Sell Your Del Webb Naples Home

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Sell your Del Webb Naples home with the #1 team in Southwest Florida since 2012. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Jesse McGreevy's direct line is (239) 898-6072 and Marc Comisar's is (239) 287-5873.

If you own a home in Del Webb Naples, three things set your sale apart from a normal Southwest Florida sale. Your buyer must be able to meet the community's 55+ occupancy rule. You are competing with a builder, Pulte, that is still selling new homes inside the same gates. And every buyer will price in a quarterly association bill of $1,213.92 to $1,293.15 before any golf. In the Collier County Property Appraiser file dated 29 August 2026, 96 Del Webb Naples and BelleraWalk homes sold in the trailing 12 months at a median of $485,500. The 43 resales in that group sold at a median of $425,000, while the 53 builder-direct sales sold at $513,000. A resale seller is pricing against both numbers at once.

This page is for the owner of a Del Webb Naples home, including a BelleraWalk villa or a Mayflower Way carriage home, who wants to know what the next 90 days will look like. It covers what sold and at what price, how the 55+ rule shapes your buyer pool, how to price against Pulte's new inventory, what golf membership and the fee stack do to your sale, what you pay at closing, and how to get a value before you commit to a list price. It sits under our Del Webb Naples village page and the town-level guide to selling in Ave Maria. If you want the town picture first, start with our Ave Maria hub.

We are McGreevy and Comisar, a Southwest Florida team of licensed REALTORS. We publish the numbers we use, name the source for each one, and say so when a number is missing. For this edition, Matrix MLS figures were not available, so every market statistic below comes from the county's recorded sales, the Naples Area Board of REALTORS (NABOR), Florida Realtors SunStats, and the association's own documents. To see what your home would likely sell for today, use the valuation form further down or read how we approach a home valuation in Del Webb Naples.

The six things every Del Webb Naples seller should know first

1. Your buyer must fit the 55+ rule. Every occupied home must have at least one resident aged 55 or older, and anyone under 19 may not live there more than 90 days in any 12 months. That is a legal requirement in the declaration, not a preference, and your contract and showings should respect it.
2. Resale and new construction are two different markets. In the county file, builder-direct sales had a median of $513,000 and resales had a median of $425,000, a gap of $88,000. Buyers compare your home to a Pulte quick move-in, not only to other resales.
3. Year built moves price more than square footage. Resales of homes built 2018 to 2021 had a median of $382,000, while resales of homes built 2013 to 2017 had a median of $472,500. Your plat and build year decide which comparable sales apply.
4. Fees travel with the home. A buyer pays $859.80 a quarter for the social assessment plus a lawn series of $354.12 to $433.35, and a golf home adds $712.56 more. Those figures come from the association's 2026 approved budget, and your buyer will see them on day one.
5. Pulte still controls the board. Turnover to residents must happen by 31 December 2030 at the latest. Buyers ask about it, so have the answer ready.
6. Timing is seasonal and local. ZIP 34142 had 9.3 months of supply in August 2026 against 5.7 for the Naples metro, so pricing to the coastal trend will not work in Del Webb Naples.

Key Takeaways

• 96 Del Webb Naples and BelleraWalk homes sold in the trailing 12 months in the county file dated 29 August 2026 (median $485,500, range $265,000 to $1,008,500).
• 43 resales had a median of $425,000 and a middle half of $348,000 to $575,000. 53 builder-direct sales had a median of $513,000.
• Resales were 25.3% of sales in 2019 and 43.4% in 2025. In 2026 through July, 30 of 56 recorded sales (53.6%) were resales.
• Resale sellers with a recorded prior sale held a median of 4.8 years and sold at a median gain of 22.3% (33 of 41, or 80.5%, sold above their prior price; 6 sold below it).
• The 2026 association fee is $1,213.92 to $1,293.15 a quarter for social membership, and $712.56 more for golf.
• Pulte's listed starting prices run from $299,990 (Seagrove, 1,448 sf) to $574,990 (Stardom, 2,269 sf) on delwebb.com, so a new home competes at nearly every resale price band.
• The fastest way to find your number is a comparable-sales review for your plat and build year. Start with the valuation form.

Table of Contents

• What Sold in Del Webb Naples in the Last 12 Months
• Area Market Context: ZIP 34142 and the Naples Metro
• Why Sell With McGreevy and Comisar
• Del Webb Naples Price History Since 2019
• What Resale Sellers Earned Versus What They Paid
• Who Can Buy Your Home: The 55+ Occupancy Rule
• Competing With Pulte's New Homes
• Pricing Your Home: Year Built, Product and Plat
• Golf Membership When You Sell
• The Fee Stack a Buyer Will Compare
• BelleraWalk: Phase II of Del Webb Naples
• Mayflower Way Carriage Homes
• Flood, Storm and Insurance: What Buyers Will Ask You
• Property Taxes, Homestead and What a Buyer Will See
• How We Market a Del Webb Naples Home
• Offers, Negotiation and Inspections
• What You Pay to Sell: Costs We Can Calculate From Statute
• Capital Gains, Section 121 and Foreign Sellers
• List With an Agent, Sell for Cash or Sell Yourself
• Turnover, Reserves and the Governance Questions Buyers Ask
• Get Your Del Webb Naples Home Value
• What Sellers Say About Working With McGreevy and Comisar
• Frequently Asked Questions About Selling in Del Webb Naples
• Talk to a Del Webb Naples Selling Specialist
• Your Local Real Estate Experts
• Sources and Authoritative References
• Downloadable Documents

What Sold in Del Webb Naples in the Last 12 Months

We calculated these figures from the Collier County Property Appraiser's public data files dated 29 August 2026. The group is every DOR-qualified improved sale over $1,000 on the Del Webb Naples plats and the BelleraWalk plat in ZIP 34142 in the trailing 12 months, with the newest recorded sale on 30 July 2026. We call a sale builder-direct when the first qualified sale follows within a year of the year built, or when the roll shows no year built. Everything else is a resale. Mayflower Way carriage-home condos are tracked separately below because they are a different product.

Two cautions. First, a median is a midpoint, not a promise. Half of the 43 resales sold below $425,000 and half above it, and the spread between $265,000 and $765,000 is where pricing judgment matters. Second, the BelleraWalk and Mayflower Way rows are small samples of 7 and 11 sales, so treat them as a direction rather than a rule. Our valuation work for any single home uses the closest comparable sales, not these village-wide medians.

Resale sales by price band

Of the 43 resales, 11 sold below $350,000, 12 sold from $350,000 up to $450,000, 6 sold from $450,000 up to $550,000, and 14 sold at $550,000 or more. The distribution is wide and has two humps, which reflects the difference between older smaller homes and newer larger ones on the resale side. A seller in the $450,000 to $550,000 band has the thinnest set of recent comparables, which makes careful comparable selection more important there.

Where the recorded sales are, by county plat group

County plat names are not Pulte's marketing names, but they show where the activity is. Of the 96 sales, 26 were on the Parcels 307 to 310 plat (all builder-direct, median $526,700), 18 on the Parcels 301 to 303 and 311 plat (17 builder-direct, median $378,500), 9 on Parcel 114 (all builder-direct, median $748,300), and 9 on the Parcels 209 to 212 plat (all resale, median $500,000). The remaining 34 sales were spread across earlier plats and BelleraWalk in groups of one to seven. If your home is on one of the older plats, your comparable set is small, and we widen it by year built and product type.

Area Market Context: ZIP 34142 and the Naples Metro

Del Webb Naples sits inside ZIP 34142, which USPS and Florida Realtors label Immokalee even though the ZIP contains all of Ave Maria. The ZIP blends Ave Maria with other unincorporated parcels, so cite it as the ZIP and never as Del Webb Naples itself. The regional signal is still useful because it tells you which way the wind is blowing for a seller.

Source: Florida Realtors SunStats, all property types, August 2026, pulled 21 September 2026. The divergence is the story. The metro tightened from 8.2 months of supply a year earlier to 5.7, while the ZIP that contains Ave Maria loosened from 8.2 to 9.3, and active inventory rose 9.1% in the ZIP while it fell 17.8% across the metro. For a seller that means more competing listings and more buyers with choices. It does not mean homes will not sell. It means a home priced to the coastal trend will sit.

NABOR's July 2026 report for the Immokalee and Ave Maria area shows the same picture at single-family level: 21 sales in the month, a median closed price of $419,000, 111 days on market until sale, 97.5% of list price received and 9.3 months of supply across 170 active single-family listings. Condos in the same area had 13 sales at a median of $284,997. NABOR notes that prices do not reflect concessions and that small samples can produce extreme percent changes. The area figures blend every neighborhood in the ZIP, so your own plat matters more than the average.

Why Sell With McGreevy and Comisar

• We price from the recorded sales. In the county file dated 29 August 2026 we tracked every one of the 96 Del Webb Naples and BelleraWalk sales in the trailing 12 months. We start with the county file and the plat, then adjust for year built, series, lot, golf status and condition. You get the comparables, not just the conclusion.
• We understand the 55+ declaration. We read the Amended and Restated Declaration (OR 4621 PG 202), the golf membership plan and the current budget so your listing and contract say the right things.
• We position against Pulte. We track what the builder is listing and at what price, so you know which quick move-ins your buyer is also touring.
• We coordinate association paperwork early. The estoppel certificate and the disclosure summary are ordered before you need them, which keeps a contract from stalling.
• We communicate by email and in writing. You get showing feedback, price-change options and offer comparisons in writing so you can decide on your schedule. You can request a consultation through the valuation form at any time.
• We have a track record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, which has sold over $2.5 billion in Southwest Florida real estate and has been recognized as the number one team in Southwest Florida since 2012.

You can read more on who we are and how we represent sellers on our seller-side costs page. Our town-level seller guide is Selling a Home in Ave Maria.

Del Webb Naples Price History Since 2019

The county file gives us every qualified sale back to 2019, which lets us show how the builder-direct and resale markets moved separately. The table groups sales by calendar year and includes BelleraWalk. The 2026 row runs through the newest recorded sale in the file, 30 July 2026.

Three points stand out. First, prices stepped up sharply between 2021 and 2023, with the all-sales median moving from $365,000 to $570,000. Second, both the builder-direct and resale medians have eased since: the resale median went from $525,000 in 2024 to $409,500 in 2026 through July, about 22% lower, and the builder-direct median went from $580,650 in 2023 to $477,500, about 18% lower. Third, resales are now more than half of all recorded sales, which means a seller is no longer competing mostly with the builder's own closings. You are competing with other resale sellers, and that changes how fast you need to price.

Recent quarters

Quarters are calendar quarters and include the summer of 2025, which is why they add up to more than the 96 sales in the 12-month window. The 12-month window itself averages about nine recorded sales a month, with a high of 11 and a low of 5 (July 2026, the newest and possibly incomplete month because recording lags closing). Quarter-to-quarter medians move with the mix of homes, not only with price, so never compare one quarter to another without asking what sold.

What Resale Sellers Earned Versus What They Paid

For the 41 resales in the window that have a recorded prior sale in the county file, the median time between the prior sale and this one was 4.8 years, and the median gain was 22.3%, or $67,000. Thirty-three of the 41 (80.5%) sold for more than their prior recorded price. Six sold for less. By hold length, 4 sold within two years, 17 after two to five years, 14 after five to ten years and 6 after ten or more years. This is recorded price against recorded price. It does not subtract improvements, closing costs or commissions, so it is a market signal, not a profit figure.

If you bought new from Pulte in 2020 or 2021, when the builder-direct median was $384,550 and $407,700, the recorded numbers suggest you may be sitting on a gain even at today's softer prices. If you bought in 2023 at the top of the builder-direct range ($580,650 median), the math is tighter, and your pricing strategy matters more. We cover both cases in our valuation work. See Home Valuation in Del Webb Naples.

Who Can Buy Your Home: The 55+ Occupancy Rule

Del Webb Naples is an age-restricted community under the federal Housing for Older Persons exemption to the Fair Housing Act. The Amended and Restated Declaration (recorded at OR 4621 PG 202 on 4 November 2010) says that units are intended for persons 55 or older. Its occupancy rule is stricter than the federal 80% floor. The plain terms that matter to a seller are these.

• Every occupied home must be occupied by at least one person aged 55 or older.
• A person under 19 may not reside in a home for more than 90 days in any consecutive 12-month period. Longer visits by grandchildren and younger relatives need a different plan.
• An owner under 55 may hold title, but may not occupy the home unless the age requirement is otherwise met. The board can grant a hardship exception if the community's legal status is preserved.
• An owner must report any change in occupancy to the association within 10 days.
• Homes can be rented only as a whole, for a minimum of 30 days, and no more than four times per calendar year. Subleasing needs board approval.

What this means for you as a seller: your buyer pool is buyers who will live in the home with at least one person who is 55 or older, plus investors who accept the rental limits. Your listing should state the 55+ rule clearly, and your purchase contract should include the association's disclosure materials. We do not screen or steer buyers based on anything other than the written rule. The association enforces the rule through its own process, and the declaration remains the governing text. You can read it yourself in the association's document library, linked in the downloads section below.

Grandfathered parcels

The association's own annual minutes record that homes closed before 4 November 2010 are not subject to the age restriction, and that 62 homes were grandfathered as of 2014. The exemption passes to a buyer from a grandfathered owner and ends on the next re-conveyance, with exceptions for estates, spouses and trusts. If your home closed before that date, ask us before you list. It changes how the home should be described and who can buy it, and we will check your parcel against the governing documents and the association's current records before anyone makes a claim in writing.

Leasing and investor buyers

The 30-day minimum and four-rentals-a-year cap mean Del Webb Naples does not work as a short-stay rental community. Buyers who plan to rent should read the leasing section of the declaration before they offer. The association's 2014 annual minutes record that Pulte's president reviewed and approved every lease application at that time, so ask the management company what the current review process is. Owners who lease must hand their amenity use rights to the tenant and pay a re-designation fee, so a rental owner cannot use the amenities at the same time.

Competing With Pulte's New Homes

Pulte is still building and selling in Del Webb Naples. It annexed Parcels 304 to 306 on 11 December 2025 (OR 6534 PG 3259), which tells you the builder expects more deliveries. In the county file, 53 of the 96 recorded sales were builder-direct. Your buyer is often touring a new Pulte home the same weekend. These are the starting prices Pulte listed for Del Webb Naples on delwebb.com when we pulled them on 23 September 2026.

Builder pricing changes often, and a listed price may describe a plan or a specific quick move-in home, so treat these as a reference and check delwebb.com for current figures. A quick move-in Cascadia was listed at $379,990. The point for a resale seller is that your price band has a new-home alternative: a $425,000 resale competes with a $428,990 Scenic Flagstone, and a $500,000 resale competes with a $454,990 Distinctive Prosperity. You win against new construction by being ready sooner, by being priced for condition and upgrades, and by showing the buyer the full monthly cost side by side. We prepare that comparison for each listing.

For the town-level view of new homes, including the other Ave Maria builders, read our new construction in Ave Maria guide. For a buyer's view of the same choice, read Buying a Home in Del Webb Naples.

Pricing Your Home: Year Built, Product and Plat

Village-wide medians are a starting line, not a price. The county roll tells us the year built and the plat, and those two fields explain much of the spread. For the 43 resales in the window, the median by year built was as follows.

The median year built for resales in the window was 2020, and the range was 2007 to 2024. The county roll does not record product type or square feet under air, so each row mixes different kinds of homes, and the pattern is not a simple age curve. Our pricing process therefore narrows the comparable set by plat, year built, product, lot position, golf status and condition, and then reviews what the nearest comparable sales actually closed at, not what they listed at. We also adjust for what buyers will compare you to, the quick move-in homes on the builder's own price list.

1. Pull the plat and year built from the county record and identify the nearest 10 to 15 recorded sales.
2. Separate builder-direct from resale. A buyer paying builder pricing has different expectations than a resale buyer.
3. Adjust for condition and upgrades from a walk-through of your home.
4. Test the price against the monthly cost. A buyer compares payment plus association fees, so a small price difference matters less than a meaningful monthly difference.
5. Set a price and a review date. In a ZIP with 9.3 months of supply, we plan for a price review at a set interval rather than waiting.

A home that is priced above its comparable sales at the start tends to lose its first two weeks of attention, and ZIP 34142's median time to contract of 54 days in August 2026 leaves little room to correct. To see where your home sits, use the valuation form.

Golf Membership When You Sell

Golf is optional at Del Webb Naples, and has been since the 2010 amended declaration. If your home carries a golf membership, it conveys with the parcel, and your buyer takes on the $712.56 quarterly golf add-on, which is a $604.56 operating amount plus a $108.00 reserve. Together with the social assessment, a golf home pays $1,572.36 per quarter before its lawn series, and an Estate-series golf home pays $2,005.71 in the 2026 budget.

• Membership cap. Golf is capped at 600 memberships, and the cap can rise to 1,200 only if the course expands.
• Conveyance. The membership stays with the parcel on a resale. A resale buyer of a golf parcel pays no initiation fee, since the plan reserves that option for first buyers from Pulte.
• Assignment. A golf membership can be assigned to another parcel for a $5,000 fee, with board approval and a recorded instrument. The 2026 budget assumes 11 of these transfers.
• Charter members. Owners whose title included golf on or before 31 December 2010 receive a $125 quarterly credit. The credit does not transfer to a buyer, so disclose it when you price.
• The course. Panther Run Golf Club is an 18-hole, par 72 course of 7,532 yards designed by Gordon G. Lewis, opened in 2007 and managed by Hampton Golf. It is public-access, and members pay no greens fees and can book 10 days ahead, compared with 3 days for social members.

Because the membership is tied to the parcel, pricing a golf home means asking whether the buyer values the course enough to carry $712.56 more each quarter. For some buyers it is the reason to buy, for others a reason to pass. Non-golf homes are not penalized, since golf has been optional since 2010. We present both groups to buyers and compare your home to others in the same group.

The Fee Stack a Buyer Will Compare

A buyer comparing your home to a new Pulte home, or to a home in another village, will line up the monthly costs. These are the association figures from the 2026 Approved Budget adopted on 6 November 2025. The 2025 social total was $839.09 a quarter and the 2024 total was $793.83.

The social-only totals work out to about $405 to $431 a month. The quarterly amounts include bulk cable, lawn and landscape maintenance, the gatehouse and gate systems, roads and the amenity campus. The Quad series also includes a mandatory termite bond of $50.46 a quarter. Whether the current Comcast contract still includes internet is not confirmed in the budget, so do not promise it in your listing. The budget's management line is Hampton Golf's contract. Because Pulte still deficit-funds operations, the budget states that it does not fund statutory reserve accounts, and the pooled reserve schedule is shown for information.

Two other assessments come with the home. The Ave Maria Master Association bills its own assessment, and its amount was not confirmed in our sources, so we ask for the current figure in the estoppel certificate. The Ave Maria Stewardship Community District (AMSCD), a Chapter 189 independent special district, levies a non-ad valorem assessment on the tax bill. Its FY2025-26 operations and reserve amount was $841.98 per residential unit, and total single-family assessments across the district ranged from $1,616.98 to $2,531.25 depending on the bond series. The proposed FY2026-27 operations and reserve amount is $984.20, with single-family totals from $1,759.20 to $2,673.47. On the FY2023-24 roll, the Del Webb streets we sampled ran from about $884 to $1,432 a year. We do not have the series for each Del Webb parcel, so your own tax bill is the source for your number.

The estoppel certificate

Under section 720.30851 of the Florida Statutes, the association must issue an estoppel certificate within 10 business days of a request, and the fee is capped by statute and adjusted for inflation. We order it early, confirm the current cap and the management company's invoice, and review the balances with you. We do not quote a figure here because the cap is adjusted periodically and the association's own fee schedule governs. Sellers also owe the buyer the HOA disclosure summary under section 720.401 before the contract is signed. If it is missing, the buyer may cancel the contract within three days of receiving it.

BelleraWalk: Phase II of Del Webb Naples

BelleraWalk is Del Webb Naples Phase II. It began as its own association, BelleraWalk at Ave Maria Community Association, Inc., filed in 2006, and merged into the Del Webb Naples Community Association effective 1 January 2011. Its original declaration (OR 4112 PG 305) is now the Del Webb Naples Phase II Declaration. Golf was bundled under the earlier Del Webb Naples declaration but never for Phase II, which matters when a buyer asks whether a golf membership comes with your home.

In the county file, the BelleraWalk plat had 7 recorded sales in the trailing 12 months, all resales, with a median of $450,000 and a range of $276,000 to $585,000. The resale homes were built from 2007 to 2016. Among those with a recorded prior sale, the median hold was 9.7 years and the median gain 46.4%. With only 7 sales, treat these as indicators. BelleraWalk sellers should expect a thin comparable set, which is why we also review the closest sales on the main Del Webb Naples plats built in the same years, and adjust for differences in product and lot. The Bellera entrance off Ave Maria Boulevard is one of the location details we include in the listing.

Mayflower Way Carriage Homes

Mayflower Way is a 112-unit condominium enclave inside Del Webb Naples (declaration recorded 14 November 2007, OR 4302 PG 3006). It has four condominium associations (Sections I through IV) and a Recreation Association with its own pool. A carriage-home owner pays condo fees in addition to the Del Webb Naples assessments. Section III (24 units) budgeted $1,387 a quarter for 2026, or $5,548 a year. Section IV (40 units) budgeted $1,317.63 a quarter for 2025. The Recreation Association (112 units) budgeted $357.66 a quarter for 2025. Both condo budgets state that the Community Association's charges are billed directly by the Community Association, so confirm which Del Webb Naples assessments apply to a specific unit.

In the county file, 11 Mayflower Way condos sold in the trailing 12 months at a median of $260,000, between $212,500 and $335,000. Eight of those were builder-direct and three were resales, so this is not a large resale sample. The 2026 preliminary tax roll shows a median just value of $217,656, 42% homestead and 30% out-of-state owners for the enclave, which tells us many owners are seasonal and that financing and insurance follow condo rules, not single-family rules. A Collier County condo unit averaged $2,271 a year for insurance including wind in the July 2026 state report, but each building's master policy and deductible vary, so ask for the current budget and the insurance summary before you price.

Flood, Storm and Insurance: What Buyers Will Ask You

Buyers of a Collier County home ask about insurance and flood before anything else. You do not need to be an expert, but you need documents ready: your current policy declarations, your roof age and any wind mitigation inspection, and the flood zone for your address. We recommend you pull the zone from the FEMA Flood Map Service Center for your parcel, and we will help you interpret it. Florida law requires a flood disclosure from sellers under section 689.302, and we prepare it with you.

• Average premiums. The Florida Office of Insurance Regulation's July 2026 report (data as of 31 March 2026) lists Collier County averages of $5,534 for a homeowner policy including wind and $3,169 excluding wind. Actual premiums vary by insurer, home value, age, roof and deductible.
• Citizens is shrinking in Collier. Citizens personal residential multi-peril policies in Collier County fell from 4,602 on 31 August 2025 to 1,839 on 31 August 2026.
• Flood rating. Under FEMA's Risk Rating 2.0, most premium increases are limited to 18% a year. Unincorporated Collier County is a Class 5 community in the Community Rating System, which gives policyholders a 25% discount. Ave Maria flood zones are address-specific, and we did not find a single published zone for Del Webb Naples, so check each address.
• Wind mitigation. A recent uniform mitigation inspection can lower a buyer's premium. If you have one, put it in the listing packet.

If your buyer needs an insurance quote before the inspection period ends, having your policy declarations and roof information on hand shortens that step and keeps the contract on schedule.

Property Taxes, Homestead and What a Buyer Will See

Florida's homestead exemption removes up to $50,000 from the taxable value of a primary residence. The first $25,000 applies to all levies and the second $25,000 applies to assessed value between $50,000 and $75,000 and excludes school levies. Save Our Homes limits annual growth in your assessed value (2.7% for 2026 assessments), so your taxes may be lower than a new owner's. A buyer's first-year assessment generally resets to just value after a sale, which is why a buyer should not assume your tax bill carries over. If you plan to buy another Florida home, ask about portability using Florida Department of Revenue form PT-112.

For illustration, the county's published rates combine to about 12.12 mills for an Ave Maria parcel (we have not confirmed it against a Del Webb Naples tax bill). At that rate, a $400,000 homestead in its first year would pay about $4,349 in ad valorem taxes, and about $4,848 without homestead, before the AMSCD non-ad valorem assessment. The 2026 preliminary roll shows a median just value of $453,613 for Del Webb Naples parcels, with 71% carrying a homestead exemption and 12% owned by owners with out-of-state addresses. The roll covers part of the village, so read these as indicators rather than a village total. A constitutional amendment (Amendment 3, HJR 1-F) is on the 3 November 2026 ballot that would change the homestead exemption and the non-homestead assessment cap if 60% of voters approve it. We will update this page if the result changes how buyers compare costs.

How We Market a Del Webb Naples Home

• Listing preparation. We review the declaration, the current budget and your estoppel items before photos, so the listing matches the documents.
• Photography and presentation. Professional photography, a floor plan where available, and clear lifestyle context for the amenity campus, which includes the Oasis Club, the Grand Hall, an 8,000 sf resort pool, 12 lighted pickleball courts, 2 tennis courts and 4 bocce courts according to the builder's materials.
• MLS and syndication. The home goes into the multiple listing service and onto the major portals the same day.
• Direct outreach. We reach buyers searching for 55+ homes in Ave Maria and buyers comparing Ave Maria with other active adult options.
• Showings and open houses. We manage access and give you written feedback after showings.

We also help you decide what not to spend money on. Because a buyer compares your home to builder quick move-ins, a fresh coat of paint and clean landscaping often return more than a large renovation. We walk the home with you and give you a short, ranked list.

Offers, Negotiation and Inspections

Most Del Webb Naples sales use the Florida Realtors and Florida Bar AS IS residential contract, which gives the buyer an inspection period and the right to cancel or negotiate during it. We explain in advance what you might be asked to repair, credit or reduce. Since 17 August 2024, under the National Association of REALTORS settlement practice rules, offers of buyer-broker compensation are not made through the MLS, and buyers working with an agent sign a written agreement before touring. We explain in writing how compensation will work on your listing and show the effect on your net before you agree to an offer.

1. Compare offers on net, not on price alone. Include the buyer's financing, the inspection period, the closing date, credits and the compensation terms.
2. Expect questions about the association. Buyers will ask about turnover, the golf membership, cable and internet, the lawn series, and the Stewardship District assessment. Have the answers ready.
3. Plan for the estoppel and disclosure steps. The association must deliver the estoppel within 10 business days of the request, and the disclosure summary should be in the buyer's hands before signing.
4. Keep the 55+ requirement in the contract. The buyer should acknowledge the occupancy rule in writing.

What You Pay to Sell: Costs We Can Calculate From Statute

Two seller-side costs follow a formula, and we can calculate them from a price. Documentary stamp tax on the deed is $0.70 per $100 of the price under section 201.02 of the Florida Statutes, and on Florida Realtors and Florida Bar forms it is customarily paid by the seller, although that is custom and not statute. The owner's title insurance premium follows the promulgated rate in Rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. In Collier County the buyer customarily pays it and chooses the closing agent, the reverse of Lee County, but that is custom, not law, and it is negotiable. The table applies those formulas to three resale price points from the county file: the lower quartile, the median and the upper quartile of the 43 resales.

These are two line items, not a net sheet. The rest of your net depends on your payoff, the brokerage fee in your listing agreement (which we state in writing and is negotiable), prorated taxes and association fees, any estoppel fee, repairs or credits, and whether you pay any of the buyer's costs. We build a full net sheet for your address with real numbers before you list. Our seller closing costs guide explains each line.

Capital Gains, Section 121 and Foreign Sellers

If the home is your main home and you meet the ownership and use tests (2 of the last 5 years), the IRS allows you to exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, under Section 121. Second homes and rentals do not qualify in the same way. With 12% of Del Webb Naples owners on the 2026 roll showing out-of-state addresses, many sellers are not Florida residents, so ask your tax adviser about your own state's rules. For a foreign seller, FIRPTA generally requires 15% withholding, with an exemption when the buyer acquires the home as a residence and the amount realized is $300,000 or less. We are not tax advisers, and we recommend you speak to a CPA before you list.

List With an Agent, Sell for Cash or Sell Yourself

In ZIP 34142, half of August 2026 closings (15 of 30) were cash sales, so a cash buyer is a real option in this market. A direct cash sale can close quickly. We compare its net with the net of an exposed listing so you can see the tradeoff in dollars. Selling yourself saves a brokerage fee but puts the pricing, the contract, the disclosure steps and the 55+ paperwork on you, and buyers who use an agent need a written buyer agreement before touring. We lay out all three paths with estimated net proceeds and let you choose. Some sellers choose a prepared listing with a flexible close date, which can capture much of the speed of a cash sale.

Turnover, Reserves and the Governance Questions Buyers Ask

Pulte controls the board until turnover. Under the 2020 amendment (OR 5724 PG 1392), turnover happens at the earliest of conveyance of 90% of the parcels, 31 December 2030, or an earlier date at Pulte's discretion, and the 90% trigger moves when land is annexed. In November 2025 the board had three Pulte directors and one resident director. In 2025, members gained the right to vote directly on amendments to the bylaws and articles (OR 6488 PG 1344). Hampton Golf manages the association. Build-out is budgeted at 2,449 homes, including 600 golf memberships, and the pooled reserve schedule projects 1,356 homes in 2026.

Expect buyers to ask what happens at turnover, who will fund reserves, and whether fees will rise. We answer plainly: the budget states that the developer deficit-funds operations and does not fund statutory reserves, fees have risen from $793.83 to $839.09 to $859.80 a quarter for the social assessment over 2024, 2025 and 2026, and we cannot predict future budgets. A seller who has read the documents and can explain them is a seller buyers trust.

Get Your Del Webb Naples Home Value

The valuation form on this page tells us your address, your plat, your year built, whether you have golf, and what you have updated. We return a written comparable-sales review based on the county's recorded sales, adjusted for your home, with a recommended list price range and a plan for the first 30 days. There is no cost and no obligation. If you want to understand the process first, read how we run Home Valuation in Del Webb Naples, or go to our general home valuation page. You can also contact us through the contact page, or start with the form above.

If you are still deciding whether to sell at all, ask us for a value only, with no listing conversation. Many owners in Del Webb Naples use a valuation to decide between selling now, waiting for the next season or keeping the home. You may also want to compare your options with the other Ave Maria villages: see Avalon Park, Maple Ridge and The National Golf and Country Club for their own market data.

Thinking of Selling Your Del Webb Naples Home?

Get your written comparable-sales review through the Del Webb Naples home valuation page or the valuation form. We tracked the 43 resales and the 53 builder-direct sales separately, so your comparables come from the right group. Jesse McGreevy's direct line is (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Buying instead? Marc Comisar's direct line is (239) 287-5873, and our buyer representation page explains how we work.

What Sellers Say About Working With McGreevy and Comisar

These are verified Google reviews from sellers we have represented in Southwest Florida. Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008: read every review on our verified Google reviews page.

Sandra Decker, seller

★★★★★ "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

Charlie Carroll, seller

★★★★★ "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

Candy Gody, seller

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening." Verified Google review

Ann Perez, seller

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

Beth Shaw, seller

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

Frequently Asked Questions About Selling in Del Webb Naples

How much is my Del Webb Naples home worth?

It depends on your plat, year built, product, lot, golf status and condition. In the county file dated 29 August 2026, 43 resales sold at a median of $425,000 with a middle half of $348,000 to $575,000, and 53 builder-direct sales sold at a median of $513,000. Use the valuation form for a written review of the closest comparable sales.

Is Del Webb Naples really 55+?

Yes. The declaration requires every occupied home to be occupied by at least one person aged 55 or older, and no one under 19 may reside in a home more than 90 days in any 12-month period. Your buyer must be able to meet that rule.

Can I sell to a buyer under 55?

A buyer under 55 may hold title, but may not occupy the home unless the age requirement is met by another occupant or the home is a grandfathered parcel that closed before 4 November 2010. The board can grant hardship exceptions. Read the declaration and ask us before you accept an offer.

What is a grandfathered home?

The association's minutes record that homes closed before 4 November 2010 are not subject to the age restriction, and 62 were grandfathered as of 2014. The exemption ends on the next re-conveyance, with exceptions for estates, spouses and trusts.

How long will it take to sell?

NABOR's July 2026 report for Immokalee and Ave Maria shows single-family homes averaged 111 days on market until sale, and SunStats shows a median time to contract of 54 days for ZIP 34142 in August 2026. Your timeline depends on price, condition and season.

Is it a buyer's or a seller's market here?

With 9.3 months of supply in ZIP 34142 in August 2026, the market favors buyers. The Naples metro was at 5.7 months, so the coastal market is tighter. Price to the local data.

How does Pulte's new construction affect my sale?

Pulte is still selling, and 53 of the 96 recorded sales in the window were builder-direct at a median of $513,000. Buyers compare your home to quick move-ins, so we prepare a side-by-side of price, monthly cost and move-in date.

What are the current HOA fees I should disclose?

The 2026 social assessment is $859.80 a quarter, plus a lawn series of $354.12 (Garden), $358.35 (Quad), $403.32 (Classic) or $433.35 (Estate). That is $1,213.92 to $1,293.15 a quarter in total. Golf adds $712.56 a quarter.

Does the golf membership sell with my home?

Yes. The membership conveys with the parcel. A resale buyer pays no initiation fee. It can also be assigned to another parcel for $5,000 with board approval. Charter golf credits of $125 a quarter do not transfer.

Is golf required for buyers?

No. Golf has been optional since the November 2010 amended declaration, and the social membership is required with ownership.

Is the golf course private?

No. Panther Run Golf Club is public-access, and members get priority booking and pay no greens fees.

Does cable and internet come with the home?

Bulk cable is part of the social assessment ($240.00 of the $859.80 quarterly total in 2026). Whether internet is included under the current contract is not confirmed in the budget, so confirm with the association before you advertise it.

Who manages the association?

Hampton Golf manages the Del Webb Naples Community Association, and Pulte still controls the board until turnover.

When does turnover happen?

At the earliest of conveyance of 90% of the parcels, 31 December 2030, or an earlier date at Pulte's discretion. The 90% trigger extends when land is annexed, and Pulte annexed Parcels 304 to 306 on 11 December 2025.

What is an estoppel certificate, and who pays?

It is the association's statement of what you owe and the status of your account. Under section 720.30851 the association must issue it within 10 business days and the fee is capped by statute. We confirm the current cap, and the contract decides who pays.

What is the HOA disclosure summary?

Section 720.401 requires the seller to give the buyer the disclosure summary before the contract is signed. If it is missing, the buyer may cancel within three days of receiving it, and the right cannot be waived.

What do I pay at closing?

Deed documentary stamps are $0.70 per $100 of price and the owner's title premium follows the state rate table. At a $425,000 price, those two items are $2,975.00 and $2,200.00. Your payoff, brokerage fee, prorations and credits are in addition.

Who customarily pays the title policy?

In Collier County the buyer customarily pays the owner's title policy, the reverse of Lee County, but it is a regional custom and the contract can say otherwise.

Can I deduct or exclude my capital gain?

If it is your main home and you meet the 2-of-5-year tests, Section 121 allows up to $250,000 of gain to be excluded, or $500,000 for married couples filing jointly. Ask your tax adviser.

I live out of state. Is there anything different?

Federal FIRPTA withholding applies to foreign sellers, at 15% with a residence exemption at $300,000 or less. Out-of-state owners are common here, since 12% of Del Webb Naples owners on the 2026 roll have out-of-state addresses. We coordinate with your closing agent and tax adviser.

Can I sell a rental-type investment home here?

You can, but the buyer must accept the leasing rules: whole-home rentals only, a 30-day minimum and no more than four rentals a year.

My home is in BelleraWalk. Does that change anything?

BelleraWalk is Phase II of Del Webb Naples. It merged into the Del Webb Naples Community Association on 1 January 2011, and golf was never bundled for Phase II. In the county file, 7 BelleraWalk resales sold at a median of $450,000.

My home is a Mayflower Way carriage home. What should I know?

It is a condominium. You pay your condo section and the Recreation Association in addition to Del Webb Naples assessments. Section III budgeted $1,387 a quarter for 2026. In the county file, 11 carriage homes sold at a median of $260,000.

What is the Stewardship District assessment?

The Ave Maria Stewardship Community District is a Chapter 189 special district that bills a per-unit assessment on your tax bill. Its FY2025-26 operations and reserve amount is $841.98 per residential unit, and single-family totals run from $1,616.98 to $2,531.25 depending on the bond series.

Should I fix things before I list?

Fix what a buyer's inspector will find and what affects safety, insurance or function. For cosmetic items, we give you a ranked list based on what builder quick move-ins offer.

Should I get a wind mitigation inspection?

If you do not have a recent one, it may help a buyer's insurance quote. We suggest you ask your insurance agent.

Do I need a flood certificate?

Florida requires a seller flood disclosure under section 689.302, and we prepare it with you. A FEMA flood zone lookup for your address is the starting point.

Will the November 2026 ballot amendment affect my sale?

Amendment 3 (HJR 1-F) on the 3 November 2026 ballot would change the homestead exemption and the non-homestead assessment cap if 60% of voters approve it. Buyers may run their tax math differently afterward, so we will update our figures.

What is the best time to list?

The county file shows roughly nine recorded sales a month across the last year, with a low of 5 recorded in July 2026. Timing matters less than price. We look at the recent trend for your price band.

Should I price high and come down?

We advise against it. ZIP 34142 had a median time to contract of 54 days in August 2026, and a price above the comparable sales loses the attention a fresh listing gets.

What if I bought from Pulte a few years ago?

Builder-direct medians were $384,550 in 2020, $407,700 in 2021, $580,650 in 2023 and $477,500 in 2026 through July. Where you bought in that range shapes your likely result, and we review it with you.

How many homes sold in Del Webb Naples this year?

In the county file, 56 sales were recorded from January through 30 July 2026, of which 30 were resales (53.6%). The median was $459,400.

Are prices falling?

Medians have eased from the 2023 and 2024 highs: the resale median went from $525,000 in 2024 to $409,500 in 2026 through July, and the builder-direct median from $580,650 in 2023 to $477,500. Quarter medians move with the mix, so we compare homes, not quarters.

How do I compare selling now and waiting?

We show you both with numbers: the comparable sales today, the months of supply, and your carrying costs (association fees, taxes and insurance) for each month you wait.

Can you help me buy my next home?

Yes. We represent buyers across Southwest Florida and can coordinate timing. Start at our buying page or our Buying a Home in Del Webb Naples guide.

How do I start?

Fill in the valuation form on this page. We respond in writing with a first comparable-sales review.

Talk to a Del Webb Naples Selling Specialist

If you want a plan for your home specifically, request a consultation through the valuation form or our contact page. We will send a written comparable-sales review, a list of the documents we recommend you gather, and a net sheet for your address. You can also read our neighbor village pages, see what Ave Maria sellers face at the town level in Selling a Home in Ave Maria, or read about how we compare agents in the best real estate agents in Ave Maria. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy's direct line is (239) 898-6072.

Your Local Real Estate Experts

McGreevy and Comisar represent sellers and buyers across Southwest Florida, including Ave Maria, Naples, Bonita Springs and Estero. Jesse McGreevy leads listings and seller strategy and Marc Comisar leads buyer representation, and both work from our office at 24031 S Tamiami Trl #101 in Bonita Springs. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• 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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Selling a Del Webb Naples home? Request the free Del Webb Naples home valuation. Jesse McGreevy's direct line is (239) 898-6072, and Marc Comisar's direct line is (239) 287-5873 for buyers.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

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, see how we represent buyers, or contact us.

Sources and Authoritative References

Every market figure above comes from one of the public or primary sources below. Where a figure was not available, we say so instead of estimating it.

1. Collier County Property Appraiser public data files, DOR-qualified sales joined to the parcel roll (county file dated 29 August 2026), queried through the McGreevy and Comisar county-sales index for the Del Webb Naples and BelleraWalk plats in ZIP 34142, 30 September 2026.
2. Naples Area Board of REALTORS, July 2026 market statistics (Immokalee and Ave Maria area), released 21 August 2026.
3. NABOR market statistics index.
4. Florida Realtors SunStats dashboard, ZIP 34142 and the Naples-Immokalee-Marco Island metro, August 2026, pulled 21 September 2026.
5. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026.
6. Citizens Property Insurance Corporation, policies in force by county, 31 August 2026 and 31 August 2025.
7. Del Webb Naples Community Association, 2026 Approved Budget.
8. Del Webb Naples Community Association, 2025 Approved Budget.
9. Del Webb Naples Community Association, 2026 HOA reserves sheet.
10. Amended and Restated Declaration and governing documents (OR 4621 PG 202).
11. Panther Run golf membership plan.
12. Amendment, turnover date (OR 5724 PG 1392).
13. Amendment annexing Parcels 304 to 306 (OR 6534 PG 3259).
14. 2025 recorded amendment to the declaration, articles and bylaws (OR 6488 PG 1344).
15. Charter golf amendment (OR 4666 PG 260).
16. Amendment, Quads termite and maintenance (OR 5635 PG 668).
17. 2026 Mayflower Way Section III Approved Budget.
18. 2025 Mayflower Way Section IV Approved Budget.
19. 2025 Mayflower Way Recreation Association Approved Budget.
20. Mayflower Way declaration (OR 4302 PG 3006).
21. 2013 annual meeting minutes.
22. 2014 annual meeting minutes.
23. 2025 annual meeting minutes.
24. 2025 budget meeting minutes.
25. Del Webb Naples governing documents index.
26. Florida Division of Corporations, Del Webb Naples entity search.
27. Ave Maria Stewardship Community District, bond balance and assessment schedule FY2023-2024.
28. Ave Maria Stewardship Community District, final budget 2025-2026.
29. Ave Maria Stewardship Community District, proposed budget 2026-2027.
30. Chapter 2004-461, Laws of Florida.
31. Del Webb, Del Webb Naples community page.
32. Panther Run Golf Club.
33. Hampton Golf, Panther Run Golf Club.
34. 42 U.S.C. 3607, the Fair Housing Act housing-for-older-persons exemption.
35. Section 201.02, Florida Statutes, documentary stamp tax on deeds.
36. Section 720.30851, Florida Statutes, estoppel certificates.
37. Section 720.401, Florida Statutes, disclosure summary.
38. Section 689.302, Florida Statutes, flood disclosure.
39. Florida Administrative Code Rule 69O-186.003, title insurance premium rates.
40. National Association of REALTORS, settlement FAQs.
41. IRS, Topic 701, sale of your home.
42. IRS, FIRPTA withholding.
43. Florida Department of Revenue, Save Our Homes assessment limitation.
44. Florida Department of Revenue, portability (PT-112).
45. Florida Realtors and Florida Bar AS IS Contract.
46. FEMA Flood Map Service Center.
47. FEMA, Risk Rating 2.0.
48. FEMA, Community Rating System.
49. Collier County, Floodplain Management.
50. Collier County FY2026 Adopted Budget, property tax rates table.
51. Florida Department of State, Amendment 3 (HJR 1-F) initiative detail, November 3, 2026 ballot.
52. Florida Department of Revenue, Collier County preliminary NAL roll 2026, parcel metrics for Del Webb Naples (no URL, file-based)

Downloadable Documents

These are the primary documents we used, so you can read them yourself.

• Amended and Restated Declaration and governing documents (OR 4621 PG 202): the Amended and Restated Declaration, including the age rules (Article XVI) and leasing rules
• Del Webb Naples Community Association, 2026 Approved Budget: the 2026 Approved Budget with every fee line
• Panther Run golf membership plan: the golf membership plan
• Amendment, turnover date (OR 5724 PG 1392): the amendment that sets 31 December 2030 as the latest turnover date
• 2026 Mayflower Way Section III Approved Budget: the Mayflower Way Section III 2026 budget
• Del Webb Naples governing documents index: the association document index

MLS figures were not available for this edition (2026-09-30). Market statistics shown here come from the Collier County Property Appraiser's public data files dated 29 August 2026, the Naples Area Board of REALTORS, Florida Realtors SunStats and the association's own documents. Matrix MLS figures for Del Webb Naples will be added when they are available. This page is general information, not tax, legal or insurance advice. McGreevy and Comisar are licensed Florida REALTORS with Domain Realty.