Eleven Mayflower Way sales closed in the 12 months to October 2026 at a $260,000 median, and Del Webb is sold out. We price from your floor, plan and section and answer the 55+ rule and the fee stack before a buyer asks.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Sales from the Collier County Property Appraiser, 2026 tax roll data files (dated 29 August 2026); newest qualified Mayflower Way sale 28 April 2026
McGreevy and Comisar are the Southwest Florida listing team Mayflower Way owners call before they list, and this is our seller’s guide to Mayflower Way at Del Webb Naples, the 112 carriage-home condominiums in fourteen two-story buildings on one street inside Del Webb Naples in Ave Maria, Florida. It is written for the owner of one of those 112 homes, and it covers only what changes when that home is sold: the 55+ occupancy rule and who can buy, the layered fees a buyer will add up, first-floor versus second-floor pricing, the 2007 Section I homes versus the 2018 to 2025 sections, the flood map around each building, and selling now that Del Webb is gone.
The Collier County record shows 16 qualified Mayflower Way sales from May 2025 to April 2026 at a $269,500 median: Del Webb’s last 11 builder-direct closings, all in Section IV, at a $260,000 median, and 5 resales at a $280,000 median, from $212,500 to $335,000. Del Webb recorded its last builder-direct closing on 1 December 2025, so every Mayflower Way home for sale from here is a resale, and the next seller competes with other owners, not with the builder.
If you are ready for a number, request a free valuation of your Mayflower Way home or call Jesse direct at (239) 898-6072. Owners who want the valuation method in full can read our Mayflower Way home valuation guide, and if you are buying your next home at the same time, see our guide to buying a Mayflower Way carriage home.
To sell a carriage home at Mayflower Way at Del Webb Naples in 2026, price it from the recorded resales of your own floor, plan and section, market it to the 55+ buyer pool without a yard sign, show the buyer the full fee stack before they ask, and order the condominium package and up to four estoppel certificates before the first showing.
Mayflower Way is small and uniform, which is why the details decide the price. All 112 units sit in fourteen two-story, eight-unit buildings split into four condominium associations (Section I 24 units, Section II 24, Section III 24, Section IV 40) under one Mayflower Way Recreation Association, per the Collier County Property Appraiser, 2026 tax roll data files and the Mayflower Way Declaration, OR 4302 PG 3006. Del Webb sold every building as first-floor and second-floor carriage homes, so half of every building is upstairs.
These are the ten facts a Mayflower Way at Del Webb Naples seller should know in October 2026, each drawn from the Collier County recorded sales file, a recorded declaration, a published association budget, a Del Webb page, FEMA or Florida and federal law.
Jump to any section of this Mayflower Way seller’s guide.
List your Mayflower Way at Del Webb Naples home with McGreevy and Comisar because we price it from the recorded resales of your own floor, plan and section, we explain the 55+ rule and the fee stack to buyers before they ask, and we assemble the estoppels and condominium package early. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
If you are searching for the best listing agent for a Mayflower Way carriage home in Ave Maria, McGreevy and Comisar help owners price, market, negotiate and sell across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For how we compare with the other teams in town, see our guide to the best real estate agents in Ave Maria, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 151 qualified Mayflower Way sales on the county roll, from the first Section I closing in November 2007 to 28 April 2026, and matched each unit to its building, section, floor and plan position, then paired every resale with the same unit’s earlier recorded price. Your price starts from the homes most like yours: same floor, same plan, closest section and closest sale date.
A Mayflower Way buyer has to understand the occupancy rule, the age verification the village association asks for and what it means for a spouse, a guest or a tenant. We explain the rule and its source to every buyer and buyer’s agent, in writing, so a contract does not wobble in week two. We never steer a buyer toward or away from Mayflower Way by age, family status or any other protected class.
A Mayflower Way buyer pays a condo fee, a village social assessment, a Stewardship District line on the tax bill and a Master Association assessment, and the totals differ by section. We show the buyer the worked annual figure for your section, with the source document for each line, before the first offer is written.
Mayflower Way recorded 5 resales at a $280,000 median from May 2025 to April 2026, and the builder is gone. Request your free Mayflower Way valuation, or call Jesse direct at (239) 898-6072, and we will price your home from its own floor, plan and section. Buying your next home in Southwest Florida too? Call Marc at (239) 287-5873 or see how we represent buyers.
Mayflower Way at Del Webb Naples recorded 16 qualified sales from May 2025 to April 2026 at a $269,500 median, but only 5 were resales, at a $280,000 median. The first window with ten or more resales is 24 months: 11 resales at a $287,000 median. With Del Webb sold out, those resales are now the whole market a seller prices against.
Data updated: October 2026 (Collier County recorded qualified sales through 28 April 2026)
Every figure in this section comes from the Collier County Property Appraiser, 2026 tax roll data files (Intfiles dated 29 August 2026), filtered to the four Mayflower Way condominiums, improved units and DOR-qualified sales above $1,000. A sale is builder-direct when it is the unit’s first qualified sale within a year of the year built; every other qualified sale is a resale. The roll runs through 24 August 2026, but the newest qualified Mayflower Way sale is 28 April 2026, so each window below ends in April 2026 and is named by its months.
Window | All sales | All median | Builder-direct (Del Webb) | Builder median | Resales | Resale median | Resale range |
|---|---|---|---|---|---|---|---|
May 2025 to April 2026 | 16 | $269,500 | 11 (all Section IV) | $260,000 | 5 | $280,000 | $212,500 to $335,000 |
May 2024 to April 2026 | 49 | $290,000 | 38 | $294,000 | 11 | $287,000 | $212,500 to $396,300 |
May 2023 to April 2026 | 74 | $305,500 | 60 | $304,500 | 14 | $309,450 | $212,500 to $396,300 |
November 2007 to April 2026 | 151 | $269,000 | 98 | $273,800 | 53 | $220,000 | $115,000 to $396,300 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The all-history resale median is pulled down by Section I resales from 2009 to 2016, before the 2017 relaunch, so it is not a pricing reference for a 2018 to 2025 unit.
Five resales are too few for a median to carry much weight, so we list them. The plan column comes from the unit’s position in its building; Section I units are described by position only.
Recorded | Address | Section | Floor and plan | Price | Official Records |
|---|---|---|---|---|---|
9 Jun 2025 | 5686 Mayflower Way #702 | III | First floor, Egret | $270,000 | OR 6482/3688 |
6 Aug 2025 | 5697 Mayflower Way #1208 | IV | Second floor, Spoonbill | $287,000 | OR 6498/1768 |
18 Dec 2025 | 5706 Mayflower Way #204 | I | Second-floor interior position | $280,000 | OR 6540/3081 |
14 Apr 2026 | 5702 Mayflower Way #307 | I | First-floor end position | $212,500 | OR 6579/1176 |
28 Apr 2026 | 5690 Mayflower Way #608 | III | Second floor, Spoonbill | $335,000 | OR 6582/2256 |
Source: Collier County Property Appraiser, 2026 tax roll data files; deeds by book and page in the Collier County Clerk’s Official Records. Plan sizes are Del Webb’s published air-conditioned square footage (Ave Maria, 12 June 2017); we never quote the county’s building-area field as living area.
Section | Buildings | Sales, May 2025 to April 2026 | What sold |
|---|---|---|---|
Section I (2007) | 2, 3, 14 | 2 resales, $246,250 median | #204 at $280,000; #307 at $212,500 |
Section II (2018 to 2021) | 4, 5, 13 | 0 | No qualified sale in the window |
Section III (2023 to 2024) | 6, 7, 8 | 2 resales, $302,500 median | #702 Egret at $270,000; #608 Spoonbill at $335,000 |
Section IV (2023 to 2025) | 1, 9, 10, 11, 12 | 11 builder-direct at $260,000; 1 resale | #1208 Spoonbill resale at $287,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. Section medians on one or two deeds describe single sales, not a trend, and we read them that way when we price.
Year | Resales | Resale median |
|---|---|---|
2021 | 12 | $221,000 |
2022 | 4 | $310,500 |
2023 | 5 | $329,900 |
2024 | 4 | $355,250 |
2025 | 6 | $283,500 |
2026 (January to April) | 2 | $273,750 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The resale median climbed from $221,000 in 2021 to $355,250 in 2024, then eased to $283,500 in 2025, the year Del Webb closed 22 new units a few buildings away at a $278,500 median. The highest Mayflower Way resale on record is $396,300, a second-floor Spoonbill at 5682 Mayflower Way #808, recorded 28 June 2024.
We have no Mayflower Way listing of our own in the county record, so instead of a story about our sale we read the best one on the roll. 5682 Mayflower Way #808, a Section III Spoonbill at the end of the second floor, closed from Del Webb at $391,300 on 22 April 2024 and resold at $396,300 on 28 June 2024, about two months later, for a gross change of plus 1.3 percent (Collier County Property Appraiser, 2026 tax roll data files). The lesson for a seller is that the top of this market was set by a near-new second-floor end unit in a newer section during the strongest year of builder pricing. A 2026 seller pricing a Spoonbill should start from the $287,000 and $335,000 Spoonbill resales of the last twelve months, not from that 2024 high.
The roll shows four recorded Mayflower Way transfers from 1 May to 24 August 2026, every one marked not qualified by the county: two at $0 and two priced transfers. They are excluded by rule. That gap is not a demand signal on its own: the MLS already shows two later Mayflower Way closings, 5686 Mayflower Way #702 at $267,500 in July 2026 and 5690 Mayflower Way #606 at $260,000 in August 2026, and we read current listings and pending sales on the day we price your home.
A deed carries the price, the date and the book and page. It carries no list price, no days on market, no price reductions and no seller credits. Those numbers come from the Southwest Florida MLS and are set out in the next table; when we prepare a valuation we read them again on the day we price, and we share them with you in writing.
The Southwest Florida MLS (Matrix), active listings and closed sales in the 12 months to 16 October 2026, pulled 16 October 2026, shows 11 closed Mayflower Way condo sales at a $260,000 median, ranging from $212,500 to $335,000, and 10 units listed for sale on 16 October 2026, asking $236,000 to $385,000. Ten active listings against 11 closings in 12 months is 10.9 months of supply. At least 6 of the 10 active listings have been reduced (a price cut is their most recent change).
The 10 closings that went through a listing period took a median 373.5 days on market and sold at a median 94.4 percent of the final list price. That days-on-market median mixes two kinds of sale. Five were Del Webb’s closeout units in Section IV buildings 10 and 11 (5689 and 5693 Mayflower Way), closed from 30 October to 5 December 2025, every one listed at a price ending in 990 or 999; four of the five had been on the MLS for 355 to 474 days. The other five were owner resales: three closed within 121 days, and the two long listings were a 2021 Section II unit (445 days) and a 2007 Section I unit (602 days). With five sales on each side, fewer than the ten we require for a median, the table gives counts and ranges.
MLS closed sales, 12 months to 16 October 2026 | Sales (n) | Price range | Days on market | Sold price as a share of the final list price |
|---|---|---|---|---|
Del Webb closeout units, Section IV (closed 30 October to 5 December 2025) | 5 | $250,000 to $290,000 | 63 to 474 | 87.5 to 100.0 percent |
Owner resales with a listing period | 5 | $212,500 to $335,000 | 2 to 602 | 92.4 to 96.0 percent |
Owner resale entered after closing (no listing period) | 1 | $280,000 | not applicable | not applicable |
All Mayflower Way MLS closings | 11 | $212,500 to $335,000 (median $260,000) | median 373.5 (10 sales) | median 94.4 percent (10 sales) |
Source: Southwest Florida MLS (Matrix), active listings and closed sales in the 12 months to 16 October 2026, pulled 16 October 2026; Mayflower Way condo units with a unit number on Mayflower Way. Sold price is divided by the final list price, because the MLS export carries no original list price. One closing was entered into the MLS after it closed, with no listing period, so it counts in the sales and price range but not in days on market or the sale-to-list share. These MLS counts differ from the county figures above because the windows differ (the county’s ends with the 28 April 2026 deed, the MLS window runs from 16 October 2025 to 16 October 2026) and builder closings do not always reach the MLS.
Most Mayflower Way at Del Webb Naples sellers have. From May 2025 to April 2026, all 3 resales that pair with an earlier recorded sale of the same unit sold higher, at a median of plus 17.8 percent. Since 1 January 2021, 30 resale pairs show a median change of plus 28.9 percent, and 4 of the 30 sold below the earlier price.
Data updated: October 2026 (Collier County recorded qualified sales through 28 April 2026)
Our team has paired every qualified Mayflower Way resale since 2021 with the same unit’s previous qualified sale in the Collier County Property Appraiser, 2026 tax roll data files. The changes are gross recorded prices, before commissions, closing costs, improvements and years of assessments, so your net result differs from the percentage.
Unit | Bought | Price paid | Resold | Resale price | Change |
|---|---|---|---|---|---|
5706 Mayflower Way #204, Section I | 9 Apr 2018 | $195,000 | 18 Dec 2025 | $280,000 | plus 43.6% |
5702 Mayflower Way #307, Section I | 14 Jan 2021 | $190,000 | 14 Apr 2026 | $212,500 | plus 11.8% |
5690 Mayflower Way #608, Section III | 5 Jul 2023 | $284,500 | 28 Apr 2026 | $335,000 | plus 17.8% |
Source: Collier County Property Appraiser, 2026 tax roll data files. 3 pairs, median plus 17.8 percent, 0 of 3 below. The other two resales in the window, #702 and #1208, have no earlier qualified sale on the roll.
When you bought | What the record shows | What it means when you sell |
|---|---|---|
2007 or 2008 from Del Webb (Section I) | Builder medians $267,100 (2007) and $226,900 (2008); Section I resold at $212,500 and $280,000 in the last twelve months | Some early owners resold below their price; we price from Section I’s own recent deeds |
2009 to 2020 as a resale or from Del Webb | Builder medians $204,000 to $215,000 in 2018 to 2020 | The paired resales in this group sold above their purchase price |
2021 or 2022 | Builder medians $234,550 (2021) and $377,950 (2022, 2 sales) | Depends on plan and price paid; 2021 buyers have generally gained |
2023 or 2024 from Del Webb (Sections III and IV) | Builder medians $357,750 (2023) and $339,500 (2024) | Prices eased in 2025; the 24-month resale median of $287,000 is the honest reference |
2025 from Del Webb (Section IV) | 22 closings at $278,500, $250,000 to $310,000 | Your comparables are your neighbors’ own closing prices |
Source: Collier County Property Appraiser, 2026 tax roll data files; several years hold fewer than ten builder closings, so read single years with care.
The losses since 2021 cluster at the two ends of the timeline: Section I owners who paid 2007 and 2008 prices, and owners who bought near the 2022 to 2024 top and resold while Del Webb was still closing new Section IV units at $250,000 to $310,000 (Collier County Property Appraiser, 2026 tax roll data files). With the builder now sold out, that second pressure is gone, which is the single biggest change for a 2026 seller.
A Mayflower Way at Del Webb Naples seller now competes with other Mayflower Way resales, with homes elsewhere in Del Webb Naples, and with the two-story condominiums at The National, not with Del Webb. The builder recorded its last Mayflower Way closing on 1 December 2025 after showing all four carriage plans Sold Out on 17 November 2025.
Del Webb built Mayflower Way in two eras: Section I closed from November 2007 to December 2008, then, after a nine-year pause, Del Webb relaunched four redesigned plans in June 2017 and closed Sections II to IV from December 2018 to 1 December 2025 (Ave Maria, 12 June 2017; Del Webb, archived 17 November 2025; Del Webb, archived 14 January 2026).
Year | Closings | Median recorded price |
|---|---|---|
2019 | 9 | $215,000 |
2020 | 5 | $207,000 |
2021 | 6 | $234,550 |
2022 | 2 | $377,950 |
2023 | 18 | $357,750 |
2024 | 20 | $339,500 |
2025 | 22 | $278,500 ($250,000 to $310,000) |
Source: Collier County Property Appraiser, 2026 tax roll data files. Recorded builder prices include each buyer’s options, so they run above Del Webb’s base prices: $189,990 to $217,990 in July 2017 and $239,990 to $279,990 from September 2024 to November 2025 (Del Webb, archived 9 July 2017; Del Webb, archived 12 September 2024).
While Del Webb was closing new Section IV units, a resale seller was priced against a brand-new home with a builder warranty a few buildings away. That comparison is now finished. The 22 closings of 2025 remain on the record as comparable sales for an appraiser, but no new Mayflower Way unit can undercut you. Your Section III or IV neighbors who bought in 2025 are now resale sellers too, and some will price against their own 2025 purchase price.
Product | Source and window | Recorded sales | Median | Builder-direct | Resales |
|---|---|---|---|---|---|
Mayflower Way at Del Webb Naples (112 carriage homes, two-story, 55+) | County, May 2025 to April 2026 | 16 | $269,500 | 11 at $260,000 | 5 at $280,000 |
Veranda at The National (256 condominiums, two-story, all ages) | County, September 2025 to August 2026 | 42 | $241,250 | 30 at $235,000 | 12 at $317,500 |
Coach Homes at The National (192 homes, first and second floor, all ages) | County, September 2025 to August 2026 | 33 | $320,000 | 28 at $319,000 | 5 at $425,000 |
Terrace Condominiums at The National (420 condominiums, four-story, elevator, all ages) | County, September 2025 to August 2026 | 85 | n/a | 63 at $205,000 | 22 at $231,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, each window as stated; the windows differ because each guide ends at its own newest qualified sale. Our guides to Veranda at The National, Coach Homes at The National and Terrace Condominiums at The National cover each in full.
On the median yardstick a Mayflower Way resale ($280,000 on 5 sales) sits below Veranda’s resale median ($317,500 on 12) and well below Coach Homes’ ($425,000 on 5), and above Terrace’s ($231,000 on 22). Mayflower Way’s edges are its 55+ village amenities and optional Panther Run golf, second-floor plans of 1,815 and 1,868 square feet, larger than any Terrace plan, two-story buildings outside the structural integrity reserve study and milestone inspection statutes, and Zone X building centers. Its hurdles are stairs for the upper plans and a narrower, age-qualified occupant pool. Lennar listed Coach Homes from $279,997 on 2 October 2026 and Del Webb listed new homes elsewhere in the village from $299,990 in September 2026 (Del Webb Naples), so a buyer with a budget near $300,000 has new-construction options outside Mayflower Way, and your listing has to show why a resale carriage home is the better buy.
Anyone can buy a home at Mayflower Way at Del Webb Naples; the age rule governs who lives there. Every occupied carriage home must have at least one resident aged 55 or older, and no one under 19 may reside more than 90 days in any 12 months, under the Del Webb Naples Declaration, Art. XVI s. 30, written to the federal Housing for Older Persons Act.
The rule does not sit in the Mayflower Way documents. It reaches every carriage home through the Amended and Restated Del Webb Naples Declaration, Article XVI, section 30 (OR 4621 PG 250 to 251, recorded 4 November 2010), which binds each Mayflower owner as a member of the Del Webb Naples Community Association (DWNCA Governing Documents). Federal law permits the restriction under 42 U.S.C. 3607(b), and Florida law mirrors it in s. 760.29, Florida Statutes.
Buyer situation | What the Del Webb Naples Declaration allows |
|---|---|
A buyer aged 55 or older who will live in the home | Buys and occupies |
A couple with one spouse 55 or older and one younger | Buys and occupies together |
A buyer under 55 who will not live there yet | May take title; may not occupy until the age requirement is met by an occupant |
An adult child buying for a parent aged 55 or older | May take title; the parent qualifies the occupancy |
A trust or entity buyer | May take title; the Mayflower Way Declaration s. 12.1 requires designated Primary Occupants |
An investor who plans to lease | May buy; the tenant household still needs a resident aged 55 or older |
Source: DWNCA Amended and Restated Declaration, Art. XVI s. 30; Mayflower Way Declaration s. 12.1 (OR 4302 PG 3033 to 3034). We explain the rule in these terms to every buyer and never steer anyone by age or family status.
Put the rule in the listing remarks and the disclosure package in neutral terms: “Del Webb Naples is a 55+ community under the Housing for Older Persons Act; at least one occupant of each home must be 55 or older; see the Del Webb Naples Declaration, Art. XVI s. 30.” Give the buyer the recorded source, not a summary of it. That one sentence prevents most age-rule surprises late in a contract.
A 55+ community must be able to verify occupants’ ages through reliable surveys and affidavits (24 CFR 100.307), and federal rules require at least 80 percent of occupied units to have a resident 55 or older (24 CFR 100.305). Expect the village association to ask the buyer for proof of age for the qualifying occupant. We tell the buyer’s agent at contract so the paperwork is ready when the estoppel is ordered, rather than discovered the week of closing.
If your buyer is an investor, two rules travel together: the Mayflower Way Declaration s. 12.2 (OR 4302 PG 3034) allows whole-unit leases only, for at least 30 days and no more than 4 leases per calendar year, and the tenant household still needs a resident aged 55 or older under the village declaration. The Section III declaration (s. 13.1 to 13.3, OR 6256 PG 3323) adds a one-year maximum term and 20 days’ notice with a copy of the lease; the Section I, II and IV declarations govern for those units (Mayflower Way Declaration). The declaration has been amended several times, most recently in 2025 (OR 6493 PG 707), so the current text goes in the package.
The village declaration exempts parcels closed before 4 November 2010 from the age restriction until the next re-conveyance, with exceptions for estates, spouses and trusts (DWNCA 2014 annual meeting minutes). Section I’s builder closings ran from November 2007 to December 2008, so a Section I unit could carry that status only if it has not been re-conveyed since, and most have resold. Never market a unit as exempt; confirm the status unit by unit with the Del Webb Naples Community Association before anyone relies on it.
A narrower occupant pool is not a lower price by itself. Mayflower Way resales since 2021 have paired at a plus 28.9 percent median (Collier County Property Appraiser, 2026 tax roll data files) inside the same rule. What it changes is the marketing: the buyer is often relocating, often buying with cash or a large down payment, and often comparing several 55+ villages at once. On 10 June 2026 Collier County approved an Ave Maria expansion that includes a roughly 1,000-acre 55+ community east of Camp Keais Road (Gulfshore Business, June 2026); that is future competition for the same buyers, not a change to Mayflower Way’s documents.
A buyer at Mayflower Way at Del Webb Naples adds four layers: the condominium fee for your section (with the Recreation Association fee already inside it), the DWNCA social assessment of $859.80 a quarter, the Stewardship District line on the tax bill and the Ave Maria Master Association assessment. A Section III home runs about $10,501 a year before property tax and the Master assessment.
Data updated: October 2026 (published association budgets and the AMSCD FY 2026-27 final budget)
Buyers subtract carrying cost from what they will pay, so the fee stack is part of your price. We put the worked figure for your section in front of the buyer at the first showing, with the source for every line.
Layer | Amount | Source |
|---|---|---|
Section III condominium association, 2026 | $1,387.00 a quarter ($5,548.00 a year) | |
Section IV condominium association, 2025 (latest posted) | $1,317.63 a quarter ($5,270.54 a year) | |
Sections I and II condominium associations | Not published; the estoppel states it | s. 718.111(12) |
Mayflower Way Recreation Association | $357.66 a quarter (2025), inside the condo fee, never added on top | |
DWNCA social assessment, 2026 | $859.80 a quarter ($3,439.20 a year) | |
DWNCA lawn (home-series) assessment | None for carriage homes (derived; confirm on the estoppel) | DWNCA 2026 budget unit counts |
Panther Run golf membership, optional | plus $712.56 a quarter (2026) | |
Ave Maria Stewardship Community District, FY 2026-27 | $1,387.20, $1,479.20 or $1,514.22 a year, by bond series | |
Ave Maria Master Association | Not published; the estoppel states it | Master Association estoppel |
The DWNCA line is our derivation, and we label it that way: the DWNCA 2026 budget’s unit counts for its four lawn series add to 2,337 homes, which leaves exactly 112 social-only homes of its 2,449-home basis, the Mayflower Way count. Mayflower lawns are paid through the Recreation Association’s own landscape contract.
Section | Condo fee | DWNCA social | AMSCD FY 2026-27 | Annual total | About a month |
|---|---|---|---|---|---|
Section III (2026 condo budget) | $5,548.00 | $3,439.20 | $1,514.22 | $10,501.42 | $875 |
Section IV (2025 condo budget) | $5,270.54 | $3,439.20 | $1,514.22 | $10,223.96 | $852 |
Sections I and II | From the estoppel | $3,439.20 | $1,387.20 or $1,479.20 | Condo fee plus $4,826.40 or $4,918.40 | n/a |
All totals are before property tax and the Master Association assessment. The AMSCD tier is confirmed for Section I ($403 debt tier on the FY 2025-26 roll) and Section III ($530.02 tier); Section II units appear to sit in the $495 tier and Section IV units in the $530.02 tier, and the tax bill for the unit is the authority (AMSCD FY 2025-26 assessment schedule). The Stewardship District is a Chapter 189 special district, and the Mayflower Way Declaration s. 2.3 requires its disclosure in every sales contract.
The Section III 2026 budget, per unit per year, carries insurance of $1,417.00 (its insurance line fell 23 percent), water and sewer of $1,250.00, the Recreation Association share of $1,445.36, fire alarm monitoring of $166.50, building maintenance of $133.50, electricity of $83.50, a roof reserve of $277.78 and a paint reserve of $200.00 (Section III 2026 budget). Section IV’s 2025 budget carries insurance of $1,796.25, water and sewer of $1,050.00, Recreation of $1,430.64 and fire alarm of $175.00 per unit. A buyer reads water and sewer and the building insurance inside the fee as costs a villa owner pays separately, and we say so in the listing.
Sections I and II are 24-unit associations managed by RealManage, below the 25-unit threshold that requires a posted website under s. 718.111(12), so their budgets are not public. As an owner you can request the current budget from your association; put it in the disclosure package and order the estoppel early, so the buyer sees a real figure. Never let a listing borrow the Section III or IV number.
Buyers compare monthly cost, not just price. A Mayflower Way buyer at about $875 a month in association and district charges for a Section III home (before property tax and the Master assessment) is weighing that against a villa whose owner insures the whole structure and pays water separately, and against condominiums at The National with their own fees. When the buyer understands what the condo fee includes, the fee becomes a reason to buy rather than a reason to discount. When the buyer learns it late, it becomes a price reduction request.
The Recreation Association fee ran $329.59 a quarter in 2023, $339.52 in 2024 and $357.66 in 2025 (Recreation 2025 budget). The DWNCA social assessment ran $793.83 a quarter in 2024, $839.09 in 2025 and $859.80 in 2026, which includes bulk cable at $240.00 a quarter under a Comcast agreement ratified on 17 September 2025 (DWNCA 17 September 2025 minutes).
At Mayflower Way at Del Webb Naples we price a first-floor Heron or Egret against other first-floor homes and a second-floor Spoonbill or Cormorant against other second-floor homes, because buyers shop the floor first. Del Webb priced the upper plans higher; resales since 2021 recorded higher medians upstairs, while 2025 builder closings did not.
Data updated: October 2026 (Collier County recorded qualified sales through 28 April 2026)
Every building in Sections II to IV holds the same four-position grid: positions 01 and 08 are Spoonbill (second floor, end), 02 and 07 Egret (first floor, end), 03 and 06 Heron (first floor, interior), 04 and 05 Cormorant (second floor, interior). The unit number is the building number plus the position, so #608 is building 6, position 08, a Spoonbill.
Plan | Floor and position | Air-conditioned sq ft (Del Webb) | Bedrooms and baths | Del Webb base, Sept 2024 to Nov 2025 |
|---|---|---|---|---|
Heron | First floor, interior | 1,457 | 2 plus flex room, 2 baths | $239,990 |
Egret | First floor, end | 1,538 | 2 plus flex room, 2 baths | $249,990 |
Spoonbill | Second floor, end | 1,815 | 2 plus flex room (den or third bedroom), 2 baths | $276,990 |
Cormorant | Second floor, interior | 1,868 | 2 plus flex room (den or third bedroom), 2.5 baths | $279,990 |
Sources: Ave Maria, 12 June 2017; Del Webb plan pages (Heron, Egret, Spoonbill, Cormorant, archived 2019); base prices from Del Webb, archived 12 September 2024. Every plan has a one-car attached garage and a screened lanai.
Plan | 2025 builder-direct closings | 2025 builder median | Resales since January 2021 | Resale median since 2021 |
|---|---|---|---|---|
Heron (first) | 9 | $278,000 | 8 | $309,450 |
Egret (first) | 6 | $296,000 | 1 | $270,000 |
Spoonbill (second) | 3 | $290,000 | 7 | $335,000 |
Cormorant (second) | 4 | $260,000 | 2 | $347,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files; Sections II to IV by unit position. Section I’s 15 resales since 2021 are not split by plan. These are small samples spread across a market that rose into 2023 and eased after, so the year of sale matters as much as the plan.
A first-floor buyer gets a home at ground level beside the garage, with no stairs to the front door. A second-floor buyer climbs a stair, since Del Webb’s pages mention no elevator for any Mayflower Way building, and in return has no neighbor overhead, more air-conditioned space and a flex room that can be a third bedroom. In a 55+ village both are real preferences, and only the buyer can weigh them. We describe the homes accurately and leave the choice to the buyer; Fair Housing law means we never steer anyone to a floor.
A first-floor listing competes first with the other first-floor homes on the street, and a second-floor listing with the other second-floor homes. An end unit (Egret below, Spoonbill above) shares walls on fewer sides; an interior unit (Heron below, Cormorant above) sits between neighbors. On the second floor that choice runs against size, because the interior Cormorant is the larger plan and has the half bath. We line up your home against the same floor and position first, then widen to the other floor only if the sample is too thin.
For a Heron or Egret we lead with the ground-level access, the shorter walk from the garage and the screened lanai at grade. The recorded floor for a first-floor resale in the last twelve months is Section III’s Egret at 5686 Mayflower Way #702 at $270,000 (9 June 2025), against 2025 builder closings of $278,000 for Herons and $296,000 for Egrets (Collier County Property Appraiser, 2026 tax roll data files).
For a Spoonbill or Cormorant we lead with the size, the privacy and the possible third bedroom, and we answer the stair question with a photo of the stair itself. Second-floor resales in the last twelve months recorded $287,000 (5697 Mayflower Way #1208, Section IV) and $335,000 (5690 Mayflower Way #608, Section III), and the highest Mayflower Way resale on record, $396,300, was a Spoonbill (Collier County Property Appraiser, 2026 tax roll data files).
A Section I home at Mayflower Way at Del Webb Naples sells differently from a Section II, III or IV home. Section I dates from 2007, is an earlier and slightly smaller version of the same layout, has 2007 roofs on its association’s master policy, is managed by RealManage with no public budget, and raises the pre-2010 age-rule question that the newer sections never do.
Point a buyer will ask about | Section I (buildings 2, 3, 14) | Sections II to IV (buildings 1, 4 to 13) |
|---|---|---|
Built and first sold | November 2007 to December 2008 | December 2018 to December 2025 |
Layout | Earlier, slightly smaller version of the four-position layout; 2007 plan names not published | Heron, Egret, Spoonbill, Cormorant |
Manager | RealManage | Section II RealManage; Sections III and IV Hampton Golf |
Condo budget public? | No (24 units, s. 718.111(12)) | Section II no; Section III 2026 and Section IV 2025 yes |
Roof age | 2007, on the master policy | 2018 to 2025, on the master policy |
Pre-2010 age-rule exemption possible? | Only if not re-conveyed since; confirm with DWNCA | No |
Twelve-month resales | 2, $246,250 median | Section III 2 at $302,500; Section IV 1 at $287,000; Section II 0 |
AMSCD FY 2026-27 tier | $1,387.20 | Section II appears $1,479.20; Sections III and IV $1,514.22; the tax bill governs |
Sources: Collier County Property Appraiser, 2026 tax roll data files; Sunbiz, Section I and Sunbiz, Section III filings; AMSCD schedules as cited above.
We describe a Section I unit by its position, for example “first-floor end” or “second-floor interior”, and confirm its room count and size from the listing floor plan, never from Del Webb’s later plan sheets and never from the county’s building-area field. A buyer who expects a Heron and finds an earlier layout loses confidence; a buyer told the truth up front compares fairly.
The roof sits on the condominium association’s master policy and in its reserve schedule, not on your unit policy, under s. 718.111(11). Section I buyers will still ask how old the roofs are and whether a replacement assessment is planned. The newer sections’ reserve schedules carry $40,000 per eight-unit building for roof replacement on a 20-year life and $8,000 for paint on a 7-year life (Section III 2026 reserves; Section IV 2025 reserves); for Section I, ask your association in writing what is planned and put the answer in the package.
Sections I and II are managed by RealManage; Section III, Section IV and the Recreation Association by Hampton Golf. The 2025 Section IV and Recreation budgets state that the developer deficit-funds operations, so those associations were developer-controlled as of those budgets; the Del Webb Naples Community Association is Pulte-controlled, with turnover by 31 December 2030 at the latest (OR 5724 PG 1392). Buyers’ lenders ask who controls the association; the questionnaire answers it, and we order that questionnaire early.
A buyer at Mayflower Way at Del Webb Naples will ask about flood zone, hurricanes and the HO-6 policy. FEMA maps all 14 building centers in Zone X on panel 12021C0255H (16 May 2012), but three building outlines clip the high-risk area along the lakes, so the lender’s flood determination for your building decides. Evacuation is Collier County Zone F.
FEMA’s National Flood Hazard Layer, queried at all 14 county building outlines on 2 October 2026, puts every building center in Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area (FEMA National Flood Hazard Layer). Three outlines clip the high-risk zones by small amounts: 5682 Mayflower Way (Section III, about 346 sq ft, AE and AH), 5683 (Section IV, about 8 sq ft, AE) and 5690 (Section III, about 3 sq ft, AH). The nearest mapped base flood elevation lines are 21.0 ft NAVD88. If your home is in one of those three buildings, have the lender’s determination and any Elevation Certificate ready before you list.
The federal mandatory-purchase rule applies to buildings in a Special Flood Hazard Area with a federally backed loan, so for a Zone X building it does not apply by map; the buyer’s lender makes its own determination for the specific building, and that determination governs. Citizens Property Insurance does not require flood coverage for a condominium unit-owner (HO-6) policy (s. 627.351(6)(aa), Florida Statutes; Citizens, flood eligibility for condominiums). Collier County is a Community Rating System Class 5 community, a 25 percent discount on eligible flood policies (Collier County 2026 Flood Protection Newsletter). We never tell a buyer that a building cannot flood.
Mayflower Way sits about 24 miles inland. The developer reported “minimal landscape damage” in Ave Maria after Ian and Irma (Ave Maria, 12 October 2022) and “zero damage despite the extreme 2024 season” (Ave Maria, 4 June 2025); those are the developer’s statements, dated. We found no building-specific Mayflower Way damage report in NWS or developer records, and we say exactly that. Section I existed for Irma in 2017 (NWS Miami, Hurricane Irma); Sections I and II existed for Ian in 2022 (NWS Miami, Hurricane Ian summary).
Under s. 718.111(11) the association insures the building as originally installed, and the unit owner insures floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and personal property. Florida requires at least $2,000 of loss assessment coverage on unit-owner policies (s. 627.714). Hand the buyer the association’s insurance declarations page from the package so their agent can quote the HO-6 quickly.
Florida’s structural integrity reserve study and milestone inspection laws apply to condominium buildings of three or more habitable stories (s. 718.112; s. 553.899). Mayflower Way’s buildings are two stories, so neither applies by the statutes’ own terms. Buyers comparing Mayflower Way with four-story Terrace, where both laws apply, often count this in your favor, and we say so in the listing.
Florida requires a residential seller to give the buyer a flood disclosure at or before the contract, covering flood insurance claims, federal flood assistance and known flood damage during ownership (s. 689.302, Florida Statutes). Answer it from your own records; if you have never filed a claim, say so plainly.
We price a Mayflower Way at Del Webb Naples home from the recorded resales of the same floor and plan, adjusted for section, position, condition and sale date, then test it against Del Webb’s 2025 closings for the same plan and current competing listings. The fee stack and the flood determination for your building go into the number before it reaches a buyer.
Every recorded figure above is from the Collier County Property Appraiser, 2026 tax roll data files.
We will not price your home from a ZIP-wide estimate, from the Del Webb Naples village median, which mixes single-family homes and villas with carriage homes, or from the 2024 high of $396,300 alone. We will not quote square footage from the county’s building-area field, and we will not assign a Del Webb plan name to a Section I unit.
Our Del Webb Naples seller’s guide counts a later twelve-month window (August 2025 to July 2026) and shows 11 Mayflower Way sales; this page ends its windows at the newest qualified Mayflower Way sale, April 2026. Both are true; they cover different months.
A Mayflower Way at Del Webb Naples seller delivers the condominium resale package under s. 718.503, discloses the Stewardship District under the Mayflower Way Declaration s. 2.3, gives Florida’s flood disclosure, and orders up to four estoppel certificates. Because a Chapter 718 condominium sits inside Chapter 720 associations here, the homeowners’ disclosure summary is a fork, not a given.
A condominium resale buyer is entitled to the declaration, articles, bylaws, rules, the most recent annual financial report and budget, and the other documents the statute lists, and the contract is voidable by the buyer for a period after receiving them (s. 718.503, Florida Statutes). Include the current Mayflower Way Declaration with its amendments through 2025 (OR 6493 PG 707) and your section’s declaration. Delivering the package at contract, not later, starts the buyer’s review clock early.
Florida’s homeowners’ association disclosure summary under s. 720.401 is a pre-contract duty that the seller supplies on a resale, but s. 720.401(2) says it does not apply to associations governed by Chapter 718. Your carriage home is a Chapter 718 condominium unit that also sits inside Chapter 720 associations (the Mayflower Way Recreation Association and the Del Webb Naples Community Association). How the two regimes meet in your contract is a question for your closing agent or attorney; this is information, not legal advice.
The Mayflower Way Declaration s. 2.3 requires the Ave Maria Stewardship Community District disclosure in every sales contract (Mayflower Way Declaration). The district is a Chapter 189 special district (s. 189.012) and its assessment appears on the unit’s own tax bill; hand the buyer that bill.
Association | Statute | What it confirms |
|---|---|---|
Your section’s condominium association | Condo assessments paid, any special assessment, the regular fee | |
Mayflower Way Recreation Association | Recreation fee status and any capital contribution | |
Del Webb Naples Community Association | s. 720.30851 | Social assessment status and village charges |
Ave Maria Master Association | s. 720.30851 | The Master assessment, which is not published elsewhere |
By statute the fee is capped at $250 when nothing is delinquent, plus $100 to expedite within 3 business days and up to $150 more if the account is delinquent; the caps adjust for inflation every five years. Certificates issue within 10 business days and are valid 30 days (35 if mailed). Each association’s form states its actual fee, and the contract decides who pays it.
The Mayflower Way Declaration s. 4.1(D) provides for a Recreation capital contribution at closing, but no public document states the amount (Mayflower Way Declaration). The Recreation Association’s estoppel states it; we read it to the buyer before closing.
Condominium owners can inspect official records under s. 718.111(12), and members of the Recreation Association and the DWNCA can do the same under s. 720.303. Request the current budget, insurance and any assessment notices in writing when you decide to sell.
We market a Mayflower Way at Del Webb Naples home through the MLS, professional photography, a floor-and-plan explanation and our own buyer network, because the Mayflower Way Declaration s. 9.2 bars owners of condominium units from posting For Sale, For Rent or Open House signs. The listing does the work a yard sign would.
Mayflower Way buyers are often relocating, often shopping several 55+ villages at once and often deciding from out of state. As Top 1% Real Estate Agents Nationally Since 2008, we reach them where they are already looking. We reach them through the MLS and its syndication, our own client database, and video and floor-plan walk-throughs a buyer can review before flying in. Follow our sales on Instagram, Facebook and YouTube.
Showings run by appointment, and your listing agent coordinates access to the gated village. The Mayflower pool campus allows up to six registered house guests at a time, registered 48 hours ahead (Recreation Rules), so we show the amenities from the common areas rather than as a guest visit.
We negotiate a Mayflower Way at Del Webb Naples sale from the recorded resales of your floor and plan, with the fee stack, the age rule, the estoppels and your building’s flood determination already answered. Most condominium contracts that fail do so in the document review or the appraisal, and both are prepared before the first offer.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare the appraisal file ourselves. An appraiser reads recorded sales, and Del Webb’s 2025 closings for your plan sit in the record beside the resales. We give the appraiser the plan, floor, section and condition comparison in writing, with the twelve-month and 24-month resale record, so the value is defended with the same deeds the appraiser can verify.
Credits usually follow surprises: a fee the buyer did not expect, an insurance quote higher than planned, or an inspection item. By front-loading the fee stack, the HO-6 inputs and a pre-listing inspection where it makes sense, we leave the buyer little to renegotiate.
Selling a Mayflower Way at Del Webb Naples home costs the seller the commission set by the listing agreement, documentary stamp tax on the deed at $0.70 per $100 of price, the estoppel fees the contract assigns to the seller, the payoff of any mortgage, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy.
Sale price (a recorded Mayflower Way resale) | Documentary stamp tax ($0.70 per $100) |
|---|---|
$270,000 (Egret, #702, June 2025) | $1,890 |
$287,000 (Spoonbill, #1208, August 2025) | $2,009 |
$335,000 (Spoonbill, #608, April 2026) | $2,345 |
Source: s. 201.02, Florida Statutes; prices from the Collier County Property Appraiser, 2026 tax roll data files.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. We never list the owner’s title policy as a seller cost on a Mayflower Way net sheet unless your contract assigns it to you. Premium rates are set by rule (Rule 69O-186.003).
Estoppel fees run up to $250 per certificate when nothing is delinquent, plus $100 if expedited, across as many as four associations, as the contract allocates. Property taxes, condo and village assessments and the Stewardship District line on the tax bill are prorated to the closing date, so the seller pays for the days owned.
Since August 2024, compensation for a buyer’s agent is negotiated separately and is never a condition of the MLS listing (NAR settlement FAQs). Your listing agreement sets your own commission, and any offer of buyer-agent compensation is your decision, made in writing.
Many Mayflower Way at Del Webb Naples sellers owe no federal capital gains tax: a primary residence owned and lived in for two of the last five years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under section 121. Second-home and rental sellers report the gain, and foreign sellers face FIRPTA withholding.
IRS Publication 523 explains the ownership and use tests, partial exclusions and how to figure basis, including improvements you can document. Keep your closing statement from the purchase and your improvement receipts; ask your tax adviser how they apply to you.
A seller who is a foreign person under FIRPTA generally has tax withheld at closing from the amount realized (IRS, FIRPTA withholding). Tell us early so the closing agent can plan for it.
If you are moving to another Florida homestead, portability may let you carry part of your Save Our Homes benefit to the new home (Florida Department of Revenue, PT-112). File for it with the new homestead application.
Most Mayflower Way at Del Webb Naples sellers net more by listing, because the buyer pool is age-qualified and spread across the country, the declaration bars yard signs, and the condo package, four estoppels and the age-rule explanation all have to be right. A cash investor may close faster, but prices to resell or lease into a 30-day-minimum rental market.
Factor | List with McGreevy and Comisar | Sell for cash to an investor | Sell by owner |
|---|---|---|---|
Buyer reach | MLS, syndication and our buyer network | One buyer | Whoever finds you, with no yard sign allowed |
Price basis | Recorded resales of your floor and plan | The investor’s resale or rental margin | Your own estimate |
55+ rule handling | Explained to every buyer, in writing | Investor still needs a 55+ tenant or occupant | On you |
Condo package and estoppels | Ordered at listing | Often on you | On you |
Leasing rules for an investor | Disclosed: 30-day minimum, 4 leases a year | Limits the investor’s return | On you |
Sources: Mayflower Way Declaration s. 9.2 and s. 12.2; DWNCA Declaration Art. XVI s. 30.
An estate sale, a home needing major work or a seller who needs certainty more than price can be served by a cash buyer. We will tell you what the recorded resales suggest you are giving up, so you can decide with numbers.
Without a sign, an MLS listing or a buyer network, a by-owner seller relies on the buyer finding the home. If you go that way, still deliver the full s. 718.503 package, order the estoppels early and state the age rule from its source.
For many owners at Mayflower Way at Del Webb Naples, yes: the builder is sold out, so no new carriage home undercuts a resale, and recent sellers paired above their purchase price. Against that, the county recorded no qualified Mayflower Way sale from May to August 2026, and new homes elsewhere in Ave Maria compete for the same 55+ buyers.
Southwest Florida’s seasonal buyers arrive in the cooler months, and many 55+ buyers tour in person then. We time photography, pricing and launch so your home is ready when they are, and we read the MLS on the day we price rather than relying on a calendar rule.
Request a free valuation of your Mayflower Way at Del Webb Naples home with the Home Valuation form on this page, or call Jesse direct at (239) 898-6072. We send a value built from your floor and plan’s recorded resales, your section, the resale pairs that match your purchase year and the current competing listings, the same day.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every Mayflower Way valuation personally. Send your address and unit number, your section, your plan if you know it, upgrades with dates, whether the home is leased, your last association statements and any notice of a special assessment. With that, we can give you a range the same day and a full pricing file after a walk-through.
Get your free Mayflower Way valuation and we will send a value built from recorded Mayflower Way sales, not a ZIP-wide estimate. For the full method, read our Mayflower Way home valuation guide. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Mayflower Way at Del Webb Naples listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; each review below is copied in full from our Google Business Profile, where you can read them all, and we never publish an aggregate rating.
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review
These are the questions Mayflower Way at Del Webb Naples owners ask us most before they sell, answered from the Collier County recorded sales file, the recorded Mayflower Way and Del Webb Naples declarations, the published association budgets, FEMA and Florida and federal law. If yours is not here, use the valuation form on this page or call Jesse direct at (239) 898-6072.
The best listing agent for Mayflower Way is one who prices from the street’s own recorded resales by floor, plan and section, explains the 55+ rule and the fee stack to buyers accurately, and orders the estoppels and condominium package before listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and do that on every Mayflower Way listing.
The county recorded 5 Mayflower Way resales from May 2025 to April 2026 at a $280,000 median, from $212,500 to $335,000, and 11 resales over 24 months at a $287,000 median (Collier County Property Appraiser, 2026 tax roll data files). Your value depends on floor, plan, section and condition; request a free valuation for your unit.
The county recorded 16 qualified Mayflower Way sales from May 2025 to April 2026, 11 of them Del Webb’s final closings and 5 resales, and 6 resales in calendar 2025 (Collier County Property Appraiser, 2026 tax roll data files). With 112 homes and the builder gone, a handful of resales a year is normal, so each sale carries weight as a comparable.
Not necessarily. The occupant pool is narrower, but the buyers who want a 55+ village with clubhouses and optional golf are motivated and often buy with cash. Mayflower Way’s 30 resale pairs since 2021 show a plus 28.9 percent median change under the same rule (Collier County Property Appraiser, 2026 tax roll data files). Clear disclosure of the rule matters more than the rule itself.
Yes. Ownership is not age-restricted; occupancy is. Under the Del Webb Naples Declaration, Art. XVI s. 30, every occupied home needs at least one resident aged 55 or older, so a younger buyer can take title but cannot live there unless the requirement is met (DWNCA Governing Documents).
Visits are fine. The village declaration limits residence by anyone under 19 to no more than 90 days in any 12 months, and the Section III condominium declaration requires occupants under 18 to be supervised by an adult (s. 12.2, OR 6256 PG 3320). Point the buyer to the recorded text rather than paraphrasing it (DWNCA Governing Documents).
Expect it. A 55+ community must verify occupants’ ages through reliable surveys and affidavits under 24 CFR 100.307, so the village association may ask the buyer for proof of age for the qualifying occupant. We raise it at contract so it never delays the closing.
Possibly, but never assume it. The village declaration exempts parcels closed before 4 November 2010 until the next re-conveyance, with estate, spouse and trust exceptions; Section I closed from Del Webb in 2007 and 2008, and most of those units have since resold (DWNCA 2014 annual meeting minutes). Confirm your unit’s status with the DWNCA before marketing it.
Price against other Mayflower Way resales of your floor and plan, with Del Webb’s 2025 closings as the floor an appraiser will see: Heron $278,000, Egret $296,000, Spoonbill $290,000 and Cormorant $260,000 (Collier County Property Appraiser, 2026 tax roll data files). No new carriage home can undercut you now, which is the biggest change since 2025.
On resales since 2021, yes: Spoonbill 7 resales at $335,000 and Cormorant 2 at $347,500, against Heron 8 at $309,450 and Egret 1 at $270,000. In Del Webb’s 2025 closings, no: the first-floor Egret recorded the highest plan median, $296,000 (Collier County Property Appraiser, 2026 tax roll data files). Samples are small, so we price from the closest matches.
Section I’s two resales from May 2025 to April 2026 recorded a $246,250 median, against $302,500 for Section III’s two (Collier County Property Appraiser, 2026 tax roll data files). Section I is a 2007 build with an earlier, slightly smaller layout, so it trades in its own band; a well-kept Section I home still sold at $280,000 in December 2025.
On the Southwest Florida MLS, the 10 Mayflower Way closings with a listing period in the 12 months to 16 October 2026 took a median 373.5 days on market, but that median leans on Del Webb’s closeout units: four of its five Section IV closeout sales had been listed 355 to 474 days, while three of the five owner resales closed within 121 days. We read current days on market from the MLS again when we price your home. Time to close depends on price, the condominium package, the four estoppels and the buyer’s age verification, and we start all three at listing.
The county roll shows four Mayflower Way transfers from 1 May to 24 August 2026, all marked not qualified: two at $0 and two priced (Collier County Property Appraiser, 2026 tax roll data files). They are excluded by rule. Sales after the extract will appear in the next county file or the MLS, and we read both on the day we price.
The condo fee for your section (Section III $1,387.00 a quarter in 2026; Section IV $1,317.63 in 2025; Sections I and II from the estoppel), the DWNCA social assessment of $859.80 a quarter, the Stewardship District line on the tax bill and the Master Association assessment (DWNCA 2026 budget). Give the buyer your section’s worked total.
No. The Mayflower Way Recreation Association fee, $357.66 a quarter in 2025, is a line inside each section’s condominium budget, so it is already in the condo fee (Recreation 2025 budget). Listings that add it twice overstate your carrying cost and cost you offers.
By our reading, no. The DWNCA 2026 budget’s four lawn series add to 2,337 homes of its 2,449-home basis, leaving exactly 112 social-only homes, the Mayflower Way count, and Mayflower lawns are paid through the Recreation Association’s landscape contract (DWNCA 2026 budget). That is a derivation; the DWNCA estoppel confirms it.
The Ave Maria Stewardship Community District, a Chapter 189 special district, bills each unit on the county tax bill. For FY 2026-27 the per-unit totals are $1,387.20, $1,479.20 or $1,514.22, depending on the bond series that financed your section (AMSCD FY 2026-27 final budget). Your own tax bill is the authority.
We could not find a public copy of the Master Association assessment in any primary source, and we do not print estimates. The Ave Maria Master Association’s estoppel certificate states the current figure, and we order it at listing so your buyer sees a real number (Ave Maria Master Association).
Up to four: your section’s condominium association under s. 718.116, and the Mayflower Way Recreation Association, the Del Webb Naples Community Association and the Ave Maria Master Association under s. 720.30851. Each takes up to 10 business days, so we order them together.
The contract decides. By statute each certificate is capped at $250 when nothing is delinquent, plus $100 to expedite and up to $150 more if delinquent, with the caps adjusted for inflation every five years (s. 720.30851). Each association’s own form states its actual fee.
The condominium resale documents under s. 718.503: the declaration, articles, bylaws, rules, the latest budget and annual financial report and the other listed items, plus the Mayflower Way Declaration with its amendments through 2025, the Stewardship District disclosure and Florida’s flood disclosure.
It is a fork. Section 720.401 makes the summary a seller’s pre-contract duty on a resale, but s. 720.401(2) excludes associations governed by Chapter 718, and your unit is a condominium inside Chapter 720 associations (s. 720.401). Ask your closing agent or attorney how your contract handles it; this is information, not legal advice.
The Mayflower Way Declaration s. 4.1(D) provides for a Recreation capital contribution at closing, but no public document states the amount (Mayflower Way Declaration). The Recreation Association’s estoppel states it, and the contract says who pays.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. It is not a customary seller cost on a Mayflower Way sale. Premium rates are set by Florida rule (Rule 69O-186.003).
Florida documentary stamp tax on the deed is $0.70 per $100 of the price, which the seller customarily pays: $1,890 at $270,000, $2,009 at $287,000 and $2,345 at $335,000, three recorded Mayflower Way resale prices (s. 201.02).
No. The Mayflower Way Declaration s. 9.2 (OR 4302 PG 3027) says no owner of a condominium unit other than the developer may post For Sale, For Rent or Open House signs (Mayflower Way Declaration). Your marketing runs through the MLS, photography and our buyer network instead.
Yes, subject to the lease. Leases must be for at least 30 days, whole unit only, no more than 4 a calendar year (Mayflower Way Declaration s. 12.2), and the tenant household needs a resident aged 55 or older. Showings follow the notice terms of the lease. Give the buyer a copy of the lease and the rent roll at contract.
Yes, within the rules: 30-day minimum leases, no more than 4 per calendar year, no time-sharing, and a 55+ resident in the tenant household (Mayflower Way Declaration s. 12.2; DWNCA Declaration Art. XVI s. 30). The Section III declaration adds a one-year maximum term and no subleasing (Mayflower Way Declaration).
Every one of the 14 building centers is FEMA Zone X on panel 12021C0255H (16 May 2012), but the outlines of 5682, 5683 and 5690 Mayflower Way clip the high-risk AE or AH zones by small amounts (FEMA National Flood Hazard Layer). The lender’s determination for your building decides, and an Elevation Certificate helps.
Federal mandatory purchase applies to buildings in a Special Flood Hazard Area with a federally backed loan, so for a Zone X building it does not apply by map; the lender’s own determination governs. Citizens does not require flood coverage on a condominium unit-owner policy (s. 627.351). Many buyers choose it anyway at preferred rates.
No. Both laws apply to condominium buildings of three or more habitable stories (s. 718.112; s. 553.899), and Mayflower Way’s buildings are two stories. The associations still reserve for roofs and paint, which buyers can read in the published reserve schedules.
Yes. An as-is contract limits your repair obligation, but the buyer can still inspect and cancel within the inspection period, and you still owe the condominium package and Florida’s disclosures (s. 718.503). Price an as-is home against recorded resales of comparable condition.
Fix what a buyer’s inspector will write up and what a photo exposes: HVAC service, water heater age, lanai screens, caulking and anything inside your unit the HO-6 would cover. Exterior and roof items belong to the association under s. 718.111(11), so do not spend on them; document their status instead.
If it was your primary residence for two of the last five years, you can usually exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly (IRS Publication 523). A second home or rental is taxed differently. Ask your tax adviser.
Many Mayflower Way owners are seasonal. We handle access, photography and showings, coordinate the four estoppels and the condominium package, and arrange a mail-away or remote closing with the closing agent the buyer chooses, as Collier County custom provides. You sign electronically or with a mobile notary wherever you are.
Start with the estate’s authority to sell, then the estoppels, since assessments may have accrued. If the home was a pre-2010 Section I parcel, the village declaration’s estate exception to the age-rule re-conveyance rule may matter; confirm with the DWNCA and the estate’s attorney before marketing (DWNCA Governing Documents).
Golf at Panther Run is optional, billed at $712.56 a quarter in 2026 on top of the village social assessment, and is not part of the carriage-home fee (Panther Run membership plan). If you hold one, ask the club in writing how it is handled on a sale and tell buyers.
Yes. Marc leads our buyer side and can line up your next purchase while Jesse runs your sale, so the two closings fit together. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Ask for a valuation. Request your free Mayflower Way valuation or call Jesse direct at (239) 898-6072, and we will send a price range built from your floor, plan and section’s recorded resales, with a list of the documents to request from your associations.
A Mayflower Way at Del Webb Naples specialist knows which section, manager and fee budget sit behind each building, which plan each unit position holds, which three buildings clip the flood zone, how the 55+ rule reaches a condominium owner, and how every recorded resale paired with its purchase price. That knowledge sets a price that holds through the appraisal.
Our Mayflower Way at Del Webb Naples guide covers the four sections, the plans, the fees and the flood map in full. For the rest of the village, see our Del Webb Naples seller’s guide and the Del Webb Naples home valuation guide.
Many Mayflower Way sellers are moving within Southwest Florida, sometimes within Del Webb Naples itself. Our guides to buying a Mayflower Way carriage home and buying a home in Del Webb Naples explain how we time a sale and a purchase together.
If you’re searching for the best listing agent for Mayflower Way at Del Webb Naples, or thinking, “I need someone to sell my house in Ave Maria, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Ave Maria, Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you own a Heron, an Egret, a Spoonbill, a Cormorant or a 2007 Section I home, we provide local market guidance, professional listing exposure and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Mayflower Way record, May 2025 to April 2026: we tracked 16 recorded Mayflower Way sales, 11 of them Del Webb’s final closings at a $260,000 median and 5 resales at $280,000, per the Collier County Property Appraiser, 2026 tax roll data files dated 29 August 2026.
Request your free Mayflower Way valuation and we will send a value built from your floor and plan’s recorded resales and your section’s pairs. Confidential conversations welcome. Prefer to talk? Call Jesse direct at (239) 898-6072.
They will if it is in the listing and the package from day one. We state the occupancy rule with its recorded source and explain ownership versus occupancy to every buyer’s agent in writing.
Somewhat. A newer-section second-floor home draws buyers who want space and privacy; a first-floor home draws buyers who want no stairs; a Section I home draws value buyers who accept an earlier layout. We market each to the buyer it fits.
If you own at 5682, 5683 or 5690 Mayflower Way, we get the lender’s determination question answered and any Elevation Certificate in hand before listing, so the buyer’s insurance quote is not a surprise.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this guide we read the four Mayflower Way condominium associations’ public filings, the Mayflower Way and Del Webb Naples declarations, the published budgets and every recorded Mayflower Way sale.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Get a free home valuation or contact us.
Every fact on this page traces to a primary source below: the Collier County recorded sales and roll files, the Collier County Clerk’s Official Records, the Mayflower Way and Del Webb Naples associations’ own published documents, the Stewardship District, Del Webb’s own pages, state and federal agencies and Florida and federal law. We do not cite real estate brokerage or listing sites. Sources were read on 2 October 2026 unless a date is shown.
These are the documents a Mayflower Way at Del Webb Naples seller is most likely to hand a buyer or need at closing, each linked to the association’s own public library or the official publisher. Request your section’s full resale package and the estoppel certificates from your associations when you decide to sell.
Market data from Collier County Property Appraiser 2026 tax roll data files (qualified sales recorded through 28 April 2026; none recorded May to August 2026), pulled October 2026. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026.
McGreevy and Comisar, the Mayflower Way at Del Webb Naples listing team. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.