Updated September 2026
Thinking of selling your Autumn Woods home in North Naples? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it right, market it everywhere, and negotiate hard for you. Get your free Autumn Woods home valuation or call Jesse direct at (239) 898-6072.
Autumn Woods is a gated community of 548 residences on the east side of Goodlette-Frank Road in North Naples, and selling here is not like selling anywhere else in Collier County, because the community is governed by one master association sitting above three separate neighborhood associations. That structure decides your document package, your closing timeline and your buyer’s carrying cost.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and this page exists because Autumn Woods homeowners deserve a listing agent who already knows which of the four association corporations will need to sign off on their buyer. Jesse McGreevy and Marc Comisar personally handle the pricing conversation, the negotiation and the association paperwork on every listing they take. Call Jesse direct at (239) 898-6072, or request a written opinion of value through our free home valuation request.
Every Autumn Woods owner belongs to exactly two of the four association corporations on file with the Florida Division of Corporations: the master, Autumn Woods Community Association, Inc., document number N97000002033, plus one neighborhood association. That is why an Autumn Woods closing needs two estoppel certificates and not one, from two different management companies, on two different clocks. The master and Maple Brooke are managed by Resort Management, Oak Hollow and Mahogany Run by Sandcastle Community Management, and Cedar Ridge by Anchor Associates, Inc. Almost no competing page states this, and title companies unfamiliar with the community routinely order only one.
388 of the 547 residential parcels in Autumn Woods carry a homestead exemption on the 2026 preliminary Collier County tax roll, which is 70.9 percent, so the typical seller here is a long held homesteaded owner whose Save Our Homes cap has been compounding for two decades. On a change of ownership that cap is removed and the property is reassessed at just value on the January 1 following the sale. Worked on three real parcels below, the buyer’s bill lands at roughly twice the seller’s. A listing agent who raises that up front closes the deal. One who lets a buyer discover it during due diligence does not.
A prepared Autumn Woods seller has the master declaration, the master rules manual, their own neighborhood declaration and rules, the current adopted budget, the buyer application packet and the association’s transfer fee amendment assembled before the sign goes in the yard. For a Cedar Ridge owner the list is longer, because a Chapter 718 condominium resale carries its own statutory delivery duty. Every one of those documents is published by the association or recorded in the Collier County Official Records, and we link the official copy of each in the documents section further down.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and a top-reviewed listing team on Google. For an Autumn Woods seller the relevant credential is narrower than any award: we have read the recorded governing documents for all three neighborhoods in this community, and we price from recorded deeds rather than from a model.
The locked credentials are these, verbatim: Top 1% Real Estate Agents Nationally Since 2008; 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine); #1 Team in Southwest Florida since 2012; Nationally Recognized Top Producing Realtors; Platinum Sales Production Award Winners. McGreevy and Comisar alone have over $900 million in Sales. Awards do not sell a house. What they buy you is a first call returned by every cooperating agent in Collier County, which on a low turnover street like Timberland Circle is worth more than any marketing line.
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. Jesse McGreevy has lived in Southwest Florida since 2003 and chose this market rather than merely selling it. The brokerage behind the team is Domain Realty, and you can read more about the wider organization at Domain Realty Group. Our team production figures come from the Southwest Florida MLS and are refreshed on this page monthly.
You get Jesse and Marc, not a junior assistant with a template. Marc Comisar runs the field work, the showings and the buyer side conversations. Jesse McGreevy runs the pricing analysis, the marketing build and the association paperwork. Between them they have Top 1% Real Estate Agents Nationally Since 2008 standing and two decades of Collier and Lee County closings. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the team on our about McGreevy and Comisar page.
Autumn Woods is a low turnover community, so the honest way to show competence here is to show the record itself. We tracked every recorded deed transferring an Autumn Woods residence over the 24 months ending 29 August 2026: 109 instruments against 547 residential parcels, of which 47 resolved to a real price. Every one is verifiable by book and page.
Of the 109 instruments recorded against the 547 residential parcels in the 24 months to 29 August 2026, 62 carried nominal, zero or exempt consideration. Those are trusts, quit claims, corrective deeds and interspousal transfers, not sales. The remaining 47 carried a price, a date, an Official Records book and page, and a neighborhood. That is the population every median on this page is drawn from, and we state the denominator every time we quote one.
Florida documentary stamp tax on a deed is $0.70 per $100 of consideration, or fraction thereof, under Florida Statutes 201.02, and the stamp paid appears on the face of the recorded instrument. Divide the stamp by 0.70, multiply by 100, and you have the consideration the parties actually recorded. That is how the 47 prices on this page were derived, and it is why a reader can check any one of them at the Collier County Clerk of Courts without taking our word for anything.
Days on market, list to sale price ratio, active inventory and months of supply for Autumn Woods all come from the Southwest Florida MLS and are refreshed on this page monthly. We do not print a stale or invented community level figure for any of them. Where a county wide substitute exists we label it a Collier County figure in the same sentence. Recorded deeds are stronger evidence than an MLS median anyway, because you can verify each one yourself.
This page is written for an Autumn Woods homeowner who is thinking about selling. Every section below stands on its own, so jump to whichever question brought you here.
Autumn Woods sells in three separate markets that happen to share one gate. Across the 24 months ending 29 August 2026 the 47 priced recorded deeds split into a single family median of $950,000 on 29 sales, a villa median of $530,000 on 9, and a condominium median of $550,000 on 9. Quoting one blended community number for all three is the single most common error made about this community.
Oak Hollow and Mahogany Run is one association and one neighborhood, not two, and it holds 350 single family homes. Across the 24 months ending 29 August 2026, 29 priced deeds were recorded there, from a low of $664,900 to a high of $1,681,875, with a median of $950,000 and a median of $411 per heated square foot. Turnover was 29 of 349 mapped homes, 8.3 percent over the full 24 month window. Living area on the county roll runs 1,250 to 3,337 square feet with a median of 2,090, spread across roughly 190 distinct base areas, so this is a wide mix neighborhood rather than a repeated plan one.
Maple Brooke is 110 attached villas on fee simple platted lots, and its own rules say plainly that the villas are not condominiums. Across the 24 months ending 29 August 2026, 9 priced deeds were recorded there, from $440,000 to $625,000, median $530,000, median $330 per heated square foot. Turnover was 9 of 110, 8.2 percent over 24 months. Three floor plans account for 98 of the 110 villas: 1,577 square feet on 32, 1,629 on 40 and 1,821 on 26, so a Maple Brooke comparable sale is unusually clean to build.
Cedar Ridge is the only condominium in Autumn Woods, 88 homes in 22 buildings, each building two stories with four homes. Across the 24 months ending 29 August 2026, 9 priced deeds were recorded there, from $400,000 to $650,000, median $550,000, median $336 per heated square foot. Turnover was 9 of 88, 10.2 percent over 24 months, the highest of the three neighborhoods. There are exactly four floor plans at 1,488, 1,632, 1,759 and 2,040 air conditioned square feet, which makes a Cedar Ridge valuation the most precise of the three product types in this community.
Blending 350 single family homes with 110 villas and 88 condominiums produces a median whose direction flips entirely with the mix of what happened to sell. Across all 47 priced deeds in the 24 months to 29 August 2026 the blended median is $735,000, and that figure is only honest with the three way split printed beside it. Three different published figures for this community currently circulate, one at roughly $527,500 and down 21 percent, one at roughly $529,816 and down 6.2 percent, and one at roughly $1,050,000 and up 25.4 percent. All three describe the same 548 homes. That is a mix artifact, not a market.
The Federal Housing Finance Agency All-Transactions House Price Index for the Naples-Marco Island metropolitan area stood at 572.25 in the second quarter of 2026, up 0.84 percent year over year and up 49.02 percent over five years. It is built from mortgage purchase and refinance transactions rather than from listings, which makes it the one market direction figure available here that does not depend on the MLS. In plain words: Naples prices are up about half over five years and essentially flat over the last twelve months. The surge is over, and pricing a 2026 listing off a 2022 comparable is how a good house sits.
For July 2026 Florida Realtors reported a single family median of $800,000 for the Naples-Immokalee-Marco Island metropolitan area, which includes Marco Island, while the Naples Area Board of REALTORS reported $745,000 for Collier County excluding Marco Island. Both are correct. They measure different territories. County wide, the board also reported total inventory down 21.0 percent year over year, months of supply down 33.3 percent to 5.8 months, and average days on market up from 101 to 108. Tighter supply and slower sales at the same time is a bifurcating market: the correctly priced house sells and the mispriced house sits.
47 of 547 Autumn Woods residences changed hands in the 24 months to 29 August 2026, which is 8.6 percent over the window and roughly 4.3 percent a year, and the rate is close to even across all three product types. That is a long hold community. For a seller it cuts two ways. Buyers who want this specific community have very little to choose from in any given month, which supports price. And there are few recent comparable sales, which means an automated estimate has almost nothing to learn from and a hand built analysis of the recorded record is worth real money.
The honest answer for a specific Autumn Woods home depends on which of the three product types you own, because county wide the single family median rose 12.9 percent year over year in July 2026 while the condominium median fell 4.8 percent, and Autumn Woods is 84 percent single family and villa against 16 percent condominium. Add the flat twelve month reading on the Naples-Marco Island index and the picture is a market that rewards precision. If you own in Oak Hollow and Mahogany Run the wind is behind you. If you own in Cedar Ridge, pricing discipline and document readiness matter more than timing.
We price an Autumn Woods home from the recorded deed record for its own neighborhood, adjusted for floor plan, lot position, pool and screen enclosure, roof age and condition. We do not price from an automated estimate, because the statistical model behind that product class cannot see any of those things, and in a community this segmented it is not a close call.
The starting point for every Autumn Woods pricing opinion we write is the set of priced recorded deeds for your neighborhood over the trailing 24 months, currently 29 in Oak Hollow and Mahogany Run, 9 in Maple Brooke and 9 in Cedar Ridge as of 29 August 2026. From there we adjust for the things the record does not code: renovation level, view over a lake or preserve, roof age, whether the home has a private pool and screen enclosure, and where the floor plan sits in that neighborhood’s own size distribution. Then we sanity check the result against active competition pulled from the Southwest Florida MLS on the day we write it.
Every price per square foot on this page is computed on the county’s base area field, not on adjusted area. That matters, because using the adjusted figure would understate every result by roughly 15 to 25 percent and would make an Autumn Woods home look cheaper per foot than it is. Measured that way, medians for the 24 months to 29 August 2026 are $411 in Oak Hollow and Mahogany Run on 29 sales, $330 in Maple Brooke on 9, and $336 in Cedar Ridge on 9. When you compare a proposed list price to any other agent’s number, ask which square footage they used.
An automated valuation model is a statistical product trained on tax roll fields and whatever transaction history it can scrape. In Autumn Woods it faces a community with three product types in one gated envelope, only 47 priced sales in 24 months to learn from, and a tax roll that codes neither renovation history nor lake or preserve frontage. The result is exactly what you see on the aggregator sites: three published community values that differ by a factor of two, all describing the same 548 homes. The model is not lying. It is averaging three different markets and reporting the average as a fact.
233 of 348 Oak Hollow and Mahogany Run homes have a private pool, 67 percent, and 288 of 348 have a screen enclosure, 83 percent. In Maple Brooke it is 21 of 110 with a pool, 19 percent. In Cedar Ridge it is zero of 88, because Cedar Ridge owners use the two community pools. Lot size in Oak Hollow and Mahogany Run runs 0.14 to 0.40 acres with a median of 0.20. Roughly 45 acres of the community is lake tract and there is a preserve at the backs of many lots. Which side of a street a home sits on is worth real money here, and no model knows it.
In a community where only 47 of 547 residences changed hands in 24 months, the difference between a list price built from recorded deeds and one built from a model is usually five figures. Send us the address and we will build the analysis from the Collier County recorded record for your specific neighborhood, at no cost and with no obligation. Request it through our free Autumn Woods home valuation, through the McGreevy and Comisar home valuation request, or by calling Jesse direct at (239) 898-6072. If you are also buying your next home locally, we will run the buy side numbers in the same conversation, and you can see how we represent buyers in Southwest Florida before you decide.
Marketing an Autumn Woods home is a targeting problem, not a volume problem. The buyer is usually a relocating or seasonal purchaser from out of state who wants North Naples, a real preserve, an A rated school zone and no golf membership obligation, and who has never heard of Autumn Woods. Our job is to put the house in front of that person and answer their questions before they ask.
Homestead penetration tells you who lives here, and it falls steadily down the price ladder: 78.2 percent of the 349 single family homes, 63.6 percent of the 110 villas and 51.1 percent of the 88 condominiums carry a homestead exemption on the 2026 preliminary Collier County tax roll. Community wide that is 388 of 547, 70.9 percent. So the single family buyer pool skews toward full time residents and relocating families, while the villa and condominium pools carry a much larger seasonal and second home component. We write and target the marketing differently for each.
Autumn Woods has no golf course, no marina, no restaurant and no beach club, and pretending otherwise wastes a listing’s first impression. What it has is roughly 20 lakes across about 45 acres of lake tract, a preserve the association describes as 26.5 acres with meandering walking paths, native planting around more than five miles of lake perimeter, and one of the quietest street networks in North Naples because every road inside the gate is private and association maintained. That is what the photography and video should sell, alongside the interior. We shoot it in the light that shows it.
The listing goes to the Southwest Florida MLS first, because that is where every cooperating agent in Collier County works and where syndication begins. From there it reaches the brokerage network at Domain Realty, our own client and past client database, and paid placement targeted at the northern and midwestern feeder markets that supply most of the seasonal demand in this ZIP code. We also work the phone. In a community where only 47 residences changed hands in 24 months, the buyer for your house is frequently already known to somebody.
The fastest way to lose a contract in Autumn Woods is to let the buyer discover the fee stack, the tax reset or the 20 day association approval window during the inspection period. We publish the honest version up front, in the listing package: what the master fee covers, what the neighborhood assessment is and where to get it, what the buyer pays at closing for the transfer fee, and what their property tax bill will look like after the January 1 reset. Buyers reward that. Attorneys stop looking for what else is hidden.
Negotiation on an Autumn Woods sale is decided in the inspection period, not on the first offer. The three levers that move price here are roof age, the insurance quote the buyer receives, and the association approval clock. We negotiate all three ourselves, at partner level, and we prepare for them before the home is listed.
When an offer arrives on a listing of ours, Jesse McGreevy or Marc Comisar reads it, prices the response and makes the call to the other agent. There is no handoff to a transaction assistant at the moment that decides your net. That is a deliberate structural choice about how the team is built, and it is the reason McGreevy and Comisar alone have over $900 million in Sales while remaining Top 1% Real Estate Agents Nationally Since 2008. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873.
In this community the financing contingency is rarely the problem, because a substantial share of Autumn Woods buyers are cash or heavily down. The inspection contingency is where roof age and air conditioning age get repriced. The association approval contingency is where the calendar gets away from you if nobody ordered the estoppels. We write the contract dates around the 20 day approval window rather than discovering it, and we put the roof and wind mitigation evidence in the buyer’s hands before their inspector arrives.
Every home in Autumn Woods was built between 1997 and 2002, so every roof in the community is 24 to 29 years old or has already been replaced once. A buyer’s insurance quote turns on that answer, and an unfavorable quote is the most common late stage renegotiation in this price band in Collier County. The Florida Office of Insurance Regulation put the county wide average homeowners premium at $5,604 a year and the average condominium unit owner premium at $2,284 across all Collier housing stock from beachfront to inland. Those are county figures, not Autumn Woods figures. We get ahead of the number with documentation.
Expect questions about which association regulates the seller, whether there is a pending special assessment, what the transfer fee is, whether the buyer must be approved and on what timetable, and in Cedar Ridge whether a milestone inspection or a Structural Integrity Reserve Study exists. Every one of those has a documented answer in this community, and we assemble them in advance. No special assessment instrument appears in the Collier County Clerk index for any of the four associations across a sweep from 2020 through September 2026, and Maple Brooke’s 2025 compiled financial statements disclose none.
Featured comparable sales for Autumn Woods on this page are recorded deeds, not listings, and each carries its official records book and page so a reader can verify it. Across the 24 months ending 29 August 2026 there were 47 of them against 547 residential parcels. Below is what each neighborhood’s band actually looks like, stated with its denominator.
29 priced deeds over the 24 months ending 29 August 2026, on a base of 350 single family homes. Low $664,900. Median $950,000. High $1,681,875. Median price per heated square foot $411, computed on county base area. The spread is wide because the neighborhood is wide: roughly 190 distinct base areas across 348 houses, with the most repeated plans at 1,749 square feet on 25 houses, 2,090 on 20, 2,064 on 13 and 1,729 on 12. A pricing opinion in this neighborhood lives or dies on matching the plan, the lot and the condition, not on the community median.
9 priced deeds over the 24 months ending 29 August 2026, on a base of 110 attached villas. Low $440,000. Median $530,000. High $625,000. Median price per heated square foot $330, computed on county base area. Living area runs 1,537 to 1,850 square feet with a median of 1,629, and three plans cover 98 of the 110 villas. Because the plans repeat, a Maple Brooke seller usually has a genuinely comparable recent sale to work from, which is unusual in a community this size and is worth using.
9 priced deeds over the 24 months ending 29 August 2026, on a base of 88 condominium homes. Low $400,000. Median $550,000. High $650,000. Median price per heated square foot $336, computed on county base area. The four plans are 1,488 and 1,759 square feet in Phases 1 through 9 and 1,632 and 2,040 in Phases 10 through 22, and the county file returns 18 units at 1,488, 18 at 1,759, 26 at 1,632 and 26 at 2,040. Which plan you own is the first question in a Cedar Ridge valuation, and the county roll answers it.
Go to the Collier County Clerk of Courts Official Records document search, search by legal description or by the parties, and open the deed. The documentary stamp appears on the face of the instrument. Consideration equals the stamp divided by 0.70, multiplied by 100, and rounded to the recorded amount, because Florida Statutes 201.02 charges the tax per $100 of consideration or fraction of it. That is the whole method, and it is why every figure on this page can be checked by a reader who has never met us.
Three of the 47 recorded sales sit far above the band for their neighborhood, at addresses on Sugar Magnolia Circle, Burnt Sienna Circle and Southern Oak Court. The county roll records neither renovation history nor view coding, so there is no defensible way to say why. We therefore publish nothing about them individually and let none of them into any average on this page. An agent who quotes you the top of that band as your likely price is quoting a number nobody can explain, and that is how a listing gets overpriced in month one and stale by month three.
Selling an Autumn Woods home carries five predictable cost lines: negotiated real estate commission, Florida documentary stamp tax on the deed, title and settlement charges, the estoppel fees for two associations, and the property tax proration credited to your buyer. Only the doc stamp, the recording fee, the title premium schedule and the estoppel caps are fixed by the state. Everything else is negotiated.
Florida documentary stamp tax on a deed is $0.70 per $100 of consideration, or any fraction of $100, under Florida Statutes 201.02, and by Florida custom the seller pays it. Because it rounds up to the next full $100, a $487,000 sale and a $487,050 sale both pay $3,409.00. At the Oak Hollow and Mahogany Run median of $950,000 the tax is $6,650.00. At the Maple Brooke median of $530,000 it is $3,710.00. At the Cedar Ridge median of $550,000 it is $3,850.00. Every one of those medians is drawn from the recorded deeds of the 24 months ending 29 August 2026.
Florida promulgates a single owner’s title insurance premium schedule, so the premium for a given coverage amount is the same at every title company: $5.75 per $1,000 of liability up to $100,000, then $5.00 per $1,000 from $100,000 to $1,000,000, with lower tiers above that. What differs is who pays. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy. In Collier County, which includes Autumn Woods, the custom flips and the buyer customarily selects and pays for it. Nothing in Florida law assigns this, so the contract controls, and a seller moving from Estero or Bonita Springs should not assume the Lee County habit.
Florida caps what an association may charge for an estoppel certificate: up to $299 where the account is current, an additional $119 for delivery within three business days, and an additional $179 where the account is delinquent. The caps sit in Florida Statutes 718.116(8) for condominiums and 720.30851 for homeowners associations. The certificate is valid for 30 days, 35 if delivered electronically, and the fee must be refunded within 30 days of a written request if the sale does not close. In Autumn Woods you order two, one from the master association through Resort Management and one from your own neighborhood association, so budget the fee twice and start both clocks on the same day.
Florida property taxes are assessed on a calendar year basis and paid in arrears, with bills mailed on or about November 1 and delinquency on April 1 of the following year. At a closing before the bill is paid the seller credits the buyer for the seller’s share of the year, from January 1 through the day before closing, and the buyer pays the full bill in November. On a mid year closing of a home carrying the Oak Hollow and Mahogany Run median ad valorem bill of $4,615 for a current homesteaded owner on the 2026 preliminary roll, the credit is roughly $2,290. Title companies customarily prorate off the prior year bill and apply the four percent November discount.
A municipal lien search is customarily a seller charge in both Lee and Collier County and commonly runs about $100 to $250. The settlement or closing fee, which is the title company’s service charge for conducting the closing, is not promulgated and commonly runs about $500 to $1,500, allocated by the contract and usually falling to whichever party selected the closing agent. Title search and examination commonly runs about $150 to $500 and follows whoever pays the owner’s policy, which in Collier County is customarily the buyer. All four are estimates that depend on the title company.
Real estate commissions are not set by law and are fully negotiable. Since the National Association of REALTORS settlement practice changes took effect on 17 August 2024, offers of buyer broker compensation may no longer be advertised in the MLS, and a buyer’s agent must have a written agreement with their buyer, stating a specific and conspicuous amount, before touring a home. A seller may still choose to offer or contribute toward buyer side compensation, but that offer is communicated outside the MLS. General buyer concessions, such as a contribution toward closing costs, remain permitted in the MLS. We put the whole commission conversation in writing before you sign anything.
Here is an illustrative net sheet for a debt free sale at the Oak Hollow and Mahogany Run recorded median of $950,000 from the 24 months ending 29 August 2026. Commission is shown as a negotiated example and is not a rate we or anyone else sets.
Line item | Illustrative amount | Basis |
|---|---|---|
Sale price | $950,000 | Recorded median, 29 sales, 24 months to 29 August 2026 |
Listing side commission, example 2.75 percent | $26,125 | Negotiated, not fixed by law |
Optional buyer side compensation, example 2.5 percent | $23,750 | Optional, communicated outside the MLS |
Deed documentary stamp tax | $6,650.00 | 9,500 units at $0.70, Florida Statutes 201.02 |
Owner’s title insurance premium | Customarily buyer paid in Collier County | Promulgated schedule, contract controls |
Title search and settlement fee, estimate | $1,200 | Variable by title company |
Municipal lien search, estimate | $175 | Variable |
Master association estoppel, current account | up to $299 | Statutory cap |
Neighborhood association estoppel, current account | up to $299 | Statutory cap, second certificate |
Property tax proration, mid year, at a $4,615 bill | about $2,290 credit to buyer | Seller days divided by 365 |
Illustrative total seller cost | about $60,788 | About 6.4 percent of price with a buyer side offer |
Illustrative net before any mortgage payoff | about $889,212 | Sale price less the lines above |
Without a buyer side offer the same sale carries roughly $37,038 in costs, about 3.9 percent, for an illustrative net of about $912,962. Every figure above is an estimate for illustration and depends on your contract, your closing date, your actual tax bill and your negotiated commission. We build a real one for your address on request.
Florida sets recording fees by statute at $10.00 for the first page and $8.50 for each additional page, with a $1.00 indexing surcharge for each name to be indexed beyond the first four, under Florida Statutes 28.24. A typical two to four page deed therefore records for roughly $18.50 to $35.50, and the deed is customarily recorded by the buyer. If your buyer is financing, the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax on the mortgage at two mills are buyer costs, listed here only so the full closing picture is clear.
A Florida seller owes a common law duty to disclose known material defects that are not readily observable, plus several statutory disclosures, and in Autumn Woods the statutory answer depends on which association regulates you. This section is general information about Florida practice and is not legal advice. Your closing agent or your attorney should confirm what applies to your specific parcel.
Florida Statute 720.401 requires that a prospective parcel owner in a mandatory homeowners association community be presented a disclosure summary before executing the contract for sale. It is a pre-contract duty, not a closing table item. On a resale the summary must be supplied by the parcel owner rather than by a developer, which means it is your obligation as the seller. The contract itself must contain the voidability clause the statute sets out, in conspicuous type. If the summary is not given, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, the right may not be waived, and it terminates at closing.
Section 720.401(2) says the section does not apply to any association regulated under Chapter 718, Chapter 719, Chapter 721 or Chapter 723, nor where disclosure is otherwise made under those chapters. Autumn Woods mixes a Chapter 720 master association with a Chapter 718 condominium, so the fork is live inside one gate. An owner in Oak Hollow and Mahogany Run or Maple Brooke sits squarely in the Chapter 720 regime. A Cedar Ridge owner is selling a condominium unit and the Chapter 718 resale disclosure route in Florida Statute 718.503 is what governs the condominium documents and the buyer’s cancellation window. It is not correct to tell every Autumn Woods seller they owe the same summary, and getting this wrong hands a buyer an exit right.
For a Chapter 718 resale in Cedar Ridge the seller delivers the governing documents and a current frequently asked questions and answers sheet, and the buyer has a statutory cancellation window running from delivery. For a Chapter 720 sale in Oak Hollow and Mahogany Run or Maple Brooke the pre-contract disclosure summary is the statutory instrument, and the practical package a buyer will still expect is the master declaration, the master rules manual, your own neighborhood declaration and rules, and the current adopted budget. Everything on that list is published by the association or recorded in the Collier County Official Records, and we link the official copies below.
Anything you actually know that materially affects value and is not readily observable is disclosable, and in this market that means water intrusion, roof leaks and repairs, insurance claims and any prior flood. Autumn Woods is not one flood zone: the governing FIRM panels are 12021C0381J and 12021C0383J, both effective 8 February 2024, and roughly 89 percent of the 477 mapped residential lots take Zone X as their governing zone while the Special Flood Hazard Area follows the lake banks and the preserve at the backs of lots. Send your buyer to the FEMA Flood Map Service Center address search for their own answer, and disclose your own history accurately rather than characterizing the community.
Florida law requires an estoppel certificate to disclose levied and pending special assessments, which is one more reason to order both certificates early. As of a Collier County Clerk index sweep from 2020 through September 2026, no special assessment instrument appears for any of the four Autumn Woods association corporations, and Maple Brooke’s 2025 compiled financial statements disclose none. For Oak Hollow and Mahogany Run and for Cedar Ridge the current status is not published anywhere and can only be established by the estoppel certificate. If you know a fee increase is coming, say so. A buyer who learns it from the estoppel after you denied it has a very different conversation with their attorney.
Separately from the association disclosures, Florida Statute 689.261 requires that a prospective purchaser of residential property receive a property tax disclosure summary at or before execution of the contract, warning the buyer not to rely on the seller’s current taxes and explaining that a change of ownership triggers reassessment that may raise the bill substantially. In Autumn Woods that statute is doing real work, because 70.9 percent of the community is homesteaded and the reset roughly doubles the bill. Handing it over early, with the numbers, is both compliant and good selling.
The Florida Supreme Court held in Johnson v. Davis that where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller has a duty to disclose them. An as is contract allocates repair responsibility. It does not erase that duty for residential property, and it does not protect a seller who knew about a latent defect and said nothing. Complete the Florida Realtors seller’s property disclosure accurately. It is the cleanest evidence that you met the standard.
Oak Hollow and Mahogany Run is one association governing 350 detached single family homes, not two neighborhoods and not two corporations. Its recorded 2023 amended and restated declaration carries the leasing terms, the buyer screening process and a ten percent budget increase cap, and it is the document a well prepared Oak Hollow and Mahogany Run seller hands over first.
Expect the buyer to ask for the recorded 2023 restatement, the neighborhood rules and regulations, the collection policy, the violations policy, the approved roof tile and exterior paint standards, and the architectural review application. Expect them to ask what the quarterly assessment is, and to be surprised that it is not published. Expect them to ask about leasing, because this neighborhood permits a 30 day minimum, three leases in any rolling twelve month period, and requires board approval decided within 20 days after 20 days advance notice. Have all of it ready in one folder and the inspection period stays calm.
The Oak Hollow and Mahogany Run declaration says, in its own words, that owners with title to their lots prior to the recording date of the declaration are grandfathered to the rental restrictions that existed when they acquired title. The recording date is 18 April 2023. If you took title before that date you may personally enjoy looser terms than the current rules impose, and those terms do not travel with the house. A buyer taking title today is fully bound by the current restrictions. This appears nowhere else on the open web, and it changes how a listing should be marketed to an investor buyer, so we say it plainly rather than letting the buyer’s attorney find it.
The Oak Hollow and Mahogany Run assessment is not published anywhere: not on the association website, not in the recorded 2023 restatement, not in the bylaws, rules or collection policy, and not in any state filing. The neighborhood publishes no financial statements. What is documented is the mechanics: it is paid quarterly in advance, due the first day of each quarter, and each owner is liable for a one three hundred and fiftieth share. Your buyer obtains the current amount from the estoppel certificate and the adopted budget through Sandcastle Community Management at 239.596.7200. Order it early, because you cannot answer the question from a website.
Nothing may be erected or altered, and no grading, landscaping, planting, plant removal or exterior color change may occur, until complete plans are approved in writing. The review window is 30 days, extendable by 30, with deemed approval unless the board denies. Oak Hollow and Mahogany Run runs an explicitly default deny stance: any proposed exterior alteration not specifically stated in the rules is disapproved. There are approved roof tile and paint palettes, and no asphalt or shake shingle roofs. Delinquency can block processing of an application. If you plan pre listing exterior work, start the application before you order materials.
Maple Brooke is 110 attached villas on fee simple platted lots under a Chapter 720 homeowners association, and its own rules state the point in terms: Maple Brooke villas are not condominiums, they are single family homes. Getting that right in the listing remarks prevents a financing and disclosure mess later, because a lender treats the two regimes completely differently.
The Maple Brooke neighborhood assessment covers lawn care, landscape maintenance, exterior painting and caulking, roof cleaning, repair and replacement, and irrigation operation and replacement. That last item matters at resale, because the association is contractually obliged to replace the roofs on 110 attached villas under Section 9.3.5(d) of the 1997 declaration. One wrinkle worth disclosing: because owners hold deed to the land, the association states that any preserves or natural areas on an owner’s own property are maintained by the homeowner. A buyer with a preserve lot should be told.
Maple Brooke publishes CPA compiled financial statements, the only published financials of the four Autumn Woods associations, and its 2026 approved reserve plan funds exactly two components: painting at an estimated replacement cost of $157,000 and roof cleaning at $10,000. There is no roof replacement reserve component. The statement itself records, verbatim, that the association has not conducted an independent study to estimate the remaining useful lives and the replacement costs of the components of common property, and the engagement is a compilation, so the CPA expresses no opinion, conclusion or assurance. Those are the facts, attributed. Whether the funding is adequate is a judgment for your buyer and their advisers, not a claim we make.
Maple Brooke’s statutory regime is Chapter 720, which means the milestone structural inspection under Florida Statute 553.899 and the Structural Integrity Reserve Study under Florida Statute 718.112(2)(g) do not apply to it at all, by association type. It also means the Section 720.401 pre-contract disclosure summary is the seller’s instrument here, unlike in Cedar Ridge. When a buyer’s lender or agent sends a condominium questionnaire for a Maple Brooke villa, the correct answer is that this is not a condominium and the questionnaire does not apply, and the recorded 2023 restatement is the document that proves it.
The Maple Brooke rules carry a warning most sellers have never read, verbatim: be aware that you will have to collect the 9 percent tourist tax for occupancies of six months or less, as well as obtaining a sales tax license to submit this tax to the State and County. Collier County’s own tourist development tax is 5.0 percent and applies to rentals of six months or less. If your villa has been rented seasonally, your buyer’s accountant will ask about the registrations, and having the paperwork in order removes a late stage friction point.
Cedar Ridge is the only condominium in Autumn Woods, 88 homes in 22 buildings, and it is exempt from both the milestone structural inspection and the Structural Integrity Reserve Study because each of those buildings is two stories. That single documented fact is the most valuable thing a Cedar Ridge seller can put in front of a buyer’s lender in 2026.
A Cedar Ridge resale runs on Chapter 718. The seller delivers the governing documents and a current frequently asked questions and answers sheet under Florida Statute 718.503, and the buyer has a statutory cancellation window running from delivery. The practical package is the recorded Declaration of Condominium, the rules and regulations, the current adopted budget with the reserve schedule, and the 2026 sales application packet. The declaration was recorded 21 July 2000 at Instrument 2665793 and runs 151 pages, with 19 phase amendments through 22 August 2002. Anchor Associates, Inc. at 239.649.6357 is the management company that issues the estoppel and the budget.
Florida Statute 553.899 and Florida Statute 718.112(2)(g) both trigger at three habitable stories. The recorded Cedar Ridge Declaration of Condominium states in its own words, at Paragraphs 5.1 and 6.4, that each of the 22 residential buildings is one two story building containing four homes. Two stories is below the trigger, so Cedar Ridge is exempt from both the milestone inspection and the Structural Integrity Reserve Study. Two precision points travel with that: exemption from the study is not exemption from reserves, and the 2026 legislative session changed deadlines and mechanics for covered buildings without moving the three story trigger.
Underwriters and buyer agents across Florida now ask for a milestone report and a reserve study by reflex, and a Cedar Ridge seller who cannot answer loses two weeks. The answer is a document, not an argument: the recorded declaration at Paragraphs 5.1 and 6.4, plus the plain text of the two statutes. We assemble that packet before the listing goes live, so the first questionnaire that arrives gets an answer the same day rather than starting a scramble. This is one of the few places in a Naples condominium sale where the paperwork actually moves the closing date.
Cedar Ridge screens buyers, not just tenants. The purchase application is $150, the background and credit check is $50 per adult United States citizen or $75 per adult foreign national, and approval is signed by a board officer or director. Approval runs on a 20 day window, and the association warns that a unit occupied without approval is subject to eviction and the unit to a fine. Build the contract dates around that clock rather than discovering it in week three, and file the application the day the contract is executed.
The Cedar Ridge annual assessment is paid quarterly in advance on the first day of each quarter, each home carrying an equal one eighty eighth share, and the amount is not published anywhere. The critical point for a seller answering a buyer’s question is this: under Declaration Paragraph 21.1.1 the billed Cedar Ridge assessment already includes the owner’s share of the master assessment. Never add the master figure on top of a Cedar Ridge quarterly number. That is the easiest arithmetic error available in this community, it inflates the carrying cost your buyer thinks they are taking on, and it has killed deals elsewhere in Collier County.
Every primary dwelling in Autumn Woods carries a year built between 1997 and 2002, with Oak Hollow and Mahogany Run at 1997 to 2002, Maple Brooke at 1997 to 2001 and Cedar Ridge at 2000 to 2002. One builder, Centex Homes, delivered all three product types. That means one code generation and one aging curve, and it decides what pre listing preparation actually returns money here.
A 1997 to 2002 roof is 24 to 29 years old, which is at or past the service life of a first generation Florida concrete tile roof and its underlayment. Roof age drives the buyer’s insurance quote and it drives the inspection response, so it is the one item that shows up in two negotiations at once. If the roof has been replaced, produce the permit and the invoice and put them in the listing package. If it has not, price for it deliberately and expect the conversation, because a buyer who cannot bind coverage at a sane premium cannot close.
The instrument is the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, and every Florida property insurer must accept it. It rates building code era, roof covering, roof deck attachment, roof to wall connection, roof geometry, secondary water resistance and opening protection, and opening protection carries the largest premium credit. Autumn Woods was originally built with shutter based hurricane protection rather than impact glass, which is documented by the neighborhood’s own 2023 drafting comment asking whether impact windows should be required to eliminate unsightly storm shutters over time. A current 1802 on file is one of the cheapest pre listing investments available here.
On a home of this vintage many carriers will want a four point inspection covering roof, electrical, plumbing and heating and cooling before they will quote. It is a carrier requirement rather than a legal one, and it is worth knowing what it will say before a buyer’s insurance agent orders it. Polybutylene supply lines, federal pacific style panels and original water heaters are the three findings that most often trigger a carrier decline in Collier County homes of this era. If any apply to your home, remediation before listing is almost always cheaper than a credit at the table.
The first edition of the Florida Building Code replaced all local codes on 1 March 2002. All 110 Maple Brooke villas and 342 of the 351 Oak Hollow and Mahogany Run homes carry years built of 1997 to 2001, and 40 of Cedar Ridge’s 88 units carry 2002. The honest caveat is that a tax roll year built is a completion year and not a permit date, and the code applied to permits pulled on or after 1 March 2002, so a home completed in 2002 was almost certainly permitted earlier. What is defensible and useful is that these are post 1994, pre 2002 homes, built under the Standard Building Code as amended after Andrew: materially better than pre 1992 construction and materially weaker than post 2002.
Roughly 29 percent of Autumn Woods residences, 159 of 547 on the 2026 preliminary roll, carry no homestead exemption, which is the population that could include seasonal, second home and investor owners, though a non homesteaded unit is not necessarily a rented one. For a villa or a condominium marketed to that pool, a turnkey furnished offering genuinely widens the buyer set and can be negotiated as a separate personal property line rather than folded into the price. For a single family home in Oak Hollow and Mahogany Run, where 78.2 percent of owners are homesteaded, furnished usually does less and decluttering does more.
In a community with three tight floor plan families and buyers comparing directly against neighbors, the work that returns is the work that removes an objection: paint in an approved palette, fresh landscaping inside the neighborhood standards, a serviced air conditioning system, a clean four point result and a current wind mitigation report. The work that rarely returns at this price band is a full structural remodel or a specification level that leaps past the rest of the street. Remember that exterior work of any kind needs written architectural approval first, on a 30 day clock.
An Autumn Woods listing has two clocks running that a general Naples listing does not: the two estoppel certificates, and the 20 day association approval window for your buyer. Plan the contract dates around both from day one, and a normal Collier County closing timeline holds. Ignore them and you lose two to three weeks in the middle of the deal.
Collier County demand is seasonal and Autumn Woods sits in the part of the county that fills with northern and midwestern buyers between January and April. Practically, that means listing before the season starts rather than into the middle of it, so your home is on the shortlist when buyers arrive rather than joining a crowded field in February. The county wide statistics that describe how long that takes come from the Southwest Florida MLS and are refreshed on this page monthly. What we can say from the recorded record is that with only about 4.3 percent of the community trading in a year, a well prepared listing is rarely competing with more than a handful of true peers.
All three neighborhood associations screen buyers, not just tenants. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, with the board approving or denying within 20 days. Cedar Ridge requires a full purchase application, character reference form, background check and board approval, also on a 20 day clock. Maple Brooke uses a combined application for purchase or lease delivered to the property manager. The correct move is to give the buyer the application packet with the contract, not after the inspection period, so the clock starts on day one.
Week one: pricing analysis from the recorded deeds, document package assembled, photography and video shot, wind mitigation and any four point ordered. Week two: live in the Southwest Florida MLS with the disclosure package attached, both estoppels ordered on the day a contract is signed. Contract week: buyer application filed immediately, inspection scheduled, insurance quote requested early. Weeks three to five: association approval returned inside its 20 day window, estoppels delivered inside their statutory deadlines, title work cleared. Closing follows the contract date rather than the association calendar, which is the whole point of sequencing it this way.
A large share of Autumn Woods owners are out of the state for part of the year, and this community is entirely workable remotely. Documents execute electronically, Florida closings routinely run by mail with remote or mobile notarization, and both estoppels are ordered and delivered by the management companies without an owner present. What does need a local pair of hands is access for the inspection, the four point, the appraisal and the buyer walkthrough, plus somebody to keep the landscaping inside the neighborhood standards while the home is on the market. Marc Comisar handles that side directly, at (239) 287-5873.
Nearly every avoidable delay in an Autumn Woods sale traces to one of three things: an estoppel ordered late, a buyer approval package filed late, or a delinquency discovered at the closing table. All three are preventable, all three are on the listing side to manage, and we manage them rather than leaving them to the title company to discover.
Order the master certificate through Resort Management and your neighborhood certificate through Sandcastle Community Management, Resort Management or Anchor Associates, Inc. depending on where you live, on the day the contract is executed. The statutory delivery deadlines and the 30 day validity window, 35 days if delivered electronically, mean an early order costs nothing and a late order costs the closing date. Because there are two associations there are two fees, capped separately, and the fee must be refunded within 30 days of a written request if the sale does not close.
Hand the buyer the correct application packet with the executed contract and tell them plainly that occupancy without approval carries consequences in Cedar Ridge. Oak Hollow and Mahogany Run wants written notice before the intended closing date plus the background check. Cedar Ridge wants the purchase application, the character reference form and the background check, with fees of $150 for the application and $50 or $75 per adult for screening. Maple Brooke wants its combined application. Every one of those packets is published by the association, and we send the right one on day one.
If assessments are behind at either association, the estoppel will say so, the delinquency premium of up to $179 attaches to the certificate fee, and the balance is paid at closing out of your proceeds. Oak Hollow and Mahogany Run publishes a collection policy and a violations policy that set out how the neighborhood handles both, and delinquency can also block processing of an architectural application. The cheapest version of this problem is the one solved before the listing goes live, so we ask the question in the first meeting rather than the last.
Autumn Woods carries a Capital Improvement Transfer Fee that is owed by the transferee, meaning your buyer, at closing, collected by the settlement agent, and it must appear on the estoppel letter. It was $1,500 effective 1 July 2017, and the recorded May 2023 certificate of amendment states the then current amount as $1,996.50 and states that the fee would increase again on 1 July 2023. The current amount is not published and comes from the estoppel. Six exemptions are recorded at Section 4.14: death, bona fide estate planning, divorce, gift, foreclosure or deed in lieu, and transfer to someone who is already a member. A seller should know this exists because it affects the buyer’s cash to close, and a buyer who meets it for the first time at the closing table is an unhappy buyer.
A McGreevy and Comisar valuation for an Autumn Woods home is a written opinion of value built from the recorded deed record for your specific neighborhood, adjusted for your floor plan, lot, pool, roof age and condition, with the carrying cost picture your buyer will face laid out beside it. It is free, and there is no obligation to list.
You receive the priced recorded deeds for your neighborhood over the trailing 24 months with their book and page references, a price per heated square foot analysis computed on county base area, a plan level comparison against the size distribution of your own neighborhood, the fee stack a buyer will underwrite including the two association layers and the transfer fee, the property tax reset your buyer will face after the January 1 following a sale, and a recommended list price with a defensible range. Request it through our Autumn Woods home valuation request or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. If you would rather start with the community facts before the price conversation, read the full Autumn Woods community guide, which carries the governance, fee, flood, school and drive time detail this page summarizes.
Most Autumn Woods sellers are not leaving Southwest Florida, they are moving within it, and the two transactions are one financial decision. We run the sell side and the buy side numbers together, including the Save Our Homes portability claim that lets a Florida homesteader transfer up to $500,000 of accumulated benefit to a new Florida homestead on Form DR-501T, filed by March 1. See how we represent buyers in Southwest Florida, and if your next home is in this same community, see how we represent buyers in Autumn Woods.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five star client reviews from that profile, reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
Pricing judgment is the whole game in a community with only 47 priced recorded sales in 24 months, because there is very little margin for a guess to correct itself.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
A listing that has gone stale usually has a pricing or an exposure problem, and in Collier County the fix is almost never simply waiting for the next season.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Follow through is what carries an Autumn Woods contract through two estoppels, a 20 day buyer approval window and an insurance quote on a 25 year old roof.
Autumn Woods rewards a specialist because almost everything that decides a deal here lives in documents rather than in the MLS: four association corporations, two estoppels, a buyer approval clock, a transfer fee owed by the buyer, a mixed flood map and a tax reset that roughly doubles the bill. A general Naples agent meets each of those for the first time during your inspection period.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He has lived in Southwest Florida since 2003 and runs the pricing analysis, the marketing build and the association paperwork on every listing the team takes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field work: showings, buyer side conversations, contractor coordination and the on the ground management that lets an out of state Autumn Woods owner sell without flying down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
A general agent will price an Autumn Woods villa against a Naples condominium median, miss that the Cedar Ridge assessment already contains the master fee, order one estoppel instead of two, and learn about the 20 day approval window in week three. None of those errors is exotic. All of them are expensive. The difference is not talent, it is whether somebody has already read the four sets of recorded governing documents that control this community, and we have.
We will tell you if your price expectation is not supported by the recorded record, and why, with the deeds in front of you. We will tell you that we cannot publish a days on market figure for Autumn Woods because that figure comes from the Southwest Florida MLS and we refresh it on this page monthly rather than guessing. We will tell you what the master assessment is derived at and that the association does not publish it. Straight answers are the product.
Roughly seven in ten Autumn Woods owners are homesteaded Florida residents, so most sellers here are moving within Collier or Lee County rather than leaving. That makes the sale and the purchase a single plan, with the Save Our Homes portability claim, the timing of the two closings and the buyer’s own approval clock all interacting.
A Florida homesteader who sells and establishes a new Florida homestead may transfer up to $500,000 of accumulated Save Our Homes benefit, but it is not automatic: it is claimed on Form DR-501T filed alongside the homestead application by March 1. The January 1 test is the trap, because a buyer closing in February is not a homesteader for that tax year and is billed at full just value with no exemption and no cap. We sequence both sides around that calendar. If you are buying, start with how we represent buyers in Southwest Florida.
If you want the full picture of the community rather than the listing side of it, our complete Autumn Woods community guide carries the governance structure, the fee stack layer by layer, the flood map detail street by street, the school zoning, the drive times and the honest list of what Autumn Woods does not have. The parent Naples real estate guide covers the wider market this community sits inside. Buyers considering this community should start with how we represent buyers in Autumn Woods.
Collier County demand concentrates between roughly January and April, when seasonal buyers from the northern and midwestern states are physically in the market. The practical implication is that the best time to be on the market is before that window opens, so preparation, photography and pricing work happen in the autumn. Timing statistics such as median time to contract for Collier County come from the Southwest Florida MLS and are refreshed on this page monthly. What the recorded record shows for Autumn Woods is that only about 4.3 percent of the community trades in a year, so a prepared listing rarely faces a crowded field of true peers.
Before, in almost every case. A listing that is live, photographed, priced and document ready in November or early December is on the shortlist that seasonal buyers work through in January. A listing that launches in late February joins the largest inventory of the year and competes with sellers who have already made one price adjustment. There are exceptions, chiefly a home that needs work finished first, because launching unfinished costs more than launching late. We build the calendar backwards from the window you want to hit rather than from the date you first called us.
It is not automatically a mistake, and in a community with 47 priced recorded sales across 24 months the scarcity of inventory cuts both ways year round. Summer buyers in North Naples tend to be relocating families and people already living locally, which suits an Oak Hollow and Mahogany Run single family home in an A rated school zone more than it suits a seasonal villa. If your home is priced correctly and the document package is complete, a July listing works. What does not work is a July listing at a January price.
Florida hurricane season runs 1 June to 30 November, and it affects insurance binding and buyer nerves more than it affects price. The practical points are that carriers commonly suspend binding new coverage when a named storm enters a defined box, which can delay a closing, and that Autumn Woods restricts hurricane shutters to being closed or lowered only during hurricane season, with unpainted panel or plywood coverings permitted only after a National Weather Service hurricane warning and removed within ten days of cancellation. If you are closing between June and November, get the buyer’s insurance application in early.
It rises sharply, because that is when seasonal residents and prospective relocators are in Collier County. For an Autumn Woods seller the relevant nuance is which product they are shopping for. The homestead data suggests the buyer pools differ by neighborhood: 78.2 percent of the 349 single family homes are homesteaded on the 2026 preliminary Collier County tax roll against 51.1 percent of the 88 condominiums, so the condominium and villa pools carry proportionally more seasonal demand and are more sensitive to that window. Traffic counts themselves come from the Southwest Florida MLS and are refreshed on this page monthly.
It is bifurcating, which is neither. For July 2026 the Naples Area Board of REALTORS reported Collier County inventory down 21.0 percent year over year and months of supply down 33.3 percent to 5.8 months, while average days on market rose from 101 to 108. Tighter supply and slower sales at once means correctly priced homes sell and mispriced homes sit. The county wide single family median rose 12.9 percent year over year while the condominium median fell 4.8 percent, so the answer differs by product type even inside one community.
It front loads everything. A seasonal buyer sees the home once, often on a compressed trip, and decides quickly or not at all, so the photography, the video, the floor plan and the document package have to be finished before the first showing rather than assembled during it. It also means the association approval clock matters more, because a buyer who leaves Florida in April still needs board approval to close. We file the application the day the contract is signed for exactly that reason.
Practically, the next concentrated window is the following January, but that is not the same as saying nothing sells in between. Autumn Woods sold 47 homes over 24 months on a base of 547 residences, spread across all three neighborhoods and across the calendar, and North Naples has a genuine year round relocation market anchored by the Creekside employment node and A rated school zoning. If you miss the season window, the answer is usually to re prepare and relaunch rather than to sit as a stale listing until January, because a listing that has been visible and unsold for months is priced by that history.
For a debt free Florida seller the all in cost typically lands somewhere around 4 to 7.5 percent of the sale price, and the spread is almost entirely the negotiated commission. The fixed items are documentary stamp tax at $0.70 per $100 of consideration, recording fees under Florida Statutes 28.24, and estoppel fees capped by statute. The variable items are the settlement fee, title search, municipal lien search and the property tax proration credited to your buyer. In Collier County the owner’s title insurance premium is customarily a buyer charge, which lowers the seller side relative to Lee County.
The seller’s line items in a typical Collier County residential sale are the negotiated listing side commission, any buyer side compensation the seller chooses to offer outside the MLS, documentary stamp tax on the deed, the municipal lien search, the estoppel certificate fees, a share of the settlement fee depending on the contract, the property tax proration credited to the buyer, and any mortgage payoff. In Autumn Woods there are two estoppel fees rather than one. The owner’s title insurance premium and the deed recording fee are customarily buyer charges here.
Florida documentary stamp tax on a deed is $0.70 per $100 of consideration, or any fraction of $100, under Florida Statutes 201.02, and it applies in 66 of Florida’s 67 counties including Collier. By Florida custom the seller pays it, although like every closing cost it is allocated by the contract. Because it rounds up to the next full $100, a $487,000 sale and a $487,050 sale both pay $3,409.00. The stamp appears on the face of the recorded deed, which is exactly how the 47 recorded sale prices on this page were derived.
$4,900.00. The calculation is $700,000 divided by 100, which is 7,000 taxable units, multiplied by $0.70. For reference against the Autumn Woods recorded medians for the 24 months ending 29 August 2026: at the Oak Hollow and Mahogany Run median of $950,000 the tax is $6,650.00, at the Maple Brooke median of $530,000 it is $3,710.00, and at the Cedar Ridge median of $550,000 it is $3,850.00. Miami-Dade County uses a different structure, but it does not apply anywhere in Collier County.
The buyer, by local custom. This is the single most important closing cost difference between our two counties: in Lee County the seller customarily selects the closing agent and pays for the owner’s policy, while in Collier County the buyer customarily selects and pays. Nothing in Florida law assigns it, so the contract controls and it is negotiable. The premium itself is promulgated by the state at $5.75 per $1,000 of liability up to $100,000 and $5.00 per $1,000 from there to $1,000,000, so it is identical at every title company for the same coverage.
Customarily the buyer, because in Collier County the buyer customarily pays for the owner’s title policy and the party paying customarily selects. That is the reverse of the Lee County habit, so an owner who previously sold in Estero, Bonita Springs or Fort Myers should not assume the same arrangement. It remains negotiable and the executed contract governs. Practically, what matters more than who selects is whether the chosen closing agent has handled an Autumn Woods file before and knows to order two estoppel certificates rather than one.
An estoppel certificate is the association’s written statement of what is owed on a parcel: regular assessments, special assessments, fines and any other charges, plus the dates they are due. Florida law requires it to disclose levied and pending special assessments. It is customarily a seller charge in both Lee and Collier County, although the contract controls. In Autumn Woods you pay it twice, once to the master association and once to your own neighborhood association, because the two are separately incorporated Florida corporations with separate management companies and separate ledgers.
Up to $299 where the account is not delinquent, an additional $119 for expedited delivery within three business days, and an additional $179 where the account is delinquent, so a delinquent expedited certificate can reach $597. The caps sit in Florida Statutes 718.116(8) for condominiums and Florida Statutes 720.30851 for homeowners associations, were reset by the 2024 legislative session effective 1 July 2024, and are indexed so the Department of Business and Professional Regulation adjusts them periodically. In Autumn Woods, budget the cap twice. Confirm the amount actually in effect with the issuing association.
Under Florida Statutes 718.116(8) and 720.30851 the association must deliver the certificate within 10 business days after receiving a written or electronic request. Once issued it is valid for 30 days, or 35 days if it was delivered electronically, and if the sale does not close the fee must be refunded within 30 days of a written request. The practical consequence in Autumn Woods is that two ten business day clocks run in parallel and two 30 day validity windows expire in parallel, which is why we order both certificates on the day the contract is executed rather than after the inspection period.
Yes. Commissions are not set by law, are not standardized, and are fully negotiable between a seller and the listing brokerage. Since the National Association of REALTORS settlement practice changes took effect on 17 August 2024, this has also been required to be stated conspicuously in buyer broker agreements. A seller may still choose to offer or contribute toward the buyer agent’s compensation, but that offer cannot be advertised in the MLS and is communicated outside it. General buyer concessions such as a contribution toward closing costs remain permitted in the MLS.
There is no typical rate in any legally meaningful sense, and any agent quoting one as standard is describing their own pricing rather than a rule. What is true is that the total is now two separate decisions: what you agree to pay your listing brokerage, and whether you choose to offer anything to the buyer’s side. The net sheet earlier on this page models a 2.75 percent listing side and an optional 2.5 percent buyer side purely as an illustration, and shows the same sale both with and without the buyer side line so you can see what that decision is worth.
Florida property taxes run on a calendar year and are paid in arrears, with bills mailed on or about November 1 and delinquency on 1 April of the following year. At a closing before the bill is paid, the seller credits the buyer for the seller’s share of the year, from January 1 through the day before closing, and the buyer pays the whole bill in November. Title companies customarily prorate using the prior year bill and apply the four percent November discount. On a home carrying the Oak Hollow and Mahogany Run median ad valorem bill of $4,615 for a homesteaded owner, a mid year closing credits roughly $2,290.
Customarily yes. A municipal lien search checks for unrecorded municipal and county charges such as code enforcement liens, utility balances and open permits that would not appear in a title search, and it is customarily a seller charge in both Lee and Collier County, commonly running about $100 to $250. In Autumn Woods it is worth attention for one specific reason: open building permits. Collier County publishes permit status definitions, and a permit left open from a roof, pool cage or air conditioning replacement on a home of this vintage is a common and entirely avoidable closing delay.
Net equals sale price minus the negotiated commission, documentary stamp tax, your share of settlement charges, two estoppel fees, the municipal lien search, the property tax proration credited to your buyer and any mortgage payoff. The illustrative net sheet earlier on this page models a debt free sale at the Oak Hollow and Mahogany Run recorded median of $950,000 and lands at roughly $889,212 with an optional buyer side offer and roughly $912,962 without one. Those are illustrations. We build a real net sheet for your address, your contract terms and your actual tax bill on request.
Three different buyers, one per product type, and the tax roll shows it. 78.2 percent of the 349 Oak Hollow and Mahogany Run single family homes are homesteaded on the 2026 preliminary Collier County tax roll, which points to full time residents and relocating families drawn by A rated school zoning and a five minute drive to the Creekside employment node. Maple Brooke sits at 63.6 percent of 110 villas and Cedar Ridge at 51.1 percent of 88 condominiums, so those two pools carry proportionally more seasonal and second home demand. Community wide the figure is 388 of 547, 70.9 percent.
Collier County’s inbound demand is dominated by relocation from higher tax northern and midwestern states plus in county move up and move down buyers, and Autumn Woods draws on both. What makes this community’s pitch specific is location rather than amenities: Clam Pass Park is 2.92 miles away, Mercato is 2.38, Waterside Shops is 2.71, the nearest Publix is 1.96, Interstate 75 at Pine Ridge Road is 4.83 and Southwest Florida International Airport is 28.72. Those are network distances measured on 2026-09-01, and the associated times are modeled off season figures rather than what a driver experiences in February.
Through the Southwest Florida MLS and its syndication first, because that is where cooperating agents and the platforms buyers browse both draw from, then through targeted paid placement in the feeder markets that actually supply Collier County demand, then through the brokerage network at Domain Realty and our own past client database. For a remote buyer the decisive assets are a complete photography and video package, an accurate floor plan and a disclosure package that answers the association, fee, flood and tax questions before they are asked, because that buyer is making a shortlist decision from two thousand miles away.
Yes, and in Autumn Woods there is a specific reason beyond the obvious one. A large share of the buyer pool is deciding remotely and will shortlist from images before they book a trip, so the media is the showing. It also has to sell what this community actually offers, which is roughly 20 lakes, about 45 acres of lake tract, a preserve the association describes as 26.5 acres with walking paths, and quiet private streets, none of which photographs itself from the driveway. We shoot exterior and preserve context deliberately, not just interiors.
The MLS is the source. National listing portals receive their data downstream from it, so the accuracy, completeness and photography in the MLS record determine what appears everywhere else, and errors propagate. Cooperating agents in Collier County also work directly from the MLS rather than from consumer sites, and in a community that sold 47 homes in 24 months a large share of buyers arrive through an agent who already had a client waiting. Get the MLS record right, attach the full disclosure package to it, and the downstream distribution takes care of itself.
An instant cash offer buys certainty and speed and pays for both with price, typically through a discount to market plus a service fee and a repair deduction. In Autumn Woods that trade is usually poor, because inventory is genuinely scarce at roughly 4.3 percent annual turnover and a correctly priced, document ready home has real competitive tension behind it. The situations where a cash sale can make sense are a distressed timeline, an estate that needs to close quickly, or a home needing work the owner cannot fund. We will tell you honestly which case you are in.
Three layers. First, the common law duty from Johnson v. Davis: any fact you know that materially affects value and is not readily observable to the buyer must be disclosed. Second, the statutory property tax disclosure summary under Florida Statute 689.261, given at or before execution of the contract. Third, the association layer, which in Oak Hollow and Mahogany Run and Maple Brooke is the pre-contract summary under Florida Statute 720.401 and in Cedar Ridge is the condominium resale package under Florida Statute 718.503. This is general information, not legal advice, and your closing agent or attorney should confirm what applies to you.
Florida Statute 627.7073 requires that where an insurer has paid a sinkhole claim, the seller disclose to the buyer that a claim was paid and whether the proceeds were used to repair the property, and the common law duty from Johnson v. Davis independently reaches any known sinkhole condition that materially affects value and is not readily observable. Collier County is not among Florida’s high incidence sinkhole counties, so this rarely arises in Autumn Woods, but a paid claim in the property’s history is disclosable regardless of where the county sits on that map.
The Florida Realtors seller’s property disclosure is a standard form on which a seller records what they know about the condition of the property, its systems, prior repairs, insurance claims, association obligations and any known defects. Florida law does not mandate the form itself. What the law mandates is the underlying duty to disclose known material defects that are not readily observable, and completing the form accurately is the cleanest documentary evidence that you met that duty. Sellers who decline the form still owe the duty, and they lose the evidence.
No. An as is contract allocates responsibility for repairs; it does not switch off the duty to disclose. The Florida Supreme Court held in Johnson v. Davis that where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller has a duty to disclose them, and an as is clause does not bar a claim for failure to disclose a known latent defect in residential property. Selling as is is a legitimate strategy. Selling as is and staying silent about a known problem is not.
Depending on the defect and the timing, a buyer may be able to rescind before closing or pursue damages afterward, and where the failure is an association disclosure the statute supplies its own remedy. Under Florida Statute 720.401, if the pre-contract disclosure summary is not provided in a mandatory homeowners association community, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It terminates at closing. That is why the summary is a pre-contract item and not something the closing agent handles at the table.
No. Florida Statute 689.25 provides that the fact that an occupant of real property was infected with, or died from, human immunodeficiency virus or acquired immune deficiency syndrome is not a material fact that must be disclosed in a real estate transaction, and Florida practice treats a death on the property as a non material fact for disclosure purposes. That said, if a death is connected to a physical condition of the property that does materially affect value, the underlying condition is disclosable. This is general information, not legal advice, and your attorney should confirm any specific situation.
Every figure on this page traces to a primary source below: the Collier County recorded record, the county tax roll and tax bill lookup, Florida Statutes, state and federal agencies, or the Autumn Woods Community Association’s own published documents.
Every row below links the official custodian or the association’s own published copy. We host nothing ourselves, so a reader always sees the authoritative version.
Document | What it proves for a seller | Official authority |
|---|---|---|
Amended and Restated Master Declaration of Covenants for Autumn Woods | The two tier governance structure, what the master maintains, the assessment mechanics and the architectural review process | |
Autumn Woods Master Rules and Regulations, adopted May 2023 | The community wide operating rules a buyer will be handed, including the private roads, the pools and spa, the fitness center and preserve use | |
Capital Improvement Transfer Fee amendment, recorded May 2023 | That the transfer fee is owed by the buyer at closing, collected by the settlement agent, must appear on the estoppel, and carries six recorded exemptions | |
Oak Hollow and Mahogany Run recorded 2023 Amended and Restated Declaration | One association governing 350 lots, the leasing terms, the April 2023 grandfather clause, the quarterly assessment period and the ten percent budget increase cap | |
Oak Hollow and Mahogany Run collection policy | How the neighborhood handles delinquent assessments, which a seller needs settled before closing | |
Maple Brooke 1997 Declaration of Covenants | The villa regime: party walls, the association’s roof cleaning, repair and replacement obligation, and the assessment structure | |
Maple Brooke 2025 CPA compiled financial statements | The only published financials in Autumn Woods, carrying the master fee as a pass through, the assessment total and the two component reserve plan | |
Declaration of Condominium of Cedar Ridge at Autumn Woods | That each of the 22 buildings is one two story building containing four homes, which is what exempts Cedar Ridge from the milestone inspection and the reserve study | |
Cedar Ridge 2026 sales application packet | What a Cedar Ridge buyer must file, what it costs, and the 20 day approval clock | |
Florida Statutes 720.401, homeowners association disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non waivable cancellation right | |
Florida Statutes 718.503, condominium buyer disclosure | The condominium resale delivery duty that governs a Cedar Ridge seller instead | |
Florida Statutes 720.30851 and 718.116, estoppel certificates | The statutory fee caps, the delivery deadline and the validity window for both certificates an Autumn Woods sale needs | |
Florida Statutes 201.02, documentary stamp tax on deeds | The $0.70 per $100 rate the seller customarily pays, and the method behind every recorded price on this page | |
Florida Statutes 553.899 and 718.112, milestone inspection and reserve study | The three habitable story trigger that exempts Cedar Ridge from both | |
Uniform Mitigation Verification Inspection Form explainer | The seven construction features a Florida wind mitigation inspection rates, and which credits an owner can still earn after the fact | |
Florida Building Commission, Setting New Standards for Safety | The 1 March 2002 date on which the first Florida Building Code replaced all local codes, which every Autumn Woods home sits on the early side of | |
National Association of REALTORS settlement frequently asked questions | That commissions are not set by law and are fully negotiable, and how buyer side compensation is handled after 17 August 2024 | |
FEMA Flood Map Service Center | The only correct way to establish the flood zone for a specific Autumn Woods address |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Autumn Woods sits inside the North Naples market they work every week. If you are weighing a sale in this community, the first conversation costs nothing and usually saves a seller more than any single decision they make later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Read more about the team on the about McGreevy and Comisar page, about the brokerage at Domain Realty Group, and about the wider market in our Naples real estate guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, your attorney or your insurance professional.