estoppel certificate.
Data updated: November 2026 (Pulte Homes' Ventana Pointe 2022 fee summary and brochure, Collier County records, and Florida Statutes Chapter 720, read November 2026).
We read the Florida statutes on homeowners' associations, estoppel certificates, special districts and the property tax disclosure, and we read Pulte's Ventana Pointe 2022 fee summary. The table sets out what each association item rests on.
Item | Status on the record | Source |
|---|---|---|
Association | Mandatory; named Ventana Pointe Homeowners Association, Inc. | Pulte's 2022 fee summary |
Assessment schedule | Collected quarterly, as of the fee summary revised October 15, 2021 | Pulte's 2022 fee summary |
What the fee summary lists | Lake and surface water management, preserve maintenance and monitoring, common area maintenance and insurance, landscape maintenance and irrigation, vehicular access control, the pool and cabana | Pulte's 2022 fee summary |
Gate | Gated entrance; vehicular access control listed among the association's costs | Pulte's 2022 fee summary |
Community development district | None | Pulte's fee summary; Collier County's community development district map |
Current assessment | Stated in the association's budget and estoppel certificate | Estoppel certificate |
Manager and board | Confirm with the association | The association |
Ventana Pointe has a mandatory homeowners' association, named Ventana Pointe Homeowners Association, Inc. in Pulte's 2022 fee summary; every resale comes with the Florida HOA disclosure summary, and the association's estoppel certificate states what is owed. Membership attaches to the home, so a buyer of any of the 77 homes joins the association at closing and takes on its governing documents.
Pulte's 2022 fee summary, revised October 15, 2021, said the Ventana Pointe association assessment was collected quarterly and included lake and surface water management, preserve maintenance and monitoring, common area maintenance and insurance, landscape maintenance and irrigation for the common areas and the homes, vehicular access control, and the pool and cabana. The current assessment and what it covers today are stated in the association's budget and estoppel certificate. The fee summary is the document to read for the builder-era list: Pulte's 2022 fee summary.
The association's Florida corporate filing, its current manager, the date Pulte turned control over to owners, and whether the gate is staffed or electronic: Information not available at time of publishing (checked 2026-11-08). Florida law sets the turnover trigger. Under s. 720.307(1)(a), members other than the developer elect at least a majority of the board "Three months after 90 percent of the parcels in all phases of the community ... have been conveyed to members other than the developer." That is the law, not a statement about where Ventana Pointe stands today. Section 720.303(1) adds that a community "must be operated by an association that is a Florida corporation."
County mailing records for Ventana Pointe's common tracts carry an association name that does not match the builder's; the title commitment and the estoppel certificate confirm the association's legal name and who owns the common areas. The plat holds six common tracts for the road, lake, preserve and utility areas, plus the amenity parcel at 10408 Ventana Lane, so the owner of record matters to a buyer who wants clean title to the shared land.
Ventana Pointe has a gated entrance, and Pulte's 2022 fee summary lists vehicular access control among the association's costs. Ventana Lane meets Immokalee Road at the community's one entrance, so every owner, visitor and delivery uses that single point. How the gate is operated, how access codes and visitor entry work, and who holds the equipment are matters for the association's rules and its manager, and a buyer asks for them in writing during the inspection period.
Florida's website rule applies to associations with 100 or more parcels; the Ventana Pointe plat holds 84 parcels, so ask the association how owners get the governing documents. Under s. 720.303, associations with 100 or more parcels post governing documents on a website or app by January 1, 2025. Owners keep a separate right to inspect official records, and records can be made available electronically.
Ventana Pointe is not in a community development district: Pulte's fee summary says no CDD fees, and Collier County's community development district map shows no district there. Under s. 189.061, "The department shall maintain the official list of special districts," and community development districts appear on that list as independent districts. A Ventana Pointe tax bill therefore carries no district bond levy.
Every Ventana Pointe resale brings three pieces of paperwork. The disclosure summary under s. 720.401 states "AS A PURCHASER OF PROPERTY IN THIS COMMUNITY, YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS' ASSOCIATION" and notes that recorded restrictive covenants govern use and occupancy. Under s. 720.3085, a buyer is "jointly and severally liable with the previous parcel owner for all unpaid assessments that came due up to the time of transfer of title." Under s. 720.30851, the association delivers an estoppel certificate within 10 business days of a request, and the statute caps its fee. The estoppel certificate states the assessments, charges and any resale assessment owed at closing.
Ventana Pointe's amenities are a heated pool, a pool cabana, poolside loungers, bike racks and mail kiosks, all listed in Pulte's Ventana Pointe brochure. The pool and cabana sit on the association's amenity parcel near the entrance. Lakes and a nature preserve surround many homesites, and no clubhouse, fitness room, courts, playground or golf course appears in Pulte's materials.
Data updated: November 2026 (Pulte Homes' Ventana Pointe brochure and 2022 fee summary, Collier County roll, parcel and address records, read November 8, 2026, and road estimates measured November 2026 from the Ventana Pointe entrance).
The table lists each amenity and the record it rests on.
Feature | On the record | Source |
|---|---|---|
Heated pool | Listed as a community amenity | Pulte's Ventana Pointe brochure |
Pool cabana | Listed as a community amenity, on the amenity parcel near the entrance | Pulte's brochure; county roll |
Poolside loungers | Listed | Pulte's brochure |
Bike racks and mail kiosks | Listed | Pulte's brochure |
Lakes and preserve | Homesites described as overlooking a lake or a nature preserve; upkeep in the association's scope | Pulte's brochure and 2022 fee summary |
Sidewalks and street lights | Mentioned in listing descriptions | Listing descriptions |
Golf | None at Ventana Pointe; public courses nearby | Pulte's materials; course sites |
Clubhouse, fitness room, courts, playground | None appears in Pulte's Ventana Pointe materials | Pulte's brochure |
Pulte's Ventana Pointe brochure lists the community amenities as a heated pool, a pool cabana, poolside loungers, bike racks and mail kiosks; no clubhouse, fitness room, tennis or pickleball court, playground or golf course appears in Pulte's Ventana Pointe materials. The amenity set is small and centered on the pool, which keeps the association's scope narrow and puts most daily recreation on public parks and courses a short drive away.
Yes, Pulte's brochure lists a heated pool among the Ventana Pointe community amenities (Pulte's Ventana Pointe brochure). The pool is one of the items named in Pulte's 2022 fee summary as part of the association's scope, together with the cabana. Pool hours, guest rules and any maintenance closures come from the association's rules, which a buyer can request with the governing documents.
The association's amenity parcel near the entrance is where Pulte placed the community's heated pool and pool cabana, at 10408 Ventana Lane. The county roll records 2,042 heated square feet and a 2023 roll year for that parcel. The parcel is one of the 84 on the plat and is not a home, so it is never counted in any home figure for Ventana Pointe. A roll year can trail the year a structure was finished, because later additions or a reassessment can move it.
No clubhouse or fitness room appears in Pulte's Ventana Pointe materials. Pulte's brochure lists the community amenities as a heated pool, a pool cabana, poolside loungers, bike racks and mail kiosks, and no clubhouse, fitness room, tennis or pickleball court, playground or golf course appears among them. If a listing mentions a shared building or room, ask the seller to name the document that confirms it, because the association's governing documents decide what the common areas hold.
Neither appears in Pulte's Ventana Pointe materials. For public outdoor space, Big Corkscrew Island Regional Park is 6.6 road miles and about 13 minutes from the Ventana Pointe entrance, and North Collier Regional Park is 7.8 road miles and about 16 minutes. Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer. Park rows are measured to the place's mapped point, not a gate.
Pulte described the homesites as overlooking a lake or a nature preserve, and the association's scope in Pulte's 2022 fee summary includes lake and surface water management and preserve maintenance and monitoring. The plat's six common tracts hold the road, lake, preserve and utility areas. No navigable water access appears in any record read for Ventana Pointe. Pulte delivered each home with an automatic sprinkler system, its 2022 fee summary put irrigation for the common areas and the homes in the association's scope, and listing descriptions report lake-fed irrigation.
Listing descriptions mention sidewalks and street lights inside Ventana Pointe. The records we hold do not say who owns or maintains them, so the plat, the association's budget and the county are the places a buyer confirms responsibility for repairs and for lighting. Ventana Lane runs from the single entrance on Immokalee Road, and Ventana Court branches off Ventana Lane near the south end of the community.
Ventana Pointe has no golf course of its own. Two courses open to the public are nearby: The Golf Lodge at the Quarry, 8950 Weathered Stone Dr, Naples 34120, a par 72 course bookable on GolfNow, is 2.4 road miles and about 7 minutes from the entrance, and Valencia Golf and Country Club, 1725 Double Eagle Trail, Naples 34120, whose site says it "has been a public driving range in Naples, FL since 1997" with tee times bookable, is 5.6 road miles and about 11 minutes. Member clubs nearby are for their members, and a Ventana Pointe address carries no membership.
Audubon's Corkscrew Swamp Sanctuary, 375 Sanctuary Rd W, Naples 34120, has a boardwalk and is 12.5 road miles and about 26 minutes from the Ventana Pointe entrance. Big Corkscrew Island Regional Park is 6.6 road miles and about 13 minutes away, and Delnor-Wiggins Pass State Park is 11.3 road miles and about 22 minutes. Drive figures are road estimates measured in November 2026, without traffic, and park rows are measured to a mapped point rather than a gate.
Ventana Pointe's rules come from three places: Collier County's Ventana Pointe RPUD zoning, the recorded declaration and the association's rules, and Florida's homeowners' association law in Chapter 720. Zoning is adopted by Ordinance 2020-22; leasing, pet, vehicle and exterior rules sit in the governing documents; and Florida law limits how later rental amendments apply to existing owners.
Data updated: November 2026 (Collier County zoning records, Florida Statutes Chapter 720, 2025 statutes, read November 2026).
The table shows which document governs each topic and where a buyer confirms it.
Topic | Governing rule | Where to confirm |
|---|---|---|
Zoning | Ventana Pointe RPUD, Ordinance 2020-22 | Collier County zoning records |
Leasing | Declaration and association rules; s. 720.306(1)(h) | Governing documents; the estoppel certificate |
Pets and vehicles | Governing documents | The association |
Exterior changes | Architectural review; county permits | The association; Collier County |
Fines and tenants | s. 720.305 | Florida Statutes |
Sale paperwork | s. 720.401; estoppel certificate | Disclosure summary; the association |
Collier County's zoning records list Ventana Pointe as the Ventana Pointe RPUD (Residential Planned Unit Development), adopted by Ordinance 2020-22 on July 14, 2020; the county's Growth Management Plan carries a companion Ventana Pointe Residential Overlay amended the same day. The unit cap, density, setbacks, building heights and permitted uses in the Ventana Pointe RPUD ordinance and overlay: Information not available at time of publishing (checked 2026-11-08). A buyer planning an addition, pool or accessory structure checks the county's zoning records and the permit process for that work.
The recorded declaration and the association's rules set Ventana Pointe's leasing terms; read them before signing a lease or buying to rent, because Florida law limits how later rental amendments apply to existing owners. The association's estoppel certificate and governing documents are the places a buyer confirms the lease approval process and any waiting period before the home closes.
Under s. 720.306(1)(h), a governing document or amendment "enacted after July 1, 2021, and that prohibits or regulates rental agreements applies only to a parcel owner who acquires title to the parcel after the effective date of the governing document or amendment, or to a parcel owner who consents." The same subsection lets an association "amend its governing documents to prohibit or regulate rental agreements for a term of less than 6 months and may prohibit the rental of a parcel for more than three times in a calendar year, and such amendments shall apply to all parcel owners." This is the statute, not a Ventana Pointe rule; the association's own documents say which limits, if any, it has adopted.
Yes. Under s. 720.305(1), "Each member and the member's tenants, guests, and invitees, and each association, are governed by, and must comply with, this chapter, the governing documents of the community." Ventana Pointe has a mandatory homeowners' association, named Ventana Pointe Homeowners Association, Inc. in Pulte's 2022 fee summary; every resale comes with the Florida HOA disclosure summary, and the association's estoppel certificate states what is owed. Fines are capped by the same section unless the governing documents say otherwise.
Pet rules for Ventana Pointe are in the governing documents. A buyer with a pet reads the declaration and the association's rules for any limits on number, size or breed before making an offer. Assistance animals are governed by federal fair housing rules, which apply on top of association rules.
Parking and storage rules sit in the governing documents. Ventana Pointe's leasing minimum and approval process, its pet, vehicle, boat and RV rules, and its architectural review standards for pools, fences and shutters: Information not available at time of publishing (checked 2026-11-08). The association can send its current rules, and a buyer with a boat, RV or commercial vehicle asks for them in writing before the contract's inspection period ends.
Exterior changes in Ventana Pointe pass through two reviews: the association's architectural review under the governing documents, and Collier County permits for the work itself. The association's standards for fences, shutters and pools are in its rules, and the county's permit office handles the building side. A pool or addition also changes the home's county record, which can move its roll year and tax figures at the next reassessment.
Under s. 720.306(1)(a), a quorum is 30 percent of voting interests unless the bylaws set a lower number. Under s. 720.303, owners may inspect the association's official records, records can be made available electronically, and an annual budget is required. The association's bylaws set the voting details for Ventana Pointe.
A home rented out is generally not the owner's permanent residence, and the property appraiser decides homestead eligibility each year. An owner who plans to rent a Ventana Pointe home asks a tax professional how the rental affects the exemption before the lease starts. The same point matters for buyers: homestead is a status the owner applies for, not a feature the home carries.
Ventana Pointe's county record shows four qualified recorded sales in the last 12 months, from $625,000 to $735,000, and 10 in the last 24 months at a $780,000 median. The newest qualified sale was recorded June 18, 2026. Medians print only for windows of 10 or more sales, and no MLS data was pulled.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis). This market section is built from Collier County recorded sales only; no MLS data was pulled.
We tracked every qualified recorded sale the county file holds for the 77 homes in Ventana Pointe, 90 sales from 2022 through mid-October 2026. The table shows each window.
Window | Dates | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|---|
12 months | Oct 16, 2025 to Oct 16, 2026 | 4 | $625,000 to $735,000 | under 10 sales: no median | none |
24 months | Oct 16, 2024 to Oct 16, 2026 | 10 | $625,000 to $929,000 | $780,000 | $333 |
36 months | Oct 16, 2023 to Oct 16, 2026 | 22 | $625,000 to $1,053,100 | $807,000 | $343 |
60 months | Oct 16, 2021 to Oct 16, 2026 | 90 | $600,000 to $1,127,500 | $798,150 | $369 |
Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would.
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
Four qualified sales were recorded in Ventana Pointe between October 16, 2025 and October 16, 2026, from $625,000 to $735,000. With fewer than 10 sales there is no median. The four sold at $650,000, $675,000, $625,000 and $735,000, and each was a home of 2,128 to 2,258 county heated square feet with a 2023 roll year. The newest was recorded June 18, 2026, and no qualified sale was recorded between June 18, 2026 and the county file's October 16, 2026 end date.
The 24-month window holds 10 qualified sales from $625,000 to $929,000 at a $780,000 median, or $333 per county heated square foot. The 36-month window holds 22 sales from $625,000 to $1,053,100 at an $807,000 median, or $343 per county heated square foot. The 24-month median sits below the 36-month median. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would.
The county file holds 22 qualified sales over the last 36 months. Of the 22, 16 were on Ventana Lane and 6 on Ventana Court. County heated area reads below listed living area on two-story homes, so the size column is the county figure.
Date | Price | County heated sq ft | Roll year | Street |
|---|---|---|---|---|
Oct 17, 2023 | $1,053,100 | 1,834 | 2023 | Ventana Ln |
Oct 25, 2023 | $650,000 | 2,214 | 2023 | Ventana Ct |
Oct 26, 2023 | $769,600 | 2,128 | 2023 | Ventana Ct |
Oct 30, 2023 | $710,000 | 2,228 | 2023 | Ventana Ct |
Nov 3, 2023 | $845,500 | 1,855 | 2023 | Ventana Ln |
Dec 1, 2023 | $988,500 | 2,364 | 2023 | Ventana Ct |
Dec 11, 2023 | $789,000 | 1,650 | 2023 | Ventana Ln |
Dec 19, 2023 | $880,000 | 2,214 | 2023 | Ventana Ln |
Apr 24, 2024 | $825,000 | 2,556 | 2021 | Ventana Ln |
Apr 25, 2024 | $731,000 | 2,128 | 2023 | Ventana Ct |
May 13, 2024 | $711,000 | 2,084 | 2021 | Ventana Ln |
Jun 20, 2024 | $849,000 | 2,228 | 2025 | Ventana Ln |
Dec 6, 2024 | $705,000 | 2,258 | 2022 | Ventana Ln |
May 30, 2025 | $929,000 | 2,255 | 2023 | Ventana Ln |
Jul 1, 2025 | $850,000 | 2,412 | 2024 | Ventana Ln |
Sep 10, 2025 | $877,000 | 2,556 | 2023 | Ventana Ln |
Sep 23, 2025 | $915,000 | 2,684 | 2023 | Ventana Ln |
Sep 29, 2025 | $825,000 | 1,650 | 2022 | Ventana Ln |
Dec 29, 2025 | $650,000 | 2,128 | 2023 | Ventana Ln |
Apr 24, 2026 | $675,000 | 2,128 | 2023 | Ventana Ln |
May 28, 2026 | $625,000 | 2,214 | 2023 | Ventana Ct |
Jun 18, 2026 | $735,000 | 2,258 | 2023 | Ventana Ln |
The 60-month window holds 90 qualified sales from $600,000 to $1,127,500 at a $798,150 median, or $369 per county heated square foot. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would. The 120-month window holds the same 90 sales, $600,000 to $1,127,500 at a $798,150 median, because the county file holds no qualified Ventana Pointe sale before 2022.
The county file lists Ventana Pointe's qualified sales over $100,000 by year from 2022, the first year with a qualified sale; 2026 runs only to the county file's mid-October end date, and the three 2026 sales are the 2026 part of the 12-month window's four.
Year | Sales | Low | High | Median |
|---|---|---|---|---|
2022 | 22 | $615,000 | $998,100 | $782,050 |
2023 | 54 | $600,000 | $1,127,500 | $801,000 |
2024 | 5 | $705,000 | $849,000 | under 10 |
2025 | 6 | $650,000 | $929,000 | under 10 |
2026 | 3 | $625,000 | $735,000 | under 10 |
A year with fewer than 10 sales has no median in this table, because a handful of sales can swing a median.
Sales cluster in 2022 and 2023, with 22 and 54 qualified sales, and the count falls to 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October. The median in 2022 was $782,050 and in 2023 it was $801,000. Every qualified sale of the last 36 months is $625,000 or more, and the lowest qualified sale in the file is $600,000 (2023) while the highest is $1,127,500 (2023). The 24-month median ($780,000) sits below the 36-month ($807,000) and 60-month ($798,150) medians. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales.
By year, the county file shows 22 qualified sales in 2022, 54 in 2023, 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October. Those counts track the build-out: the roll gives 2 Ventana Pointe homes a 2021 roll year, 20 a 2022 roll year, 49 a 2023 roll year, 4 a 2024 roll year and 2 a 2025 roll year, and all 77 homesites carry homes on the 2026 roll, so homes now change hands as resales. Listing counts and days on market are not county records, and the county file gives no turnover rate.
Fourteen homes recorded two qualified sales within the 60 months; the median nominal change between their two prices was minus 2 percent, with no adjustment for upgrades, pools, lot or time, so it is not a measure of what any home gained or lost.
County heated area on the 2026 roll runs from 1,104 to 2,860 square feet, but on two-story Ventana Pointe homes the county figure reads well below the listed living area; Pulte published its Ventana Pointe designs at 1,889 to 3,416 square feet of living area. The four sales of the last 12 months were homes of 2,128 to 2,258 county heated square feet, all with 2023 roll years. Across the 22 sales of the last 36 months, county heated area runs from 1,650 to 2,684 square feet. Price and size are two columns of the same record, and a buyer or seller compares a specific home against its own plan, options and homesite rather than against a single price.
Over 36 months, qualified sales ran from $625,000 to $1,053,100. Over 60 months they ran from $600,000 to $1,127,500. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. The range reflects different plans, options and homesites; it is a record of what has closed, not a statement about what a given home will bring.
Multiple Listing Service fields such as asking price and days on market are not public records and were not pulled for this guide (checked 2026-11-08); every price figure here is a Collier County qualified recorded sale. Three other priced deeds in the last 36 months were not marked as qualified sales by the county and are left out of every figure here. A county sale is a closed transaction with a recorded price, which makes it a firm reference point for a seller or buyer. For homes on the market today, see current Naples listings.
Online estimates work from public records and cannot see a home's plan, options, homesite or condition, and in Ventana Pointe the county's per-foot figures read high on two-story homes, which can skew a formula that leans on them. A valuation built from the recorded sales in this guide and a look at the home itself accounts for what a formula leaves out. Request one at mcgreevyandcomisar.com/home-valuation or through our Naples home valuation page, and see our guide to selling in Naples.
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 and see how we represent buyers.
Ventana Pointe's cost of owning is built in layers: a quarterly association assessment named in Pulte's 2022 fee summary, no community development district charge, a non-ad valorem charge of at most $270 on every 2026 bill, property tax with a $6,225 median in 2026, utilities billed by each provider, and insurance set home by home.
Data updated: November 2026 (Pulte Homes' Ventana Pointe 2022 fee summary, Collier County 2026 tax roll, millage area 44, and Florida Statutes, read November 2026).
The table lists each cost layer and the record behind it.
Layer | What the record says |
|---|---|
Association assessment | Collected quarterly per Pulte's 2022 fee summary; current amount in the estoppel certificate |
Community development district | None |
Non-ad valorem charge | On every 2026 bill, at most $270 |
Property tax | Median $6,225 in 2026 |
Utilities | Billed by each provider |
Home insurance | Home by home |
Flood insurance | By the home's own determination and the lender |
Ventana Pointe has a mandatory homeowners' association, named Ventana Pointe Homeowners Association, Inc. in Pulte's 2022 fee summary. That summary said the association assessment was collected quarterly and included lake and surface water management, preserve maintenance and monitoring, common area maintenance and insurance, landscape maintenance and irrigation, vehicular access control, and the pool and cabana. The current Ventana Pointe association assessment, its payment schedule and any special assessment now in effect: Information not available at time of publishing (checked 2026-11-08). The association's budget and the estoppel certificate state the current amount.
Pulte's 2022 fee summary also listed one-time charges at the builder's closings and a resale assessment; whether a resale assessment applies today, and its amount, is stated in the association's estoppel certificate. A buyer requests the certificate early, because the association must deliver it within 10 business days of a request under s. 720.30851.
The estoppel certificate states any assessment owed at closing, including a special assessment if one has been levied. The records we hold make no claim either way, so the association's budget, its recent meeting minutes and the certificate are the documents that answer the question for a specific closing. A buyer asks for all three during the inspection period.
Three charges sit outside the ad valorem tax. The association assessment is billed by the association. Utilities are billed by each provider. Every Ventana Pointe 2026 tax bill carries a non-ad valorem charge, at most $270; the bill names the levying body. That charge appears on the tax bill, so it is separate from the ad valorem millage and from the association assessment.
Home insurance in Ventana Pointe is priced home by home. Collier County's republished copy of the effective FEMA flood map places all 77 Ventana Pointe home address points in Zone AH, a Special Flood Hazard Area of shallow flooding, on FEMA panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM at the FEMA Flood Map Service Center or through a lender's flood zone determination. Because Zone AH is a Special Flood Hazard Area, expect a lender to ask about flood insurance; the lender's flood zone determination for the specific home and the loan decide whether it is required, and a cash buyer decides for themselves. Under FEMA's Risk Rating 2.0, new policies priced this way from October 1, 2021 and renewals from April 1, 2022, with full implementation April 1, 2023, the approach "does not use flood zones to determine flood risk," so the cost of coverage depends on that home, not on the zone letter alone.
A buyer's request list for any Ventana Pointe resale:
Each item names the document that answers a question this guide cannot answer for a specific address.
Ventana Pointe is not in a community development district: Pulte's fee summary says no CDD fees, and Collier County's community development district map shows no district there. A Ventana Pointe tax bill therefore carries no district bond levy. The only non-ad valorem charge on the 2026 bills is at most $270, and the association assessment is billed separately from the tax bill.
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 and see how we represent buyers.
Ventana Pointe was built by Pulte with natural gas, and listing descriptions report central water and sewer. Greater Naples Fire Rescue District provides fire service and the Collier County Sheriff's Office serves unincorporated Collier. Provider names for water, sewer, electric, gas, trash and internet come from each provider, so confirm them for a specific address before closing.
Data updated: November 2026 (Pulte Homes' Ventana Pointe releases, brochure and 2022 fee summary, listing descriptions, Collier County 2026 tax roll, read November 2026).
The table lists each service and where to confirm it.
Service | On the record | Where to confirm |
|---|---|---|
Water and sewer | Central, per listing descriptions | The provider |
Natural gas | Built with natural gas, per Pulte | The gas provider |
Electric | Provider not on the record | The electric provider |
Internet | CAT6 prewiring; cable available per listings | The provider at the address |
Irrigation | Automatic sprinklers; lake-fed per listings | The association |
Trash | Provider not on the record | Collier County; the association |
Fire | Greater Naples Fire Rescue District | greaternaplesfire.org |
Police | Collier County Sheriff's Office | The Sheriff's Office |
Pulte built Ventana Pointe with natural gas, and listing descriptions report central water and sewer; confirm the water, sewer, electric, gas, trash and internet providers for a specific address with each provider before closing. The water and sewer provider, the electric and gas utilities, the trash hauler and the name of the non-ad valorem levy on Ventana Pointe tax bills: Information not available at time of publishing (checked 2026-11-08).
Pulte built Ventana Pointe with natural gas, per its 2021 and 2022 releases, so a gas provider serves the homes. Pulte prewired every home with CAT6 wiring and named no internet provider or bulk service contract, and listing descriptions say cable is available. Confirm the provider and the service tier for a specific address with each provider before closing.
Pulte delivered each home with an automatic sprinkler system, its 2022 fee summary put irrigation for the common areas and the homes in the association's scope, and listing descriptions report lake-fed irrigation.
Trash service is confirmed with Collier County and the association before closing. The records we hold do not name a hauler, so a buyer asks the seller which provider the home uses and whether the association arranges collection. Pickup days and container rules follow the provider's schedule.
Every Ventana Pointe 2026 tax bill carries a non-ad valorem charge, at most $270; the bill names the levying body. The charge is on all 77 bills in the county's 2026 tax-roll file, and it sits next to the ad valorem millage on the same bill.
Ventana Pointe is in the Greater Naples Fire Rescue District, which levies 2.0000 mills on every Ventana Pointe 2026 tax bill and lists its administrative headquarters at 14575 Collier Blvd (Greater Naples Fire Rescue District). The Collier County Sheriff's Office serves unincorporated Collier County. No city levy appears on any Ventana Pointe bill, which is consistent with a location in unincorporated Collier County.
County records place Ventana Pointe in Collier County Commission District 3. The district matters for county-level matters such as road and zoning decisions that go before the Board of County Commissioners, and the county's website lists the current commissioner.
Ventana Pointe's tax bills fall in millage area 44, which totals 10.3696 mills on the 2026 county tax-roll file, including the Greater Naples Fire Rescue District levy of 2.0000 mills and no city levy. The median 2026 bill across all 77 homes is $6,225, and every bill carries a non-ad valorem charge of at most $270.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 44).
We read the 2026 county tax roll for all 77 homes. The first table summarizes the roll, and the second lists the levies in millage area 44.
Group | Homes | Median 2026 county roll just value (low to high) | Median total 2026 taxes (low to high) | Non-ad valorem charge | Homestead-exempt |
|---|---|---|---|---|---|
All homes | 77 | $624,792 ($530,859 to $822,868) | $6,225 ($270 to $8,803) | on all 77, at most $270 | 48 of 77 (62 percent) |
Authority | Levy | Mills |
|---|---|---|
Collier County | General Fund | 3.0107 |
South Florida Water Management | Water Management Fund (South Fl) | 0.0948 |
South Florida Water Management | Big Cypress Basin | 0.0978 |
School Board | School Board, State Law | 1.8990 |
School Board | School Board, Local Board | 2.2480 |
Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
Greater Naples Fire | Greater Naples Fire Rescue District | 2.0000 |
Collier County | Unincorporated General MSTD | 0.6844 |
Collier County | C.C. Water Pollution Control Program | 0.0246 |
Collier County | Conservation Collier | 0.1772 |
Total | 10.3696 |
Ten levies make up millage area 44, from Collier County, the South Florida Water Management District, the School Board, Collier Mosquito Control and the Greater Naples Fire Rescue District. The largest is the Collier County General Fund at 3.0107 mills, followed by the School Board's local levy at 2.2480 mills, the Greater Naples Fire Rescue District at 2.0000 mills and the School Board's state-law levy at 1.8990 mills. The total is 10.3696 mills on the 2026 county tax-roll file, with no city levy.
The median total 2026 tax bill across the 77 homes is $6,225, and bills run from $270 to $8,803. $270 is the lowest total on the roll. The non-ad valorem charge is on all 77 bills, at most $270, and it is part of the total on each of those bills. A typical bill depends on the home's just value and its exemptions, not on the street.
At 10.3696 mills, each $1,000 of taxable value carries $10.3696 of ad valorem tax a year, before exemptions and the non-ad valorem charge. Taxable value is the just value less any exemptions, so a home with a homestead exemption has a lower taxable value than the same home without one.
The roll's median bill ($6,225) reflects homestead exemptions on 48 of the 77 homes and assessed values that can sit below just value; a buyer's bill resets after the sale. The same millage area applies to every home, so differences come from just value, exemptions and the assessed value on each parcel, not from different rates.
The median 2026 county roll just value across the 77 homes is $624,792, from $530,859 to $822,868. Just value is the county's own estimate for tax purposes. It is a different measure from a recorded sale price, and it does not equal what a home would bring today, which is why this guide reports recorded sales separately.
48 of the 77 homes, or 62 percent, carry a homestead exemption on the 2026 roll. That is a tax fact about how the roll is filed. It says nothing about any resident, and it can change from year to year as homes sell and owners apply.
Florida's homestead exemption needs title, permanent residence and an application to the property appraiser. A homestead's assessed value is capped from year to year under Save Our Homes, and a sale resets the assessed value. A buyer who will live in the home applies for the exemption after closing, and the property appraiser decides eligibility each year.
Under s. 689.261, a property tax disclosure summary is required at or before the contract. From February 1, 2027, "any property visible on a listing platform must include the estimated ad valorem taxes for such property," and the current owner's assessment may not be used for that estimate. For a Ventana Pointe buyer, the 10.3696-mill rate applies to the new owner's taxable value after the sale.
Ventana Pointe's 77 home address points sit in Zone AH, a Special Flood Hazard Area of shallow flooding, on the county's republished copy of the effective FEMA map, panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM. The county's evacuation map places all 77 homes in Evacuation Zone E.
Data updated: November 2026 (county copy of the effective FEMA flood map, panel 12021C0218H, and the county evacuation-zone map, read November 8, 2026).
We read the county's copy of the effective FEMA flood map at all 77 home address points and the county's evacuation-zone map, and the record reads the same for every home on Ventana Lane and Ventana Court. What the record shows:
Item | What the record shows |
|---|---|
Zone on the county's republished copy of the effective FEMA map | Zone AH at all 77 Ventana Pointe homes |
FEMA panel | 12021C0218H, effective May 16, 2012 |
Zone for one specific home | FEMA Flood Map Service Center or a lender's flood zone determination |
Elevation certificates | ten Ventana Pointe homes in the county's index |
Evacuation zone | Zone E, all 77 |
Coastal High Hazard Area | not included |
Collier County's republished copy of the effective FEMA flood map places all 77 Ventana Pointe home address points in Zone AH, a Special Flood Hazard Area of shallow flooding, on FEMA panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM at the FEMA Flood Map Service Center or through a lender's flood zone determination.
The 2012 panel predates the site work for Ventana Pointe, and a lot can carry its own FEMA letter of map change; each home's elevation certificate and flood determination decide its rating and any lender requirement.
Map readings use the county's address records, which place a point on each home's parcel, not a survey.
Collier County's republished copy of the effective FEMA flood map places all 77 Ventana Pointe home address points in Zone AH, a Special Flood Hazard Area of shallow flooding, on FEMA panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM at the FEMA Flood Map Service Center or through a lender's flood zone determination. The map describes a location, so a home's own determination is the document a lender and an insurer rely on.
Panel 12021C0218H, effective May 16, 2012, is the panel on the county's current copy of the map for Ventana Pointe, so the county's current copy of the map still carries the 2012 panel for this area. The 2012 panel predates the site work for Ventana Pointe, and a lot can carry its own FEMA letter of map change; each home's elevation certificate and flood determination decide its rating and any lender requirement. Confirm the zone for a specific home on the current FIRM.
On panel 12021C0218H, effective May 16, 2012, Zone AH is a Special Flood Hazard Area of shallow flooding. FEMA's flood zone glossary says Special Flood Hazard Area labels mark "the area that will be inundated by the flood event having a 1-percent chance" of occurring in a given year. FEMA's moderate-risk areas lie between the 1 percent and 0.2 percent limits, and its minimal-hazard areas lie outside them. Confirm the zone for a specific home on the current FIRM.
Use three documents. Search the address at the FEMA Flood Map Service Center, ask a lender for the flood zone determination it orders on the specific home, and ask the seller for the home's elevation certificate if one exists. The county's map is a useful first read for Ventana Pointe, but the determination and the certificate are home-specific. Compare all three against panel 12021C0218H, effective May 16, 2012, and confirm on the current FIRM.
The county's elevation-certificate index lists certificates for ten Ventana Pointe homes; ask the seller or the county for the certificate on a specific home. Base flood and finished-floor elevations for each Ventana Pointe home, any FEMA letter of map change on a Ventana Pointe lot, and unincorporated Collier County's Community Rating System class: Information not available at time of publishing (checked 2026-11-08).
Because Zone AH is a Special Flood Hazard Area, expect a lender to ask about flood insurance; the lender's flood zone determination for the specific home and the loan decide whether it is required, and a cash buyer decides for themselves. That reading rests on panel 12021C0218H, effective May 16, 2012, so confirm the zone on the current FIRM before you price the coverage.
FEMA's Risk Rating 2.0 applied to new National Flood Insurance Program policies from October 1, 2021 and to renewals from April 1, 2022, with full implementation April 1, 2023. Its factors include flood frequency, multiple flood types (river overflow, storm surge, coastal erosion, heavy rainfall), distance to a water source, elevation and cost to rebuild. FEMA says the approach "does not use flood zones to determine flood risk," and most existing-policy rates may not rise more than 18 percent a year. A Ventana Pointe home's premium depends on that home, not on the zone letter alone.
FEMA's Community Rating System rewards communities that go beyond minimum floodplain rules, in classes that step in 5 percent increments. The discount applies to the full-risk premium for National Flood Insurance Program policies in a participating community, including outside the Special Flood Hazard Area. Unincorporated Collier County's Community Rating System class is not stated on this page, so ask the flood insurance agent for the discount on the quote itself.
Collier County's hurricane evacuation zone map places all 77 Ventana Pointe homes in Evacuation Zone E. Evacuation zones come from storm-surge modelling, not from FEMA flood zones; follow the county's orders for your zone. Collier County's Coastal High Hazard Area map does not include Ventana Pointe. A buyer checks both the evacuation zone and the flood zone.
Ventana Pointe's 77 homes were not on the roll for Irma in 2017, were being built when Ian came in 2022 and were mostly finished when Milton came in 2024. The federal reports in the table measure this part of Collier County as an area, and no report we read names Ventana Pointe.
Data updated: November 2026 (National Hurricane Center and National Weather Service reports).
Storm | Date | What the federal reports record for this part of Collier County | Source |
|---|---|---|---|
Irma | September 10, 2017 | final landfall near Marco Island; "Irma's center tracked just east of Naples"; "heavy tree and power pole damage in Marco Island, Golden Gate, and portions of Naples"; storm rainfall 11.46 in at the Naples 7 E station and 10.41 and 10.36 in at two Golden Gate Estates stations | |
Ian | September 28, 2022 | landfall on Cayo Costa; "Maximum inundation of 6 to 9 ft AGL occurred in Naples"; "In Collier County, 33 buildings were destroyed, and over 3,500 buildings sustained major damage"; NWS Miami: surge flooding "over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals" | |
Milton | October 9 to 10, 2024 | landfall on Siesta Key; "Maximum storm surge inundation of 3-5 ft AGL occurred from Bonita Beach through Marco Island"; 45 known tornadoes on land across the peninsula; storm rainfall 5.57 in at the Golden Gate 2.2 SW station |
These are area measurements from the National Hurricane Center and National Weather Service reports; no report we read names Ventana Pointe.
Irma made its final landfall near Marco Island on September 10, 2017, and the National Hurricane Center wrote that "Irma's center tracked just east of Naples." The report records "heavy tree and power pole damage in Marco Island, Golden Gate, and portions of Naples," and storm rainfall of 11.46 in at the Naples 7 E station and 10.41 and 10.36 in at two Golden Gate Estates stations. Irma came before any Ventana Pointe home was on the roll.
Ian made landfall on Cayo Costa on September 28, 2022. The National Hurricane Center report says "Maximum inundation of 6 to 9 ft AGL occurred in Naples" and "In Collier County, 33 buildings were destroyed, and over 3,500 buildings sustained major damage." The National Weather Service in Miami described surge flooding "over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals." Ian came while Ventana Pointe was being built.
Milton made landfall on Siesta Key on October 9 to 10, 2024. The National Hurricane Center report says "Maximum storm surge inundation of 3-5 ft AGL occurred from Bonita Beach through Marco Island," counts 45 known tornadoes on land across the peninsula and records 5.57 in of storm rainfall at the Golden Gate 2.2 SW station. Milton came after most Ventana Pointe homes were finished, and the report describes the area, not the community.
Water, wind or roof damage at Ventana Pointe homes in Ian or Milton, and any storm-related association assessment: Information not available at time of publishing (checked 2026-11-08). A seller discloses what the seller knows about a home's storm history, and a buyer can ask for insurance claims history, repair invoices and permits for the specific home.
FEMA issued three declarations for Florida: DR-4337-FL for Irma, declared September 10, 2017; DR-4673-FL for Ian, declared September 29, 2022; and DR-4834-FL for Milton, declared October 11, 2024. A declaration covers a state and its designated counties, so it does not report conditions at any one community.
Collier County's hurricane evacuation zone map places all 77 Ventana Pointe homes in Evacuation Zone E. Evacuation zones come from storm-surge modelling, not from FEMA flood zones; follow the county's orders for your zone. The order itself comes from the county at the time.
Ventana Pointe homes carry county roll years from 2021 to 2025, were permitted under the statewide Florida Building Code, and are insured through each owner's own carrier, so roof, openings and claims history decide a policy more than the community name does. Pulte's brochure lists the hurricane features it offered.
Data updated: November 2026 (Collier County roll, read November 8, 2026; Florida Statutes as read on November 8, 2026; Pulte Homes' Ventana Pointe brochure).
The county roll gives 2 Ventana Pointe homes a 2021 roll year, 20 a 2022 roll year, 49 a 2023 roll year, 4 a 2024 roll year and 2 a 2025 roll year.
Roll year | Homes | Code note |
|---|---|---|
2021 | 2 | permitted from 2021 onward under the statewide Florida Building Code |
2022 | 20 | the edition in effect on the permit application date governs |
2023 | 49 | the 8th Edition (2023) took effect December 31, 2023 |
2024 | 4 | confirm each home's permit |
2025 | 2 | confirm each home's permit |
Who decides what when a Ventana Pointe home is insured:
Question | Who decides | Document |
|---|---|---|
Wind and home policy | the owner's insurer | uniform mitigation verification inspection form |
Flood | the home's flood determination, its elevation certificate and the lender | flood zone determination |
Reroof | the permit and the building official | reroof permit |
Citizens eligibility | the statute and an offer from an admitted insurer | s. 627.351 |
Grants | the My Safe Florida Home program | s. 215.5586 |
Ventana Pointe homes were permitted from 2021 onward under the statewide Florida Building Code; the edition in effect on the date a permit was applied for governs that work, and the 8th Edition (2023) took effect December 31, 2023. Under s. 553.73 the code is updated "every third year," and provisions "relating to wind resistance or the prevention of water intrusion may not be modified to diminish those construction requirements." The Florida Building Commission lists the edition dates.
Pulte's brochure lists steel-reinforced concrete block construction, engineered roof trusses with hurricane tie-downs, a tile roof and whole-house impact-resistant windows "rated High Velocity Hurricane Zone." Listing descriptions describe the second floors of some two-story homes as wood frame. These are the features Pulte listed as offered; a given home's features today come from the listing, the inspection and the permits.
Roof age, opening protection, roof-to-wall connections and the wind mitigation inspection results for individual Ventana Pointe homes: Information not available at time of publishing (checked 2026-11-08). The uniform mitigation verification inspection form and a licensed inspector's findings decide those facts for one home. Ask for the form, the roof covering type and the permit history before you compare two homes on insurance.
A wind mitigation inspection documents the fixtures and construction techniques that reduce windstorm loss. Under s. 627.0629(1), a residential rate filing "must include actuarially reasonable discounts, credits, or other rate differentials, or appropriate reductions in deductibles, for properties on which fixtures or construction techniques demonstrated to reduce the amount of loss in a windstorm have been installed or implemented." Under s. 627.711, insurers notify applicants of the discounts "using a form prescribed by the Office of Insurance Regulation." No credit amount prints here, because it comes from the insurer's filing.
As s. 215.5586 read on November 8, 2026, eligible homes are site-built single-family detached homes or townhouses that are owner-occupied with a homestead exemption, and grants require "a dwelling with an insured value of $700,000 or less." Grants are "matched on the basis of $1 provided by the applicant for $2 provided by the state up to a maximum state contribution of $10,000." The program site advertises free wind-mitigation inspections. Funding status changes, so confirm with the program.
As s. 627.351(6) read on November 8, 2026, "a structure that has a dwelling replacement cost of $700,000 or more ... is not eligible for coverage by the corporation," effective January 1, 2017, with a narrow exception. An applicant is eligible only if an offer of coverage cannot be obtained from an admitted insurer at approved rates. An insurance agent quotes the specific home.
The retrofit criteria in s. 553.844 target "site-built, single-family residential structures constructed before the implementation of the Florida Building Code." Ventana Pointe homes were permitted under the code, so the reroof permit and the building official decide what a new roof needs on a given home.
Not necessarily. Under FEMA's Risk Rating 2.0, flood frequency, flood types, distance to a water source, elevation and cost to rebuild feed each policy's price, and the approach does not use flood zones to determine flood risk. Two homes on the same street can differ on elevation, and the elevation certificate is the document that records it. This page prints no premium.
Ask for the roof age and covering, the wind mitigation form, the result of a four-point inspection if the insurer asks for one, the flood determination, the elevation certificate if one exists, and the home's claims history. Ask the association what its master policy for common areas covers, using the budget and the estoppel certificate. An agent can then quote wind and flood coverage on facts for that home, not on the community's name.
Ventana Pointe addresses have appeared in listing descriptions with Laurel Oak Elementary or Bear Creek Elementary, Oakridge Middle and Gulf Coast High. School assignment for a Ventana Pointe home depends on the address and can change; confirm it with Collier County Public Schools.
Data updated: November 2026 (public school listing descriptions; road estimates measured November 2026 from the Ventana Pointe entrance).
School | Type | Location | Drive from the Ventana Pointe entrance |
|---|---|---|---|
Bear Creek Elementary | public, elementary (opened August 2025) | Immokalee Road at Moulder Drive | 1.2 mi / about 3 min |
Laurel Oak Elementary | public, elementary | Immokalee Road, west of Collier Boulevard | 3.6 mi / about 7 min |
Oakridge Middle | public, middle | off Collier Boulevard | 2.9 mi / about 6 min |
Gulf Coast High | public, high school | Shark Way, west of Collier Boulevard | 3.7 mi / about 7 min |
School assignment for a Ventana Pointe home depends on the address and can change; confirm the assigned schools for any Ventana Lane or Ventana Court address with Collier County Public Schools before you rely on them.
Listing descriptions for Ventana Pointe homes have reported Laurel Oak Elementary or, on the newest listing read, Bear Creek Elementary, with Oakridge Middle and Gulf Coast High. School assignment for a Ventana Pointe home depends on the address and can change; confirm the assigned schools for any Ventana Lane or Ventana Court address with Collier County Public Schools before you rely on them.
Bear Creek Elementary, on Immokalee Road at Moulder Drive, opened in August 2025 on a 22-acre site the district acquired in 2006 to relieve overcrowding at Laurel Oak Elementary and nearby schools. It sits 1.2 road miles, about 3 minutes, from the Ventana Pointe entrance. WGCU reported the opening on August 14, 2025, and NEA Family also covered the new campus. Confirm the assigned school for your address with Collier County Public Schools.
Laurel Oak Elementary is a public elementary school on Immokalee Road, west of Collier Boulevard, 3.6 road miles, about 7 minutes, from the Ventana Pointe entrance. Listing descriptions for Ventana Pointe homes have reported it. The district opened Bear Creek Elementary partly to relieve overcrowding at Laurel Oak Elementary, so the schools named in listings can change. Confirm the assigned school for your address with Collier County Public Schools.
Oakridge Middle, off Collier Boulevard, is 2.9 road miles, about 6 minutes, from the Ventana Pointe entrance. Gulf Coast High, on Shark Way west of Collier Boulevard, is 3.7 road miles, about 7 minutes. Listing descriptions for Ventana Pointe homes have reported both. Confirm the assigned schools for your address with Collier County Public Schools.
Florida school grades for Bear Creek Elementary, Laurel Oak Elementary, Oakridge Middle and Gulf Coast High, and the official assignment for a specific Ventana Pointe address: Information not available at time of publishing (checked 2026-11-08). The Florida Department of Education publishes school grades, and a buyer can read the current year's report for any school by name. Confirm the assigned school for your address with Collier County Public Schools.
Contact Collier County Public Schools with the street address and ask for the current assignment, because boundaries change. Other public schools sit within a drive of the entrance, listed by road only and not as reported schools: Corkscrew Middle is 5.5 road miles, about 10 minutes; Palmetto Ridge High is 6.3 miles, about 13 minutes; and Big Cypress Elementary is 6.3 miles, about 11 minutes.
Public charter schools by road: Innovation Preparatory Academy is 2.6 miles, about 6 minutes, and Mason Classical Academy (campus near Collier Boulevard) is 4.8 miles, about 9 minutes. Private schools by road: Royal Palm Academy 7.8 miles, about 17 minutes; First Baptist Academy 9.3 / about 16; St. Elizabeth Seton School 10.0 / about 18; Community School of Naples 10.3 / about 18; and Saint John Neumann High School 10.7 / about 21. Our private schools guide covers the private options.
Ventana Pointe's nearby emergency room is the NCH Emergency Department, Northeast, at 15420 Collier Blvd, about 2.5 road miles and about 4 minutes from the entrance by the route measured. Hospital campuses lie 8.5 to 17.8 road miles away. In an emergency call 911.
Data updated: November 2026 (NCH and Physicians Regional Healthcare System pages; road estimates measured November 2026 from the Ventana Pointe entrance).
Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer.
Place | Type | Address | Drive from the Ventana Pointe entrance |
|---|---|---|---|
NCH Emergency Department, Northeast | freestanding emergency department, open 24/7, (239) 624-8700 | 15420 Collier Blvd, Naples 34120 | about 2.5 mi / about 4 min, by the route to Immokalee Road at Collier Boulevard |
NCH North Naples Hospital | hospital; NCH says the campus is home to two emergency departments, including a pediatric one | 11190 Health Park Blvd | 8.5 mi / about 15 min |
Physicians Regional Medical Center, Pine Ridge | hospital | 6101 Pine Ridge Rd | 9.2 mi / about 16 min |
Physicians Regional Medical Center, Collier Boulevard | hospital, (239) 354-6000 | 8300 Collier Blvd, Naples 34114 | 13.7 mi / about 23 min |
NCH Baker Hospital | hospital; NCH says its emergency department is one of two comprehensive stroke centers in Collier | 350 7th St N, downtown Naples | 17.8 mi / about 29 min |
CVS Pharmacy | pharmacy | 8831 Immokalee Rd | 2.3 mi / about 4 min |
CVS Pharmacy | pharmacy | 13400 Immokalee Rd | 3.9 mi / about 6 min |
The NCH Emergency Department, Northeast, at 15420 Collier Blvd, Naples 34120, is about 2.5 road miles, about 4 minutes, from the Ventana Pointe entrance by the route to Immokalee Road at Collier Boulevard. Its number is (239) 624-8700. NCH calls it Collier County's only freestanding emergency department, and a 2015 trade article places the facility at the intersection of Immokalee Road and Collier Boulevard.
Four hospitals sit within about 30 minutes by road. NCH North Naples Hospital, 11190 Health Park Blvd, is 8.5 miles, about 15 minutes. Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, is 9.2 miles, about 16 minutes. Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, is 13.7 miles, about 23 minutes, at (239) 354-6000. NCH Baker Hospital, 350 7th St N, is 17.8 miles, about 29 minutes. See the Pine Ridge and Collier Boulevard pages.
NCH says "All Our Emergency Departments are open 24/7," per its emergency resources page. NCH describes the Golisano and McDonald pediatric emergency department at NCH North Naples as "the only 24-hour pediatric emergency department in Collier County." Its directory of locations lists the campuses. In an emergency call 911; the drive figures here are for planning, not for a live emergency.
NCH directs minor emergencies to "Vanderbilt Immediate Care 801 Vanderbilt Beach Road," per its emergency resources page. The street address and drive to the urgent care center closest to the Ventana Pointe entrance: Information not available at time of publishing (checked 2026-11-08).
Two CVS Pharmacy locations are on Immokalee Road. The one at 8831 Immokalee Rd is 2.3 road miles, about 4 minutes, from the Ventana Pointe entrance, and the one at 13400 Immokalee Rd is 3.9 road miles, about 6 minutes. Publix and Aldi stops sit on the same corridor, 2.4 to 4.1 road miles from the entrance.
NCH's October 14, 2025 release describes a planned 150-bed hospital in Ave Maria on 18 donated acres, with construction expected to begin within the next two years, starting with a 24/7 emergency department. It is a plan, not an open facility. Ave Maria (town) is 17.8 road miles, about 30 minutes, from the Ventana Pointe entrance.
Ventana Pointe's entrance on Immokalee Road is 2.0 road miles, about 4 minutes, from Founders Square at Collier Boulevard, 5.3 miles from the I-75 northbound on-ramp at Immokalee Road and 28.1 miles, about 38 minutes, from Southwest Florida International Airport. Gulf beaches are 11.3 to 12.1 miles away.
Data updated: November 2026 (road estimates measured November 2026 from the Ventana Pointe entrance).
We measured drive times from the Ventana Pointe entrance with one routing method, so the rows compare with each other. Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer.
Destination | Drive miles | Drive minutes |
|---|---|---|
Bear Creek Elementary (Immokalee Rd at Moulder Dr) | 1.2 | 3 |
Founders Square (Immokalee Rd at Collier Blvd) | 2.0 | 4 |
CVS Pharmacy, 8831 Immokalee Rd | 2.3 | 4 |
Aldi, 8660 Addison Place Dr | 2.4 | 5 |
The Golf Lodge at the Quarry, 8950 Weathered Stone Dr | 2.4 | 7 |
Publix, 15265 Collier Blvd | 2.5 | 4 |
Immokalee Rd at Collier Blvd (NCH Emergency Department, Northeast area) | 2.5 | 4 |
Innovation Preparatory Academy | 2.6 | 6 |
Oakridge Middle School | 2.9 | 6 |
Laurel Oak Elementary School | 3.6 | 7 |
Gulf Coast High School | 3.7 | 7 |
CVS Pharmacy, 13400 Immokalee Rd | 3.9 | 6 |
Publix, 13550 Immokalee Rd | 4.1 | 6 |
Winn-Dixie, 7550 Mission Hills Dr | 4.1 | 8 |
Sprouts Farmers Market, 2220 Logan Blvd N | 4.4 | 8 |
Mason Classical Academy (campus near Collier Blvd) | 4.8 | 9 |
I-75 at Immokalee Road (northbound on-ramp) | 5.3 | 8 |
Target, 2415 Tarpon Bay Blvd | 5.4 | 10 |
Corkscrew Middle School | 5.5 | 10 |
Valencia Golf and Country Club, 1725 Double Eagle Trail | 5.6 | 11 |
Walmart Supercenter, 5420 Juliet Blvd | 6.0 | 11 |
Palmetto Ridge High School | 6.3 | 13 |
Big Cypress Elementary School | 6.3 | 11 |
Big Corkscrew Island Regional Park | 6.6 | 13 |
North Collier Regional Park | 7.8 | 16 |
Royal Palm Academy | 7.8 | 17 |
Collier County Public Library, Estates Branch | 8.1 | 13 |
NCH North Naples Hospital | 8.5 | 15 |
Physicians Regional, Pine Ridge | 9.2 | 16 |
First Baptist Academy | 9.3 | 16 |
Collier County Public Library, Headquarters, 2385 Orange Blossom Dr | 9.9 | 17 |
St. Elizabeth Seton School | 10.0 | 18 |
Community School of Naples | 10.3 | 18 |
Saint John Neumann High School | 10.7 | 21 |
Mercato (Vanderbilt Beach Rd at Mercato Dr, approximate point) | 10.9 | 19 |
Costco, 6275 Naples Blvd | 11.3 | 20 |
Delnor-Wiggins Pass State Park | 11.3 | 22 |
Vanderbilt Beach (Vanderbilt Beach Rd at Gulf Shore Dr, approximate point) | 12.1 | 22 |
Corkscrew Swamp Sanctuary, 375 Sanctuary Rd W | 12.5 | 26 |
Physicians Regional, Collier Blvd | 13.7 | 23 |
Coastland Center | 16.4 | 26 |
NCH Baker Hospital | 17.8 | 29 |
Ave Maria (town) | 17.8 | 30 |
Downtown Naples, 1100 Fifth Ave S | 18.2 | 29 |
Gulf Coast Town Center (Lee County) | 21.9 | 30 |
Southwest Florida International Airport (RSW) terminal | 28.1 | 38 |
Everyday grocery stops cluster on Immokalee Road and Collier Boulevard. Aldi, 8660 Addison Place Dr, is 2.4 road miles, about 5 minutes. Publix, 15265 Collier Blvd, is 2.5 miles, about 4 minutes, and Publix, 13550 Immokalee Rd, is 4.1 miles, about 6 minutes. Winn-Dixie, 7550 Mission Hills Dr, is 4.1 miles, about 8 minutes, and Sprouts Farmers Market, 2220 Logan Blvd N, is 4.4 miles, about 8 minutes. Costco, 6275 Naples Blvd, is 11.3 miles, about 20 minutes.
Founders Square, at Immokalee Road and Collier Boulevard, is 2.0 road miles, about 4 minutes, from the Ventana Pointe entrance. Founders Square was 100 percent leased, Barron Collier Companies said on January 27, 2025. Everyday shopping for Ventana Pointe clusters at Immokalee Road and Collier Boulevard, about 2 to 2.5 road miles west, and along Immokalee Road about 4 road miles east.
Mercato, measured to an approximate point at Vanderbilt Beach Road and Mercato Drive, is about 10.9 road miles, about 19 minutes. Coastland Center is 16.4 miles, about 26 minutes. Downtown Naples, measured to 1100 Fifth Ave S, is 18.2 miles, about 29 minutes. In season and at rush hour, plan for longer on Immokalee Road, Collier Boulevard and I-75.
Vanderbilt Beach, measured to an approximate point at Vanderbilt Beach Road and Gulf Shore Drive, is about 12.1 road miles, about 22 minutes, from the Ventana Pointe entrance. Delnor-Wiggins Pass State Park, measured to a mapped point rather than a gate, is about 11.3 miles, about 22 minutes.
The I-75 northbound on-ramp at Immokalee Road is 5.3 road miles, about 8 minutes, from the Ventana Pointe entrance. The Southwest Florida International Airport (RSW) terminal is 28.1 miles, about 38 minutes. RSW is the airline airport in these drive rows.
Big Corkscrew Island Regional Park is 6.6 road miles, about 13 minutes, and North Collier Regional Park is 7.8 miles, about 16 minutes. Audubon's Corkscrew Swamp Sanctuary, at 375 Sanctuary Rd W, Naples 34120, has a boardwalk and is 12.5 miles, about 26 minutes. Delnor-Wiggins Pass State Park is 11.3 miles, about 22 minutes. Listing descriptions mention sidewalks and street lights inside Ventana Pointe.
Collier County Public Library, Estates Branch, is 8.1 road miles, about 13 minutes from the Ventana Pointe entrance. The library's headquarters, 2385 Orange Blossom Dr, is 9.9 miles, about 17 minutes. Target, 2415 Tarpon Bay Blvd, is 5.4 miles, about 10 minutes, and Walmart Supercenter, 5420 Juliet Blvd, is 6.0 miles, about 11 minutes.
Ave Maria (town) is 17.8 road miles, about 30 minutes, from the Ventana Pointe entrance. Gulf Coast Town Center, in Lee County, is 21.9 miles, about 30 minutes. Both run longer in season.
Every figure here was measured in November 2026 without traffic, so the rows compare with each other but understate a busy day. In season and at rush hour, Immokalee Road, Collier Boulevard and I-75 run slower. FDOT's 2025 traffic counts show Collier Boulevard south of Immokalee Road and I-75 near Immokalee Road each carrying tens of thousands of vehicles a day (FDOT 2025 Annual Average Daily Traffic data).
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 and see how we represent buyers.
Ventana Pointe's surroundings carry several dated public items: FDOT's I-75 project 452544-1, the Collier Metropolitan Planning Organization's FY 2027 to 2031 program, Bear Creek Elementary, which opened in August 2025, and a county land-use overlay on Immokalee Road. Each item carries its date and source.
Data updated: November 2026 (FDOT project page, Collier Metropolitan Planning Organization program, WGCU, NCH and Collier County land-use records).
Item | Date | What | Source |
|---|---|---|---|
I-75 project 452544-1 | WGCU report, September 20, 2026 | I-75 from Golden Gate Parkway to Alico Road, with express lanes and a new diverging diamond interchange at Immokalee Road | |
Transportation Improvement Program | approved June 12, 2026; amended September 23, 2026 | five-year list of road, bridge, bicycle, pedestrian and transit projects | |
I-75 at Everglades Boulevard | funded in FY 2027 and FY 2028 | interchange feasibility analysis (458460-1), a study | |
Wilson Boulevard | long-range plan period 3 | widening from Golden Gate Boulevard to Immokalee Road, two to four lanes | |
Bear Creek Elementary | opened August 2025 | public elementary school at Immokalee Road and Moulder Drive | |
JLM Living East Residential Overlay | adopted in 2024 | Growth Management Plan overlay on Immokalee Road land | Collier County land-use records |
NCH Ave Maria | October 14, 2025 release | planned 150-bed hospital |
FDOT's project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road, with express lanes and a new diverging diamond interchange at Immokalee Road; check FDOT's project page for its current phase. WGCU reported on September 20, 2026 that express lanes are among the improvements in the I-75 project. This page states no start or finish date.
Bear Creek Elementary, on Immokalee Road at Moulder Drive, opened in August 2025 on a 22-acre site the district acquired in 2006 to relieve overcrowding at Laurel Oak Elementary and nearby schools, per WGCU on August 14, 2025. It is 1.2 road miles, about 3 minutes, from the Ventana Pointe entrance. Confirm the assigned school for your address with Collier County Public Schools.
No line we read in the TIP widens Immokalee Road between Collier Boulevard and Wilson Boulevard, the stretch Ventana Pointe fronts; county-only projects can sit outside the TIP. The program in question was approved June 12, 2026 and amended September 23, 2026. A county project outside the program would appear in county records, so ask the county's transportation staff about a specific segment.
The Collier Metropolitan Planning Organization's FY 2027 to 2031 Transportation Improvement Program, approved June 12, 2026 and amended September 23, 2026, is the five-year list where road, bridge, bicycle, pedestrian and transit projects are programmed. It lists landscaping for the I-75 interchange at Immokalee Road (452544-7) and an interchange feasibility analysis for I-75 at Everglades Boulevard (458460-1, a study, funded in FY 2027 and FY 2028). Its long-range plan appendix lists widening Wilson Boulevard from Golden Gate Boulevard to Immokalee Road from two to four lanes in plan period 3. See the Collier MPO program page.
Collier County's Growth Management Plan carries a JLM Living East Residential Overlay, adopted in 2024, for land on Immokalee Road beside Ventana Pointe to the west; its unit count, plans and building status are in the county's land-use records.
All 77 homesites carry homes on the 2026 roll; homes now change hands as resales. Every Ventana Pointe homesite carries a home, so no vacant home parcel remains, and no record we read names Ventana Pointe in a new county project. This page makes no forecast.
Ventana Pointe has 77 homes, the fewest of six communities compared here, and the most recent roll years, 2021 to 2025. Bent Creek Preserve, Canopy, Warm Springs, Mockingbird Crossing and Tuscany Pointe range from 108 to 423 homes, with roll years starting between 2014 and 2016.
Data updated: November 2026 (Collier County roll counts and qualified recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; road distances to a sample address on each plat).
Homes, roll years and road distance from the Ventana Pointe entrance area to a sample address on each plat:
Community (county plat name) | Single-family homes | Roll years | Road miles from Ventana Pointe | Builder on the record |
|---|---|---|---|---|
Ventana Pointe | 77 | 2021 to 2025 | n/a | Pulte Homes |
Bent Creek Preserve | 423 | 2014 to 2025 | 1.73 | CalAtlantic Homes (now Lennar) opened four models and a lakefront clubhouse in January 2017 |
Canopy | 108 | 2014 to 2025 | 2.81 | Neal Communities |
Warm Springs | 273 | 2016 to 2025 | 2.91 | no builder stated |
Mockingbird Crossing | 110 | 2014 to 2021 | 2.95 | no builder stated |
Tuscany Pointe | 154 | 2015 to 2025 | 4.17 | no builder stated |
Qualified recorded sales:
Community | 12 months | 24 months | 60 months |
|---|---|---|---|
Ventana Pointe | 4 sales, $625,000 to $735,000 (under 10 sales: no median) | 10 sales, $625,000 to $929,000, median $780,000, median $333 per county heated sq ft | 90 sales, $600,000 to $1,127,500, median $798,150, median $369 per county heated sq ft |
Bent Creek Preserve | 22 sales, $430,000 to $1,090,000, median $690,000, median $323 per county heated sq ft | 40 sales, $430,000 to $1,285,000, median $690,000, median $325 per county heated sq ft | 101 sales, $430,000 to $1,365,000, median $730,000, median $343 per county heated sq ft |
Canopy | 7 sales, $510,000 to $1,100,000 (under 10 sales: no median) | 12 sales, $510,000 to $1,100,000, median $647,500, median $322 per county heated sq ft | 27 sales, $510,000 to $1,100,000, median $717,000, median $331 per county heated sq ft |
Warm Springs | 13 sales, $630,000 to $1,025,000, median $830,000, median $292 per county heated sq ft | 24 sales, $630,000 to $1,125,000, median $822,500, median $319 per county heated sq ft | 118 sales, $467,600 to $1,225,000, median $768,650, median $323 per county heated sq ft |
Mockingbird Crossing | 10 sales, $910,000 to $1,985,000, median $1,016,250, median $370 per county heated sq ft | 13 sales, $910,000 to $1,985,000, median $1,017,500, median $375 per county heated sq ft | 31 sales, $910,000 to $1,985,000, median $1,281,000, median $423 per county heated sq ft |
Tuscany Pointe | 2 sales, $700,000 to $745,000 (under 10 sales: no median) | 9 sales, $510,000 to $770,000 (under 10 sales: no median) | 33 sales, $510,000 to $980,000, median $737,500, median $328 per county heated sq ft |
These are Collier County qualified recorded sales of single-family homes over $100,000 and county roll counts only; each community's homes, lots, amenities, fees and records differ, Ventana Pointe's 60-month figures include first sales of new homes, and a median moves with the mix of homes that happened to sell.
Per-foot medians use county heated area in every community, and the county figure reads low on two-story homes, so compare per-foot figures with care.
Bent Creek Preserve has 423 single-family homes with roll years from 2014 to 2025, against Ventana Pointe's 77 with roll years from 2021 to 2025, and it is 1.73 road miles away to a sample address. CalAtlantic Homes (now Lennar) opened four models and a lakefront clubhouse there in January 2017. Over 24 months, Bent Creek Preserve recorded 40 sales at a $690,000 median, and Ventana Pointe recorded 10 at $780,000.
Canopy has 108 single-family homes with roll years from 2014 to 2025 and is 2.81 road miles away to a sample address. Neal Communities built it on 53.75 acres, gated, with no CDD, per a 2017 Patch article. Over 24 months, Canopy recorded 12 sales at a $647,500 median, against Ventana Pointe's 10 at $780,000.
Tuscany Pointe has 154 single-family homes with roll years from 2015 to 2025 and is 4.17 road miles away to a sample address, the farthest of the five. Over 60 months, it recorded 33 sales from $510,000 to $980,000 at a $737,500 median. Over 24 months, it recorded 9 sales, too few for a median.
Mockingbird Crossing has 110 single-family homes with roll years from 2014 to 2021 and is 2.95 road miles away to a sample address. Its 60-month range starts at $910,000 and reaches $1,985,000 across 31 sales, at a $1,281,000 median. Over 24 months, it recorded 13 sales at a $1,017,500 median, against Ventana Pointe's 10 at $780,000.
Warm Springs has 273 single-family homes with roll years from 2016 to 2025 and is 2.91 road miles away to a sample address. Over 60 months, it recorded 118 sales from $467,600 to $1,225,000 at a $768,650 median. Over 24 months, it recorded 24 sales at a $822,500 median, against Ventana Pointe's 10 at $780,000.
On the record, Ventana Pointe has the fewest homes of the six, 77 against 108 to 423, and the most recent roll years, 2021 to 2025. Its 60-month median of $798,150 on 90 sales sits above Bent Creek Preserve ($730,000), Tuscany Pointe ($737,500), Canopy ($717,000) and Warm Springs ($768,650) and below Mockingbird Crossing ($1,281,000). Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales.
Per-foot medians divide a price by county heated area, so a community with many two-story homes reads higher than a listing's price per living foot would. Ventana Pointe's 60-month median is $369 per county heated square foot and Mockingbird Crossing's is $423. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales.
Other Naples 34120 communities we cover include Heritage Bay, The Quarry and Golden Gate Estates.
Selling your home in Ventana Pointe? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying in Ventana Pointe? Call Marc at (239) 287-5873 and see how we represent buyers.
Ventana Pointe's strengths on the record are 77 single-family homes on one plat, a gated entrance, a heated pool and cabana, no community development district and Evacuation Zone E. Its trade-offs are a flood-map check home by home, a mandatory association, leasing rules in documents and only 4 qualified sales in the last 12 months.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 44; county copy of the effective FEMA flood map, panel 12021C0218H, and the county evacuation-zone map, read November 8, 2026; Collier County roll, parcel and address records, read November 8, 2026; Pulte Homes' Ventana Pointe brochure, 2022 fee summary and 2021 and 2022 announcements; road estimates measured November 2026 from the Ventana Pointe entrance).
We read the 2026 county tax roll, the county's copy of the effective FEMA flood map and the county's address and parcel records for all 77 homes; each line here comes from those, Pulte's published materials, the county sales file or our road estimates.
Strength on the record | What the record shows |
|---|---|
Product | 77 single-family homes, 61 on Ventana Lane and 16 on Ventana Court, built and sold by Pulte Homes on one recorded plat |
Entrance | a gated entrance, with vehicular access control in Pulte's 2022 fee summary |
Amenities | a heated pool, a pool cabana, poolside loungers, bike racks and mail kiosks in Pulte's brochure |
District charges | no community development district |
Storm planning | Evacuation Zone E for all 77 homes; outside the county's Coastal High Hazard Area |
Sales | 90 qualified recorded sales in 60 months, $600,000 to $1,127,500 |
Distances | Collier Boulevard shopping about 2 to 2.5 road miles west |
Trade-off on the record | What the record shows |
|---|---|
Flood map | Zone AH on FEMA panel 12021C0218H, effective May 16, 2012, so each home needs its own flood determination and elevation certificate |
Association | mandatory, with the current assessment stated in the estoppel certificate rather than published |
Rules | leasing, pet and vehicle rules sit in documents a buyer must read |
County sizes | county heated area reads low on two-story homes |
Thin sales | 4 qualified sales in 12 months, no median |
Amenity scale | no clubhouse, courts or golf of its own in Pulte's materials |
Surroundings | Collier Boulevard and I-75 traffic; a land-use overlay on the land to the west |
Ventana Pointe is 77 single-family homes on one plat with county roll years from 2021 to 2025, a gated entrance, a heated pool and cabana, and no community development district. Homes were permitted from 2021 onward under the statewide Florida Building Code, and Pulte's brochure lists whole-house impact-resistant windows "rated High Velocity Hurricane Zone"; a given home's features today come from the listing, the inspection and the permits. All 77 homes are in Evacuation Zone E. Bear Creek Elementary is 1.2 road miles east on Immokalee Road. School assignment for a Ventana Pointe home depends on the address and can change; confirm the assigned schools for any Ventana Lane or Ventana Court address with Collier County Public Schools before you rely on them. Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer.
Collier County's republished copy of the effective FEMA flood map places the homes in Zone AH on panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM. The association is mandatory, and leasing, pet and vehicle rules sit in the governing documents. Collier Boulevard and I-75 near Immokalee Road each carry tens of thousands of vehicles a day in FDOT's 2025 counts. A JLM Living East Residential Overlay, adopted in 2024, covers land on Immokalee Road beside Ventana Pointe to the west, and the county's land-use records state its unit count, plans and building status.
The county record describes what has sold; it does not forecast. The last 12 months show 4 qualified sales from $625,000 to $735,000, the 24 months 10 from $625,000 to $929,000 at a $780,000 median, and the newest is $735,000 on June 18, 2026, a home of 2,258 county heated square feet with a 2023 roll year on Ventana Lane. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
Before an offer in Ventana Pointe, verify in writing:
Ventana Pointe's homes carry county roll years from 2021 to 2025, every homesite carries a home on the 2026 roll, and homes now change hands as resales. A resale comes with recorded sales to read, an estoppel certificate, a flood determination and the seller's permits and inspections. We make no claim about any other community, builder or warranty transfer; ask the seller for any builder paperwork they hold.
Buying in Ventana Pointe? Read about how we represent buyers and call Marc at (239) 287-5873. Selling a home in Ventana Pointe? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Ventana Pointe sellers searching for the best listing agent, or thinking, "I need to sell my home in Ventana Pointe", should choose a team that prices from Collier County's recorded sales rather than a portal estimate. McGreevy and Comisar price each home by plan size, roll year, street and homesite.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 44; county copy of the effective FEMA flood map, panel 12021C0218H, read November 8, 2026; our analysis).
We tracked every qualified recorded sale the county file holds for the 77 homes in Ventana Pointe, 90 sales from 2022 through mid-October 2026, and read the 2026 county tax roll for all 77 homes. Read what we bring as some of the best real estate agents in Naples.
In the 60 months through mid-October 2026, Collier County shows 90 qualified recorded sales across Ventana Pointe's 77 homes, from $600,000 to $1,127,500, at a $798,150 median; the newest qualified sale is June 18, 2026. Most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. This market section is built from Collier County recorded sales only; no MLS data was pulled.
Window, county records through October 16, 2026 | Qualified sales | Range | Median |
|---|---|---|---|
60 months | 90 | $600,000 to $1,127,500 | $798,150 |
36 months | 22 | $625,000 to $1,053,100 | $807,000 |
24 months | 10 | $625,000 to $929,000 | $780,000 |
12 months | 4 | $625,000 to $735,000 | no median (under 10 sales) |
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Multiple Listing Service fields such as asking price and days on market are not public records and were not pulled for this guide (checked 2026-11-08); every price figure here is a Collier County qualified recorded sale.
Selling a home in Ventana Pointe? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying in Ventana Pointe? Call Marc at (239) 287-5873, or read about how we represent buyers.
We give no number for one home without looking at it. We build it from Collier County's qualified recorded sales, starting with the home's plan and living area, roll year, homesite and street. The county shows a $780,000 median on 10 sales in 24 months ($333 per county heated square foot), $807,000 on 22 sales in 36 months ($343) and $798,150 on 90 sales in 60 months ($369); most of the 90 qualified sales were recorded in 2022 and 2023, so the 60-month figures mix first sales of new homes with later resales. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would. The 2026 county roll just value (median $624,792) is a tax figure, not a price.
Start with our free home valuation; our Naples home valuation page explains the method.
Talk to Jesse direct: (239) 898-6072, text or call.
Price from the county record, then gather the s. 720.401 disclosure summary, order the estoppel certificate early under s. 720.30851, and assemble the home's flood determination, elevation certificate, wind mitigation form and permits.
The county file records closing dates, not days on market. It shows pace: Collier County recorded 22 qualified sales in 2022, 54 in 2023, 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October. We make no forecast.
We make no forecast; the windows say what has happened. The last 12 months hold 4 qualified sales, the 24 months 10 and the 36 months 22, and every qualified sale of the last 36 months is $625,000 or more.
The deed and title information, an early request for the estoppel certificate, the governing documents, permits for a pool or additions, the wind mitigation form, the elevation certificate and flood determination, a survey and any builder warranty paperwork you hold.
Ventana Pointe has a gated entrance, and Pulte's 2022 fee summary lists vehicular access control among the association's costs. The association's gate procedures govern visitor access, and we arrange showing access with you through them; we make no claim about how the gate operates.
Buyers ask first about the flood zone and elevation certificate, then the association assessment and estoppel certificate, the leasing rules, the two-story size gap and which schools to check for the address.
Ventana Pointe buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Ventana Pointe home from Collier County's recorded sales rather than a portal estimate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Selling a home in Ventana Pointe? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Ventana Pointe? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors in Ventana Pointe, and the reviews on the team's Google Business Profile describe what a seller or buyer in Ventana Pointe needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Ventana Pointe buyers ask where the community is, what is in it, who built it, what the association does, what the flood map shows and what homes have sold for. Each answer draws on a county record, a statute or a public report.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll, millage area 44; county flood and evacuation-zone maps, read November 8, 2026; road estimates measured November 2026 from the Ventana Pointe entrance).
Ventana Pointe sits on the south side of Immokalee Road, about two miles east of Collier Boulevard; it is in unincorporated Collier County, its mailing city is Naples and its ZIP code is 34120. Ventana Lane meets Immokalee Road at the community's one entrance, beside the association's amenity parcel, and Ventana Court branches off Ventana Lane near the south end of the community.
Ventana Pointe is 77 single-family homes, 61 on Ventana Lane and 16 on Ventana Court, built and sold by Pulte Homes in Naples, Florida 34120, recorded with Collier County as one plat named Ventana Pointe in unincorporated Collier County, with county roll years from 2021 to 2025.
Ventana Pointe has 77 single-family homes, and Pulte Homes, a national brand of PulteGroup, Inc., built and sold them. Pulte announced Ventana Pointe pre-sales on September 13, 2021 with seven designs from 1,662 to 3,416 square feet (September 13, 2021 announcement), and its January 12, 2022 announcement opened designer-furnished Whitestone and Mystique models with five designs from 1,889 to 3,416 square feet (January 12, 2022 announcement).
Ventana Pointe is in unincorporated Collier County. No city levy appears on any of the 77 homes' 2026 tax bills, and Naples is the mailing city, not the taxing city.
The county roll gives 2 Ventana Pointe homes a 2021 roll year, 20 a 2022 roll year, 49 a 2023 roll year, 4 a 2024 roll year and 2 a 2025 roll year.
County heated area on the 2026 roll runs from 1,104 to 2,860 square feet, but on two-story Ventana Pointe homes the county figure reads well below the listed living area; Pulte published its Ventana Pointe designs at 1,889 to 3,416 square feet of living area. Pulte's brochure names five plans, Mystique, Prestige, Whitestone, Trailside and Yorkshire, and which plan a given home is comes from the listing, the permit and the home itself.
Ventana Pointe has a mandatory homeowners' association, named Ventana Pointe Homeowners Association, Inc. in Pulte's 2022 fee summary; every resale comes with the Florida HOA disclosure summary, and the association's estoppel certificate states what is owed.
Ventana Pointe has a gated entrance, and Pulte's 2022 fee summary lists vehicular access control among the association's costs.
Pulte's Ventana Pointe brochure lists the community amenities as a heated pool, a pool cabana, poolside loungers, bike racks and mail kiosks; no clubhouse, fitness room, tennis or pickleball court, playground or golf course appears in Pulte's Ventana Pointe materials.
Ventana Pointe has a mandatory association, and Pulte's 2022 fee summary, revised October 15, 2021, said the assessment was collected quarterly and included lake and surface water management, preserve maintenance and monitoring, common area maintenance and insurance, landscape maintenance and irrigation for the common areas and the homes, vehicular access control, and the pool and cabana. The current assessment and what it covers today are stated in the association's budget and estoppel certificate, and we print no amount. Ventana Pointe is not in a community development district: Pulte's fee summary says no CDD fees, and Collier County's community development district map shows no district there.
The recorded declaration and the association's rules set Ventana Pointe's leasing terms; read them before signing a lease or buying to rent, because Florida law limits how later rental amendments apply to existing owners.
Collier County's zoning records list Ventana Pointe as the Ventana Pointe RPUD (Residential Planned Unit Development), adopted by Ordinance 2020-22 on July 14, 2020; the county's Growth Management Plan carries a companion Ventana Pointe Residential Overlay amended the same day.
Collier County's republished copy of the effective FEMA flood map places all 77 Ventana Pointe home address points in Zone AH, a Special Flood Hazard Area of shallow flooding, on FEMA panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM at the FEMA Flood Map Service Center or through a lender's flood zone determination. The 2012 panel predates the site work for Ventana Pointe, and a lot can carry its own FEMA letter of map change; each home's elevation certificate and flood determination decide its rating and any lender requirement.
On the county's copy of panel 12021C0218H, effective May 16, 2012, Ventana Pointe homes are in Zone AH, and the specific home's zone is confirmed on the current FIRM. Because Zone AH is a Special Flood Hazard Area, expect a lender to ask about flood insurance; the lender's flood zone determination for the specific home and the loan decide whether it is required, and a cash buyer decides for themselves.
Collier County's hurricane evacuation zone map places all 77 Ventana Pointe homes in Evacuation Zone E. Evacuation zones come from storm-surge modelling, not from FEMA flood zones; follow the county's orders for your zone.
On the 2026 county tax-roll file, Ventana Pointe's median total tax bill is $6,225 ($270 to $8,803) at 10.3696 mills in millage area 44, and the median 2026 county roll just value is $624,792 ($530,859 to $822,868). Every Ventana Pointe 2026 tax bill carries a non-ad valorem charge, at most $270; the bill names the levying body. At 10.3696 mills, each $1,000 of taxable value carries $10.3696 of ad valorem tax a year, before exemptions and the non-ad valorem charge.
Listing descriptions for Ventana Pointe homes have reported Laurel Oak Elementary or, on the newest listing read, Bear Creek Elementary, with Oakridge Middle and Gulf Coast High. School assignment for a Ventana Pointe home depends on the address and can change; confirm the assigned schools for any Ventana Lane or Ventana Court address with Collier County Public Schools before you rely on them. Road estimates from the entrance are 1.2 miles and about 3 minutes to Bear Creek Elementary, 3.6 and 7 to Laurel Oak Elementary, 2.9 and 6 to Oakridge Middle and 3.7 and 7 to Gulf Coast High; drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic.
NCH Emergency Department, Northeast, 15420 Collier Blvd, Naples 34120, is about 2.5 road miles and about 4 minutes from the Ventana Pointe entrance, by the route to Immokalee Road at Collier Boulevard, and NCH says its emergency departments are open 24/7 (NCH emergency resources). In an emergency call 911. Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer.
Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer. On that method Delnor-Wiggins Pass State Park is 11.3 road miles and about 22 minutes, Vanderbilt Beach is about 12.1 miles and 22 minutes, measured to a mapped point, and downtown Naples at 1100 Fifth Ave S is 18.2 miles and about 29 minutes.
Drive figures are road estimates measured in November 2026 from the Ventana Pointe entrance on Immokalee Road, without traffic; in season and at rush hour on Immokalee Road, Collier Boulevard and I-75, real drives run longer. On that method the I-75 northbound on-ramp at Immokalee Road is 5.3 road miles and about 8 minutes, and the Southwest Florida International Airport (RSW) terminal is 28.1 miles and about 38 minutes.
Over the 60 months through mid-October 2026, Collier County shows 90 qualified recorded sales in Ventana Pointe, from $600,000 to $1,127,500, at a $798,150 median and $369 per county heated square foot; most of the 90 qualified sales were recorded in 2022 and 2023, the years most Ventana Pointe homes were finished, so the 60-month figures mix first sales of new homes with later resales. These medians are per county heated square foot; on two-story homes the county figure reads below the listed living area, so these per-foot medians run higher than a listing's price per living foot would. The last 12 months show 4 sales from $625,000 to $735,000, too few for a median, and the newest on the county file is June 18, 2026. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
The county file shows 22 qualified sales in 2022, 54 in 2023, 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October. Those are closings, not listings, and no MLS data was pulled.
All 77 homesites carry homes on the 2026 roll; homes now change hands as resales. A resale comes with the seller's disclosures, an estoppel certificate and the home's own flood determination.
Ventana Pointe sellers ask what a home is worth, how plan size, roll year and street change the price, what a buyer will request and which Florida statutes shape the sale. Each answer draws on a county record, a statute or our analysis, and where a figure is not published we print none.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 44; county copy of the effective FEMA flood map, panel 12021C0218H, read November 8, 2026; Florida Statutes; our analysis).
Price from the county's qualified recorded sales for your plan size, roll year and street, gather the s. 720.401 disclosure summary, and order the estoppel certificate early. Start with our free home valuation or call Jesse at (239) 898-6072.
We give no number without looking at the home. Your own plan size, roll year and street come first, and the county's qualified recorded sales for homes like yours set the starting point. Start with our free home valuation.
Compare by county heated size, then roll year, street and date. The 22 qualified sales of the last 36 months, without house numbers, were 16 on Ventana Lane and 6 on Ventana Court:
Date | Price | County heated sq ft | Roll year | Street |
|---|---|---|---|---|
Oct 17, 2023 | $1,053,100 | 1,834 | 2023 | Ventana Ln |
Oct 25, 2023 | $650,000 | 2,214 | 2023 | Ventana Ct |
Oct 26, 2023 | $769,600 | 2,128 | 2023 | Ventana Ct |
Oct 30, 2023 | $710,000 | 2,228 | 2023 | Ventana Ct |
Nov 3, 2023 | $845,500 | 1,855 | 2023 | Ventana Ln |
Dec 1, 2023 | $988,500 | 2,364 | 2023 | Ventana Ct |
Dec 11, 2023 | $789,000 | 1,650 | 2023 | Ventana Ln |
Dec 19, 2023 | $880,000 | 2,214 | 2023 | Ventana Ln |
Apr 24, 2024 | $825,000 | 2,556 | 2021 | Ventana Ln |
Apr 25, 2024 | $731,000 | 2,128 | 2023 | Ventana Ct |
May 13, 2024 | $711,000 | 2,084 | 2021 | Ventana Ln |
Jun 20, 2024 | $849,000 | 2,228 | 2025 | Ventana Ln |
Dec 6, 2024 | $705,000 | 2,258 | 2022 | Ventana Ln |
May 30, 2025 | $929,000 | 2,255 | 2023 | Ventana Ln |
Jul 1, 2025 | $850,000 | 2,412 | 2024 | Ventana Ln |
Sep 10, 2025 | $877,000 | 2,556 | 2023 | Ventana Ln |
Sep 23, 2025 | $915,000 | 2,684 | 2023 | Ventana Ln |
Sep 29, 2025 | $825,000 | 1,650 | 2022 | Ventana Ln |
Dec 29, 2025 | $650,000 | 2,128 | 2023 | Ventana Ln |
Apr 24, 2026 | $675,000 | 2,128 | 2023 | Ventana Ln |
May 28, 2026 | $625,000 | 2,214 | 2023 | Ventana Ct |
Jun 18, 2026 | $735,000 | 2,258 | 2023 | Ventana Ln |
Three other priced deeds in the last 36 months were not marked as qualified sales by the county and are left out of every figure here.
County heated area on the roll runs from 1,104 to 2,860 square feet, and 46 of the 77 homes carry 2,000 to 2,399 county heated square feet, 27 of them in the 2,000 to 2,199 band and 19 in the 2,200 to 2,399 band.
Across the five brochure plans, Pulte offered 2 to 5 bedrooms and 2 to 4.5 baths; which plan a given home is, and its options, come from the listing, the permit and the home itself.
Listing living areas often differ from county heated area, because listings count the whole air-conditioned home while the county field on two-story Ventana Pointe homes captures less of it; the county roll's heated area is the figure behind every per-square-foot number in this guide. Your listing states the living area the permit and plan support.
Pulte described Ventana Pointe homesites as overlooking a lake or a nature preserve, and the association's scope includes lake, surface water and preserve upkeep. The county sales tables do not separate homesites, so we make no value claim; buyers ask, and the answer comes from the home and the recorded plat.
The 2026 county roll just value is a tax figure, not a price. Ventana Pointe's median is $624,792 ($530,859 to $822,868), against a 60-month median sale price of $798,150 on 90 qualified sales.
The county file records closing dates, not days on market. Collier County recorded 22 qualified sales in 2022, 54 in 2023, 5 in 2024, 6 in 2025 and 3 in 2026 through mid-October. Multiple Listing Service fields such as days on market are not public records and were not pulled for this guide (checked 2026-11-08); ask us for current market time.
We make no forecast. The last 12 months show 4 qualified sales from $625,000 to $735,000, and the 24-month median of $780,000 on 10 sales sits below the 36-month median of $807,000 on 22 and the 60-month median of $798,150 on 90.
We price from the record and the current market rather than a seasonal claim, and we state no seasonal sales pattern.
We think it is the team that prices from the county record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, and we tracked every qualified recorded sale the county file holds for Ventana Pointe's 77 homes. Call Jesse direct at (239) 898-6072.
The association must deliver an estoppel certificate within 10 business days of a request (s. 720.30851); the estoppel certificate states the assessments, charges and any resale assessment owed at closing. We order it early and print no fee amount.
The statute caps the fee, and the contract and the closing statement set who pays it. We print no amount; ask the association for its current charge when you request the certificate.
Pulte's 2022 fee summary also listed one-time charges at the builder's closings and a resale assessment; whether a resale assessment applies today, and its amount, is stated in the association's estoppel certificate.
It shows the recorded plat notes, the declaration, easements, liens and who owns the common areas, and the title company reports them.
In Collier County the buyer customarily pays the owner's title policy, and the contract controls.
Under s. 720.3085 a buyer is "jointly and severally liable with the previous parcel owner for all unpaid assessments that came due up to the time of transfer of title." The title company handles payoffs at closing; we print no figure.
A seller discloses what they know, and the listing team and the contract forms set how. Gather your records of any flood event or claim, and ask your attorney about a specific event.
Yes, because buyers and insurers ask for it. The county's elevation-certificate index lists certificates for ten Ventana Pointe homes; ask the seller or the county for the certificate on a specific home.
We make no claim either way. Collier County's republished copy of the effective FEMA map shows Zone AH on panel 12021C0218H, effective May 16, 2012; confirm the zone for a specific home on the current FIRM. Expect a lender to ask about flood insurance, and know that FEMA's Risk Rating 2.0 prices each property by factors such as flood frequency, distance to a water source, elevation and cost to rebuild; the elevation certificate matters to that rating.
It documents the roof, openings and connections that reduce windstorm loss. Under s. 627.0629, a rate filing must include "actuarially reasonable discounts, credits, or other rate differentials" for those features, and under s. 627.711 insurers notify applicants of the discounts using a form prescribed by the Office of Insurance Regulation. We print no credit percentage; have the form ready for a buyer's insurance quote.
As the statute read on November 8, 2026, s. 627.351 says a structure with a dwelling replacement cost of $700,000 or more is not eligible for coverage by Citizens, with a narrow exception, and an applicant is eligible only if an offer of coverage cannot be obtained from an admitted insurer at approved rates.
Yes, condition is negotiable. The disclosure summary, the estoppel certificate and your other disclosures are still owed, and the association's documents still apply to your buyer.
Pools and exterior work need county permits and the association's architectural review, and we make no value claim for any improvement.
Yes, keep them with the home's papers. A pool or addition needs a county permit and the association's approval, and buyers and insurers ask for both.
Often not. A homestead's assessed value is capped from year to year, and a sale resets assessed value, so the buyer's first bill moves toward just value. Under s. 689.261, a property tax disclosure summary is required at or before the contract, and from February 1, 2027 any property visible on a listing platform must include the estimated ad valorem taxes, which may not use the current owner's assessment.
It ends with your residence in the home. Florida's homestead exemption needs title, permanent residence and an application to the property appraiser, so your buyer applies on their own. 48 of Ventana Pointe's 77 homes are homesteaded on the 2026 roll.
Ask a tax adviser. The Internal Revenue Service publishes guidance on selling your home, including the home-sale exclusion.
The items are a commission, which is negotiable, title and closing charges, the estoppel certificate and the documentary stamp tax on the deed. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. We print no figure here; ask us for a net sheet built for your home.
Yes. The lease and the association's leasing rules shape the sale; give the buyer the lease and the disclosure summary early. A rented home is generally not the owner's permanent residence, and the property appraiser decides homestead eligibility each year.
Yes. The same disclosure summary, estoppel certificate, title work and flood questions apply; a listing team adds a county-based price.
Call it Ventana Pointe only when the legal description names the Ventana Pointe plat, and name Ventana Lane or Ventana Court. State the living area from the plan and the permit, with the county heated area beside it if quoted. Describe the gate and the pool as the record has them, and never add a golf view or a clubhouse.
We price from Collier County's qualified recorded sales and put the flood determination, the association paperwork and the roof questions in front of a buyer first. Call Jesse at (239) 898-6072.
Ventana Pointe sellers and buyers work with McGreevy and Comisar because we price from the county record and read the association paperwork first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the street and the plan, and we start from the recorded sales for that size.
Selling a home in Ventana Pointe? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Ventana Pointe? Call Marc at (239) 287-5873, or read about how we represent buyers. Read how we sell a home in Naples or buy a home in Naples, and contact us. Top 1% Real Estate Agents Nationally Since 2008.
Get a free home valuation and we build your price from Collier County's qualified recorded sales for your plan and living area, roll year, street and homesite. We order the estoppel certificate early and gather the elevation certificate, wind mitigation form and permits. Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and buying a home in Naples. Before you write an offer we check the flood determination, estoppel certificate, governing documents, roof and leasing rules. Call Marc at (239) 287-5873.
Ask for a free home valuation for a home on Ventana Lane or Ventana Court, or for any of Pulte's five plans: Mystique, Prestige, Whitestone, Trailside or Yorkshire. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Ventana Pointe's sellers and buyers can open the same public documents behind this guide: the Florida statutes on associations, estoppel, property tax disclosure, special districts, the building code, wind mitigation, Citizens and My Safe Florida Home, Pulte's brochure, a hurricane report and FEMA's Risk Rating 2.0.
Data updated: November 2026 (all documents read November 8, 2026).
Document | Publisher | Link |
|---|---|---|
Florida Statutes s. 720.303, association records, budgets and websites | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.303.html |
Florida Statutes s. 720.306, meetings, quorum and rental amendments | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html |
Florida Statutes s. 720.307, turnover of association control | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.307.html |
Florida Statutes s. 720.401, HOA disclosure summary | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html |
Florida Statutes s. 720.30851, estoppel certificates | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html |
Florida Statutes s. 720.3085, assessments and buyer liability | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3085.html |
Florida Statutes s. 689.261, property tax disclosure | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html |
Florida Statutes s. 189.061, official list of special districts | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0189/Sections/0189.061.html |
Florida Statutes s. 553.73, Florida Building Code | The Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/553.73 |
Florida Statutes s. 627.0629, wind mitigation discounts | The Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/627.0629 |
Florida Statutes s. 627.351, Citizens Property Insurance | The Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/627.351 |
Florida Statutes s. 215.5586, My Safe Florida Home | The Florida Senate | https://www.flsenate.gov/Laws/Statutes/2025/215.5586 |
Ventana Pointe Community Brochure | Pulte Homes | https://digitalbrochure.pulte.com/view/995673304 |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf |
Risk Rating 2.0 | FEMA | https://www.fema.gov/flood-insurance/risk-rating |
Ventana Pointe's figures and rules on this page come from Collier County records, Pulte Homes' published materials, Florida statutes, federal storm and flood records, hospital, school and road agencies, and dated reports. Linked entries were read November 8, 2026, and county files are listed in words.
Data updated: November 2026 (all linked entries read November 8, 2026 unless a publication date is given; Collier County public property roll and recorded-sales files, download dated October 27, 2026; we read the 2026 county tax roll for all 77 homes).
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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.
