Naples, Florida
Sell your Falling Waters condo in Naples with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We price section by section from 40 MLS closings and market to seasonal buyers. Free valuation, or call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
To sell a Falling Waters condo in Naples for top dollar, price it against the closings in its own section, not the community median, have both associations’ documents ready before you list, and market it to the seasonal and international buyers who make up much of this market. McGreevy and Comisar do all three for Falling Waters sellers.
Falling Waters is a gated community of 786 condominiums in nine associations off Davis Boulevard in Naples, ZIP 34112; our full Falling Waters community guide covers the sections, the rules and the flood file. This page is for owners who want to sell. If you want a number first, start with our Falling Waters home valuation, or Call Jesse direct at (239) 898-6072. If you are selling to buy elsewhere in the city, our guide to selling a home in Naples covers the citywide steps, and our Falling Waters buyer guide shows what your buyer will be reading.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales; Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, which has sold over $2.5 billion in real estate. Sellers comparing the best real estate agents in Naples can see the full comparison there, and more about McGreevy and Comisar on our team page.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
Jesse McGreevy and Marc Comisar price, negotiate and manage every listing personally, with the Domain Realty Group team handling photography, video, scheduling and the document file. You talk to a partner, not a call center. Jesse leads pricing and the seller side; Marc leads buyer outreach and showing feedback, including the agents who bring seasonal and international buyers.
A Falling Waters seller is selling a lock-and-leave condominium behind an attended gate, in FEMA Zone X, about 11 free-flow minutes from Fifth Avenue South, with a resort pool the association describes as the largest in Southwest Florida and no golf dues or CDD (community information sheet; FEMA NFHL; OSRM routing). That combination is rare at this price point, and it is the case we make to every buyer who tours your condo.
Selling in Falling Waters is different because nine separate condominium associations sit under one master, the MLS files sales under eight names, two associations’ documents and fees reach the buyer, many buyers are seasonal or international, and every renter and guest needs master credentials, so pricing and paperwork both run section by section.
The state registry lists nine condominiums, from Falling Waters I with 20 homes to Rosewood and Magnolia Falls with 144 each (DBPR registry), and the MLS files them under eight names, including Orchid Falls for Falling Waters I and the bare community name for three sales in the last year (Southwest Florida MLS). A buyer’s search may show your Magnolia Falls condo beside a Rosewood condo $84,000 cheaper by median. We position your condo inside its own section first.
Your buyer inherits two associations: your condominium, which runs the building, and the master, which runs the gate, clubhouse and pool (Falling Waters FAQ). Florida’s condominium act requires a resale seller to deliver the condominium’s governing documents and financial information (s. 718.503), and the master’s rules and credential forms belong in the same file. We assemble both before the first showing.
Every one of 34 sampled condominium addresses in Falling Waters is FEMA Zone X on panels effective February 8, 2024, and the preliminary map shows no change (FEMA NFHL; FEMA preliminary NFHL). Buyers who have toured coastal buildings in AE or VE zones notice: no lender flood requirement, evacuation Zone C instead of A, and no Coastal High Hazard Area. We put that file in the listing.
The Magnolia Falls association writes that its owners “hail from all over the world including Canada, Germany, France, England and the United States” (Magnolia Falls). Your buyer may tour by video, sign remotely and close from another country. Of the 40 closings in the 12 months to August 11, 2026, 28 closed between January and June (Southwest Florida MLS), the months those buyers are in Naples.
Every renter and unaccompanied guest pays the master $160 to $230 per stay for credentials, and owners pay $15 per bar code or proximity card (amenity rates). Investor buyers will ask about those costs and your section’s lease rules on the first call. We answer before they ask.
Falling Waters has no golf course, no club membership and no community development district (Collier CDD layer). Buyers choose it for the pool, the lakes and waterfalls, the gate, the flood maps and the drive downtown. We market to that buyer, not to a golf buyer.
Falling Waters sellers price by section, deliver two associations’ documents and reach seasonal buyers in winter and spring. These eight facts drive a Falling Waters sale most, each with its source and date.
Market: 40 MLS closings at a $332,000 median, from $250,000 to $465,000, $13,517,500 in volume (Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026).
Section spread: Magnolia Falls $384,000 on 9 sales, Water Crest $362,500, Amelia Lake $348,500, Jasmine Court $305,000, Rosewood $300,000 (same source).
Season: 28 of the 40 closings fell between January and June 2026.
Flood: Zone X at every sampled condominium address, unchanged on the preliminary map (FEMA NFHL).
Fees: master and condominium assessments, not published publicly; no CDD.
Documents: condominium resale documents under s. 718.503 plus the master’s rules and credential forms.
Costs: the seller customarily pays deed stamps ($2,324 on the $332,000 median); the buyer customarily pays the owner’s title policy in Collier County.
Coming nearby: a Whole Foods Market proposed about 0.26 mile away, groundbreaking hoped for in 2027 (Naples Press).
What Record Stands Behind a McGreevy and Comisar Falling Waters Listing?
What Do Falling Waters Sellers Say About McGreevy and Comisar?
What Should a Falling Waters Seller Know About the Community?
Behind a McGreevy and Comisar Falling Waters listing stands a team that is Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and a brokerage with 658 Naples transaction sides in five years, plus a section-by-section read of the Falling Waters record before we set a price.
McGreevy and Comisar alone have over $900 million in sales, and with the Domain Realty Group team over $2.5 billion. The team has worked together since 2008 and Jesse has sold Southwest Florida real estate since 2004. That depth matters in a condominium community where nine sections trade at nine price levels and a list price set from the wrong section sits.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. That volume gives us a live read on the Naples condominium buyer, including the seasonal buyers who tour Davis Boulevard each winter.
As Top 1% Real Estate Agents Nationally Since 2008, we read every row. We tracked 40 closed sales of Falling Waters condos in the Southwest Florida MLS from August 11, 2025 to August 11, 2026: a $332,000 median, a range of $250,000 to $465,000 and $13,517,500 in volume, every one in ZIP 34112. One of the 40 carried an SDE flag; it counts as a recorded sale.
We measure a Falling Waters listing against three yardsticks at once: the closed sales in your own section, the closed sales across the community for your floor plan, and the active competition the day you list. We report all three to you every week the condo is listed, with showing feedback and any new listing in your section.
Now is a good time to prepare a Falling Waters sale if you can list for the winter and spring season: 28 of the last 40 Falling Waters closings fell between January and June 2026, the market ran from $250,000 to $465,000, and the community’s Zone X flood maps and a planned Whole Foods nearby give sellers two strong talking points.
| Section (MLS name) | Closed sales | Median or sales | Low | High |
|---|---|---|---|---|
| Magnolia Falls | 9 | $384,000 | $334,000 | $465,000 |
| Amelia Lake | 8 | $348,500 | $300,000 | $405,000 |
| Rosewood | 8 | $300,000 | $250,000 | $330,000 |
| Water Crest | 4 | $362,500 | $295,000 | $415,000 |
| Jasmine Court | 4 | $305,000 | $250,000 | $329,000 |
| Filed under the community name | 3 | $290,000 | $267,500 | $300,000 |
| Cascades | 2 | $300,000 and $318,000 (thin) | $300,000 | $318,000 |
| Orchid Falls (Falling Waters I) | 2 | $265,000 and $365,000 (thin) | $265,000 | $365,000 |
| Magnolia Cove | 0 | no sale | n/a | n/a |
Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026.
| Price band | Closed sales |
|---|---|
| Under $300,000 | 9 |
| $300,000 to $349,999 | 16 |
| $350,000 to $399,999 | 9 |
| $400,000 to $465,000 | 6 |
Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026 (our grouping of the 40 rows).
| Quarter | Closed sales | Median | Low | High |
|---|---|---|---|---|
| Aug 11 to Sep 30, 2025 | 6 | $352,000 | $267,500 | $420,000 |
| Oct to Dec 2025 | 6 | $290,000 | $280,000 | $330,000 |
| Jan to Mar 2026 | 13 | $350,000 | $300,000 | $439,000 |
| Apr to Jun 2026 | 15 | $330,000 | $250,000 | $465,000 |
| Jul 1 to Aug 11, 2026 | 0 | no closing | n/a | n/a |
Source: Southwest Florida MLS (our grouping). Quarterly medians mix sections, so read them as a pace measure, not a price trend.
The table shows the rhythm plainly: 28 closings in the first half of 2026 against 12 in the five months before it and none from July 1 to August 11 (Southwest Florida MLS). A Falling Waters condo listed in November or December, photographed and documented, meets the buyers who are in town and writing offers from January.
Active inventory is not in the extract behind this page, so we do not estimate it. When you call, we pull the live listings in your section and the community that morning, because one competing listing in a 50-home section changes your strategy.
The $332,000 median blends nine sections, two decades of renovation choices, ground floors and upper floors, garages and open parking. The two newest sections, Magnolia Falls and Amelia Lake, both recorded in 2001 and 2002, traded near the top (DBPR registry; Southwest Florida MLS). Your number starts with your section.
We price a Falling Waters condo from the inside out: first the closings in its own section, then floor, view and parking, then the building’s age, roof and reserves, then the two fee layers your buyer will pay, and only last the community-wide median, which mixes nine sections recorded from 1992 to 2002.
A Rosewood condo competes first with Rosewood’s $300,000 median and its $250,000 to $330,000 range; a Magnolia Falls condo with $384,000 and $334,000 to $465,000 (Southwest Florida MLS). Where a section has few sales, as in Cascades, Orchid Falls or Magnolia Cove, we widen the window and look at the nearest comparable section by age and parking.
Inside a section, the adjustments that move a price most are floor level, view and parking. Lake and waterfall views are common here, and Falling Waters I’s homes have “a direct sight line to the pool” (Falling Waters I). Garages matter: Magnolia Falls’ buildings have them, and boats and trailers may be kept only inside a garage (community information sheet).
The nine condominiums were recorded from 1992 to 2002 (DBPR registry). A buyer’s inspector and lender will ask about the roof, windows, wind mitigation and the reserve schedule. The wind-mitigation reports are filed in the owner library (Falling Waters FAQ); we pull your building’s report and budget before we price.
Your buyer will pay the master assessment and your condominium’s assessment, neither published on the public site. A section with lower monthly costs and a funded reserve can support a higher price than a neighbor with an upcoming roof assessment. We price that difference openly.
Updated kitchens, baths and flooring move a Falling Waters price, but only up to the section’s ceiling. Furnished sales are common with seasonal buyers; we price the furniture separately so the appraisal reads the real estate.
An automated estimate sees “Falling Waters” and a square footage. It does not see which of nine associations you belong to, your floor, your view, your garage, your building’s roof year or a special assessment in the minutes. In a community where section medians run from $290,000 to $384,000, that blindness is expensive.
Start with a Falling Waters home valuation, section by section, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 and read how we represent buyers.
We market a Falling Waters condo to the buyer who will pay most for it: seasonal and international buyers, downsizers and investors who want a gated, Zone X condominium near downtown, reached through professional media, a complete document file, coordinated gate access and our buyer-agent network across Southwest Florida and beyond.
Every Falling Waters listing gets professional photography, video and drone footage. The aerial views matter here more than in most condominium communities, because they show what a floor plan cannot: the lakes, the waterfalls and the pool at the center of the community.
Our listing copy names your section, what its association offers and where it sits: Rosewood’s lake island and bridges, Cascades’ two lakes, Amelia Lake’s lakeside buildings or Magnolia Falls’ garages (Rosewood; Cascades; Amelia Lake; Magnolia Falls). Buyers comparing sections need that context.
| Document | Who holds it | Why the buyer wants it |
|---|---|---|
| Condominium declaration, articles, bylaws, rules | your condominium association | required resale delivery under s. 718.503 |
| Budget and year-end financial information | your condominium association | the fee, the reserves, any assessment |
| Frequently asked questions and answers sheet | your condominium association | rental, pet and use rules in one page |
| Master association rules and pool rules | master association | gate, vehicles, pool, quiet hours |
| Credential schedule and forms | master association | owner, renter and guest costs |
| Wind-mitigation report | association owner library | the buyer’s insurance quote |
| Estoppel certificate | your condominium manager | exact amounts owed at closing |
Sources: s. 718.503; community information sheet; amenity rates; Falling Waters FAQ.
The gate is attended from 7 a.m. to 10 p.m. (community information sheet). We schedule showings in daylight, notify the gatehouse and confirm your section’s rules on signs and open houses before we plan one.
Many Falling Waters buyers are not in Naples when your condo comes on the market. Video tours, remote offers and electronic signing let them act, and our buyer-agent network across Southwest Florida and beyond refers seasonal buyers to us. We time your listing so the media is ready before they arrive.
Investors will ask three questions first: your section’s minimum lease and leases per year, the master’s renter credential costs of $160 to $230 per stay, and the current fees (rental-gate entry form). We answer them in the listing file so the right investors come forward and the wrong ones do not waste your showings.
If you want discretion, we can market your condo privately to qualified buyers in our database before, or instead of, a public listing. In a nine-section community where neighbors watch the listings, some owners prefer it.
Every week: showings, feedback, online activity, new listings and sales in your section and the community, and our recommendation. If the market tells us to adjust, we tell you why and by how much.
We negotiate a Falling Waters sale as partners: we answer offers with your section’s closed sales, protect you on inspection and insurance contingencies, set your association’s approval timeline in the contract, and prepare the appraiser with section-level comparables so a thin sample does not cost you money.
Jesse or Marc, Top 1% Real Estate Agents Nationally Since 2008, handles every offer and counteroffer personally. The strongest tool in Falling Waters is a written comparison of your condo against the last sales in its own section, which we prepare before the first offer arrives.
In 1990s and early-2000s buildings, inspections focus on the unit’s systems, the windows and the roof. Insurance quotes go faster when the buyer’s agent has the building’s wind-mitigation report and the Zone X flood finding on day one; we provide both.
Since the 2024 NAR settlement, buyer-agent compensation is negotiated separately and in writing. We set your policy before you list so it helps you attract offers rather than surprising you in the first one.
Whether your buyer needs your condominium’s approval, and how long the association may take, is set in your declaration. We confirm it before listing and write the contract’s approval contingency and closing date around it.
With two sales a year in some sections, an appraiser may reach across sections. We give the appraiser the closest section-level sales, your improvements with costs and the building’s condition, which is usually what closes a gap.
Selling a Falling Waters condo typically costs the listing commission, the deed documentary stamps at $0.70 per $100, the estoppel certificate, and prorated taxes and association assessments, plus any open special assessment. In Collier County the buyer customarily pays the owner’s title policy, and there is no CDD payoff because Falling Waters has no CDD.
| Item | Customarily paid by | Falling Waters note |
|---|---|---|
| Deed documentary stamps ($0.70 per $100) | seller | $2,324 on the $332,000 median |
| Owner’s title policy | buyer (Collier custom) | the contract controls |
| Condominium estoppel certificate | seller on standard forms | from your condominium’s manager |
| Prorated master and condominium assessments | split by closing date | from the estoppel |
| Prorated property taxes | split by closing date | Collier tax roll |
| Open special assessment | seller, unless the contract says otherwise | shown on the estoppel |
| CDD payoff | none | Falling Waters has no CDD |
Sources: Florida DOR; s. 718.116; Collier CDD layer.
At $0.70 per $100: a $250,000 sale, the lowest of the 40, carries $1,750; the $332,000 median carries $2,324; a $465,000 sale, the highest, carries $3,255 (our arithmetic). The contract controls who pays.
Order the estoppel certificate from your condominium’s manager. It states what is owed to the association as of the closing date; s. 718.116 sets its content, delivery time and fee caps. We also confirm whether the master association issues its own statement.
Florida’s s. 718.503 requires a resale seller to deliver the condominium’s governing documents, financial information and question-and-answer sheet, and gives the buyer a short window to cancel after receiving them. Delivering early starts that clock early, so we have the file ready at listing.
Florida’s s. 689.302 requires a written flood disclosure on residential sales. For Falling Waters, the FEMA finding is Zone X, and we attach the map source to your disclosure.
The closing agent prorates property taxes for the calendar year and the master and condominium assessments by the closing date, using the tax roll and the estoppel. Tell your buyer that the tax bill will reset after the sale if you held a homestead exemption.
Commission is negotiated between you and your listing agent, and buyer-agent compensation is negotiated separately and in writing. Ask us for a net sheet before you list: price, commission, deed stamps, estoppel, prorations and any payoff, line by line.
A free Falling Waters home valuation from McGreevy and Comisar compares your condo with the closings in its own section and across the community’s 40 sales in the last 12 months, adjusts for floor, view, parking and building condition, then gives you a price range and a plan, usually within a day.
Start with our Falling Waters home valuation or the citywide home valuation form. Tell us your section, floor, view and parking, and we do the rest.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
A price range for your condo against its section’s closings and the closest comparable sections
A list of the adjustments that move your price, up or down
A timing recommendation against the winter and spring season
A net sheet estimate of your proceeds
Sellers across Southwest Florida describe McGreevy and Comisar as responsive, precise on pricing and steady through closing. The quotes below are five-star reviews from our Google Business Profile, printed word for word.
McGreevy and Comisar is a top-reviewed Falling Waters realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Before you sign with anyone, talk to McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or request a Falling Waters valuation. If you are also buying, Call Marc at (239) 287-5873 and read how we represent buyers.
A Falling Waters seller should know the community the buyer is buying into: one master association over nine Chapter 718 condominiums, no CDD, an attended gate with paid credentials, Zone X flood maps, A-rated elementary and middle schools, and a Whole Foods proposed down Davis Boulevard.
Falling Waters Master Association, Inc., Sunbiz N41842, managed by Guardian Property Management, runs the gate, roads, clubhouse and pool, and each condominium runs its own buildings (Sunbiz, N41842; master board contact sheet).
No CDD; a master assessment and a condominium assessment, neither published publicly ; owner credentials at $15 each; renter credentials at $160 to $230 per stay; and the Collier tax bill (amenity rates).
15 mph speed limit, quiet hours 10 p.m. to 7 a.m., no boats, trailers or RVs outside a garage, renters registered two weeks ahead, and lease and pet limits set by each condominium (community information sheet).
Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B) for 2025 to 2026 (CCPS 2026 Accountability Brief); Physicians Regional on Collier Boulevard about 12 minutes; Fifth Avenue South about 11 and the Naples Pier about 14 (OSRM routing).
Each Falling Waters section sells to a slightly different buyer: Magnolia Falls and Amelia Lake to buyers paying for the newest buildings and garages, Rosewood and Jasmine Court to value buyers and investors, Cascades to lake-view buyers, Water Crest to buyers paying for the second-highest section median, and the small Orchid Falls and Magnolia Cove sections to buyers who have waited for one.
Magnolia Falls is the price leader: 9 sales at a $384,000 median and the community high of $465,000 (Southwest Florida MLS), in 12 buildings with garages, recorded in 2001 (Magnolia Falls). Lead with the garage, the building age and the international owner base the association describes.
Amelia Lake is the newest section, recorded in December 2002, and traded 8 times at a $348,500 median (Southwest Florida MLS; DBPR registry). Its buildings surround lakes (Amelia Lake); lake-facing units deserve photography from the water side.
Rosewood is the largest section, 144 homes from 1993, with 8 sales at a $300,000 median (Southwest Florida MLS). Its lake island with dual bridges is a showing stop (Rosewood). Rosewood buyers compare price first, so condition and fees decide the sale.
Water Crest posted a $362,500 median on 4 sales; Cascades only two sales, at $300,000 and $318,000 (Southwest Florida MLS). Cascades’ “nine two story buildings located around two lakes” (Cascades) trade rarely, so a Cascades listing can draw buyers who have been waiting.
Jasmine Court, 50 homes, recorded 4 sales at a $305,000 median and the highest turnover in the community; Falling Waters II has no separate MLS name, and three sales filed under the community name posted a $290,000 median (Southwest Florida MLS). Make sure your listing carries your section’s correct name, so buyers and appraisers compare it with the right sales.
Falling Waters I, the Orchid Falls section around the pool, has 20 homes and sold twice, at $265,000 and $365,000; Magnolia Cove’s 26 homes did not sell at all in the window (Southwest Florida MLS). Scarcity helps a seller here, but a thin record makes pricing harder; we widen the window and use the nearest comparable sections.
These are the questions Falling Waters owners ask before they sell, answered from the community’s documents, Florida statutes and the Southwest Florida MLS. A Falling Waters seller’s first job is to separate the section from the community median.
Start with a section-level price: compare your condo with the closings in its own section first, then the community. Gather the condominium’s governing documents, budget and the master’s rules, order the estoppel certificate, and confirm your section’s approval process. Then market to seasonal and international buyers as well as local ones. McGreevy and Comisar run every step; Call Jesse direct at (239) 898-6072.
In the 12 months to August 11, 2026, Falling Waters closings ran from $250,000 to $465,000 with a $332,000 median, and section medians from $290,000 to $384,000 (Southwest Florida MLS). Your section, floor, view, garage or carport, updates and your building’s reserve and roof position decide where you land. Ask for a free home valuation for a section-level number.
We tracked 40 sales for $13,517,500: Magnolia Falls 9 at a $384,000 median, Amelia Lake 8 at $348,500, Rosewood 8 at $300,000, Water Crest 4 at $362,500, Jasmine Court 4 at $305,000, three filed under the community name at $290,000, and two each in Cascades ($300,000 and $318,000) and Orchid Falls ($265,000 and $365,000) (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026).
The extract behind this page does not hold days on market, so we do not estimate it here. What it shows is pace: 40 sales in 12 months, about 5.1 percent of the community, with the busiest months in late winter and spring (Southwest Florida MLS; our arithmetic). A condo priced to its section, with documents ready, sells faster.
Season. Of the 40 closings in the 12 months to August 11, 2026, more than half closed between January and June (Southwest Florida MLS), the months seasonal buyers are in Naples and can tour. Listing in late fall, with photography done and documents ordered, puts a Falling Waters condo in front of those buyers when they arrive.
Both sell in Falling Waters, where many buyers are seasonal owners who want to move in or rent out right away. Furnishings can be included in the price or sold separately on a bill of sale; we advise listing the furnishings clearly and leaving lender appraisals out of the furniture value.
Magnolia Falls, the section whose association states its buildings have garages, posted the highest median at $384,000 (Southwest Florida MLS; Magnolia Falls). A garage also matters because boats, trailers and RVs are allowed only inside a garage (community information sheet). We price it from paired sales in the next MLS pull.
Usually, and in Falling Waters many homes face a lake, a waterfall or the pool; the Orchid Falls homes have “a direct sight line to the pool” (Falling Waters I). The MLS view field is not in the extract behind this page, so we measure the premium from listing records when we price your condo.
That depends on your condominium’s declaration, and the nine sections are not identical. We confirm your section’s approval requirement, its forms and its timeline before listing, and we write that timeline into the contract so the closing date holds.
Under Florida’s condominium act, a resale seller gives the buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and the frequently asked questions and answers sheet, along with other records the statute lists (s. 718.503). Because Falling Waters also has a master association, we include its rules and credential forms.
Request it from your condominium’s manager; Florida’s s. 718.116 sets what it must state, how fast it must be delivered and the fee caps. Because Falling Waters has a master association as well, we confirm whether the master issues its own statement of amounts owed. We order both at listing.
In a Collier County resale the seller customarily pays the deed documentary stamp tax at $0.70 per $100 of price (Florida DOR). Worked: $1,750 on a $250,000 sale, $2,324 on the $332,000 median and $3,255 on a $465,000 sale (our arithmetic). The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy, and the seller does not. The contract controls, so we confirm the title provisions in every Falling Waters offer before you accept it.
The listing commission, the deed documentary stamps, the estoppel certificate, prorated taxes and association assessments, any payoff of an open special assessment, and title and settlement charges the contract assigns to the seller. There is no CDD payoff, because Falling Waters has no CDD (Collier CDD layer). Ask us for a net sheet before you list.
The closing agent prorates the master and condominium assessments to the closing date using the estoppel certificate, and taxes for the calendar year using the Collier tax roll. Any special assessment due before closing is usually paid by the seller unless the contract says otherwise.
Disclose it and price for it. An open or approved special assessment appears on the estoppel certificate, and buyers will ask who pays it. We help you decide whether to pay it at closing, credit the buyer or price around it, and we read your association’s minutes for any assessment under discussion.
Florida’s s. 689.302 requires a written flood disclosure on residential sales. For Falling Waters, the disclosure is a strength: every sampled condominium address is FEMA Zone X, unchanged on the preliminary map (FEMA NFHL). Answer the statute’s questions about claims and assistance honestly for your unit.
Yes. Many Naples condominium buyers tour coastal buildings in AE or VE zones; Falling Waters is Zone X at all 34 sampled condominium addresses and in evacuation Zone C (FEMA NFHL; Collier evacuation zones). No lender flood requirement means lower carrying costs for the buyer, and we say so in the listing.
Yes, within your section’s leasing rules. Investor buyers will ask for the lease minimum, the number of leases allowed each year and the renter credential fees, $160 to $230 per stay (amenity rates). We put those answers in the listing file so the right buyers come forward.
Usually, within your section’s rules, but a tenant in residence limits showings and the condo shows best empty or owner-occupied. If a lease runs past the expected closing, the buyer takes the home subject to it. We set showing rules with the tenant in writing before listing.
The gate is attended from 7 a.m. to 10 p.m. (community information sheet). We schedule showings in daylight and give the gatehouse notice so buyers and their agents are admitted without delay.
Sign rules are set by your condominium’s rules and the master’s, and they are not published on the public site; most condominium communities restrict signs on the common elements. We confirm your section’s rule before listing and rely on online marketing and the buyer-agent network instead.
Targeted work usually pays: paint, lighting and a fresh look in a dated kitchen or bath. Full renovations rarely return their cost before a sale. The section’s median sets the ceiling: a renovated Rosewood condo competes with a $300,000 section median, a Magnolia Falls condo with $384,000 (Southwest Florida MLS). Ask for association approval before any work.
You can, but the two associations, the documents and the section-level pricing make it harder than it looks, and a mispriced condo sits. A listing with McGreevy and Comisar reaches agents and seasonal buyers across Southwest Florida and beyond, with professional photography and a complete document file from day one.
Credentials belong to the master association and are tied to owners and vehicles; your buyer applies for new ones through the Member Center after closing (owner credential application). Return proximity cards to the office; renters’ cards carry a $5.00 refund when returned.
Buyers ask about it. Vitano would put a Whole Foods Market and other shops about 0.26 mile from Falling Waters’ edge, with groundbreaking hoped for in 2027 (Naples Press). A full-service grocery nearby is generally an amenity; construction traffic is a temporary trade. We present both honestly.
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable. Roof work, water intrusion and insurance claims on your unit or building belong in your disclosure, and your association’s records will show building repairs. Disclosing early prevents a contract from falling apart in inspection.
That depends on your basis, your holding period and whether the condo was your primary residence; federal rules allow an exclusion on a primary home for owners who qualify. Florida has no state income tax. Talk to your tax adviser before you list, and give us the closing date that works for your tax year.
Yes. Falling Waters has many international owners (Magnolia Falls). A foreign seller’s closing is subject to federal FIRPTA withholding unless an exemption or reduced withholding certificate applies, so start with your tax adviser early. We coordinate remote signing and the closing agent’s requirements.
At $0.70 per $100, the $332,000 median sale carries $2,324 in deed stamps, a $300,000 Rosewood median sale $2,100 and a $384,000 Magnolia Falls median sale $2,688 (our arithmetic; Florida DOR). The seller customarily pays deed stamps in Collier County.
An agent who prices by section, reads both association layers and markets to seasonal and international buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Get a section-level valuation, pull your condominium’s latest budget and rules, and check your building’s roof age and reserve position. Then decide timing against the season. Start with a free home valuation, or Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
| Document | What it is | Official link |
|---|---|---|
| Community information and rules, with pool rules | gate, hours, vehicles, pool rules | Falling Waters Master Association |
| Bar code and proximity card amenity rates, effective Jan 1, 2025 | credential charges for owners, renters and guests | Falling Waters Master Association |
| Rental-gate entry form | renter registration and fees | Falling Waters Master Association |
| Owner bar code and proximity card application | owner credentials | Falling Waters Master Association |
| Guest without owner in residence form | guest registration | Falling Waters Master Association |
| Florida condominium registry extract | units, recording dates, managers | Florida DBPR |
| CCPS 2026 Accountability Brief | school grades | Collier County Public Schools |
| Davis Boulevard Phase 4A landscape plans | beautification plans for one segment of the Davis Boulevard project | Collier County |
| NHC Hurricane Ian report | storm surge record | National Hurricane Center |
| Florida Statutes s. 718.503 | condominium resale disclosure duties | Florida Legislature |
| Florida Statutes s. 718.116 | condominium estoppel certificate | Florida Legislature |
| Documentary stamp tax | rate and filing guidance | Florida Department of Revenue |
McGreevy and Comisar are your Falling Waters real estate experts: Jesse has sold Southwest Florida real estate since 2004, the team has worked together since 2008, and they read the Falling Waters record section by section, from nine condominium associations and their managers to the gate credential rules, the Zone X flood maps and 40 MLS closings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Selling? Call Jesse direct at (239) 898-6072 or request a Falling Waters home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
community information sheet, retrieved October 2026
FEMA NFHL, retrieved October 2026
DBPR registry, retrieved October 2026
Falling Waters FAQ, retrieved October 2026
s. 718.503, retrieved October 2026
FEMA preliminary NFHL, retrieved October 2026
Magnolia Falls, retrieved October 2026
amenity rates, retrieved October 2026
Collier CDD layer, retrieved October 2026
Naples Press, retrieved October 2026
Falling Waters I, retrieved October 2026
Rosewood, retrieved October 2026
Cascades, retrieved October 2026
Amelia Lake, retrieved October 2026
rental-gate entry form, retrieved October 2026
Florida DOR, retrieved October 2026
s. 718.116, retrieved October 2026
s. 689.302, retrieved October 2026
Sunbiz, N41842, retrieved October 2026
master board contact sheet, retrieved October 2026
CCPS 2026 Accountability Brief, retrieved October 2026
Collier evacuation zones, retrieved October 2026
owner credential application, retrieved October 2026
Falling Waters Master Association, retrieved October 2026
Collier County, retrieved October 2026
National Hurricane Center, retrieved October 2026
Falling Waters Master Association, retrieved October 2026
Collier PUD layer, retrieved October 2026
calendar, retrieved October 2026
Florida Weekly, 2021, retrieved October 2026
Sunbiz, L20680, retrieved October 2026
Sunbiz, L37611, retrieved October 2026
address point layer, retrieved October 2026
Sunbiz, N47954, retrieved October 2026
Sunbiz, N99000002689, retrieved October 2026
Sunbiz, N93000003841, retrieved October 2026
Sunbiz, N50257, retrieved October 2026
Sunbiz, N35750, retrieved October 2026
Sunbiz, N35749, retrieved October 2026
Collier fire district layer, retrieved October 2026
Collier commission district layer, retrieved October 2026
Collier floodplain management, retrieved October 2026
s. 718.112, retrieved October 2026
s. 553.899, retrieved October 2026
Water Crest, retrieved October 2026
Falling Waters II, retrieved October 2026
Jasmine Court, retrieved October 2026
Magnolia Cove, retrieved October 2026
Sunbiz, N96000004857, retrieved October 2026
Rookery Bay, retrieved October 2026
Falling Waters tennis, retrieved October 2026
tennis league sheet, retrieved October 2026
bocce couples sheet, retrieved October 2026
Fall 2026 bocce sheet, retrieved October 2026
bocce, retrieved October 2026
bowling, retrieved October 2026
things to do, retrieved October 2026
Collier GIS services, retrieved October 2026
Collier basins layer, retrieved October 2026
Collier FEMA24 layer, retrieved October 2026
Collier County news release, retrieved October 2026
Collier CHHA layer, retrieved October 2026
Know Your Zone, retrieved October 2026
Collier elevation certificates, retrieved October 2026
Citizens release, Dec 10, 2025, retrieved October 2026
Florida OIR, retrieved October 2026
Calusa Park Elementary, retrieved October 2026
East Naples Middle, retrieved October 2026
Lely High, retrieved October 2026
CCPS address lookup, retrieved October 2026
Seacrest location, retrieved October 2026
Seacrest about, retrieved October 2026
Physicians Regional, retrieved October 2026
Gulfshore Business, April 2026, retrieved October 2026
Collier Area Transit, retrieved October 2026
Gulfshore Business, retrieved October 2026
Collier landscape projects, retrieved October 2026
Naples Botanical Garden, retrieved October 2026
FDOT project 425843-2, retrieved October 2026
Naples Press, retrieved October 2026
Berkshire Lakes Master Association, retrieved October 2026
2026 budget, retrieved October 2026