Eight Coquina resales in twelve months, from $306,000 to $400,000, and original owners up a median 47.3 percent. We price your home against its new Silverwood twin and build the bond group, FEMA letter and roof file before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Recorded prices from the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026), newest qualified Coquina at Maple Ridge sale 25 June 2026
McGreevy and Comisar are the listing team Coquina at Maple Ridge owners call before they put a sign in the window (the association bars yard signs), and this is our seller’s guide to Coquina at Maple Ridge, the 283-home CC Homes collection built from 2015 to 2019 inside Maple Ridge at Ave Maria, in the town of Ave Maria, Florida. It is written for the owner who is deciding whether, when and how to sell: what the eight recorded resales of the last twelve months tell you, how much original owners have actually made, how to price a finished Coquina home against brand-new homes of the same plan names next door, and how to turn your bond group and your FEMA letter into reasons a buyer says yes.
Coquina’s market is small and readable. From July 2025 to June 2026 the county recorded eight Coquina resales, from $306,000 to $400,000, and no builder sales, because CC Homes closed its last Coquina home on 30 August 2019. Nine of the thirteen owners who resold since January 2024 were the original buyers from CC Homes, and they sold for a median 47.3 percent more than they paid (Collier County Property Appraiser, 2026 tax roll data files; our arithmetic). If you want your own number now, request a free valuation of your Coquina home or call Jesse direct at (239) 898-6072. If you would rather see the full valuation method first, read our Coquina at Maple Ridge home valuation guide. Own in Maple Ridge Reserve instead? See how we sell Maple Ridge Reserve homes and what a Maple Ridge Reserve home is worth. Buying your next home at the same time? Call Marc at (239) 287-5873 or see our Maple Ridge buyer guide, which covers Coquina resales.
To sell a Coquina at Maple Ridge home in 2026, price it from the eight recorded Coquina resales and from CC Homes’ current price for the same plan name in Silverwood Vista, document what your finished home already has, and assemble your bond group, FEMA letter, roof and wind-mitigation records, both estoppels and the s. 720.401 disclosure summary before the first showing.
Coquina is not a condominium and has no association of its own. Each of its 283 homes is a detached single-family house on a platted, fee-simple lot about 43 to 44 feet wide and about 100 feet deep (approximate, from county GIS lot lines, not a survey), governed by the Maple Ridge at Ave Maria Homeowners Association and the town-wide Ave Maria Master Association (Ave Maria Master Association, Associations; Collier County Property Appraiser, 2026 tax roll data files). The homes were sold by CC Homes from early 2015, sold out in December 2018 and finished closing in August 2019 (Ave Maria Development, December 2018). Because the whole collection came from one builder in one five-year run, the details that separate one Coquina sale from another are the ones a county average cannot see.
These are the ten facts a Coquina at Maple Ridge seller should hold in October 2026, each drawn from the Collier County recorded sales file, the Ave Maria Stewardship Community District’s roll and budget, FEMA’s letters, CC Homes’ published prices or Florida law.
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List your Coquina at Maple Ridge home with McGreevy and Comisar because we price it from the recorded Coquina deeds and from CC Homes’ live price for your plan name, not from an Ave Maria average, and because we build the bond group, FEMA letter, roof and association file before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008.
If you’re searching for the best listing agent for a Coquina home in Ave Maria, Florida, McGreevy and Comisar help owners price, market, negotiate and sell across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For how we compare with other agents in town, see our guide to the best real estate agents in Ave Maria.
Honors and recognition:
The first document we open for a Coquina seller is your own deed. Your purchase date and price tell us where you sit among the thirteen resale pairs since 2024, which matters for your net and your tax position as much as for your list price. We tracked every qualified Coquina sale since the first CC Homes closing on 12 June 2015, 411 in all, and separated the 273 builder sales from the 138 resales (Collier County Property Appraiser, 2026 tax roll data files).
Your buyer can walk into the CC Homes sales gallery and price a new Grove, Fernwood or Doheny in Silverwood Vista the same afternoon. We put that number on paper next to yours, then add what the new home really costs once options, lot premium and the build wait are counted, and show what your finished Coquina home already includes.
A buyer’s lender, insurer and closing agent will each ask about something Coquina sellers can answer better than most: a FEMA letter that removed the lot from the high-risk area, a bond group that may carry the lightest district debt in Maple Ridge, and a concrete tile roof that is still under the 15-year line. We pull each one for your address before the listing goes live.
We tracked every qualified Coquina at Maple Ridge sale on the Collier County record, 411 deeds from 2015 to 25 June 2026, matched each to its parcel, split CC Homes’ 273 builder sales from the 138 owner resales, and paired each resale with the same home’s earlier deed. That file, not a ZIP-wide average, is what we price a Coquina home from.
Data updated: October 2026 (Collier County Property Appraiser, 2026 tax roll data files, extract dated 29 August 2026)
Measure | Coquina at Maple Ridge | Window |
|---|---|---|
Qualified sales on record | 411 (273 builder-direct, 138 resales) | 2015 to 25 June 2026 |
Builder-direct median | $230,400 | 2015 to 2019 |
Resale median, all history | $305,500 ($202,000 to $459,900) | 2016 to 25 June 2026 |
Resale pairs | 136, median change +28.7 percent, 6 below the prior price | 2016 to 25 June 2026 |
Homes with a homestead exemption | 188 of 283 (66 percent) | 2026 roll |
Source: Collier County Property Appraiser, 2026 tax roll data files; pair changes and shares are our arithmetic.
Coquina was a builder-direct neighborhood: 273 of its first sales went straight from CC Homes to the buyer. The county’s DOR-qualified deeds capture every one of those sales and every resale since, matched by parcel, which is why a Coquina valuation built from the deed record starts from a complete count. The Southwest Florida MLS adds what a deed leaves out, days on market, the final list price and the homes for sale now, and the market section below sets those figures out.
On the 2026 roll, 188 of 283 Coquina homes carry a homestead exemption and 20 are owned by an LLC, corporation or trust (Collier County Property Appraiser, 2026 tax roll data files). That is a floor on owner occupancy, not a rental rate, but it tells you who your neighbors are and who your likeliest buyer is: someone who will live in the house, not an investor pricing a rental yield.
The Coquina at Maple Ridge market recorded eight resales from July 2025 to June 2026, from $306,000 to $400,000, with six of the eight between $320,000 and $355,000. The midpoint of the eight is $337,500. Volume is far below the 45 resales of 2021, so each deed carries weight, and a seller prices from the list of sales rather than from a single median.
Data updated: October 2026 (Collier County Property Appraiser, 2026 tax roll data files, extract dated 29 August 2026, newest qualified Coquina sale 25 June 2026)
Recorded | Address (Ave Maria FL 34142) | County phase record | Recorded price |
|---|---|---|---|
10 Jul 2025 | 5356 Brin Way | Phase 1 | $400,000 |
8 Aug 2025 | 5547 Useppa Dr | Phase 2 and 3 | $306,000 |
16 Feb 2026 | 5392 Cameron Dr | Phase 3 | $320,000 |
11 Mar 2026 | 5377 Brin Way | Phase 1 | $335,000 |
3 Apr 2026 | 5340 Cameron Dr | Phase 3 | $355,000 |
13 Apr 2026 | 5483 Cameron Dr | Phase 2 and 3 | $330,000 |
28 May 2026 | 5462 Useppa Dr | Phase 2 and 3 | $350,000 |
25 Jun 2026 | 5518 Useppa Dr | Phase 3 | $340,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files (DOR-qualified, improved sales). Total recorded consideration $2,736,000; the $337,500 midpoint is the average of the two middle deeds, $335,000 and $340,000, and no home recorded at exactly that figure.
Look at the spread before the midpoint. The top deed, 5356 Brin Way at $400,000, and the bottom deed, 5547 Useppa Dr at $306,000, are both explained by their owners’ purchase histories (both were bought in early 2022). The six deeds between them sit inside a $35,000 band. A Coquina home with no special story, priced inside that band and documented well, is where most buyers have been willing to meet sellers this year.
Eight is under ten, so the first window with ten or more resales is the right second yardstick: July 2024 to June 2026, 11 resales at a $330,000 median, from $306,000 to $400,000. The three added deeds are 5488 Cameron Dr at $315,000 (18 April 2025), 5460 Cameron Dr at $309,000 (20 June 2025) and 5538 Useppa Dr at $310,000 (27 June 2025). Widen again to July 2023 to June 2026 and the count is 24 resales at a $387,500 median, from $306,000 to $459,900, because that window still holds the tail of the 2023 peak (Collier County Property Appraiser, 2026 tax roll data files).
Year | Resales | Median |
|---|---|---|
2020 | 20 | $226,500 |
2021 | 45 | $279,900 |
2022 | 23 | $375,000 |
2023 | 20 | $416,500 |
2024 | 2 | $416,000 |
2025 | 5 | $310,000 |
2026 (to 25 June) | 6 | $337,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The 2026 median to date sits about 19 percent below the 2023 peak (our arithmetic), and the 2024 figure rests on two deeds. We do not forecast; we price against the deeds and the live competition.
The closest yardstick for a Coquina seller is the next section over. Silverwood at Maple Ridge, sold by CC Homes since December 2018 with the same plan names, recorded 15 resales at a $356,400 median from August 2025 to July 2026, against Coquina’s eight at a $337,500 midpoint from July 2025 to June 2026. The windows differ by a month, so treat the gap, about $19,000, as direction rather than a precise discount. Silverwood homes are newer; Coquina’s lots are wider and, as the flood section below explains, far more of them sit outside FEMA’s high-risk area (Collier County Property Appraiser, 2026 tax roll data files; our arithmetic).
A deed shows the price and the date. It does not show the list price, days on market, concessions, the plan or the condition, and the county’s building-area field is not a living-area figure for Coquina plans, so we never quote it. When we prepare your valuation we add what the deed leaves out: current listings, the permit history for your address, your plan and your upgrades.
The Southwest Florida MLS shows the listing side a seller competes in. Seven Coquina homes closed through the MLS in the 12 months to 16 October 2026, all of them resales, and 10 were listed for sale on 16 October 2026.
Measure | Coquina at Maple Ridge |
|---|---|
Closed sales on the MLS, 12 months | 7, all resales, no builder sales |
Closed price range | $320,000 to $370,000 |
Days on market, closed sales | 19 to 159 days |
Sold price as a share of the final list price | 93.0 to 100.0 percent; 3 of the 7 closed at their full final list price |
Active listings, 16 October 2026 | 10, asking $305,000 to $419,000 |
Price reductions | At least 6 of the 10 active listings have been reduced (a price cut is their most recent change) |
Months of supply | 17.1 |
Source: Southwest Florida MLS (Matrix), active listings and closed sales in the 12 months to 16 October 2026, pulled 16 October 2026. Coquina homes are counted by MLS subdivision name and by Coquina street. Seven closings is under ten, so we give counts and ranges, not medians. The sale-to-list figure compares each sold price with the home’s final list price, because the MLS export does not carry the original list price. Matrix exports only each listing’s latest change, so the price-reduction count is a floor. Months of supply is the 10 active listings divided by the average month’s closings over the year (7 closings over 12 months), our arithmetic.
The MLS count and the county count differ because the sources and windows differ, and not every sale closes through the MLS. Five sales appear in both. The MLS adds 5519 Useppa Dr ($370,000, December 2025) and 5309 Beckton Rd ($349,000, August 2026); the county list adds 5356 Brin Way and 5547 Useppa Dr, recorded before the MLS window opens, and 5462 Useppa Dr, which does not appear as an MLS closing. For a seller the reading is plain: at least 6 of the 10 active listings have been reduced, and at 17.1 months of supply a buyer has choices, so a home priced inside the recorded band from the first week avoids chasing the market down.
Original Coquina at Maple Ridge owners have gained the most: nine first resales by the buyer who bought from CC Homes, all recorded since January 2024, closed at a median 47.3 percent above the builder price, from plus 33.0 to plus 71.6 percent. Of thirteen resales since 2024, twelve beat the prior deed; the one loss came from an early 2022 purchase.
We tracked every Coquina at Maple Ridge resale recorded since 1 January 2024 and paired it with the same home’s previous qualified sale. This is the complete list.
Recorded | Address (Ave Maria FL 34142) | Sale price | Prior sale | Prior price | Change | Original builder buyer? |
|---|---|---|---|---|---|---|
22 Mar 2024 | 5563 Useppa Dr | $425,000 | 21 Sep 2018 | $273,800 | +55.2% | Yes |
26 Jun 2024 | 5594 Useppa Dr | $407,000 | 31 May 2018 | $237,200 | +71.6% | Yes |
18 Apr 2025 | 5488 Cameron Dr | $315,000 | 10 Nov 2020 | $224,000 | +40.6% | No |
20 Jun 2025 | 5460 Cameron Dr | $309,000 | 27 Oct 2017 | $232,400 | +33.0% | Yes |
27 Jun 2025 | 5538 Useppa Dr | $310,000 | 28 Jan 2021 | $230,000 | +34.8% | No |
10 Jul 2025 | 5356 Brin Way | $400,000 | 4 Mar 2022 | $388,500 | +3.0% | No |
8 Aug 2025 | 5547 Useppa Dr | $306,000 | 31 Jan 2022 | $325,000 | -5.8% | No |
16 Feb 2026 | 5392 Cameron Dr | $320,000 | 12 Jun 2018 | $225,000 | +42.2% | Yes |
11 Mar 2026 | 5377 Brin Way | $335,000 | 24 Mar 2017 | $230,700 | +45.2% | Yes |
3 Apr 2026 | 5340 Cameron Dr | $355,000 | 11 Jun 2018 | $244,600 | +45.1% | Yes |
13 Apr 2026 | 5483 Cameron Dr | $330,000 | 22 Jun 2017 | $224,000 | +47.3% | Yes |
28 May 2026 | 5462 Useppa Dr | $350,000 | 31 Aug 2017 | $213,900 | +63.6% | Yes |
25 Jun 2026 | 5518 Useppa Dr | $340,000 | 9 Nov 2018 | $217,600 | +56.2% | Yes |
Source: Collier County Property Appraiser, 2026 tax roll data files. Change is our arithmetic on recorded consideration only; it ignores improvements, closing costs, carrying costs and inflation.
For the nine original owners, the dollar difference between the builder deed and the resale deed ran from $76,600 (5460 Cameron Dr, $232,400 to $309,000) to $169,800 (5594 Useppa Dr, $237,200 to $407,000), our arithmetic. Inside the last twelve months alone, the six original-owner resales gained between $95,000 and $136,100 on the recorded prices. Those are gross figures: your own net subtracts what you put into the home, your closing costs and your mortgage payoff.
5547 Useppa Dr was bought on 31 January 2022 for $325,000, when Coquina resales were climbing toward their 2023 peak, and resold on 8 August 2025 for $306,000, minus 5.8 percent. The other early 2022 purchase in the set, 5356 Brin Way, bought in March 2022 for $388,500, resold in July 2025 for $400,000, up 3.0 percent. The lesson is about entry date, not about Coquina: a 2021 or 2022 buyer should see a net sheet at two or three prices before choosing a list price.
A large gain on paper raises two practical questions before you list. First, your net: we run a net sheet at the low, middle and high end of the recorded band, so you see the cash you keep after the payoff and costs. Second, your taxes: a gain on a main home is often covered by the federal exclusion described in the capital gains section below, but a home that was rented, or owned for less than two years, can be treated differently. Bring your purchase closing statement and talk to a tax professional before you set a date (IRS, Topic 701, Sale of Your Home).
Across every Coquina resale that could be paired with an earlier deed since 2016, 136 pairs, the median change is plus 28.7 percent and six of the 136 closed below the prior price (Collier County Property Appraiser, 2026 tax roll data files; our arithmetic). Losses in Coquina have been rare, and the one since 2024 traces to a purchase made near the top.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Coquina at Maple Ridge homes deed by deed against the eight resales of the last twelve months inside Maple Ridge at Ave Maria. Original Coquina owners who sold since 2024 recorded a median gain of 47.3 percent; we will show you where your own deed sits and what you would net.
Selling a Coquina home? Get a free Coquina at Maple Ridge home valuation or call Jesse direct at (239) 898-6072. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Price a Coquina at Maple Ridge resale against CC Homes’ new Silverwood Vista homes by starting from the new base price for your plan name, adding the options, lot premium and months of waiting a new buyer faces, then subtracting fairly for age and spec. A new Grove lists at $334,990 against Coquina’s eight deeds from $306,000 to $400,000, so the two compete directly.
When CC Homes opened Silverwood in December 2018, the town developer described it as a revival of Coquina with the same home designs (Ave Maria Development, December 2018). Seven years later CC Homes still sells those plan names new in Silverwood Vista, inside the same Maple Ridge village (CC Homes, Maple Ridge; CC Homes, Silverwood Vista debut). That is the single most important fact in a Coquina pricing conversation.
Plan | Coquina base price (date) | Silverwood Vista base, 1 Oct 2026 | Change (our arithmetic) |
|---|---|---|---|
Grove | $186,990 (Aug 2016) | $334,990 | +79% |
Fernwood | $189,990 (Aug 2016) | $347,990 | +83% |
Anaheim | $206,990 (Aug 2016) | $360,990 | +74% |
Balboa | $219,990 (Aug 2016) | $380,990 | +73% |
Corona (sold new today as the Cascada) | $220,990 (Aug 2016) | $375,990 | +70% |
Doheny | $231,990 (Aug 2016) | $389,990 | +68% |
Encinitas | $251,990 (Aug 2016) | $410,990 | +63% |
Huntington | $216,990 (Jan 2018) | $370,990 last, now sold out | +71% |
Sources: CC Homes, August 2016 capture; CC Homes, January 2018 capture; CC Homes, Maple Ridge, 1 October 2026. The 2026 two-story plans differ from the Coquina versions by a few square feet, so read this as a plan-name comparison, not an identical-house comparison.
These are Coquina’s one-story, two-bedroom homes, added in August 2016 (Florida Weekly, August 2016). The Grove was 1,133 square feet under air with a two-car garage; the Fernwood ran 1,348 to 1,366 square feet under air with a den and a one-car garage, per CC Homes’ own plan sheets. A new Grove at $334,990 sets a hard reference point for your buyer, so a Grove resale has to win on what is already done: window coverings, a finished lanai, landscaping and no wait.
The Huntington, a one-story, three-bedroom plan of 1,630 square feet under air, appeared on CC Homes’ Coquina list by January 2018 (CC Homes, January 2018 capture). It is now sold out in Silverwood Vista at a last price of $370,990, so a buyer who wants a three-bedroom one-story from CC Homes in Maple Ridge has no new Huntington to choose. That is an argument we put in front of buyers.
These are Coquina’s three-bedroom, two-and-a-half-bath two-story plans, from 1,687 to 1,921 square feet under air. Their new twins list at $360,990 to $380,990 before options. A Coquina two-story at the $337,500 midpoint sits about $23,000 to $43,000 under its new twin’s base before any option is added (our arithmetic), which is real money to a first-time or family buyer.
The Doheny (2,032 square feet under air, two-car garage) and the Encinitas (2,251 square feet, four bedrooms with a fifth option, three and a half baths) were Coquina’s largest homes. New, they list at $389,990 and $410,990. These plans are the likeliest Coquina homes to reach the top of the recorded band, and the 5563 Useppa Dr resale at $425,000 in March 2024 shows the ceiling a well-kept large home can test.
A base price is where a new-home conversation starts. A buyer of a new Silverwood Vista home adds the options they choose, any lot premium, the window treatments, landscaping and lanai work a finished home already has, and the months of waiting for construction, often while paying rent. We put those items on one page next to your house, so the buyer is comparing two finished homes rather than your price against a brochure.
Be honest about it and buyers trust the rest. A new home carries a builder warranty, the current building code and spec, a new roof and new mechanical systems. Silverwood lots, at about 38 feet, are also narrower than Coquina’s, which is a point in your favor (CC Homes, January 2021 capture). We price the difference fairly so your home is not compared with a new one on the new one’s terms.
CC Homes’ 2018 Coquina feature list included a Mediterranean style concrete tile roof, a paver driveway, impact-resistant garage doors, 10-foot first-floor ceilings and granite counters (CC Homes, August 2018 capture). Add what you did after closing, such as shutters, a screened lanai, a generator, flooring or a kitchen update, and we list it with dates and permits.
We price a Coquina at Maple Ridge home from the eight recorded resales and the thirteen resale pairs, then adjust for the facts a deed cannot show: plan and garage, condition and upgrades, roof age, how the windows are protected, the lot’s view and flood status, and the bond group’s yearly bill. The result is a price inside the recorded band that we can defend to a buyer and an appraiser.
The garage is a quiet price driver in Coquina. Three of the eight plans (Grove, Corona and Doheny) came with a two-car garage, and the rest with one (CC Homes, August 2016 capture; CC Homes, January 2018 capture). The county record does not carry the plan, so we identify yours from the home itself and price it against the same plan name’s new twin.
A 2015 home and a 2019 home in Coquina were built from the same plan list but at different points in the code cycle and with whatever options the first buyer chose. We document flooring, kitchen, baths, lanai, shutters or impact glass, water heater and air conditioning with dates, because a buyer comparing your home with a new one will ask about each.
Coquina’s lots are about 43 to 44 feet wide and about 100 feet deep (approximate, from county GIS lot lines), and the 17 common tracts include the lakes that many homes back onto (Collier County Property Appraiser, 2026 tax roll data files). A lake view helps a price; a busy corner or a utility box hurts it. We price that difference from the deeds, not from a rule of thumb.
Two Coquina homes at the same price can differ by about $400 a year on the district bill alone, $2,208.89 against $2,608.39 for FY 2026-27 (AMSCD Final Budget FY 2026-2027). A buyer comparing monthly payments notices. If your lot is in Coquina 1, we say so in the listing.
We will not quote a price we cannot support with deeds, we will not publish the county’s building-area figure as your living area, and we will not describe your windows as impact-rated unless your records prove it. A price that holds through the appraisal is worth more than a high number that has to be cut.
Every Coquina at Maple Ridge lot belongs to one of three Ave Maria Stewardship Community District bond groups, Coquina 1, Coquina 2/3 or Coquina 3, and the group sets the yearly bill ($2,208.89 to $2,608.39 for FY 2026-27) and the payoff ($12,177.02 to $18,274.71). The groups cut across the plat names, so a seller reads the group from the tax bill, not from the street name.
The Ave Maria Stewardship Community District is an independent special district created by Chapter 2004-461, Laws of Florida, and governed by Chapter 189 of the Florida Statutes (s. 189.012, Florida Statutes; AMSCD). People often call this kind of body a “community development district,” but it is a unit of local government, not an association, and its charges ride on the Collier County tax bill.
Data updated: October 2026 (AMSCD Bond Balance and Assessment Info, good through 31 October 2026; AMSCD Final Budget FY 2026-2027, adopted 4 August 2026)
Bond group | Lots | Streets (homes) | Plat lots | FY 2025-26 bill | FY 2026-27 bill | Payoff, good through 31 Oct 2026 |
|---|---|---|---|---|---|---|
Coquina 1 | 123 | Ferris Ave 50, Beckton Rd 46, Brin Way 27 | Phase 1 lots 1 to 123 | $2,066.67 | $2,208.89 | $12,177.02 |
Coquina 2/3 | 106 | Cameron Dr 63, Useppa Dr 43 | Phase 2 and 3 lots 1 to 56, 76 to 95 and 128 to 140; all ten Replat lots (118 to 127); Phase 3 plat lots 57 to 63 | $2,290.17 | $2,432.39 | $15,095.52 |
Coquina 3 | 54 | Useppa Dr 42, Cameron Dr 12 | Phase 2 and 3 lot 96 and lots 141 to 162; Phase 3 plat lots 64 to 75 and 97 to 115 | $2,466.17 | $2,608.39 | $18,274.71 |
Sources: AMSCD Bond Balance and Assessment Info 2025-2026; AMSCD Final Budget FY 2026-2027; lot ranges matched to the 2026 roll (Collier County Property Appraiser, 2026 tax roll data files). The 17 common tracts pay nothing.
Cameron Dr and Useppa Dr each appear in two groups, and the groups do not follow the four recorded plats: Coquina 2/3 takes in seven Phase 3 plat lots and every Replat lot, while Coquina 3 takes in lot 96 and lots 141 to 162 from the Phase 2 and 3 plat. A listing that says “Phase 3, so Coquina 3” can be wrong by about $176 a year and about $3,179 of payoff (our arithmetic). Read the group from your tax bill’s district lines or the district’s roll.
Address | Plat and lot | Bond group |
|---|---|---|
5356 Brin Way | Phase 1, lot 70 | Coquina 1 |
5101 Beckton Rd | Phase 1, lot 115 | Coquina 1 |
5483 Cameron Dr | Phase 2 and 3, lot 3 | Coquina 2/3 |
5435 Useppa Dr | Replat, lot 123 | Coquina 2/3 |
5518 Useppa Dr | Phase 3, lot 99 | Coquina 3 |
Source: AMSCD Bond Balance and Assessment Info 2025-2026 matched to the 2026 roll.
The Coquina 1 debt line, $1,224.69 a year, is the lowest of any CC Homes lot in Maple Ridge, shared only with Maple Ridge Phase 3 and Maple Ridge Reserve. Against the $1,618.45 to $1,689.27 debt on Silverwood lots, that is $393.76 to $464.58 a year less (our arithmetic from the district roll). A Ferris Ave, Beckton Rd or Brin Way seller should put that in front of every buyer who is also touring new Silverwood homes.
Each FY 2026-27 bill is $984.20 of operations and reserves ($828.14 plus $156.06), the same on every lot, plus the debt line: $1,224.69 in Coquina 1, $1,448.19 in Coquina 2/3 and $1,624.19 in Coquina 3. The rise from FY 2025-26, $142.22 per lot, is all operations and reserves; the debt lines did not change (AMSCD Final Budget FY 2026-2027).
Coquina 1 carries the Series 2019 ($775.00) and Series 2015 Maple Ridge ($449.69) pieces; Coquina 2/3 the Series 2019 ($775.00) and Series 2016 Maple Ridge ($673.19) pieces; Coquina 3 the Series 2022 refunding ($951.00) and Series 2016 Maple Ridge ($673.19) pieces. The final maturities are scheduled into the 2040s depending on bond group, and prepayments or true-ups can change that, so we never promise a payoff year (AMSCD Series 2022A Limited Offering Memorandum).
No. The district’s roll states that the “bond balance does not have to be paid off at closing” (AMSCD Bond Balance and Assessment Info). The balance stays with the lot and the buyer keeps paying the debt line on the tax bill. The year’s tax bill, district lines included, is normally prorated between seller and buyer at closing.
Usually not. Paying $12,177.02 to $18,274.71 ends your debt line but returns nothing unless a buyer values the lower bill enough to pay more for it, and most buyers compare monthly payments rather than payoff figures. A buyer may ask for a credit toward the balance in negotiation; that is a request, not an obligation, and we answer it with the numbers.
Coquina at Maple Ridge sellers hold an advantage most Maple Ridge neighbors do not: 234 of 283 lot centers are mapped Zone X, and three FEMA letters cover 181 lots, including all 49 whose center the map draws in Zone AH or AE. Federal law therefore does not require flood insurance on a Coquina mortgage. A lender may still require it, so hand over the case number early.
We placed every Coquina lot on FEMA’s National Flood Hazard Layer using the Collier County parcel layer and searched FEMA’s letters of map change for the subdivision on 2 October 2026. All 283 homes sit on FIRM panel 12021C0260H, effective 16 May 2012.
Case | Type | Date | Lots covered | Streets |
|---|---|---|---|---|
LOMR-F | 4 August 2015 | Phase 1 lots 1 to 123 | Beckton Rd, Ferris Ave, Brin Way | |
LOMA | 31 March 2017 | Phase 2 and 3 lots 8 to 36, 95, 96 and 142 to 144 | Cameron Dr, Useppa Dr | |
LOMR-F | 13 November 2018 | Phase 3 lots 71 to 75 and 97 to 115 | Cameron Dr, Useppa Dr |
Coquina has three FEMA letters of map change: two LOMR-F letters (based on fill) and one LOMA. Together they cover 181 lots. Every Phase 1 home, the whole Coquina 1 bond group, is named in the 2015 letter.
Each letter says the federal mandatory flood insurance requirement “does not apply. However, the lender has the option to continue the flood insurance requirement” (FEMA LOMR-F 15-04-8002A). That second sentence is why we never write that a Coquina home needs no flood insurance. What the letter does is take the federal mandate off the table, which turns flood coverage into the buyer’s and lender’s choice.
A lender orders a flood zone determination from a vendor, and some vendors read only the map. If the map draws your lot center in Zone AH, the vendor may flag it before anyone looks for a letter. We put the case number, the lot number and the letter itself in the listing file and send them to the buyer’s lender the day the contract is signed, so the determination is right the first time.
5518 Useppa Dr, Phase 3 lot 99, resold on 25 June 2026 for $340,000. FEMA’s map draws its lot center in Zone AH, with about 68 percent of the lot in AH by our calculation, yet FEMA’s November 2018 letter removed lot 99 from the high-risk area (FEMA LOMR-F 19-04-0178A). A buyer who reads only the map sees a flood-zone house; a buyer who reads the letter sees a lot FEMA has removed from the high-risk area. The difference is the paperwork.
For most Coquina homes no letter is needed: the lot center is already in Zone X, FEMA’s area of minimal flood hazard. 5483 Cameron Dr and 5435 Useppa Dr, for example, sit 100 percent in Zone X by our calculation. One lot, 5465 Cameron Dr, has 0.8 percent of its area touching the mapped high-risk area with its center in Zone X and no letter on file; a lender’s determination looks at the building, and the county floodplain office can confirm the status (Collier County flood map).
Florida requires a seller to give the flood disclosure at or before contract under s. 689.302, Florida Statutes. Attach your FEMA letter or your Zone X status to it. Minimal hazard is not no hazard: bare ground at our five test lots reads 23.9 to 25.1 feet, two to three feet above the nearby base flood elevation lines (USGS 3DEP; our calculation). We tell buyers so plainly, and it makes the rest of the file more credible.
Citizens Property Insurance phases in a flood coverage requirement for policies outside the high-risk area, reaching “all other policies” on 1 January 2027 (Citizens, March 2023). A buyer who insures with Citizens will need a flood policy whatever the letter says. Under FEMA’s Risk Rating 2.0 that policy is priced on the building’s own risk factors (FEMA, Risk Rating 2.0), so an elevation certificate, if you have one, belongs in your listing file.
Collier County’s hurricane evacuation layer returned Zone F, the outermost lettered zone, at all five Coquina addresses we tested on 2 October 2026 (Collier County, Hurricane Evacuation Zones). Evacuation zones are separate from flood zones, and buyers ask about both.
A Coquina at Maple Ridge seller should order a wind-mitigation inspection and a four-point inspection before listing, pull the roof permit date and document how the windows are protected. The oldest Coquina roofs reach 15 years in 2030, and the 2018 feature list did not include impact windows, so these two answers move a buyer’s insurance quote more than any paint job.
Under s. 627.7011, an insurer may require an inspection before issuing or renewing a policy on a roof 15 years old or older (My Safe Florida Home, 15-year roof rule; s. 627.7011, Florida Statutes). Coquina’s first homes closed in June 2015, so Phase 1 roofs begin reaching 15 years in 2030 and the last Phase 3 roofs in the early 2030s. CC Homes specified a “Mediterranean style concrete tile roof” (CC Homes, August 2018 capture). A roof well under the line, documented, is a selling point; a roof near it is a negotiation we prepare for.
The 2018 Coquina feature list names “Impact-resistant garage doors” and “Screens on all operable windows” but does not list impact windows (CC Homes, August 2018 capture). Ave Maria lies in the wind-borne debris region, so every opening had to meet code when permitted, by impact glass or approved shutters, and the method varies by home (Florida wind speed contours, ASCE 7-22). If you added impact windows or accordion shutters after closing, the permit is worth finding.
Florida insurers must offer discounts for documented wind-loss features, recorded on the uniform mitigation verification form (s. 627.0629, Florida Statutes). A report dated before you list tells the buyer’s agent what the house has and gives the buyer’s insurer something to quote from on day one. It also settles the window question in writing.
Many insurers ask for a four-point inspection (roof, electrical, plumbing, heating and air) on homes past a certain age. A Coquina home is seven to eleven years old, so a clean four-point before listing removes a surprise from the buyer’s inspection period. The 2018 spec listed 150-amp electrical service, which an inspector will note (CC Homes, August 2018 capture).
Collier County requires permits for shutters, windows, doors and many other improvements (Collier County, shutters, doors and windows permits; Collier County, building permit application requirements). Before listing, we check that every upgrade you will advertise has a closed permit, because an open one surfaces at the buyer’s lien search.
We market a Coquina at Maple Ridge home as a finished, move-in home that competes directly with new CC Homes construction on price, with its bond group, FEMA status, roof date and wind-mitigation report published up front. Because the association bars yard signs, the listing itself, the photography and agent-to-agent outreach do the work a sign would do elsewhere.
The Maple Ridge Rules prohibit signs of any kind on a lot, “For Sale” signs included (Maple Ridge at Ave Maria HOA, Rules and Regulations). We replace the sign with direct outreach to the agents who show Maple Ridge every week and with marketing built around the comparison buyers are already making against new construction.
Coquina was built for “Outstanding affordability for empty nesters and first time homebuyers alike,” in CC Homes’ own words, and the district’s bond document describes it as “targeting a lower price point within the community” (CC Homes, August 2016 capture; AMSCD Series 2022A Limited Offering Memorandum). That still describes the buyer pool: first-time buyers and young families priced out of new construction, downsizers who want one-story living, and relocating buyers who want Ave Maria’s schools and amenities without a build wait.
Buyers ask about the club. The district’s 2022 bond document lists Coquina among the CC Homes neighborhoods that “will have access” to the Maple Ridge amenity center, and the Maple Ridge HOA, of which every Coquina owner is a member, funds the club (AMSCD Series 2022A Limited Offering Memorandum; Maple Ridge HOA, 2019 audited financials). We tell buyers to confirm access credentials with the onsite office at (239) 867-4527. For schools, Collier County Public Schools’ 2026-27 lookup assigns the Coquina addresses we tested to Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High; buyers should confirm for their address (CCPS attendance zones).
We negotiate a Coquina at Maple Ridge sale by defending the price with the eight deeds and the new-twin comparison, answering flood and insurance questions with the FEMA letter and the wind-mitigation report before they become inspection requests, and treating a bond-balance credit request as a number to be answered, not a concession to be granted.
An appraiser looks for recent sales. In Coquina that means a short list of resales and, often, CC Homes’ new Silverwood closings of the same plan names. We give the appraiser the full Coquina resale list and the plan identification for your home, so a two-story Doheny is not compared with a one-story Grove.
A buyer comparing your Coquina 3 lot with a Coquina 1 lot may ask for help with the balance. The difference is about $400 a year on the bill and $6,097.69 on the payoff (our arithmetic). We answer with the monthly figure, about $33, and let the buyer weigh it against the price, rather than writing a credit for the whole balance.
With eight resales a year, Coquina does not have weekly momentum, so the first two weeks of a listing matter. A home priced inside the band, with the file complete, draws its best offers early. If offers come in together, we ask for highest and best with terms side by side; if a week goes quiet, we review the comparison sheet before we touch the price.
Selling a Coquina at Maple Ridge home involves one homeowners association, the Maple Ridge at Ave Maria HOA, and the town-wide Ave Maria Master Association. You order an estoppel certificate from each, the buyer applies to the HOA for written sale approval (allow 14 to 21 business days), and you deliver the s. 720.401 disclosure summary before the buyer signs.
The governing body is Maple Ridge at Ave Maria Homeowners Association, Inc., Florida document N13000002185 (Florida Division of Corporations). There is no Coquina association, and the HOA’s audited financials show one association-wide assessment with no Coquina cost center (Maple Ridge HOA, 2017 audited financials). The 2026 HOA figure appears on your estoppel and the disclosure summary.
The Ave Maria Master Association bills “$203.00 per quarter / $812 per year” for 2026, due 1 January, 1 April, 1 July and 1 October (Ave Maria Master Association, Payment Options). Your closing statement prorates it.
The Master Association reminds agents that a sale needs an estoppel from each association (Ave Maria Master Association, Realtor Information). The Maple Ridge estoppel costs $299 with 7 business days’ turnaround, $119 more for 2-day delivery, with one free update within 30 days (Maple Ridge HOA, Estoppel Request form; s. 720.30851, Florida Statutes). The Master estoppel is ordered from FirstService Residential, fee shown at checkout (Ave Maria Master Association, Resale and Lending Requests). No capital contribution or transfer fee was found in the documents we read; if one applied, it would show on the estoppel.
Article 9 of the Declaration requires the HOA’s written approval for a sale, lease or gift, and the association acts “Within twenty (20) days” (Declaration, OR Book 4958, Page 857). The buyer’s application costs $150 per applicant over 18 plus $150 processing, and the form says to “Allow a minimum of 14-21 business days” (Maple Ridge HOA, Application for Purchase). We set the closing date with that window in mind.
An open architectural or maintenance violation, or an unpaid balance, will appear on the estoppel and can delay the approval. Architectural forms “may take 45 Days to process,” per the Rules, so start early if a fence, shutter or paint color needs approval (Maple Ridge HOA, Rules and Regulations).
The Rules allow whole-home leases only, a 30-day minimum, no more than two leases in twelve months and no subleasing, with each tenant approved by the HOA (Maple Ridge HOA, Rules and Regulations; Application for Tenant Occupancy). If your home is leased now, the lease and the tenant’s rights travel into the sale and we plan showings around them.
Owners can inspect the HOA’s official records under s. 720.303, Florida Statutes. If a buyer asks for the budget or reserve information, we request it through the management company rather than describe it from memory.
A Coquina at Maple Ridge seller owes the buyer the s. 720.401 homeowners association disclosure summary before the contract is signed, the s. 689.302 flood disclosure at or before contract, and disclosure of known facts that materially affect the home’s value. The contract must also carry the statute’s cancellation clause.
Under s. 720.401(1)(a), a buyer of a home in a mandatory homeowners association must receive the disclosure summary “before executing the contract for sale,” and on a resale it is supplied “by the parcel owner if the sale is by an owner that is not the developer” (s. 720.401, Florida Statutes). That puts the duty on you, the seller, and the timing before signature, not at closing. We prepare it with the current assessment from the estoppel.
The contract must carry the s. 720.401(1)(b) clause in conspicuous type. If the summary is not delivered before signing, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right cannot be waived; it ends at closing (s. 720.401, Florida Statutes). Coquina sits under a chapter 720 homeowners association, not a condominium, so this is the regime that applies. This is information, not legal advice; your closing agent or attorney can confirm the contract form.
The Declaration’s Article 9 approval and the estoppel fees sit alongside the statutory summary, so the split is clear: you owe the disclosure summary and the estoppels you order, and the buyer files and pays for the HOA application (Declaration, OR Book 4958, Page 857; Maple Ridge HOA, Application for Purchase). Your contract can shift any cost, and we set it deliberately.
The flood disclosure under s. 689.302, Florida Statutes asks about flood insurance claims, federal flood assistance and whether you have a flood policy. In Coquina we attach the lot’s FEMA letter or Zone X status, so the buyer reads the answer and the evidence together.
Disclose what you know: roof leaks and repairs, water intrusion, open permits, and anything else a buyer could not see on a walk-through that materially affects value. A complete seller’s disclosure, delivered early, shortens the inspection negotiation.
Selling a Coquina at Maple Ridge home typically costs about 3.9 to 4.1 percent of the price before any buyer-agent compensation, and about 6.4 to 6.6 percent if the seller also pays the buyer’s side, once commissions, the deed stamps, settlement fees, the HOA estoppel and a six-month district proration are counted. In Collier County the buyer customarily pays the owner’s title policy, so it is not a seller cost here.
Data updated: October 2026 (s. 201.02 and s. 720.30851, Florida Statutes; AMSCD FY 2026-2027 budget; Collier County recorded resale prices)
These use the low deed, the midpoint and the high deed of the eight resales from July 2025 to June 2026. Commission lines are examples of negotiated terms, not set rates. The district line assumes six months of the Coquina 2/3 FY 2026-27 bill of $2,432.39; a Coquina 1 lot runs about $112 lower and a Coquina 3 lot about $88 higher.
Estimate for illustration | $306,000 low deed | $337,500 midpoint | $400,000 high deed |
|---|---|---|---|
Listing-side commission, example 2.5% | $7,650 | $8,438 | $10,000 |
Buyer-side compensation if the seller offers it, example 2.5% | $7,650 | $8,438 | $10,000 |
Deed documentary stamp tax, $0.70 per $100 | $2,142 | $2,363 | $2,800 |
Title search and settlement fee, estimate | $1,200 | $1,200 | $1,200 |
Municipal lien search, estimate | $175 | $175 | $175 |
Maple Ridge HOA estoppel | $299 | $299 | $299 |
District share of the tax proration, six months, estimate | $1,216 | $1,216 | $1,216 |
Estimated total, with buyer-side compensation | $20,332 (6.6%) | $22,129 (6.6%) | $25,690 (6.4%) |
Estimated total, without it | $12,682 (4.1%) | $13,691 (4.1%) | $15,690 (3.9%) |
Our arithmetic. A mortgage payoff, the Master Association estoppel, the county’s share of the tax proration, repair credits and any seller concession are separate, and your closing statement lists each one.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of the price outside Miami-Dade County: $2,362.50 on a $337,500 sale (s. 201.02, Florida Statutes; Florida Department of Revenue, Documentary Stamp Tax). The seller customarily pays it.
Florida sets title insurance premiums by rule (Florida Administrative Code Rule 69O-186.003). In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, the opposite of the custom in Lee and Charlotte Counties. The contract controls.
The Collier County bill carries the county’s ad valorem taxes and the district lines together and is paid in arrears, so at closing the seller credits the buyer for the part of the year the seller owned the home (Collier County Tax Collector). The district’s budget notes that its amounts include the early-payment discount and collection costs (AMSCD Final Budget FY 2026-2027).
Since 17 August 2024, rules that followed the National Association of Realtors settlement bar offers of buyer-broker compensation on the MLS and require buyers to sign a written agreement with their agent before touring (National Association of Realtors, settlement FAQs). Commissions are negotiable. A Coquina seller competes with CC Homes’ sales gallery for the same buyers, so whether to offer the buyer’s side is a business decision we work through with you in writing.
Florida has no state income tax, so a Coquina at Maple Ridge sale is taxed only federally. A main home owned and lived in for at least two of the five years before the sale usually qualifies to exclude up to $250,000 of gain, or $500,000 on a joint return. Every recorded original-owner Coquina gain since 2024 is below $250,000, but rentals and second homes are treated differently.
The IRS’s Topic 701 explains the exclusion: if you owned and used the home as your main home for at least two of the five years before the sale, you can generally exclude up to $250,000 of gain, or $500,000 if you file jointly (IRS, Topic 701, Sale of Your Home). The largest original-owner difference in the Coquina pairs since 2024 was $169,800, at 5594 Useppa Dr (our arithmetic on recorded prices). We are not tax advisers: confirm your own basis and eligibility with a tax professional.
The exclusion depends on use as a main home. A Coquina home that was leased, or used as a seasonal residence, may not qualify in full, and depreciation taken on a rental is handled separately (IRS, Topic 701). With 20 of 283 Coquina homes owned by an LLC, corporation or trust on the 2026 roll, some sellers will be in this position (Collier County Property Appraiser, 2026 tax roll data files).
A loss on the sale of a home used personally is not deductible (IRS, Topic 701). For an owner who bought in 2021 or 2022, the net sheet matters more than the tax question; we run it before you choose a price.
When the seller is a foreign person, the buyer generally must withhold 15 percent of the amount realized, with an exemption only for a sale of $300,000 or less to a buyer who will live in the home (IRS, FIRPTA withholding). Every Coquina resale in the last twelve months closed above $300,000, the lowest at $306,000, so a foreign seller should plan for withholding and speak with a tax adviser about a withholding certificate.
Florida’s portability rule lets a homesteaded seller carry up to $500,000 of the Save Our Homes difference to a new Florida homestead (Florida Department of Revenue, portability (PT-112); s. 193.155, Florida Statutes). With 188 of 283 Coquina homes homesteaded on the 2026 roll, many sellers have a benefit worth moving; file for the new homestead and portability together in the new county.
Most Coquina at Maple Ridge sellers net the most by listing with an agent who can price against the recorded deeds and CC Homes’ new twins and run the association approval on time. A cash offer trades price for speed, renting keeps the district bill and upkeep on you under strict lease rules, and selling by owner saves a commission but leaves the disclosures, estoppels and approval to you without a yard sign.
Route | Who sees the home | Paperwork | Typical price result |
|---|---|---|---|
List with McGreevy and Comisar | Every buyer shopping Ave Maria, including agents’ buyers comparing new Silverwood homes | We order both estoppels, prepare the s. 720.401 summary and flood disclosure, and run the approval window | Priced inside the recorded band, defended at appraisal |
Cash offer from an investor | One buyer | The investor’s closing agent | Usually below the recorded band, to cover the investor’s costs and profit |
Rent instead of selling | Long-term tenants only | HOA tenant approval, 30-day minimum, no more than two leases in twelve months | Rent income, but you keep the district bill, dues, insurance and upkeep |
Sell by owner | Buyers searching by-owner listings; no yard sign allowed | You order everything and carry the 3-day cancellation risk | Depends on pricing without the full deed comparison |
A listed Coquina home reaches the full buyer pool, including buyers whose agents are also showing Silverwood, Maple Ridge Reserve and the core Maple Ridge streets. Listing also puts a negotiator on the appraisal, the association approval and any bond-balance or repair credit request.
A cash buyer prices in repairs, holding costs, the district bill and a profit. For a home that needs major work, or a seller who must close in days, that can still make sense. We put the cash offer and a listed-sale net side by side so you can see the difference in dollars.
Renting can carry a 2021 or 2022 purchase until the market moves, but the lease rules are strict, you keep the district bill and the dues, and a rented home changes your tax position under Topic 701. We price both paths for you.
Florida lets you sell your own home, but in Coquina you still owe the disclosure summary and contract clause, the flood disclosure and both estoppels, the buyer still needs HOA approval, and the Rules bar a yard sign. Many buyers are represented by agents who may pass on a by-owner listing that offers nothing to their side.
Many Coquina at Maple Ridge sellers are moving within Southwest Florida: up to a larger Maple Ridge home, across to Silverwood, or out of Ave Maria entirely. We time the sale and the purchase together, so the Coquina closing funds the next home and the association approvals on both sides do not collide.
If you want more space without leaving the village, our Maple Ridge buyer guide covers the larger core Maple Ridge homes and Coquina and Silverwood resales; it is also where Coquina buyers start. For a new home, CC Homes’ Silverwood Vista is next door, and our Silverwood at Maple Ridge buyer guide compares new and resale there.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We can line up your purchase contingency, a rent-back after closing, or a closing date that matches the move.
Request a free valuation of your Coquina at Maple Ridge home with the Home Valuation form on this page, or call Jesse direct at (239) 898-6072. We send a value built from the eight recorded Coquina resales, the resale pairs for your purchase year and CC Homes’ current price for your plan name, adjusted for your bond group, FEMA status, roof, windows and condition.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every Coquina valuation personally. Send your address, the plan name if you know it, your purchase date and price, upgrades with dates (roof, windows or shutters, flooring, lanai, kitchen, generator), your last tax bill, your flood policy or elevation certificate if you have one, and whether the home is leased. With that we can give you a range the same day and a full pricing file after a walk-through.
Get your free Coquina at Maple Ridge home valuation and we will send a value built from recorded Coquina deeds, not a ZIP-wide estimate. For the full method, including how we adjust by street and bond group, read our Coquina at Maple Ridge home valuation guide. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Coquina at Maple Ridge listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied in full, word for word, from our Google Business Profile, where you can read them all.
★★★★★ “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
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
These are the questions Coquina at Maple Ridge owners ask us most, answered from the Collier County recorded sales file, the Stewardship District’s roll and budget, FEMA’s letters, CC Homes’ published prices, the recorded Maple Ridge Declaration and Rules, and Florida law. If yours is not here, use the valuation form on this page or call Jesse direct at (239) 898-6072.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Coquina homes from every recorded Coquina deed and from CC Homes’ live price for the same plan name, and build the bond group, FEMA and association file before listing. We tracked all 411 qualified Coquina sales since 2015. Call Jesse direct at (239) 898-6072.
The eight Coquina resales from July 2025 to June 2026 recorded from $306,000 to $400,000, with six between $320,000 and $355,000. Where your home falls depends on plan, condition, roof, windows, view and bond group. A free valuation gives you a number for your address.
Eight resales recorded from July 2025 to June 2026, eleven from July 2024 to June 2026, and 45 in 2021 at the busiest. With so few sales, each listing is measured against the others for sale: 10 Coquina homes were listed on the Southwest Florida MLS on 16 October 2026.
Because eight sales is under ten, and a median of eight is not a market. The full list, by date, address and price, shows a seller the range buyers have actually paid.
Nine original owners who resold since January 2024 gained a median 47.3 percent on the recorded builder price, from 33.0 to 71.6 percent (our arithmetic on recorded prices, before improvements and costs).
It has happened once since 2024: 5547 Useppa Dr, bought in January 2022 for $325,000 and resold in August 2025 for $306,000, minus 5.8 percent. Owners who bought in 2021 or 2022 should see a net sheet before choosing a price.
Yes, directly. CC Homes sells the same plan names new in Silverwood Vista from $334,990 for the Grove to $410,990 for the Encinitas. We price your finished home against the new base plus the options, lot premium and wait a new buyer faces.
Sometimes. A well-kept two-story often sits below its new twin’s base, while a finished, upgraded Grove can reach it because the buyer skips the options and the build wait. We show the comparison line by line.
Yes. Coquina had eight plan names from 1,133 to 2,251 square feet under air, one-story and two-story, with one-car or two-car garages. The plan decides which new home your buyer compares yours with.
Read it from the district lines on your tax bill or the district’s roll: Coquina 1 covers Ferris Ave, Beckton Rd and Brin Way; Coquina 2/3 and Coquina 3 split Cameron Dr and Useppa Dr by lot. The plat name alone does not tell you.
For FY 2026-27, $2,208.89 in Coquina 1, $2,432.39 in Coquina 2/3 and $2,608.39 in Coquina 3, collected on the Collier County tax bill.
No. The district states that the bond balance “does not have to be paid off at closing.” It stays with the lot.
Good through 31 October 2026: $12,177.02 in Coquina 1, $15,095.52 in Coquina 2/3 and $18,274.71 in Coquina 3, per the district’s published roll.
234 of 283 Coquina lot centers are in FEMA Zone X, and three FEMA letters cover 181 lots, including every lot whose center the map draws in Zone AH or AE. Federal law does not require flood insurance on these lots; a lender may still require it.
LOMR-F 15-04-8002A covers Phase 1 lots 1 to 123; LOMA 17-04-2453A covers Phase 2 and 3 lots 8 to 36, 95, 96 and 142 to 144; LOMR-F 19-04-0178A covers Phase 3 lots 71 to 75 and 97 to 115. Your legal description gives your lot number.
Not by federal mandate, but the lender has the option to require it, and Citizens policies need flood coverage from 1 January 2027. We send the FEMA letter to the buyer’s lender on day one.
There is no separate Coquina fee; Coquina owners pay the Maple Ridge HOA’s association-wide assessment, stated on the estoppel and disclosure summary, plus the Master Association’s $203 a quarter.
A statement from the association of what is owed on your home. The Maple Ridge estoppel is $299 (7 business days), $119 more for 2-day delivery; the Master Association’s estoppel is separate.
Yes. The Declaration requires written HOA approval for a sale, and the purchase application says to allow 14 to 21 business days. We build that into the closing date.
No. The Maple Ridge Rules prohibit signs of any kind on a lot, “For Sale” signs included.
The s. 720.401 disclosure summary before the buyer signs, the s. 689.302 flood disclosure at or before contract, and known facts that materially affect value.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent. The contract controls.
$0.70 per $100 of the price, customarily paid by the seller: $2,362.50 on a $337,500 sale.
About 3.9 to 4.1 percent before any buyer-side compensation and about 6.4 to 6.6 percent with it, on our three example net sheets, before your mortgage payoff.
No rule requires it; commissions are negotiable. Because CC Homes competes for the same buyers, we walk through the choice with you in writing.
Coquina roofs date from 2015 to 2019 unless replaced. An insurer may require an inspection on a roof 15 years or older, and the first Phase 1 roofs reach that age in 2030. A documented younger roof helps your buyer’s insurance quote.
Not necessarily. The 2018 Coquina feature list names impact-resistant garage doors but not impact windows; openings met code by impact glass or shutters, and the method varies by home. A wind-mitigation report answers it.
Order a wind-mitigation report and a four-point inspection, close any open permits, clear any HOA violation, and gather your roof permit and FEMA letter. Cosmetic work comes after those.
No CC Homes or county source we read describes Coquina that way. County GIS lot lines put Coquina lots at about 43 to 44 feet wide, and the homes are detached.
No. Coquina is an all-ages CC Homes neighborhood inside Maple Ridge; Ave Maria’s 55+ village is Del Webb Naples.
Yes. The lease travels with the sale, the buyer may need to honour it, and showings are planned around the tenant. Maple Ridge leases must be whole-home, at least 30 days, and HOA-approved.
Often not on a main home: up to $250,000 of gain ($500,000 joint) can be excluded if you owned and lived in it two of the last five years. The largest original-owner Coquina difference since 2024 was $169,800. Ask a tax professional.
The personal representative or heirs need authority to sell, usually through probate or a recorded trust. We coordinate with the estate’s attorney, order the estoppels and price the home from the recorded deeds.
Yes. Call Marc at (239) 287-5873. We time both closings so the association approvals and the move line up.
Request a free valuation on this page or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will tell you plainly what your Coquina home should sell for.
A Coquina at Maple Ridge specialist knows which bond group sits behind each lot, which FEMA letter names it, what CC Homes is asking for each plan name this month and how every Coquina resale paired with its purchase price. That knowledge sets a price that sells, then defends it through the lender, the appraisal and the association approval.
Coquina is one of four sections inside Maple Ridge at Ave Maria, and our Coquina at Maple Ridge guide covers its plans, plats, district bill, flood map and fees in full. For the wider village, see our guides to selling a home in Maple Ridge and the Maple Ridge home valuation.
If you are comparing Coquina with the section that reuses its plans, our Silverwood at Maple Ridge guide, the guide to selling a home in Silverwood at Maple Ridge and the Silverwood home valuation guide show how the two markets differ.
If you’re searching for the best listing agent for Coquina at Maple Ridge, or thinking, “I need someone to sell my house in Ave Maria, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Ave Maria, Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you own a Grove on Ferris Ave, a Huntington on Cameron Dr or an Encinitas on Useppa Dr, we provide local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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 personal sales.
Coquina recorded sales, last 12 months: we tracked eight recorded Coquina resales from July 2025 to June 2026, from $306,000 to $400,000, per the Collier County Property Appraiser 2026 tax roll data files dated 29 August 2026. Few Coquina homes sell in a year, and 10 were competing for buyers on the Southwest Florida MLS on 16 October 2026, so the next owner who sells should call us first.
Request your free Coquina valuation and we will send a value built from the recorded Coquina deeds and the new-twin price for your plan name. Confidential conversations welcome. Prefer to talk? Call Jesse direct at (239) 898-6072.
Price and paperwork decide it more than the season. The seven Coquina homes that closed through the Southwest Florida MLS in the 12 months to 16 October 2026 spent 19 to 159 days on market. A home priced inside the recorded band, with both estoppels ordered and the disclosure summary ready, avoids the two delays that stall most association sales: a late approval and a late flood or insurance question.
It changes what your buyer pays each month. A Coquina 1 lot on Ferris Ave, Beckton Rd or Brin Way carries the lightest district debt in Maple Ridge, and we lead with it.
Then we show you the two early 2022 resales in the record and a net sheet at two or three prices before you list. You decide with the numbers in front of you.
We do not forecast. The 2026 resale median to date sits about 19 percent below the 2023 peak, and waiting carries its own costs: the district bill, dues, insurance and an older roof. We help you weigh both.
Yes. We handle showings, the association approval and the estoppels locally, and Florida closings can be signed remotely or by mail through the closing agent.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this guide our team read the district’s roll and budget, FEMA’s three Coquina letters, the recorded Maple Ridge Declaration and Rules, CC Homes’ archived Coquina pages and every recorded Coquina sale.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, get a free home valuation, or contact us.
Every figure on this Coquina at Maple Ridge seller page traces to one of the primary sources below: the Collier County recorded sales and parcel record, the Ave Maria Stewardship Community District’s own roll, budget and bond documents, FEMA’s letters and flood map, the Maple Ridge and Master associations’ published documents, Florida Statutes and agencies, the IRS, Collier County Government and CC Homes’ own pages, current and archived. We do not cite real estate brokerage or listing sites.
These are the documents a Coquina at Maple Ridge seller is most likely to need before listing, each linked at the official source that publishes it. The district roll lists parcels by owner, so look up your own parcel only. Your FEMA letter is listed in the Sources above by case number.
Market data from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026, recorded sales through 25 June 2026), pulled October 2026, the Ave Maria Stewardship Community District’s published roll and budget, FEMA’s letters of map change and CC Homes’ own published prices. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026. Brokered by Domain Realty.