Updated September 2026
Sell your Falls of Portofino home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Pricing by plan from 14 MLS sales, cash and portfolio buyers lined up, all three estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
The Falls of Portofino is 246 townhouse-style condominium homes on Vanderbilt Beach Road in Naples, and only 14 of them have sold through the Southwest Florida MLS in the last five years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price, market and paper a Falls sale for the buyers who can actually close.
This page is written for the owner who is thinking about selling. If you want the full picture of the community itself, its history, the six condominiums, the ownership records, the flood map, the schools and the club, read our complete Falls of Portofino guide, which this seller guide sits beside. The Falls is a gated community inside the North Naples market covered in our Naples guide, and everything below answers one question: how to sell a home inside its gate for the most money, with the fewest surprises, on a timeline you control. If you would rather talk it through, call Jesse McGreevy direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the association, master and club paperwork on every listing they take. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for The Falls of Portofino on this page, and we do not claim a Falls closing we did not handle. What we can show you is the whole record. In the last 12 months we tracked every Falls sale and lease in the Southwest Florida MLS: 2 closings, 44 closed leases and 24 active rentals. For this guide we pulled all 40 Falls closings in the Southwest Florida MLS since 2009 and the 4 active listings, every one of the 246 homes on the Collier County Property Appraiser’s 2026 preliminary roll, the county’s recorded qualified sales, the recorded Club Plan, the Master Declaration sections the operator publishes, the state condominium registry and the lending rules that decide who can buy. Each figure below carries its source and its date. When we sit down with you, the source screens come to the table too.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, gate access, buyer agent conversations, inspections, contractor coordination and the on-site work that lets an owner who lives out of state sell without flying down. Jesse McGreevy runs pricing, marketing, data and the condominium, Master HOA and club paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in The Falls of Portofino differs from almost every Naples sale in six ways: your home is a condominium unit, not a fee-simple townhome; one company owns 67.5% of the homes; that ownership blocks conventional and FHA financing; four layers of charges sit on every home; every sale needs association approval; and only the 118 original homes ever resell.
Every one of the 246 Falls homes is coded as a condominium unit on the Collier County Property Appraiser’s 2026 preliminary roll, and the state’s Division of Condominiums registry extract lists six separately registered condominiums, No. 1 to No. 6, holding 44, 42, 46, 46, 42 and 26 homes. Buyers see a two-story home with a garage and think “townhome.” Their lender, their title company and their attorney see a condominium, and the sale runs on condominium rules from the first showing. Your listing has to say so on day one.
Falls Townhomes II LLC, a Prime Group affiliate that mails from 4651 Sheridan Street in Hollywood, owns 166 of the 246 homes (67.5%) on the 2026 preliminary roll, including all 128 homes built in 2024 and 2025. The second-largest owner, Hailang LLC, holds 31. Companies own 216 homes (87.8%), and only 8 homes (3.3%) carry a homestead exemption. Your sale is one of very few owner-held homes changing hands in a community run mostly as a rental property.
Fannie Mae treats a condominium project of 21 or more units as ineligible when a single entity owns more than 20% of the units, under Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects. The bulk owner’s share runs from 34.8% in Condominium No. 4 to 85.7% in No. 2, and the HUD FHA Condominium Look-up shows only a rejected single-unit approval dated November 26, 2019. Your buyer is paying cash, borrowing from a portfolio lender, or using a non-warrantable condominium loan.
A Falls owner pays a condominium assessment, a Master HOA assessment that the condominium association collects and remits, a Club Membership Fee of $42 a month in 2026 under the recorded Club Falls of Portofino Club Plan plus a share of club expenses, and Collier County property tax. The condominium and Master amounts are not published anywhere public. A buyer’s first question is the true monthly cost, and the answer lives on the estoppel certificates, so we order them first.
Section 14 of the Master Declaration, as reproduced in the rules and regulations packet the operator posts, makes every sale, lease, renewal and gift subject to association approval, with a decision due within 30 days of a complete application and a transfer fee set by the board. That approval clock belongs in your contract timeline, not in a surprise email three weeks before closing.
The Falls was built in two waves: 118 homes in 2006 and 2007 and 128 homes in 2024 and 2025. Every Falls home ever sold through the Southwest Florida MLS is in a 2006 or 2007 building, and none of the 128 newer homes has ever sold to an individual buyer, per the Collier County roll. Your competition is a handful of original homes like yours, plus a landlord renting the new ones.
This seller guide runs from why a Falls of Portofino sale works the way it does, through the market, the buyer pool, the comparison with Summit Place, pricing, marketing and negotiation, to costs, disclosure, the paperwork, flood, the buyer’s carrying costs, timing, the sell-or-rent decision, reviews and the seller FAQ.
For a well-prepared, correctly priced Falls of Portofino home, yes, but only for a seller who prices to the buyers who can close. The Southwest Florida MLS shows 2 Falls closings in the last 12 months, 4 active listings and about 24 months of supply, while the rental operator advertises free months on new leases next door.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Falls of Portofino, pulled September 26, 2026)
Two sales are too few for a median, so we list them. In the 12 months from September 27, 2025 to September 26, 2026, the Southwest Florida MLS recorded:
Month closed | Street | Living area (MLS) | Bedrooms | Final list price | Sale price | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
September 2026 | Romana Way | 1,890 sq ft | 4 | $395,000 | $390,000 | 98.7% | 4 |
April 2026 | Ambrosia Lane | 1,828 sq ft | 4 | $294,900 | $285,000 | 96.6% | 46 |
Total closed volume was $675,000. The September sale is the third-highest Falls closing on record; the April sale is the lowest Falls closing since October 2021. The two sit $105,000 apart for homes 62 square feet apart in living area, which tells you how much condition, presentation and timing decide the price here. The 24-month window holds the same two sales.
Because 12 and 24 months hold only two sales, we price from the first window with 10 or more closings, which is 60 months. From September 27, 2021 to September 26, 2026 the Southwest Florida MLS recorded:
Measure, 60 months to September 26, 2026 | The Falls of Portofino |
|---|---|
Closed sales | 14 |
Median sale price | $351,000 (mean of the middle pair, $350,000 and $352,000) |
Sale price range | $256,000 to $425,000 |
Median price per sq ft of living area | $190.65 (mean of the middle pair, $186.24 and $195.06) |
Median sale-to-list ratio | 98.48% |
Median days on market | 40.5 (mean of the middle pair, 40 and 41) |
Sold at or above the final list price | 6 of 14 |
Total closed volume | $4,857,000 |
All-time high Falls closing | $425,000, June 2024 |
Each median is the middle sale of its group; with 14 sales, an even count, it is the mean of the two middle sales. Sale-to-list compares the sale price with the final list price. The 36-month window holds 6 sales at a median of $378,500 (the mean of $367,000 and $390,000), a small sample.
On September 26, 2026 the Southwest Florida MLS showed 4 active Falls listings and none pending:
Street | Living area (MLS) | Bedrooms and baths | List price | Days on market |
|---|---|---|---|---|
Ambrosia Lane | 1,890 sq ft | 4 bedrooms, 2.5 baths | $365,000 | 288 |
Romana Way | 1,828 sq ft | 4 bedrooms, 3 baths | $360,000 | 176 |
Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 3 baths | $359,900 | 16 |
Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 3 baths | $339,900 | 368 |
Three of the four have been on the market for about six months to a year. The median active listing has sat 232 days (the mean of 176 and 288). At the last 12 months’ pace of two sales a year, four listings are about 24 months of supply; at the five-year pace of 14 sales in 60 months, they are about 17 months. Either way, a new listing enters a field where buyers have time and choices.
The Falls’ largest supply is for rent, not for sale. The Southwest Florida MLS showed 24 active Falls rentals on September 26, 2026, asking $2,350 to $3,328 a month, and on September 23, 2026 the operator’s own home page advertised up to two months free on select homes for new leases of at least 14 months, with 27 homes available per its eBrochure. Every buyer who tours your home can rent the same floor plan next door without a down payment. Your price has to win that comparison.
Falls prices rose sharply from 2021 into 2024, then activity stopped. The Southwest Florida MLS shows 5 closings in 2022, 2 in 2023, 3 in 2024, none in calendar 2025 and 2 so far in 2026. The $425,000 June 2024 sale set the high; the $285,000 April 2026 sale came in below every 2022 sale. Wider Southwest Florida has shifted toward renters as new apartment supply has grown, as WINK News and Gulfshore Life reported on September 3, 2026 in “Southwest Florida now a renter’s market”. That is the market a Falls seller lists into.
It works when the price sits where a cash investor sees a rent return and an owner-occupant sees a discount to Summit Place, when the estoppels, approval packet and club certificate are ordered before the first showing, and when the home shows better than the rentals around it. The September 2026 sale closed in 4 days at 98.7% of list. The April 2026 sale took 46 days and closed at 96.6%. The difference was not the market.
With two sales in a year and four listings waiting, the first price you publish is the most important decision of the sale. Request a written opinion of value through our free home valuation for your Falls of Portofino home, or call Jesse direct at (239) 898-6072. Buying instead? Read our guide to buying a home in The Falls of Portofino, or call Marc at (239) 287-5873.
Falls of Portofino homes sell by size and plan: over the 60 months to September 26, 2026, the Southwest Florida MLS shows seven 1,890-square-foot four-bedroom sales at a median of $380,000, five 1,828-square-foot four-bedroom sales at a median of $330,000, and two 1,679-square-foot three-bedroom sales at $327,500 and $360,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 2021 to September 2026; Collier County 2026 preliminary roll)
The original builder sold four plans, and the rental operator still uses the same names. Per the operator’s floor plan pages, the Angelico is 3 bedrooms and 2.5 baths at 1,679 square feet; the Boticelli is 4 bedrooms and 3 baths at 1,828 square feet; the Da Vinci is 4 bedrooms and 2.5 baths at 1,822 square feet; and the Donatello is 4 bedrooms and 2.5 baths. The original 2006 plan set showed the Donatello at 1,890 square feet, the size recorded for 17 first-wave homes, while the operator lists it at 1,822 today. See the Angelico, Boticelli, Da Vinci and Donatello pages.
Living area (MLS) | Likely plan | Sales | Median sale price | Range | Sales listed |
|---|---|---|---|---|---|
1,890 sq ft, 4 bedrooms, 2.5 baths | Original Donatello | 7 | $380,000 | $310,000 to $425,000 | small sample |
1,828 sq ft, 4 bedrooms (3 or 2.5 baths) | Boticelli | 5 | $330,000 | $256,000 to $367,000 | small sample |
1,679 sq ft, 3 bedrooms, 2.5 baths | Angelico | 2 | not a median | $327,500 (April 2024) and $360,000 (July 2022) | listed |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Plan names follow the living area; the MLS records bedrooms and baths as the listing agent entered them, and one 1,828-square-foot sale was entered as three bedrooms plus a den. Every group is a small sample, and we treat each median as a guide, not a rule.
The 1,890-square-foot four-bedroom homes appear only in the 2006 and 2007 buildings, 17 of them on the 2026 preliminary roll, and none was built in the second wave. They hold five of the seven highest Falls sales on record, including the $425,000 all-time high in June 2024 and the $390,000 September 2026 sale. A buyer comparing your 1,890 with a new rental Donatello at 1,822 square feet sees the extra room and the original plan.
The five 1,828-square-foot sales ran from $256,000 in October 2021 to $367,000 in December 2023, and the April 2026 sale at $285,000 sits near the bottom of that range. Two homes with the same plan and the same square footage can sell $80,000 apart. Condition, the kitchen and baths, the garage, the view from the lanai and the timing against the rental specials account for most of it.
Only 35 Falls homes on the 2026 preliminary roll are 1,679-square-foot three-bedrooms, and only two sold in five years: $360,000 in July 2022 after 11 days and $327,500 in April 2024 after 113 days. An Angelico seller’s comparables come partly from the 1,828 and 1,890 sales, adjusted for the missing bedroom, and partly from the three-bedroom rents, where the six three-bedroom leases closed in 12 months had a median of $2,735.50.
On the 2026 preliminary Collier County roll, just value by size is $268,529 for 1,679 square feet, $296,028 for 1,828, $305,122 for 1,822 and $315,390 for 1,890 (medians, with about $5,000 of spread within each size). The community median is $305,122, about $167.5 per square foot. Just value is the Property Appraiser’s mass-appraisal estimate as of January 1, not a price. The 60-month MLS median of $190.65 per square foot runs about 14% above it, and a buyer who quotes the roll to you is quoting a tax number.
Your price starts with your size and plan, then moves for your building’s age (all resale homes are 2006 or 2007 buildings), your condition and updates, your garage (one-car on the Angelico and Boticelli as originally built, two-car on the Da Vinci and Donatello), your view of a lake or preserve, and whether you sell vacant, owner-occupied or with a tenant in place. Call Jesse direct at (239) 898-6072 and we will place your home inside that range in writing, or request a free home valuation for your Falls of Portofino home.
Falls of Portofino prices tracked the whole North Naples cycle: the Southwest Florida MLS shows resales as low as $65,500 in 2012 during the developer’s distress, a climb through the $200,000s by 2021, a run to the $425,000 high in June 2024, and two 2026 sales at $285,000 and $390,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, all Falls closings October 2009 to September 2026)
Year | MLS closings | Sale prices |
|---|---|---|
2009 | 2 | $105,000; $135,000 |
2010 | 3 | $92,000 to $112,000 |
2011 | 3 | $85,000 to $108,000 |
2012 | 5 | $65,500 to $101,000 |
2013 | 1 | $134,000 |
2014 | 2 | $122,000; $137,000 |
2015 | 1 | $112,000 |
2017 | 2 | $125,000; $229,000 |
2018 | 2 | $195,000; $259,000 |
2019 | 2 | $212,500; $220,000 |
2020 | 1 | $161,700 |
2021 | 4 | $255,000 to $330,000 |
2022 | 5 | $310,000 to $360,000 |
2023 | 2 | $367,000; $380,000 |
2024 | 3 | $327,500; $391,500; $425,000 |
2025 | 0 | none |
2026 (to September 26) | 2 | $285,000; $390,000 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026; 40 closings in all, no sales in 2016. Years with fewer than 10 sales are listed as ranges, not medians.
The developer stopped building after 2007, left 128 declared units as vacant condominium parcels, and in March 2009 Prime Group formed PMG Asset Services to manage troubled assets, listing The Falls of Portofino among its Southwest Florida projects, as the Naples Daily News reported in “Real estate briefs,” March 14, 2009. Lender and association foreclosures hit individually owned units between 2010 and 2020. Resales in those years ran $65,500 to $137,000. A buyer who knows that history may bring it up; we answer with today’s record, not 2012’s.
By 2017 and 2018 resales reached the $200,000s, and 2021 brought four sales from $255,000 to $330,000 as North Naples demand surged. In September 2020 a single deed conveyed 157 units, 126 unbuilt and 31 built, for $6,560,000, and in August 2021 the same units moved to Falls Townhomes II LLC, the owner that went on to build the second wave, per Collier County Official Records Book 5821, Page 2324 and Book 6012, Page 3257, searchable in the Collier Clerk Official Records search.
Ten sales from 2022 through mid-2024 ran $310,000 to $425,000, and six of the fourteen 60-month sales closed at or above the final list price. The June 2024 sale of a 1,890-square-foot Romana Way home at $425,000 remains the Falls high. During those same years the second wave rose on the vacant parcels: 38 homes with a 2024 year built and 90 with a 2025 year built, all owned by Falls Townhomes II LLC and offered for rent.
No Falls home closed through the MLS in calendar 2025, and the Collier County recorded qualified sales show no qualified sale in 2025 either. The two 2026 sales, $285,000 in April and $390,000 in September, bracket a $105,000 range. The rental operator’s lease specials and 128 new rental homes changed the competitive picture, and the buyer pool narrowed to cash and portfolio lenders as the bulk owner’s share rose. That is why we price a Falls home from the 60-month record and today’s rents, not from a single recent sale.
A Falls resale is a thin-market sale. One closing moves the “last sale” by $100,000, so neither the high nor the low is your number. We weight the 14 sales of the last five years by size, plan, condition and date, cross-check them against the four actives, the 44 closed leases and Summit Place’s sales, and hand you a range you can defend to a cash buyer. Call Jesse direct at (239) 898-6072.
The buyer who can close on a Falls of Portofino home is a cash buyer, an investor who compares your price with the $2,980 median lease, or an owner-occupant with a portfolio or non-warrantable condominium loan already approved. Conventional conforming and FHA buyers are largely shut out by the ownership concentration, and your listing must be built for that.
Data updated: September 2026 (Collier County 2026 preliminary roll; Fannie Mae Selling Guide published September 2, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026)
Fannie Mae’s single-entity rule treats a condominium project of 21 or more units as ineligible when one entity owns more than 20% of the units, leased units included, under Fannie Mae Selling Guide B4-2.1-03. A narrow waiver exists only on a purchase that lowers the concentration, when the entity owns no more than 49%, is marketing units for sale, is current on dues, and there is no pending special assessment. Falls Townhomes II LLC owns 34 of 44 homes in Condominium No. 1 (77.3%), 36 of 42 in No. 2 (85.7%), 32 of 46 in No. 3 (69.6%), 16 of 46 in No. 4 (34.8%), 26 of 42 in No. 5 (61.9%) and 22 of 26 in No. 6 (84.6%), on the 2026 preliminary roll.
Fannie Mae’s general project standards in B4-2.1-01 define an established project as one where control of the association has passed to unit owners and at least 90% of units have been conveyed to purchasers. We read the published rules against the roll counts: conventional conforming condominium loans are not available for resale homes in Condominiums No. 1, 2, 3, 5 and 6 and are practically unavailable in No. 4. A lender makes the final call on any loan, and we put your buyer in front of lenders who say yes.
HUD’s FHA Condominium Look-up holds one record for the community, at the clubhouse address, with the status “Rejected Single-Unit Approval,” dated November 26, 2019. None of the six condominiums has FHA project approval. HUD’s 2019 final rule on single-unit approvals allows a unit to be approved on its own in some projects, but the owner-occupancy and concentration standards make a Falls single-unit approval unlikely. We do not market a Falls home to FHA buyers.
The Southwest Florida MLS shows 44 Falls leases closed in the 12 months to September 26, 2026 at a median of $2,980 a month (range $2,250 to $3,315); the 37 four-bedroom leases also had a median of $2,980. Against the 60-month median sale price of $351,000, that is $35,760 a year of gross rent, about 10.2% of the price before assessments, club dues, taxes, insurance, management and vacancy. That gross figure is what an investor starts from, and your listing should show the rent record in plain numbers.
A buyer who wants to live in a four-bedroom, two-story home with a garage near Vanderbilt Beach Road can still buy here, with cash or a non-QM or portfolio condominium loan, which usually needs a larger down payment and a higher rate than a conforming loan. That buyer is comparing your price with Summit Place’s recorded sales and with renting a Falls home instead. We qualify those buyers before they tour and introduce lenders who already lend on non-warrantable condominiums.
Companies other than the two largest owners hold 19 Falls homes on the 2026 preliminary roll, among them Emeritus Investments Inc with 7 and MCA Portofino Naples LLC with 5, and Hailang LLC holds 31. An owner who already holds units knows the associations, the approval process and the rent market, and some add units when the price is right. Any sale to an existing entity owner raises concentration further, which matters for the next seller’s buyer pool but not for your closing.
Falls Townhomes II LLC owns 38 of the 118 original homes as well as all 128 newer ones. We make no claim about its plans or its interest in buying. We do make sure that any offer, from any buyer, is judged against the whole market, and that you know who the other large owners are before you negotiate.
Price for cash and portfolio buyers. Publish the rent record and the fee layers in the listing, so an investor can run the numbers from the first click. Line up the non-warrantable lenders before the first showing. And never let a buyer sign a contract on a conventional or FHA loan that cannot close. Call Jesse direct at (239) 898-6072 to build that plan for your home.
Your Falls of Portofino buyer will compare your home with Summit Place in Naples, the closest like-for-like community, in the same section and ZIP code. Summit Place recorded 33 qualified sales since January 2025 at a median of $410,000; the Falls recorded one, at $285,000. The gap is financing and ownership, not the homes, and your pricing must answer it.
Data updated: September 2026 (2026 preliminary Collier County roll, just value; Collier County recorded qualified sales from January 1, 2025 through the September 2026 extract)
Factor | The Falls of Portofino | Summit Place in Naples |
|---|---|---|
Homes | 246 condominium units, 35 two-story townhouse-style buildings, six condominiums | 410 homes, condominium-coded on the county roll |
Year built | 118 in 2006 to 2007; 128 in 2024 to 2025 (resales are all 2006 to 2007) | 2004 to 2014, median 2007 |
Median living area (county roll) | 1,822 sq ft | 1,869 sq ft |
Median just value, 2026 preliminary roll | $305,122, $167.5 per sq ft | $324,444, $171.0 per sq ft |
Qualified sales since January 1, 2025 | 1, at $285,000 ($155.9 per sq ft) | 33, median $410,000, $210.3 per sq ft (range $337,000 to $475,000) |
Largest single owner | 67.5% (Falls Townhomes II LLC) | 1.0% |
Company-owned share | 87.8% | 5.1% |
Homestead share | 3.3% | 56.1% |
Conventional conforming financing | Fails Fannie Mae’s 20% single-entity test in all six condominiums | Single-entity test not the obstacle; other project criteria still need a lender’s review |
FHA | No project approval; 2019 single-unit approval rejected | Not checked for this page |
Median proposed 2026 tax bill | $3,173.88 | $2,989.69 |
Millage area and rate | 36, 10.4020 proposed mills | 36, same rate |
Club or fee layers | Condominium, Master HOA, recorded for-profit Club Plan ($42 a month in 2026 plus club expenses) | Not verified; the governing documents state them |
Distance | North side of Vanderbilt Beach Road, Section 34 | Same Section 34, about 0.6 mile away (nearest parcel) |
Sources: 2026 preliminary Collier County roll, just value, and Collier County recorded qualified sales; Fannie Mae Selling Guide B4-2.1-03; the HUD FHA Condominium Look-up; the recorded Club Plan. Summit Place’s parcel legal descriptions read as platted lots while the roll codes every home as a condominium, so we make no claim about its legal form. See our Summit Place guide for that community in full.
On the county’s just values the two communities sit within 2% of each other. On recorded sales Summit Place’s median was $210.3 per square foot against the Falls’ single $155.9 sale, and the Falls’ 60-month MLS median of $190.65 still trails Summit Place’s recent sales. The reason is the buyer pool: a Summit Place seller can sell to a buyer with an ordinary mortgage; a Falls seller mostly cannot. A buyer who needs a larger down payment and a higher rate to buy your home will ask for part of that cost back in price.
We do not price a Falls home at Summit Place’s median, and we do not let a buyer price it at the Falls’ one 2025 to 2026 county-recorded sale. We use Summit Place as the ceiling an owner-occupant weighs, the rent record as the floor an investor weighs, and the 60-month Falls sales by plan as the center. A Falls home priced just under the point where a buyer would rather stretch into Summit Place draws both groups.
Three or four bedrooms in every home, a garage, two stories, a gated entry with a clubhouse, pool and fitness center run by the club company, and a price per square foot below its neighbor’s. A cash buyer gets more house for the money, and an investor gets a rental market with 44 closed leases in the last 12 months. We lead with those facts because they are true and because they are what the Falls buyer is paying for.
We do not tell a buyer the Falls will “catch up” to Summit Place, that the bulk owner will sell down its share, or that financing will open up. None of that is in any document, and a buyer’s attorney will ask. We describe the ownership, the lending rules and the fee layers exactly as the records show them, and we let the price do the persuading.
Owners who also hold a home next door can compare two different seller markets: selling a home in Island Walk, the gated single-family community on the Falls’ west side, and selling a home in Verona Walk in East Naples, each have their own seller guide. Call Jesse direct at (239) 898-6072 to talk through either.
We price a Falls of Portofino home from the 60-month Southwest Florida MLS sales of your own size and plan, adjusted for condition, garage, view and date, then test that number against the four active listings, the 44 closed leases, the county’s recorded sales and Summit Place. The result is a written range a cash buyer cannot argue down.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 preliminary roll)
A community median of $351,000 blends 1,679-square-foot three-bedrooms with 1,890-square-foot four-bedrooms. We start with your own size: the seven 1,890-square-foot sales (median $380,000), the five 1,828-square-foot sales (median $330,000) or the two 1,679-square-foot sales ($327,500 and $360,000). Then we adjust each comparable sale to your home, one factor at a time, and show you every adjustment.
A 2022 sale and a 2026 sale sit in different markets. We weight the 2026 sales most heavily, the 2023 and 2024 sales next, and the 2021 and 2022 sales least, and we read the gap between the $425,000 June 2024 high and the $285,000 April 2026 sale as a shift in the buyer pool, not a random swing.
Kitchen, baths, flooring, paint, the air handler and water heater, the roof over your building and the windows or shutters all move a Falls price. The original 2006 and 2007 homes are now 19 to 20 years old, and a buyer compares yours with a 2024 or 2025 rental across the street. An updated original home can command the top of its plan’s range; a dated one sells near the bottom.
The original plan set gave the Angelico and Boticelli a one-car garage and the Da Vinci and Donatello a two-car garage, per the original Prime Home Builders sales brochure. End units, lake or preserve views, distance from Vanderbilt Beach Road and distance from the clubhouse matter to Falls buyers the way they matter anywhere, and we price them from the sale records rather than from guesswork.
A home sold vacant shows best and suits an owner-occupant. A home sold with a tenant in place suits an investor, who may pay for the lease if the rent is at market and the term is short. Under the Master Declaration’s leasing rules, a lease runs at least 90 days and no more than two leases may start in any 12 months, and the association approves every lease, so a buyer inherits a lease the association has already approved. We price the two cases differently.
A price that works on the sale record still has to beat the four active listings at $339,900 to $365,000, make sense against a $2,980 median lease, and sit under the point where an owner-occupant would stretch into Summit Place. If the number fails any of those three tests, we say so before you list, not after 200 days.
You receive every comparable sale with its street, size, date, days on market and sale-to-list ratio; the actives with their price histories; the rent record; the county’s just value for your home; a recommended list price and a defensible range. That is the free home valuation for your Falls of Portofino home, and it comes before any listing agreement. Call Jesse direct at (239) 898-6072.
We market a Falls of Portofino home to the buyers who can close: cash buyers, investors and owner-occupants with non-warrantable condominium financing. That means professional photography and video, a listing that states the ownership, fee layers and rent record plainly, lender introductions before the first showing, and outreach to agents who already work with investor buyers.
Data updated: September 2026 (Southwest Florida MLS Matrix leases, pulled September 26, 2026)
Every McGreevy and Comisar listing gets professional photography, a walkthrough video and, where the association allows, drone imagery of the lakes, preserve and clubhouse. A Falls home competes with rentals shown in operator photos, so the presentation has to make your home the better-kept, better-finished choice in the first image.
Most Falls listings leave out the words “condominium,” “non-warrantable” and “club.” Ours put them in, in plain terms: which of the six condominiums holds your home, that conventional and FHA financing is not available, that the club dues are $42 a month in 2026 under a recorded Club Plan, that the association approves every sale, and what the estoppel figures say. A buyer who reads that and still books a showing is a buyer who can close.
We line up portfolio and non-QM lenders who lend on non-warrantable condominiums before your home goes live, and every showing request gets a financing question. A buyer who arrives with a conventional pre-approval letter learns the truth on the first call, not in week three of the contract.
The Southwest Florida MLS rent record is a marketing asset. We publish the 44 closed leases at a median of $2,980 a month, the three-bedroom and four-bedroom rent medians, and the gross rent against your price, and we send it to the agents in our network who work with investor buyers. The Domain Realty Group team’s buyer database reaches beyond Naples.
The Falls has a controlled-access gated entry. Marc Comisar handles gate access, lockbox or accompanied showings, and feedback after every visit. If a tenant occupies the home, we schedule showings around the lease’s notice terms and keep the tenant on side, because a cooperative tenant is worth more than any staging.
We confirm any sign and open-house rules with the association in writing before we plan them, rather than guess. Most Falls buyers find a home online or through an agent, not from Castello Way, and we build the plan around that.
Some owners, particularly entity owners and owners with a tenant in place, prefer a quiet sale. We can market a Falls home privately to qualified cash and investor buyers before, or instead of, a public listing. Call Jesse direct at (239) 898-6072 to talk about which approach fits.
We negotiate a Falls of Portofino contract around three things that sink condominium sales: financing that cannot close, association approval that runs out the clock, and fee surprises at the estoppel. We qualify the buyer’s loan, write the approval timeline into the contract, and put the estoppel figures in front of the buyer before the first offer.
A cash offer comes with proof of funds. A financed offer comes with a lender’s written statement that it lends on non-warrantable condominiums and has reviewed this project, not a generic pre-approval. We ask for both before we counter, and we advise against accepting any offer contingent on a conventional or FHA loan.
Section 14 of the Master Declaration gives the association 30 days from a complete application to approve a sale. We make sure the buyer submits a complete application within days of the contract, that the closing date allows for the full 30 days, and that the contract says what happens if approval is delayed. A missed approval window is the most common way a Falls closing slips.
Under Florida Statutes section 718.503, a resale contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required condominium documents, and that right ends at closing. If the buyer received the documents more than 7 such days before signing, the contract says so and the window does not apply. We deliver the package early and keep a signed receipt, so the rescission clock never decides your closing date.
Falls buyers inspect like any condominium buyer: the unit interior, the air conditioning, the water heater, the appliances, and anything a unit owner insures under the HO-6 split. The association maintains the exterior and paints the buildings under the Master Declaration’s maintenance sections. We separate unit items from association items in the repair negotiation, so you do not pay for the association’s roof.
When a buyer asks for money back, a closing-cost credit often nets you more than a lower price, because the doc stamp tax and the future comparables follow the price. We model both before we answer.
Six of the last 14 Falls sales closed at or above the final list price, and the September 2026 sale went under contract in 4 days. When a well-priced Falls home draws two offers, we compare them on cash, certainty and timing, not just the number, and we ask for highest and best only when it helps you.
We never hide the fee layers, never promise financing we cannot document, and never let a buyer waive the condominium documents. Those shortcuts come back as cancelled contracts. Call Jesse direct at (239) 898-6072 to talk through a contract you are holding now.
The Falls of Portofino sales that matter most are the 14 Southwest Florida MLS closings of the last 60 months, led by the $390,000 September 2026 and $285,000 April 2026 sales. Each is listed below by month, street, size, list price, sale price and days on market, so you can find the ones closest to your home.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026)
Month closed | Street | Living area (MLS) | Bedrooms and baths (as entered) | Final list price | Sale price | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
September 2026 | Romana Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $395,000 | $390,000 | 98.7% | 4 |
April 2026 | Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 3 baths | $294,900 | $285,000 | 96.6% | 46 |
June 2024 | Romana Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $455,000 | $425,000 | 93.4% | 74 |
April 2024 | Venice Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $399,000 | $391,500 | 98.1% | 41 |
April 2024 | Romana Way | 1,679 sq ft | 3 bedrooms, 2.5 baths | $349,900 | $327,500 | 93.6% | 113 |
December 2023 | Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 3 baths | $398,000 | $367,000 | 92.2% | 48 |
August 2023 | Romana Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $420,000 | $380,000 | 90.5% | 128 |
December 2022 | Romana Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $350,000 | $350,000 | 100.0% | 137 |
July 2022 | Venice Way | 1,679 sq ft | 3 bedrooms, 2.5 baths | $350,000 | $360,000 | 102.9% | 11 |
July 2022 | Ambrosia Lane | 1,890 sq ft | 4 bedrooms, 2.5 baths | $350,000 | $352,000 | 100.6% | 40 |
February 2022 | Romana Way | 1,890 sq ft | 4 bedrooms, 2.5 baths | $310,000 | $310,000 | 100.0% | 6 |
February 2022 | Venice Way | 1,828 sq ft | 3 bedrooms plus den, 3 baths | $339,000 | $333,000 | 98.2% | 5 |
December 2021 | Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 3 baths | $329,900 | $330,000 | 100.0% | 11 |
October 2021 | Ambrosia Lane | 1,828 sq ft | 4 bedrooms, 2.5 baths | $254,900 | $256,000 | 100.4% | 6 |
Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Sale-to-list is sale price divided by final list price, rounded to one decimal. We show street, size and month only; unit numbers and MLS numbers are not published here.
Collier County recorded qualified sales, the Property Appraiser’s arm’s-length flag, show four single-home Falls sales in the three years to September 23, 2026: $327,500 on April 2, 2024; $391,500 on April 10, 2024; $425,000 on June 25, 2024; and $285,000 on April 14, 2026. With four sales the median is $359,500, the mean of the middle pair, a small sample. The September 2026 MLS closing had not yet reached the county’s extract. The large 2020 and 2021 bulk deeds of 157 units are not sales of individual homes, and we never use them as comparables.
We rank the 14 sales for your home by size first, then date, condition and position, and we tell you which three or four carry the most weight and why. Call Jesse direct at (239) 898-6072, or request a free home valuation for your Falls of Portofino home.
Selling a Falls of Portofino home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, up to three estoppel certificates (condominium, Master HOA and club), prorated taxes and dues, and any credits you agree to. On a $351,000 sale, the five-year median, the deed stamps alone are $2,457.
Data updated: September 2026 (Florida Statutes 2026; Collier County 2026 proposed taxes; Southwest Florida MLS Matrix, pulled September 26, 2026)
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price, under Florida Statutes section 201.02, and in a Collier County resale the seller customarily pays it. The Florida Department of Revenue’s documentary stamp tax page shows the method: the price is counted in units of $100, rounded up. On $351,000 that is 3,510 units at $0.70, or $2,457. On $390,000 it is $2,730; on $285,000 it is $1,995.
Florida’s owner’s title insurance premium is set by the state under Florida Administrative Code rule 69O-186.003, so every title company charges the same premium for the same coverage, as the Florida Department of Financial Services title insurance overview explains. Who pays is custom, not law: in Collier County the buyer customarily selects the closing agent and pays the owner’s policy. The contract always controls.
Your condominium association, No. 1 to No. 6 depending on your building, issues an estoppel certificate stating your assessment, any special assessment and whether your account is current. Florida Statutes section 718.116 caps the fee at $250, plus $100 for delivery within three business days and $150 more if the unit is delinquent, with the amounts adjusted every five years for inflation. The certificate states the fee it charges.
The Falls of Portofino Master HOA, Inc. issues its own statement, and Section 10.14 of the Master Declaration bars a sale until all sums are paid and an estoppel certificate is received. The homeowners’ association estoppel statute, section 720.30851, sets the same caps. Because the condominium association collects and remits the Master assessment under Section 10.2 of the Master Declaration, the two certificates have to agree, and we check that they do.
Club Falls of Portofino, LLC is a for-profit company, not an association under Chapter 718 or Chapter 720, so its unit certificate is not bound by the estoppel caps. It is ordered through the club’s unit-certificate portal and priced at checkout. Under the recorded Club Plan the club’s dues are a lien that ranks ahead of the associations’ liens, so the closing agent needs the club’s exact payoff.
Section 10.13 of the Master Declaration adds a Resale Capital Contribution on every resale after the developer’s first sale, in an amount set by board resolution that no public document states. Section 14 adds a board-set transfer fee for the approval, and Florida limits a condominium approval fee to $150 per applicant where the documents allow one, under section 718.112. Who pays each is a contract term. We get the resolution amount in writing before you sign.
Florida property taxes are paid in arrears, so at a closing before the November bill the seller credits the buyer for the seller’s days of ownership that year, a method the Florida Department of Revenue’s property tax pages describe. With a median proposed 2026 Falls bill of $3,173.88, each month of ownership is about $264. Assessments and the $42 club fee are prorated from the estoppel figures.
Real estate commission is negotiable and set in your listing agreement; there is no standard rate. Since the National Association of REALTORS settlement practice changes of August 17, 2024, offers of compensation to a buyer’s agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR’s settlement FAQs and its guide to written buyer agreements. Whether you offer anything toward the buyer’s agent is your decision, and we walk you through what the current Falls buyer pool expects.
Line, on a $351,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $2,457 |
Condominium association estoppel | Contract term; commonly the seller | Up to the statutory cap ($250 base, adjusted for inflation), plus any rush or delinquency fee |
Master HOA estoppel | Contract term; commonly the seller | Same statutory caps |
Club certificate | Contract term | Priced by the club’s portal, outside the caps |
Resale Capital Contribution | Contract term | Set by board resolution; amount not published |
Approval (transfer) fee | Contract term | Board-set; capped at $150 per applicant where allowed |
Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $3,510 |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Property tax proration | Credit from seller to buyer | About $264 per month of the year you owned, at the median proposed bill |
Mortgage payoff | Seller, if any | Your lender’s payoff letter |
This is arithmetic for illustration, not a quote. A closing agent’s settlement statement is the only final number, and we prepare an estimated net sheet for your own price and contract before you sign anything. Call Jesse direct at (239) 898-6072.
A Falls of Portofino seller owes the buyer known material defects under Florida’s common-law duty, a property tax disclosure summary, the flood disclosure, and the condominium resale documents under section 718.503, because every Falls home is a condominium unit. The Chapter 720 disclosure summary in section 720.401 does not apply to a condominium association.
Florida’s Supreme Court held in Johnson v. Davis (1985) that a home seller who knows of facts materially affecting value that are not readily observable must disclose them, and an “as is” contract does not remove that duty. Most Falls sellers complete the Florida Realtors condominium seller’s disclosure, and we help you fill it in accurately, including leaks, air conditioning, water heater age and any repairs.
The original developer was a claimant in the federal Chinese drywall litigation, MDL 2047, and a December 2016 court filing kept 29 Falls of Portofino remediation claims open, covering 28 units in eight original buildings and the clubhouse, per the MDL 2047 filing in the U.S. District Court for the Eastern District of Louisiana. That list does not show that any home is defective today, or that others are free of it. If you know your home was remediated, or know of any drywall issue, disclose it and keep the remediation records ready. Buyers who read the history ask.
Section 718.503(2) requires the selling unit owner to give the buyer the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection report and structural integrity reserve study where they apply, any turnover inspection report, the Frequently Asked Questions and Answers document and the governance form. The buyer may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving those documents; the right ends at closing.
Section 720.401 requires a homeowners’ association disclosure summary before a contract in a mandatory homeowners’ association community, but its own terms exclude associations regulated under Chapter 718. Your condominium association is a Chapter 718 association, so its disclosure runs under section 718.503. The Falls of Portofino Master HOA, Inc. sits above the six condominiums and is organized as a homeowners’ association, so whether a separate master-level summary is also owed is a question for your closing agent or attorney. This page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. At the Falls that warning cuts both ways: most owners have no homestead, so the buyer’s bill may look like yours, but the just value, not your assessed value, sets the buyer’s first-year taxes.
Florida’s section 689.302 requires a residential seller to disclose, on the prescribed form at or before the contract, any flood insurance claims, any federal flood assistance received and any known flood damage. Every Falls building address sits in FEMA Zone X, but the form asks about claims and damage, not zones, so answer it from your own records.
If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date, and give the buyer a copy. Under the Master Declaration a lease runs at least 90 days, no more than two may start in any 12 months, and the association approves every lease and renewal. A buyer who plans to live in the home needs to know when the tenant leaves. Call Jesse direct at (239) 898-6072 before you sign a new lease if a sale is on your horizon.
A Falls of Portofino sale needs its paperwork ordered before the first showing: the condominium estoppel, the Master HOA estoppel, the club certificate, the Resale Capital Contribution amount, the association’s approval application, the condominium resale documents and your own records on repairs, insurance and any lease. Ordered late, these are what delay a Falls closing.
A Falls unit number is the building number times 100 plus the unit’s position, so the unit number tells you the building, and the building tells you the condominium: No. 1 holds Buildings 1 to 5 and 7; No. 2 holds 6, 8, 10 and 22 to 24; No. 3 holds 9 and 11 to 15; No. 4 holds 16 to 21; No. 5 holds 25 to 29, 31 and 35; No. 6 holds 30 and 32 to 34, per the Collier County roll and the state registry. That decides which declaration, budget and estoppel apply to your sale.
Each condominium has its own declaration, recorded in 2007: No. 1 on January 24 (Official Records Book 4173, Page 3422), No. 5 and No. 6 on February 23 (Book 4187, Pages 3473 and 3561), No. 4 on May 14 (Book 4228, Page 2819), No. 3 on July 9 (Book 4255, Page 1447) and No. 2 on August 9 (Book 4268, Page 2802). Any of them opens by book and page in the Collier Clerk Official Records search. Your buyer is entitled to yours, and we pull it before we list.
Florida now requires every condominium association with 25 or more units to post its governing documents, budget, financial report and meeting notices on a website or app, under Florida Statutes section 718.111; all six Falls associations are covered. We did not find a public association document site; the only public portal is the club company’s resident portal. We request the budget and financial statement directly from management for your resale package.
Florida’s milestone inspection law reaches condominium buildings of three or more habitable stories, under Florida Statutes section 553.899, and the structural integrity reserve study requirement uses the same three-story threshold. Every Falls building is two stories, so neither applies. That is a selling point against taller condominiums in Naples, and the resale documents should state it.
On the state condominium registry on September 26, 2026, Condominiums No. 1, 2 and 5 showed “Delinquent” and No. 3, 4 and 6 showed “Recorded,” and all six had skipped the 2024 state annual fee of $4 per unit, per the DBPR annual-fee payment history. That is an association filing matter, not a finding about your home, but a careful buyer’s attorney may ask, and we would rather you hear it from us first.
Gather your deed, your HO-6 insurance declarations, any wind mitigation report on Form OIR-B1-1802, receipts for the air conditioning, water heater and appliances, any drywall remediation records, garage door openers, gate credentials and, if you have a tenant, the lease and deposit record. Hand those to us before listing and your buyer’s inspection period gets shorter and calmer.
Day one: estoppels from the condominium association, the Master HOA and the club, the Resale Capital Contribution resolution, the approval application form and the resale document package. Before the first showing: your disclosure forms, the rent record and the lender list. At contract: the buyer’s complete approval application within days. Call Jesse direct at (239) 898-6072 and we will start the list for your building today.
Flood zone helps a Falls of Portofino sale more than it hurts: FEMA maps every Falls building address in Zone X on the effective map, outside the Special Flood Hazard Area, and the community is in Collier County Evacuation Zone E. Zone X is still a flood zone, and the northern row of buildings sits within a few meters of mapped AE and AH areas.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County GIS, checked September 26, 2026)
FEMA’s National Flood Hazard Layer places all 33 Falls building addresses and the clubhouse in Zone X, “area of minimal flood hazard,” on FIRM panel 12021C0402H, effective May 16, 2012, and the FEMA Flood Map Service Center returns the same panel. No Letter of Map Revision affects the community, per the FEMA LOMR layer.
Zone X does not cover every foot of the community. Two Zone AE areas around the lakes and common area and a Zone AH area along the north preserve, with a base flood elevation of 13.5 feet NAVD88, lie inside the common parcels, per FEMA’s base flood elevation layer. No home footprint overlaps them, but the northern row of buildings on Venice Way, north Ambrosia Lane, the north end of Romana Way and Torino Terrace sits within roughly 4 to 9 meters of those lines.
A lender decides flood insurance per building from a flood zone determination, and an insurer prices flood coverage from the building’s elevation. If your building is on the northern row, an Elevation Certificate or the association’s flood file answers the question before a buyer’s lender asks it. Ground elevation across the site runs about 15.2 to 16.0 feet, per the USGS elevation point query service.
Hurricane Ian brought 8 to 12 feet of inundation along the North Naples coast in September 2022, per the National Hurricane Center’s Tropical Cyclone Report on Ian, and the USGS high-water mark at the Vanderbilt Beach road end was 11.77 feet NAVD88, below the Falls’ 15 to 16 feet of ground and 7.8 miles west, per the USGS high-water mark records for Collier County. That comparison is geography, not a guarantee, and we present it that way.
Collier County’s hurricane evacuation zone layer places the Falls in Zone E; zones run A to F, and A evacuates first. The site is outside the county’s Coastal High Hazard Area. Both facts belong in your listing.
Citizens Property Insurance’s phased flood-insurance requirement exempts policies written on a condominium unit owners form, under Florida Statutes section 627.351. Unincorporated Collier County is a Community Rating System Class 5 community, worth a 25% discount on flood premiums in Special Flood Hazard Areas, per FEMA’s list of CRS communities.
The section 689.302 form asks about claims, federal assistance and known flood damage in your home, not about the zone. Answer it from your own records. Call Jesse direct at (239) 898-6072 if you are not sure what your file shows.
Your Falls of Portofino buyer will underwrite four recurring charges: the condominium assessment (which carries the Master assessment), the $42 monthly club fee plus a share of club expenses, property tax near $3,174 a year at the median proposed 2026 bill, and an HO-6 insurance policy. Only the club fee and the tax are published, so the estoppels complete the picture.
Data updated: September 2026 (recorded Club Plan; 2026 preliminary Collier County roll and proposed millage; Florida Statutes 2026)
The recorded Club Plan, Official Records Book 4173, Page 2731, sets a monthly Club Membership Fee of $42 for 2025 and 2026, rising to $43 in 2027 and 2028, $44 in 2029 and 2030, $45 in 2031, $48 in 2032 and a $50 cap from 2033. On top of that fee, owners pay a pro-rata share of Club Expenses, which may include the club owner’s debt service, taxes, insurance and management, plus sales tax. The current dollar amount of that share is not published; the club certificate states it.
The club dues obligation is perpetual, applies whether a home is occupied, leased or destroyed, and ranks ahead of the associations’ liens. Only one designated member per home, the tenant when a home is leased, may use the clubhouse, pool and fitness center, which belong to Club Falls of Portofino, LLC. The Club Plan gives the Master HOA an option to buy the club at total annual club fees capitalized at 6%. A buyer’s attorney will read all of this, and your listing should summarize it first.
Falls homes are in millage area 36, with a 2026 proposed total of 10.4020 mills, down from 10.5058 in 2025. The median proposed 2026 bill is $3,173.88, with no non-ad valorem assessments on any Falls unit. At 2026 proposed rates, a $300,000 assessed value comes to about $3,120.60 a year without homestead and about $2,695.35 with the homestead exemptions. A buyer’s first-year taxes are based on just value, because a previous owner’s assessment cap resets on sale; the Collier County Tax Collector’s property tax page explains billing and discounts.
Greater Naples Fire Rescue District levies 2.0 mills, 1.5 general plus 0.5 capital approved by a 2024 referendum, per the district’s FY25-26 approved budget. That is why area 36 runs about a mill above North Collier Fire areas. A buyer comparing your tax bill with a home north of Immokalee Road will see the difference, and we explain it in the listing.
Under Florida Statutes section 718.111, each condominium association insures the condominium property as originally installed, while floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments fall to the owner’s HO-6 policy. Florida HO-6 policies must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250, under section 627.714. Your wind mitigation report helps your buyer’s premium.
The condominium assessment and the Master HOA assessment are not published by any public source, and single monthly “HOA fee” figures that circulate online do not come from an association document. The estoppel certificates state the current figures for your home, and each association’s adopted budget shows what they pay for. We put those numbers in the listing packet so a buyer’s first question has an answer.
Recurring cost | Amount | Source |
|---|---|---|
Club Membership Fee | $42 a month in 2026 | Recorded Club Plan |
Share of club expenses, plus sales tax | Not published | Club certificate |
Condominium assessment, including the Master assessment | Not published | Condominium estoppel and budget |
Property tax | About $264 a month at the median proposed 2026 bill of $3,173.88 | 2026 preliminary Collier County roll |
HO-6 insurance | Carrier quote | Buyer’s insurer |
Call Jesse direct at (239) 898-6072 and we will build this table with the real numbers for your home.
A correctly priced Falls of Portofino home has gone under contract in 4 to 46 days recently, and the 60-month median is 40.5 days on market. Add up to 30 days for association approval and a cash or portfolio closing, and most well-run Falls sales take about two to three months from listing to closing. Overpriced homes have waited a year.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026)
The two sales of the last 12 months took 4 days (September 2026) and 46 days (April 2026). Over 60 months the range ran from 4 days to 137, with a median of 40.5 days. The four active listings on September 26, 2026 had been on the market 16, 176, 288 and 368 days. The pattern is plain: priced for the buyer pool, Falls homes move; priced above it, they sit.
Stage | Typical time | What drives it |
|---|---|---|
Valuation and paperwork orders | 1 to 2 weeks | Estoppels, club certificate, resale package |
Preparation and media | 1 to 2 weeks | Cleaning, touch-ups, photography, video |
Listing to contract | About 40 days (60-month median) | Price against the actives and rents |
Association approval | Up to 30 days from a complete application | Master Declaration Section 14 |
Inspection and document review | 7 to 15 days, running alongside approval | Contract terms; section 718.503 window |
Cash or portfolio loan closing | 2 to 6 weeks | Lender’s condominium review |
These are planning ranges, not promises. The approval period and the lender’s review usually run together, and we schedule them that way.
A buyer who needs a conventional loan and learns late that it cannot close; an incomplete approval application; estoppels ordered after the contract; a tenant whose lease runs past the buyer’s move-in date; and a price set above the four active listings. Each one is avoidable, and our plan removes all five before the first showing.
Naples demand rises from January through April. A Falls home listed in the fall has time to be ready for the winter buyer, and an investor buyer buys year-round. The Southwest Florida MLS rent record shows 44 leases closed across the year, so an investor can close on a tenant-occupied home in any month. Call Jesse direct at (239) 898-6072 to plan your listing date.
Selling, renting and holding a Falls of Portofino home each make sense for a different owner. A rent of about $2,980 a month is available, but so are 24 competing MLS rentals and an operator offering free months. Selling converts the home at a five-year median of $351,000. We model all three before you decide.
Data updated: September 2026 (Southwest Florida MLS Matrix, sales and leases, pulled September 26, 2026; operator website, observed September 23, 2026)
The Southwest Florida MLS shows 44 Falls leases closed in the 12 months to September 26, 2026 at a median of $2,980 a month (range $2,250 to $3,315); four-bedroom leases had a median of $2,980 on 37 leases and three-bedroom leases a median of $2,735.50 on 6 (the mean of $2,600 and $2,871). On September 26, 2026, 24 Falls rentals were active, asking $2,350 to $3,328 (median $3,166.50).
On September 23, 2026 the operator’s eBrochure advertised base rents of $2,852 to $3,884 for the Angelico, $3,006 to $4,631 for the Da Vinci, $3,056 to $4,580 for the Donatello and $3,031 to $4,142 for the Boticelli, the higher figures for shorter terms, with up to two months free on select homes for new leases of at least 14 months. An individual owner renting a 2007 home competes with a professional landlord renting 2024 and 2025 homes with concessions.
Under the Master Declaration sections the operator reproduces, leases must be whole-home, at least 90 days, no more than two in any 12 months, with no room or transient rentals; every lease and renewal needs association approval; an owner behind on assessments may not lease; and an owner gives up use of the common areas while the home is leased. Collier County’s short-term rental registration covers rentals of six months or less, and the Falls’ 90-day minimum already rules out nightly and weekly stays.
Holding makes sense for an owner who has no need for the cash, can carry the assessments, club fee and non-homestead taxes, and wants to wait for a stronger market or for the ownership picture to change. It is a bet, and nothing in the public record tells you when or whether financing will open up. We show you the carrying cost per year of waiting so you can price the bet.
Selling makes sense for an owner who wants certainty, has equity from a pre-2022 purchase, faces an assessment increase, owns a vacant home, or would rather not compete as a small landlord against a 166-home operator. It also makes sense for a homesteaded owner buying a new Florida homestead, who can carry the accumulated Save Our Homes benefit forward under portability, per the Department of Revenue’s PT-112 portability guide.
If you rent now, you can sell to an investor with the tenant in place. The buyer gets an approved lease and rental income from day one; you avoid a vacancy while listed. We price that case against the rent record and the lease terms, and we present it to the investor buyers in our network first.
We put the three cases side by side for your home: your likely net at sale, your likely net rent after the fee layers, taxes, insurance, vacancy and management, and the carrying cost of holding a vacant home. You decide. Call Jesse direct at (239) 898-6072.
Your Falls of Portofino listing should describe the home, the gated setting, the clubhouse, pool and fitness center, and the location on Vanderbilt Beach Road, half a mile west of Collier Boulevard, with the zoned A-rated schools, the new Vanderbilt Beach Road Extension, groceries five minutes away and Vanderbilt Beach about 16 minutes west without traffic.
Data updated: September 2026 (Collier County Public Schools and Florida Department of Education, released July 1, 2026; drive times modeled free-flow from 7047 Ambrosia Lane)
The Falls sits on the north side of Vanderbilt Beach Road about half a mile west of Collier Boulevard, with IslandWalk on its west side, Vanderbilt Reserve to the north and the Vanderbilt Commons shopping center at the entrance. Homes are on Ambrosia Lane, Venice Way, Romana Way and Torino Terrace, and the community includes lakes and preserve land. For the full location detail, see our complete Falls of Portofino guide.
The operator advertises a resort-style pool and sundeck, a clubhouse with a kitchen, dining and lounge area, a game room with billiards, a fitness center, a BBQ and picnic area, a controlled-access gated entry and on-site management and maintenance, per its amenities page. The clubhouse stands on a 0.74-acre parcel, and the roll records a 4,477-square-foot building built in 2007. We describe these as the club company’s facilities, which they are.
Collier County Public Schools zones every Falls address to Vineyards Elementary, Oakridge Middle and Barron Collier High, and all three earned an A in every year from 2021-22 through 2025-26, per the district’s 2026 accountability brief. Mason Classical Academy, a tuition-free public charter school admitting by lottery, has a campus directly across Vanderbilt Beach Road, per Mason Classical Academy. Zoning can change, so buyers confirm with the district’s lookup.
Without traffic, the drive is about 5 minutes to the Publix at The Shoppes at Pebblebrooke, 9 minutes to I-75 at Exit 111, 13 minutes to Mercato, 16 minutes to Vanderbilt Beach Park, 20 minutes to Naples Airport and 33 minutes to Southwest Florida International. Peak-season times from January to April run longer. The nearest emergency room, NCH’s Northeast emergency department on Collier Boulevard, is about 6 minutes away.
The Vanderbilt Beach Road Extension, which starts about half a mile east of the Falls at Collier Boulevard, opened to traffic on June 12, 2026, running about 7 miles east to 16th Street NE, per Collier County’s Vanderbilt Beach Road Extension project page. A county traffic signal at Vanderbilt Beach Road and Pristine Drive, the Falls’ entrance, is listed as under construction. Both belong in your listing, alongside the WINK News report, “Neighbors, parents frustrated as Vanderbilt Beach Road traffic piles up” (August 11, 2026), on school pickup lines after Mason Classical Academy’s campus opened.
We do not describe who lives in the Falls, and we do not use phrases that steer buyers by age, family status or background. Fair housing law and our own standards keep the listing on the home, the rules, the facilities and the location. Call Jesse direct at (239) 898-6072 to see a draft listing for your home.
You get a free Falls of Portofino home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your own size and plan, with the actives, the rent record, the county’s roll value and your fee layers laid out beside it. There is no cost and no obligation.
You receive the 60-month sales of your plan with their dates, days on market and sale-to-list ratios; the four active listings with their price histories; the closed and active rent record for your bedroom count; your home’s just value on the 2026 preliminary roll; the condominium, Master HOA and club charges once the estoppels arrive; the buyer pool your home can reach; and a recommended list price with a defensible range. Request it through the free home valuation for your Falls of Portofino home or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a direct answer. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
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).
In a community with two sales in the last year and four listings waiting, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Falls owners use the valuation to decide whether to sell, rent or hold this season.
Jesse McGreevy is a top-reviewed Falls of Portofino listing agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Most Falls owners do not live in the Falls, and a condominium sale with three certificates and an approval is exactly the kind of moving parts this seller describes.
★★★★★ “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
In a market where one sale moves the last price by $100,000, the pricing recommendation is the sale.
★★★★★ “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
Every Falls showing gets feedback, and every owner hears it the same day.
A Falls of Portofino specialist matters because the facts that decide a sale here sit in documents rather than in a listing feed: six condominiums, a Master HOA and a recorded for-profit Club Plan, one owner holding 67.5% of homes, lending rules that shut out most mortgage buyers, and an approval clock on every sale.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the condominium, Master HOA and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, gate access, buyer agent conversations, inspections and the on-site management that lets an owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may call your home a townhome, accept an offer on a conventional loan that cannot close, order only one estoppel, miss the club certificate and its lien priority, forget the Resale Capital Contribution, leave the 30-day approval out of the contract timeline, price from the county roll, or price from Summit Place’s median. None of those errors is exotic, and each one costs a seller time or money.
Every Naples community sells differently. Island Walk, the Falls’ neighbor to the west, is a single-family community with its own seller guide on selling a home in Island Walk. Glen Eagle in East Naples is a bundled-membership club community covered in selling a home in Glen Eagle. The Falls’ distinctions are the ownership concentration, the financing limits and the three-certificate closing.
Only 8 of the 246 Falls of Portofino homes carry a homestead exemption, so most Falls homes are held by companies or non-homesteaded owners, and many individual sellers are buying their next Florida home in the same season. We run both sides together, including the timing of two closings and, for homesteaded sellers, the Save Our Homes portability claim.
Florida’s portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits in the Department of Revenue’s PT-112 portability guide, by filing with the new homestead application. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Some owners move within the gate, from an Angelico to a Donatello, or buy a second Falls home as a rental. If your next home is here, see our guide to buying a home in The Falls of Portofino, which covers the financing, the fee layers and the approval from the buyer’s side. If you are moving next door, our Island Walk guide and Vanderbilt Country Club guide cover two of the Falls’ neighbors.
These are the questions Falls of Portofino owners ask before they sell, each answered in a single paragraph for a Collier County seller. They cover price, timing, the buyer pool, financing, the fee layers, the paperwork, disclosure, flood, taxes and renting instead. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from the 60-month sales of your own plan, order the condominium estoppel, the Master HOA estoppel and the club certificate on day one, line up lenders who make non-warrantable condominium loans, then list with professional media and a listing that states the ownership, fees and rent record plainly. McGreevy and Comisar run that whole sequence; call Jesse McGreevy at (239) 898-6072.
The best Falls listing agent prices by plan from the MLS record, knows which buyers can finance here, orders all three certificates before listing and writes the association’s 30-day approval into the contract. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012; compare the field in our guide to the best real estate agents in Naples.
It depends first on your size and plan: over the 60 months to September 26, 2026, the Southwest Florida MLS shows 1,890-square-foot four-bedrooms at a median of $380,000 (7 sales), 1,828-square-foot four-bedrooms at $330,000 (5 sales), and two 1,679-square-foot three-bedroom sales at $327,500 and $360,000. Condition, garage, view and occupancy set your number within that range.
Two Falls homes closed through the Southwest Florida MLS in the 12 months to September 26, 2026: a 1,890-square-foot four-bedroom on Romana Way at $390,000 in September 2026, after 4 days, and a 1,828-square-foot four-bedroom on Ambrosia Lane at $285,000 in April 2026, after 46 days. Two sales are too few for a median.
Over the 60 months to September 26, 2026, the first window with 10 or more closings, the Southwest Florida MLS shows 14 Falls sales at a median of $351,000, the mean of the middle pair ($350,000 and $352,000), with a median of $190.65 per square foot of living area. The 36-month median is $378,500 on 6 sales, a small sample.
On September 26, 2026 the Southwest Florida MLS showed 4 active Falls listings at $339,900 to $365,000, all four-bedroom homes of 1,828 or 1,890 square feet, on the market 16 to 368 days, and none pending. At the last year’s pace of two sales, that is about 24 months of supply.
The Falls record in the Southwest Florida MLS is $425,000, a 1,890-square-foot four-bedroom on Romana Way that closed in June 2024 after 74 days, at 93.4% of its $455,000 final list price. The next highest were $391,500 in April 2024 and $390,000 in September 2026.
Legally, every Falls home is a condominium unit in a two-story townhouse-style building, not a fee-simple townhome on its own lot. The county roll codes all 246 homes as condominium units, and the state registry lists six separate condominiums. Your buyer’s lender, title company and attorney will treat your sale as a condominium sale.
Almost certainly not a conforming one. Fannie Mae treats a project of 21 or more units as ineligible when one entity owns more than 20% of the units, and Falls Townhomes II LLC owns 34.8% to 85.7% of each condominium on the 2026 preliminary roll. Buyers plan on cash, portfolio lenders or non-warrantable condominium loans. A lender makes the final call.
No FHA project approval exists for any of the six Falls condominiums, and HUD’s condominium database holds only a rejected single-unit approval dated November 26, 2019. We do not market Falls homes to FHA buyers, and we advise against accepting an FHA-contingent offer.
Cash buyers, investors who compare the price with the $2,980 median lease, and owner-occupants with a portfolio or non-warrantable condominium loan already approved. We describe buyers by how they pay and what they want from the home, never by who they are.
The 60-month median is 40.5 days on market, and the two sales of the last year took 4 and 46 days. Add up to 30 days for association approval and two to six weeks for a cash or portfolio closing. Overpriced homes have sat for a year.
Yes. Section 14 of the Master Declaration, as the operator reproduces it, makes every sale, lease, renewal and gift subject to association approval, with a decision due within 30 days of a complete application and a board-set transfer fee. We make sure the buyer submits a complete application within days of the contract.
Three statements: one from your condominium association, one from The Falls of Portofino Master HOA, Inc., and a unit certificate from Club Falls of Portofino, LLC, ordered through the club’s portal. The first two are capped by Florida law at $250, plus $100 for three-day delivery and $150 if delinquent, adjusted every five years for inflation; the club’s is not.
The negotiated brokerage fee, documentary stamp tax of $0.70 per $100 on the deed ($2,457 on a $351,000 sale), the estoppel and club certificates, prorated taxes and dues, and any credits you agree to. The Resale Capital Contribution and approval fee are contract terms. In Collier County the buyer customarily pays the owner’s title policy.
Section 10.13 of the Master Declaration charges a Resale Capital Contribution on every resale after the developer’s first sale, in an amount set by board resolution. No public document states the amount, so we get the resolution in writing before you sign a contract, and the contract says who pays it.
There is no single HOA fee. Owners pay a condominium assessment that also carries the Master HOA assessment, plus a recorded club fee of $42 a month in 2026 and a share of club expenses. The condominium and Master amounts are not published; the estoppel certificates and each association’s budget state them.
The recorded Club Plan schedules the Club Membership Fee at $42 a month for 2025 and 2026, $43 for 2027 and 2028, $44 for 2029 and 2030, $45 in 2031, $48 in 2032 and a $50 cap from 2033, plus a pro-rata share of club expenses that is not capped in the schedule.
Yes. Section 718.503(2) requires the selling owner to provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers document, the governance form and, where they apply, milestone, reserve study and turnover reports. The buyer may void within 7 days, excluding weekends and legal holidays, after signing and receiving them; the right ends at closing.
Not to your condominium association: section 720.401 excludes associations regulated under Chapter 718, and your condominium’s disclosure runs under section 718.503. The Master HOA is organized as a homeowners’ association, so ask your closing agent or attorney whether a master-level summary is also owed. This is information, not legal advice.
If you know your home had drywall remediation or any drywall issue, disclose it. A December 2016 federal court filing in the Chinese drywall litigation kept 29 Falls remediation claims open, covering 28 units in eight original buildings and the clubhouse; that list does not show that any home is affected today. Keep any remediation records ready for the buyer.
Every Falls building address is in FEMA Zone X, “area of minimal flood hazard,” on FIRM panel 12021C0402H, effective May 16, 2012. Zone X is still a flood zone, and Zone AE and AH areas lie in the common parcels within a few meters of the northern buildings. Lenders decide flood insurance per building.
Collier County Evacuation Zone E, on a scale from A (first to evacuate) to F, and the community is outside the county’s Coastal High Hazard Area. Ground elevation runs about 15.2 to 16.0 feet.
No. Florida’s milestone inspection and structural integrity reserve study laws reach condominium buildings of three or more habitable stories, and every Falls building is two stories. That is worth saying in your listing.
The median proposed 2026 bill is $3,173.88, in millage area 36 at 10.4020 proposed mills, with no non-ad valorem charges. A $300,000 assessed value comes to about $3,120.60 a year without homestead and about $2,695.35 with it. Your buyer’s first-year taxes reset to just value.
The 2026 preliminary Collier County roll puts the Falls median just value at $305,122, about $167.5 per square foot, from $268,529 for a 1,679-square-foot home to $315,390 for a 1,890. Just value is a mass-appraisal tax figure, not a sale price; the 60-month MLS median of $190.65 per square foot runs above it.
Summit Place recorded 33 qualified sales since January 2025 at a median of $410,000; the Falls recorded one, at $285,000. The homes are similar in size and just value per square foot. The difference is financing and ownership, and a Falls seller prices just under the point where an owner-occupant would stretch into Summit Place.
It depends on your equity, your carrying costs and your tolerance for competing with the operator’s 27 advertised rentals and lease specials. Falls leases closed at a median of $2,980 a month over the last year. We model your net at sale against your net rent and the cost of holding, and you decide.
Yes, to an investor buyer, who gets an approved lease and rent from day one. Disclose the lease, the rent, the deposit and the end date. Under the Master Declaration, leases run at least 90 days, no more than two may start in any 12 months, and the association approves every lease.
No. The Master Declaration requires leases of at least 90 days, whole-home only, with association approval, and bars transient rentals. An owner behind on assessments may not lease at all.
Falls Townhomes II LLC, a Prime Group affiliate, owns 166 of the 246 homes (67.5%) on the 2026 preliminary roll, including all 128 homes built in 2024 and 2025. Hailang LLC owns 31. Companies own 216 homes (87.8%), and 8 homes (3.3%) are homesteaded.
It competes for tenants and for attention: it rents the newer homes, and on September 23, 2026 the operator advertised 27 homes available with up to two months free on select new leases. None of the 128 newer homes has ever sold to an individual, so today the for-sale competition is other original homes.
Neither the Southwest Florida MLS nor the Collier County recorded qualified sales show a Falls closing in calendar 2025. A narrowed buyer pool, 128 new rental homes and the operator’s lease specials changed the market, and sellers priced for the 2024 high waited. The 2026 sales show buyers return at the right price.
Yes, subject to the same association approval. Entity owners other than the two largest hold 19 homes, and some add units when the price is right. A sale to an existing owner still needs the estoppels, the club certificate and the approval.
Fix what a buyer’s inspector will flag inside your unit: air conditioning, water heater, leaks, appliances and anything a buyer would see as deferred. The association maintains the exterior and paints the buildings under the Master Declaration. We walk your home before listing and tell you which repairs pay back.
Your deed or unit number, your HO-6 declarations, any wind mitigation report, repair receipts, any drywall remediation records, gate and garage credentials and, if rented, the lease. With that and your address, we can start the valuation and the certificate orders the same day.
No. The written valuation is free, with no obligation, and it comes before any listing agreement. Request a free home valuation for your Falls of Portofino home or call Jesse McGreevy at (239) 898-6072.
Yes. Marc Comisar handles showings, gate access, inspections and contractors on site, Jesse McGreevy handles pricing, paperwork and the closing file, and most documents are signed electronically. Many Falls owners live elsewhere.
Ask for the written valuation and let us order the three certificates. You will know your likely price, your fee layers, your net and your timeline before you sign anything. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Every figure on this Falls of Portofino seller guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll, records and GIS, the recorded Club Plan and the Master Declaration sections the operator publishes, Florida Statutes and state agencies, Fannie Mae, HUD and FEMA. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date.
Market data, county records and taxes
Governance, condominium registry and corporate records
Florida Statutes and rules
Lending
Brokerage practice
Flood, storm and wind
Location, schools, roads and services
Operator publications (interested party) and news
McGreevy and Comisar
Every row below links the authority that publishes or holds the document, so a Falls of Portofino seller or buyer sees the official, current version rather than a copy. Recorded documents open through the Clerk’s Official Records search by book and page. We host nothing ourselves.
Document | What it proves | Official authority |
|---|---|---|
Declaration of Condominium, Falls of Portofino Condominium No. 1 (Official Records Book 4173, Page 3422) | The governing document for Buildings 1 to 5 and 7 | Collier Clerk Official Records search for Declaration of Condominium No. 1 |
Declarations of Condominium No. 2 to No. 6 (Book 4268 Page 2802; Book 4255 Page 1447; Book 4228 Page 2819; Book 4187 Pages 3473 and 3561) | The governing documents for the other five condominiums | Collier Clerk Official Records search for Declarations No. 2 to No. 6 |
Club Falls of Portofino Club Plan (Book 4173, Page 2731) | Club fee schedule to the $50 cap, lien priority, one designated member, purchase option | |
Master Declaration excerpts, Rules and Regulations packet | Leasing limits, approval of every sale, Resale Capital Contribution, estoppel requirement | |
DBPR condominium registry extract | The six registered condominiums and their filing status | |
HUD FHA condominium record | No FHA project approval; single-unit approval rejected November 26, 2019 | |
Fannie Mae Selling Guide B4-2.1-03 | The 20% single-entity ownership limit | |
FEMA FIRM panel 12021C0402H | Zone X at every Falls building address, effective May 16, 2012 | |
Florida Statutes 718.503 | The condominium resale document package and the 7-day right to void | |
Florida Statutes 718.116 | The condominium estoppel certificate and its fee caps | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on the deed | |
Florida Statutes 689.302 | The seller’s flood disclosure form | |
Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller | |
Form OIR-B1-1802 | The wind mitigation inspection your buyer’s insurer reads | |
MDL 2047 Doc. 20609 | The 2016 list of open drywall remediation claims |
Three records that matter here are not public and cannot be linked: each condominium association’s budget and current assessment and the Master HOA assessment, which appear on the estoppel certificates; the club’s share of club expenses, which appears on the club certificate; and the board resolution setting the Resale Capital Contribution.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Falls of Portofino sits inside the North Naples market they work every week. If you are weighing a sale in the Falls, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, “I need someone to sell my house in The Falls of Portofino, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own an Angelico, a Boticelli, a Da Vinci or a Donatello, on Ambrosia Lane, Venice Way, Romana Way or Torino Terrace, in any of the Falls’ six condominiums, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. McGreevy and Comisar have been 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. Request a free home valuation for your Falls of Portofino home, or, if you are buying, read our guide to buying a home in The Falls of Portofino.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.