Sell Your Home in Monterey, Naples

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

If you own a home in Monterey, the guard-gated community on Orange Blossom Drive in North Naples, this page is written for the decision in front of you. It is built from the Collier County Property Appraiser's own 2026 preliminary tax roll, the recorded instruments in the Clerk's Official Records, the Florida Statutes, and FEMA's National Flood Hazard Layer. Our complete community reference for buyers and owners sits at the Monterey community guide, and every Naples community we cover is indexed on the Naples real estate hub. This page does not repeat that guide. It answers the questions a Monterey owner asks when the decision is whether, when and how to sell.

Selling Your Monterey Home in Naples: The Short Answer

Selling a Monterey home well comes down to three community-specific facts. Your price is set by which of Monterey's six recorded neighborhoods you sit in, not by any community average. Your closing date is governed by a mandatory master board approval on 30 days' written notice. And recorded leasing holds narrow your buyer pool in two of those neighborhoods.

Everything below is the evidence for those three sentences, plus the cost, disclosure and marketing detail that follows from them.

Trailing-24-month medians inside this one gate run from $375,000 to $1,950,000. That is a five-fold spread behind a single guard gate, and it is the reason a community-wide median is the wrong number to price from. In the twelve months to 29 August 2026 the county roll records 43 deed transfers on Monterey parcels, of which 21 qualified as arm's length sales of improved property. Twenty-one sales against 419 standing dwellings is 5.0% of the community changing hands in a year.

If you want the number for your specific address, request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072 directly. If you are buying as well as selling, read how we represent buyers in Naples.

Why McGreevy and Comisar Are the Best Listing Team for a Monterey Seller

McGreevy and Comisar are the right listing team for a Monterey seller because the measurement on this page is the measurement we bring to your listing appointment. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we work North Naples every week.

Here is the record, stated plainly and without rounding.

• Top 1% Real Estate Agents Nationally Since 2008. Eighteen consecutive years in the national top one percent of licensed agents.
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine).
• #1 Team in Southwest Florida since 2012.
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, across more than 4,000+ transactions.
• McGreevy and Comisar alone have over $900 million in Sales.
• Nationally Recognized Top Producing Realtors.
• Platinum Sales Production Award Winners.

The Monterey track record, measured rather than asserted. In the trailing twelve months the Southwest Florida MLS Matrix records 23 Monterey closings totalling $35,852,500, at a median sale price of $1,650,000, a median of 68 days on market and an average sale-to-list ratio of 95.51%. The highest was 7985 Beaumont Ct at $2,825,000. The fastest was 7986 Beaumont Ct, which sold at 0 days on market. Those are Matrix figures pulled 2 September 2026, and they describe the whole community rather than any one firm's share of it.

Jesse McGreevy started in real estate in October 2004 and launched his own team in October 2008. Marc Comisar handles field work, showings and negotiation. Together they co-founded Domain Realty and co-own the brokerage, which means a Monterey listing is not handed to an agent who then has to ask a manager for permission to do something unusual.

What a listing team owes a Monterey seller, specifically. It owes you a price built from your own plat rather than from the community. It owes you an association file opened on the day the contract is executed rather than in the last week before closing. It owes you a flood answer for your address rather than for the community. And it owes you a buyer-side disclosure of the resale capital assessment well before the closing table. Those four things are what this page is about, and they are what we do.

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through."

Donald Vogler, Verified Google review

McGreevy and Comisar are a top-reviewed Naples listing team, and every quote on this page is a real, named, verifiable Google review. We do not composite, tailor or invent client language.

Talk to us directly. Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Key Takeaways for a Monterey Seller

• Price from your plat, not from the community. Trailing-24-month medians run from $375,000 in Monterey Villas to $1,950,000 in Monterey Unit Five. Six recorded neighborhoods, six different comparable sets.
• Master board approval is mandatory on every sale, community-wide, on 30 days' written notice before the anticipated closing date, with a 20-day board response window. A contract written on a 30-day close is at risk from the day it is signed.
• A $1,600.00 resale capital assessment is payable by the buyer at closing. It was adopted in 2017 and the board may raise it by up to 10% per calendar year, so the figure charged in 2026 may be higher. Disclose it in the listing package.
• Assessments bill quarterly, due 1 January, 1 April, 1 July and 1 October, which drives the proration line on your settlement statement.
• Two neighborhoods carry recorded leasing holds. The 20 attached villas cannot be leased until the owner has held title 24 months. The 40 condominium units cannot be leased in the first 12 months of ownership. An investor buyer is effectively off the table in those two tiers.
• Monterey straddles FEMA Zone AE and Zone X-shaded under panels 12021C0381J and 12021C0382J, both effective 8 February 2024. Flood insurance is federally mandated on a mortgaged home in the AE portion and is not in the X-shaded portion. The zone is a per-lot question.
• Collier County is a Community Rating System Class 5 community, which earns eligible National Flood Insurance Program policyholders a 25% premium discount.
• In Collier County the buyer customarily pays for the owner's title insurance policy, which is the opposite of the Lee County custom and changes your net sheet.
• The county tax roll records deeds, not listings, so nothing computed from it can produce days on market, list price, sale-to-list ratio or active inventory. Those come from the Southwest Florida MLS Matrix, pulled 2 September 2026: 23 Monterey closings in the trailing twelve months at a median of 68 days on market and a 95.51% average sale-to-list ratio, and 8 active listings today.
• Monterey has no Community Development District, no age restriction and no golf course, and all three answers are settled from primary records.

Table of Contents

• Selling Your Monterey Home in Naples: The Short Answer
• Why McGreevy and Comisar Are the Best Listing Team for a Monterey Seller
• Key Takeaways for a Monterey Seller
• What Monterey Homes Actually Sold For: Ten Years From the County Roll
• Pricing by Plat: Your Neighborhood Sets Your Comparable Set
• What the Tax Roll Cannot Tell You, and What the MLS Shows Instead
• The Monterey Transfer Rules That Decide Your Closing Date
• The Leasing Overlays That Change Who Can Buy Your Home
• The Flood Answer Every Monterey Buyer Now Asks
• Milestone Inspections and Reserve Studies in Monterey
• How We Price a Monterey Home
• How We Market a Monterey Home
• How We Negotiate a Monterey Contract
• Your Monterey Listing Timeline, Week by Week
• What It Costs to Sell a Home in Monterey
• Your Florida Disclosure Duties on a Monterey Sale
• What to Repair, and What Not to Repair, Before Listing in Monterey
• When to Sell in Monterey
• Get Your Free Monterey Home Valuation
• What Monterey Sellers Say About Working With Us
• Frequently Asked Questions, Seller Edition
• Local Expertise: Why a Monterey Specialist Changes the Outcome
• Downloadable Documents and Primary Records for a Monterey Sale
• Your Local Real Estate Experts
• Sources and Authoritative References

What Monterey Homes Actually Sold For: Ten Years From the County Roll

Monterey sale prices below are qualified, arm's length transfers of improved property taken from the Collier County Property Appraiser's own 2026 preliminary tax roll, files dated 29 and 31 August 2026. Quitclaims, family transfers, estate deeds and other non-market conveyances are excluded, and the count of what was excluded is stated rather than hidden.

Read the tables by column, never across the two product types. Single-family homes and attached homes in Monterey are different products at different price points, and a blended community median moves with whatever happened to sell in a given year rather than with the market. Every price-per-square-foot figure here uses the roll's adjusted living area, which is the measure the county itself carries, and we say so wherever the figure appears because base area and adjusted area differ on roughly half of Collier's buildings.

Annual medians by product type, ten years

What a seller should take from this table, and it is not the headline median. Read the $/sf column first. Single-family price per adjusted square foot in Monterey moved from $234 in 2016 to $519 in 2026, and the attached tier moved from $200 to $290 over the same span. Those two trends are the durable signal. The single-year medians swing hard because the annual sample is small: 2023 recorded eleven single-family sales and zero attached sales, and 2025 recorded one attached sale. A median built on one transaction is a transaction, not a market.

The 2025 to 2026 single-family move is a mix effect, not a decline. The 2025 median of $2,055,000 rests on thirteen sales weighted toward the largest homes in the community, and the 2026 median of $1,660,000 rests on ten sales with a different size mix. The $/sf column shows the same period moving $574 to $519, a narrower change than the medians imply. Anyone quoting you a year-over-year percentage on the Monterey median without stating the sample size and the size mix is quoting noise.

Trailing twenty-four months, neighborhood by neighborhood

This is the table that should set your expectation, because it is the one that isolates your product.

Six neighborhoods, three clean price tiers, one gate. A seller in Monterey Unit Three whose expectation was set by a community-wide average that includes Unit Five is going to be disappointed, and a seller in Unit Five who prices against Monterey Villas is leaving a great deal of money on the table. The correct comparable set is your plat first, then the same product type in the adjoining plats, then North Naples.

Small samples move medians, and several rows above rest on three to ten sales. Read the $/sf column and the multi-year trend before the single-year median. That warning applies to us as much as to anyone else, which is why it is printed here rather than left out.

The most recent qualified sales on the roll

Four streets carry most of the top of the market: Beaumont Court, Cordoba Circle, Mission Drive and Ponte Verde Way. Two streets carry the attached tier: San Vista Circle for the condominium units and San Bernadino Way for the attached courtyard villas. San Miguel Way sits in the middle tier and traded three times in the first three weeks of January 2026, which is the clearest seasonal signal in the whole dataset.

What the qualified-sale filter excludes, and why it matters to you

Of 43 recorded deed transfers on Monterey parcels in the trailing twelve months, 22 did not qualify as arm's length sales of improved property. Those are quitclaims between spouses, transfers into and out of revocable trusts, deeds from estates, and conveyances of vacant or common-area parcels. They are real recordings and they are not market evidence, and an automated valuation that counts them as sales will produce a number that no appraiser will support.

This is one of the specific ways an automated estimate goes wrong in Monterey. A community of 419 dwellings with roughly 21 genuine sales a year and 22 non-market recordings in the same period is exactly the size and shape where a model that cannot separate the two produces a confident, wrong answer. We separate them because the county's own qualification flag does it for us, and we tell you which sales we used.

Pricing by Plat: Your Neighborhood Sets Your Comparable Set

Monterey contains six recorded residential neighborhoods, and they are not variations on a theme. Median living area runs from 1,450 to 3,478 square feet, median lot size runs from a condominium footprint to roughly a third of an acre, and median assessed value runs from $390,250 to $1,364,673. Your plat is your comparable set.

The six neighborhoods on one yardstick

Every cell below is computed from the Collier County roll, tax year 2026 preliminary. Living area is the roll's adjusted area.

Villages of Monterey at Woodbridge, Unit One

The largest and most varied neighborhood in Monterey: 124 homes, built from 1989 through 2017, with living area running from 2,341 to 6,496 adjusted square feet on a median lot of about a third of an acre. Ten qualified sales in the trailing 24 months produced a median of $1,782,500 at $555 per adjusted square foot, in a range from $985,000 to $3,000,000. The spread inside this one plat is the widest in the community, so a Unit One listing needs a same-size, same-condition comparable set rather than a plat-wide average. Beaumont Court and Cordoba Circle sit here.

Villages of Monterey at Woodbridge, Unit Two

Twenty attached courtyard villas on San Bernadino Way, all completed in 1990, with living area from 1,370 to 2,120 adjusted square feet on a median platted lot of 0.04 acre. Three qualified sales in the trailing 24 months produced a median of $555,000 at $339 per adjusted square foot, in a range from $530,000 to $645,000. This is the neighborhood carrying the 24-month leasing hold described below, which is a material fact for pricing because it removes investor demand from the buyer pool.

Villages of Monterey at Woodbridge, Unit Four

Seventy-eight homes built from 1991 through 2002, the largest median footprint in Monterey at 3,478 adjusted square feet, on a median lot of 0.30 acre. Ten qualified sales in the trailing 24 months produced a median of $1,837,500 at $519 per adjusted square foot, from $1,275,000 to $2,825,000. This is the lake-frontage plat, and water frontage is the single most reliable premium in the community, which makes the position of your lot relative to the platted water tract a real line item in a Unit Four valuation.

Monterey Unit Five

Eighty-nine homes with the longest build span in the community, 1991 through 2025, and the highest trailing-24-month median in Monterey at $1,950,000 across six qualified sales, at $574 per adjusted square foot, from $1,530,000 to $2,600,000. Unit Five is where the community's rebuild activity has concentrated: it holds the single most recent completion on the roll. A renovated or rebuilt Unit Five home prices against recent completions rather than against the 1990s stock, and that distinction is worth six figures.

Monterey Unit Three

Sixty-eight detached villa homes built from 1992 through 2000, the tightest product in Monterey, with living area from 1,921 to 2,717 adjusted square feet on a median lot of 0.17 acre. Five qualified sales in the trailing 24 months produced a median of $895,000 at $432 per adjusted square foot, from $852,500 to $1,200,000. San Miguel Way sits here. Because the homes are so consistent, a Unit Three valuation turns almost entirely on condition, updates and view, and a well-presented Unit Three home separates itself from the pack more easily than in any other Monterey plat.

Monterey Villas, a Condominium

Forty units in twenty two-unit party-wall buildings on San Vista Circle, completed 1994 to 1996, every one of them 1,450 adjusted square feet. Three qualified sales in the trailing 24 months produced a median of $375,000 at $259 per adjusted square foot, from $360,000 to $480,000. Uniform square footage means condition, updates and location within the circle carry the entire spread, and it also means a comparable is genuinely comparable, which is rarer than it sounds. This is a Chapter 718 condominium, which changes the disclosure package and the leasing rule, both covered below.

Ready to Talk About Selling Your Monterey Home?

If your Monterey home sits in Villages of Monterey at Woodbridge, Unit Four, its trailing-24-month median is $1,837,500 and its comparable set is 78 homes, not 419. That is the level of specificity a Monterey pricing conversation needs, and it is where we start. Request a free Monterey home valuation and we will bring the plat-level sales, the association timeline and the flood answer for your exact address to the appointment. Or call Jesse McGreevy (239) 898-6072 directly. Buying in Naples as well? See how we represent buyers in Naples. Top 1% Real Estate Agents Nationally Since 2008.

What the Tax Roll Cannot Tell You, and What the MLS Shows Instead

The Collier County tax roll records deeds, not listings, so nothing computed from it can produce days on market, original list price, sale-to-list ratio, price reductions, expired or withdrawn listings, or current active inventory for Monterey. Those measures come from the Southwest Florida MLS Matrix instead, and every figure in this section carries the Matrix label and a pull date of 2 September 2026.

The trailing twelve months in Matrix. 23 Monterey closings. $35,852,500 in volume. A median sale price of $1,650,000. A median of 68 days on market. An average sale-to-list ratio of 95.51%, and a median of 94.62%. The highest sale was 7985 Beaumont Ct at $2,825,000, and the fastest was 7986 Beaumont Ct at 0 days on market.

Why Matrix counts 23 and the county roll counts 21, and why both are correct. Matrix counts brokered listings that closed. The roll counts deeds the county flagged as qualified arm's length transfers, so it sees conveyances that never had a listing while excluding some that did. Neither number is an error and they are not in conflict. They count different things, which is why every figure on this page names the source it came from.

Days on market by neighborhood, and why it is your pricing argument

Median days on market inside Monterey ranges from 11 in Woodbridge Four to 252 for the attached villas on San Bernadino Way. That is one guard gate and a twenty-three-fold spread in time to contract. The table is Southwest Florida MLS Matrix data pulled 2 September 2026, covering the trailing twenty-four months, segmented against the recorded plat rather than against the listing sub-name field. Read every row with its sale count, because several rest on only two or three sales.

This is the pricing argument, and it is the whole of it. A Monterey seller cannot price a home or plan a timeline off a community average when the same gate contains both an 11-day median and a 252-day median. The community-wide 68-day figure is arithmetically true and describes no Monterey neighborhood. Your list price and your realistic time to contract come from your own plat's row, read with its own sale count, and a listing priced on the community number will be either underpriced against a fast plat or stranded on a slow one.

Active Monterey inventory as of 2 September 2026

Monterey carries 8 active listings in the Southwest Florida MLS Matrix as of 2 September 2026, at a median list price of $1,950,000, from $529,000 to $2,895,000, with a median of 47 days on market and a median list price of $659 per square foot. Eight active listings against 23 trailing-twelve-month closings is roughly 4.2 months of supply, which reads as a balanced market rather than a seller's or a buyer's one. That is the competition your listing joins, and the number that matters to you is the slice of it inside your own plat.

A listing statistic has a shelf life measured in weeks, so we refresh all of the above for a specific address at the listing appointment rather than asking you to price off a page. For the current picture inside your own plat, call Jesse McGreevy (239) 898-6072.

What the roll does better than anything else. It is complete, it is the county's own certified record, it carries a qualification flag that separates arm's length sales from family and estate transfers, and it goes back decades. For the question "what has this product actually sold for, over ten years, in my plat," the roll beats every other source available to a Southwest Florida seller. For the question "how fast is it selling right now," it is the wrong instrument and we say so.

A related warning about published Monterey medians. Figures circulating for this community routinely fail to state which plats they include, whether the condominium units are in or out, whether non-market transfers were filtered, and how many sales the median rests on. A median without a definition is not a measurement. Every median on this page states its plat, its product type, its date range and its sample size.

The Monterey Transfer Rules That Decide Your Closing Date

Monterey requires prior written master board approval for any sale or gift of a home, community-wide, on 30 days' written notice before the anticipated closing date. This single recorded provision is the most consequential thing a Monterey seller can know, because it means the association's clock, not the lender's, usually sets the earliest date you can close.

The rule sits in the Master Bylaws at section 18, added by a certificate of amendment recorded 4 August 2017 as Instrument 5437561, Official Records Book 5422, Page 3053. The same amendment added the leasing rules at sections 17 and 20 and the resale capital assessment at section 19.1, so a single recorded instrument governs almost everything that follows.

Master board transfer approval, community-wide

The operative sentence, from the recorded text, is: "No Community Owner may transfer a Parcel or any ownership interest in a Parcel by sale or gift (including agreement for deed) without prior written approval of the Master Board, which shall not be unreasonably denied."

The mechanics, also from the recorded text:

• 30 days' written notice before the anticipated closing date, accompanied by the buyer's name and address, a copy of the executed sales contract, a completed application and the processing fee.
• The board has 20 days to act, and silence operates as approval.
• Approval issues as a recordable Certificate of Approval.
• Disapproval with good cause requires a majority of the entire board and is confined to enumerated grounds: felony convictions involving violence, controlled-substance sales or sexual-offender classification; evidence of disregard for the governing documents; incomplete or false applications; closing without prior approval; and a record of financial irresponsibility including prior bankruptcies, foreclosures or bad debts.
• Disapproval without good cause triggers a purchase obligation. Within 30 days the board must name an approved purchaser, which may be the association itself, to buy at the same price and substantially the same terms. Absent a contract, the price is fair market value set by the arithmetic average of two state-certified appraisals, closing within 60 days. If the board fails to name a purchaser within 30 days, the original buyer is deemed approved.
• The section does not apply to an institutional mortgagee taking title by foreclosure or deed in lieu, nor to that mortgagee's subsequent resale.

This is enforced as routine rather than as an exception. Certificates of Approval are recorded in the Collier County Official Records against Monterey addresses on a continuing basis, including transfers on Mission Drive, San Miguel Way and Ponte Verde Way in the last two years.

The 30-day notice window, step by step

A Monterey contract written on a 30-day close is at risk from the moment it is signed, because the association's notice period alone consumes the entire timeline with nothing left for the appraisal, the title work or the inspection response. In the last 12 months we have watched this exact problem surface on gated Collier County contracts more than once, and the fix is procedural rather than clever.

Here is how we run it.

1. Day of contract execution. The transfer application goes to the association the same day, with the executed contract attached, the processing fee paid and the buyer's information complete. The 30-day notice period starts running on the day notice is given, not on the day someone gets around to it.
2. Days one to three. We confirm receipt in writing and get a named contact at the management office. An application that sits in an inbox unacknowledged is an application that has not started.
3. Days one to twenty. The board's 20-day response window runs. We track it against the calendar and follow up in writing at day ten and day fifteen.
4. Day twenty. Either the Certificate of Approval has issued, or silence has operated as approval and we document that in writing for the closing file.
5. Day thirty onward. The contractual closing date can be met without the association being the reason it slips.

What goes wrong when this is not run. The application goes in late, the board window has not expired by the contract date, the closing is extended, the buyer's rate lock expires, and a deal that was never in trouble on price starts being renegotiated on terms. That is a process failure, and it is entirely avoidable.

A practical drafting point for your listing. If you are marketing a Monterey home, the contract should carry a closing date that accommodates the association's window on its face. Forty-five days is workable, sixty is comfortable, thirty is a gamble. A buyer's agent unfamiliar with the community will write thirty, and the listing side has to catch it.

The buyer-paid resale capital assessment

Master Bylaws section 19.1 establishes a resale capital assessment of $1,600.00, payable by the transferee at closing. It was added by the same certificate of amendment recorded 4 August 2017 at Official Records Book 5422, Page 3053, and the board may increase it by up to 10% per calendar year. Nine years of permitted escalation have elapsed since adoption, so the amount charged on a 2026 closing may be higher than the recorded figure, and the current number is a question for the association rather than something to guess at.

Exemptions in the recorded text run to co-owners, inheritance, estate-planning trusts and lender foreclosure.

Why a seller should care about a fee the buyer pays. Because a cost the buyer discovers at the closing table becomes a renegotiation, and a cost disclosed in the listing package becomes a line on a net sheet the buyer already accepted. We put the resale capital assessment in front of the buyer's agent in writing with the association documents, before the offer, every time. It costs nothing to disclose and it removes the single most common last-week surprise in this community.

Assessment billing and prorations at closing

Monterey assessments bill quarterly, due 1 January, 1 April, 1 July and 1 October. That schedule is what your settlement statement prorates against, and it means the proration credit or debit on your closing depends heavily on where in the quarter you close. A closing on 2 January prorates almost a full quarter back to you; a closing on 29 March prorates almost nothing.

Two associations bill most Monterey owners: the master, and the neighborhood association for whichever of the four neighborhoods your home sits in. A condominium owner on San Vista Circle has a Chapter 718 association layered over the master. That is why a single all-in Monterey figure quoted by a third party cannot be right across the whole community, and why the estoppel package rather than a web page is the document that settles what you owe.

Estoppel certificates: how many, and what they cost

A Florida estoppel certificate is the association's written statement of exactly what is owed on the property at closing, and Florida law sets both the fee cap and the delivery deadline. Under Florida Statutes sections 720.30851 for homeowners' associations and 718.116(8) for condominiums, as amended effective 1 July 2024, the caps are $299 for a standard certificate on a current account, an additional $119 for expedited delivery within three business days, and an additional $179 where the account is delinquent. The certificate is valid for 30 days, or 35 days when delivered electronically, and the fee must be refunded within 30 days of a written request if the sale does not close.

The Monterey-specific point is the count. A Monterey sale needs an estoppel from the master association and an estoppel from your neighborhood association, and a Monterey Villas sale adds the condominium's Chapter 718 disclosure package on top. Order all of them at once, at listing rather than at contract. Ordering them in sequence is how a 45-day contract becomes a 60-day contract.

The Leasing Overlays That Change Who Can Buy Your Home

Monterey's leasing rules narrow the buyer pool in two of its six neighborhoods, and a seller who does not know that before pricing is pricing against demand that will not appear. The master rule binds every home. Two neighborhood associations impose stricter overlays on top of it, and where the two differ the stricter governs.

The master leasing rule

From Master Bylaws sections 17 and 20, added by the certificate of amendment recorded 4 August 2017:

• Minimum lease term six months, maximum lease term one year.
• No dwelling unit may be leased more than twice in a calendar year.
• All leases must be in writing, and an owner may lease only the entire dwelling unit.
• The lessee must be a natural person, not a corporation, partnership, limited liability company, trust or other entity.
• Master association approval is required on 30 days' written notice before the first day of occupancy, with the names and addresses of the proposed lessee and all occupants, a fully executed copy of the lease, the processing fee and a signed acknowledgement that the master documents were received.
• The board has 20 days to act, and silence is approval.
• The association may require a security deposit of up to one month's rent, held under Part II of Chapter 83, Florida Statutes, to cover damage to community common area.
• A lease entered without prior approval may be treated as a nullity, and the board may evict the lessee without the owner's consent.

The stated purpose in the recorded text is to foster a stable residential community. There is no short-term rental permission anywhere in the Monterey documents.

The attached villas: a 24-month hold

A recorded amendment to the Villa Neighborhood Covenants dated 18 July 2022 provides that a villa "shall not be leased for periods of less than thirty days; nor shall any one Villa be leased more than three times in one calendar year," and, critically, that "any Villa Owner who acquires title other than by inheritance may not lease the Owner's Villa until the Villa Owner has held record title to the Villa for a period of at least twenty-four (24) months."

Because the master's six-month floor and two-lease annual cap still bind, the operative rule for a new owner of one of the 20 attached villas on San Bernadino Way is: no leasing at all for 24 months, then six-month minimum leases, twice a year at most.

The condominium: a 12-month hold and one-year leases only

A recorded amendment to the Declaration of Condominium dated 22 March 2021 provides that units "may be leased for one year at a time," that "no lease may be for a period other than one year and no option for the lessee to extend or renew the lease for any additional period shall be permitted," that no subleasing or assignment of lease rights by the lessee is allowed, and that "new owners may not lease their unit for the first 12 months of ownership starting with the closing date of the purchase."

That is the second-most restrictive position in the community, and it applies to all 40 units on San Vista Circle.

What this means for your buyer pool and your price

If you own one of the 20 attached villas or one of the 40 condominium units, an investor buyer is off the table. A purchaser who intends to generate rental income cannot do so for two years in the villas or for one year in the condominium, and no negotiation with the seller changes a recorded covenant. Your buyer is an owner-occupant, a seasonal owner-occupant, or a family buying for a relative's use.

Three consequences follow, and all three are pricing decisions rather than marketing decisions.

• The demand curve is narrower and the marketing has to be aimed accordingly. Investor-facing channels waste exposure here. Owner-occupant channels do not.
• The rule is a disclosure, not a defect. The same covenant that removes investor demand is what keeps the tenancy turnover low, and buyers who want a stable, owner-occupied street pay for that. Framed correctly it is an asset in the listing narrative.
• It has to be disclosed early. A buyer who discovers a 24-month leasing hold during the document review period terminates. A buyer who was told before writing does not.

For the 359 single-family homes in Monterey the picture is simpler. The master rule binds: six-month minimum, one-year maximum, two leases a year, board approval on 30 days' notice, natural persons only. That is still restrictive by Collier County standards and it still has to be disclosed, but it does not carry an ownership-duration hold. Whether either single-family neighborhood association layers anything further on top is a question we put to the association in writing before listing rather than assume.

The Flood Answer Every Monterey Buyer Now Asks

Monterey does not have one flood zone. The community straddles a mapped FEMA boundary: the western edge and an interior band are Zone AE, a Special Flood Hazard Area, while much of the north, east and south perimeter including the gate is Zone X-shaded. Flood zone in Monterey is an address-by-address question.

Flood diligence is now a standard item on a Collier County contract. A buyer's agent will pull the panel, an insurer will quote from it, and a lender will act on it. The seller who has already pulled it controls the conversation; the seller who has not is reacting to someone else's printout in the middle of an inspection period.

The two panels and the two zones

Two adjoining Flood Insurance Rate Map panels jointly cover Monterey: 12021C0381J over the western portion and 12021C0382J over the eastern portion, both effective 8 February 2024. That date matches Collier County's own published statement that its countywide digital flood insurance rate map became effective on that day.

Base flood elevations mapped in the immediate vicinity are 11.5 feet and 12.0 feet, NAVD88 datum.

Say the zone per lot, never per community. The west edge nearest Goodlette-Frank Road and an interior band including the community centroid are Zone AE. The gate area at Mission Drive and Orange Blossom Drive, the north edge, the south edge and the far east are Zone X-shaded, the 0.2% annual chance area. One part of the far east returns Zone X unshaded, an area of minimal flood hazard. A seller who repeats a community-level answer for their specific house is making a representation they cannot support.

Whether flood insurance is mandated on your address

Under the National Flood Insurance Act, a home carrying a mortgage from a federally regulated or federally backed lender that sits inside a FEMA-mapped Special Flood Hazard Area is required to carry flood insurance for the life of the loan. Because part of Monterey is mapped Zone AE, buyers of homes in that portion face a hard flood-insurance requirement at closing. Buyers of homes in the Zone X-shaded portion face no federal mandate, although a lender may still require coverage and the county still recommends it outside the high-risk zone.

For a seller, this is a pricing and marketing input rather than a legal problem. A quoted, in-hand annual flood premium attached to the listing package removes the buyer's worst-case guess, and a buyer's worst-case guess is always more expensive than the real number.

The Community Rating System discount

Collier County is a Community Rating System Class 5 community, which earns eligible National Flood Insurance Program policyholders a 25% premium discount. The county has participated in the program since October 1992. That discount is automatic on eligible policies, it is a real quantified number rather than a marketing line, and most Monterey sellers have never mentioned it to a buyer because most Monterey sellers do not know it exists.

Two further Collier County rules bear on a Monterey home in the AE portion, and both belong in a seller's diligence file.

• The 50 percent rule. If the cost of an improvement or repair equals or exceeds 50% of the pre-construction market value of the structure, the entire structure must be brought up to current elevation requirements. For a 1990s house in the AE portion contemplating a major renovation, that threshold is the single most important number in the project, and it is a question a serious buyer will ask.
• Base flood elevation plus one foot. New mechanical equipment, including air conditioning and generators, must be elevated to base flood elevation plus one foot.

Storm history, stated honestly

Hurricane Wilma in 2005 and Hurricane Irma in 2017 produced documented wind, tree and fence damage across North Naples and Vanderbilt Beach. Hurricane Ian in 2022 drove severe coastal surge in the City of Naples, and no source places surge at Monterey's inland location roughly 2.3 miles from the Gulf. Hurricane Helene in 2024 was a coastal surge event outside the documented footprint, and Hurricane Milton in 2024 made landfall in Sarasota County.

We do not write that Monterey dodged the storms, and neither should your listing. That claim is unsupported and a buyer's insurer will not price from it. What is supportable is narrower and more useful: the community sits inland of the coastal surge zone, its hurricane evacuation designation is Zone B, and the documented regional damage from Wilma and Irma was wind, tree and fence damage rather than surge inundation. Say what is documented. Say what is not.

The elevation certificate, and why we order it early

Collier County holds elevation certificates on a per-parcel basis and releases them through its Flood Info Hotline at (239) 252-2942 rather than as an open data layer. Monterey's homes were built roughly thirty years before the current flood map took effect, so a house in the AE portion may sit below the currently mapped base flood elevation.

That is a real item to check, not a reason to panic, and the elevation certificate is the document that settles it. For an AE-portion listing we order the certificate before the home goes on the market. If it is favourable it becomes a selling document. If it is not, we know before a buyer's insurer tells us, and we price and negotiate with the information rather than around it.

Milestone Inspections and Reserve Studies in Monterey

Florida's milestone inspection and structural reserve study requirements apply to buildings of three or more habitable stories under condominium or cooperative ownership. Monterey's only Chapter 718 condominium is Monterey Villas, 40 units in 20 two-unit party-wall buildings, and the statutes expressly exempt two-family dwellings of three or fewer habitable stories.

Here is the statutory text that governs, read from the Florida Senate's published statutes.

Florida Statutes section 553.899, milestone inspections. Subsection (3)(a) requires a milestone inspection for the owner of "a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership as a residential condominium under chapter 718." Subsection (4) carries the controlling carve-out: "This section does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground."

Florida Statutes section 718.112(2)(g), structural integrity reserve studies. Paragraph 1 requires a study at least every ten years "for each building on the condominium property that is three habitable stories or higher in height." Paragraph 5 carries an almost identically worded exemption for two-family dwellings of three or fewer habitable stories.

Applying that to a Monterey Villas listing. Monterey Villas is a two-family dwelling form: 20 buildings, two units each, divided at the party wall. The statutory exemption for two-family dwellings of three or fewer habitable stories applies regardless of Chapter 718 status, which is exactly what the carve-out was written to do. The remaining question is factual rather than legal, namely the buildings' habitable story count, and the county roll carries year built, building class and area but no story count. We confirm it with the association before a listing goes live rather than assert it on a web page.

Why this matters to a seller rather than only to a lawyer. Across Collier County, buyers of units in three-storey-and-taller condominium buildings are carrying quantifiable exposure to milestone-inspection findings and to mandatory structural reserve funding that cannot be waived. A buyer comparing an attached Monterey home against a mid-rise condominium elsewhere in Naples is comparing two very different structural-assessment risk profiles, and that comparison is one of the strongest and least-used arguments available to a Monterey Villas or San Bernadino Way seller.

One further point on the other five plats. The Monterey Villa Owners' Association on San Bernadino Way is expressly not a Chapter 718 condominium association by its own recorded Articles, and the remaining plats are single-family subdivisions governed by homeowners' associations. Nothing in Monterey's records indicates any three-storey-or-taller condominium or cooperative building anywhere in the community.

How We Price a Monterey Home

We price a Monterey home from its own recorded plat, using qualified arm's length sales of the same product type, adjusted for the five factors that actually move value here. We do not start from a community median or an automated estimate, and we show you every sale we used and every one we discarded.

The method is deliberately boring, because a Monterey valuation does not need cleverness. It needs the right comparable set.

The five adjustments that actually move a Monterey number

• Plat. Your recorded neighborhood is the first cut and the largest single factor. Trailing-24-month medians run from $375,000 to $1,950,000 across the six neighborhoods, so the plat is worth more than any finish-level adjustment you can make.
• Adjusted living area, and the fact that it is adjusted. Every price per square foot we quote uses the roll's adjusted area, because base area and adjusted area differ on roughly half of Collier's buildings and mixing the two produces a number that looks precise and is not. Monterey's medians by plat run 1,450 to 3,478 adjusted square feet.
• Water frontage. Roughly 29 acres of Monterey's platted acreage is lake and water-management tract, and lake frontage is the most reliable premium in the community. In Villages of Monterey at Woodbridge Unit Four, the great majority of homes front the platted water tract, so within that plat the premium is closer to a baseline than to a bonus and the adjustment runs the other way for the homes that do not.
• Build era and rebuild status. The median year built in Monterey is 1994, and 379 of 420 buildings went up between 1990 and 1999. A substantially rebuilt or comprehensively renovated home is a different product from an original 1990s house of the same size, and it prices against the small set of recent completions rather than against the plat median.
• Lot size and position. Monterey was built to 46% of its approved density, 419 homes standing against 907 dwelling units approved on 193.00 acres, which is why the lots and the lakes are as large as they are. Median lots run about 0.30 acre in the single-family plats. Corner, cul-de-sac and interior positions price differently and the plat map settles which you have.

Why an automated estimate misses in Monterey

An automated valuation model works best where a community is large, homogeneous and liquid. Monterey is the opposite on all three counts. It is 419 dwellings, it is six distinct products behind one gate, and it turns over about 21 qualified sales a year. The model has too few genuine comparables and too much internal variance, and it fills the gap with the community average, which is precisely the number that is wrong here.

Three specific failure modes, all of which we have watched play out on Monterey addresses.

• It counts non-market transfers as sales. Twenty-two of 43 recorded transfers in the trailing twelve months were not arm's length. A model without the county's qualification flag treats a $100 trust transfer as a comparable.
• It blends product types. A model that averages a 1,450-square-foot condominium unit and a 5,091-square-foot Beaumont Court house produces a community number that describes neither.
• It cannot see the covenants. No automated model prices a 24-month leasing hold, a mandatory transfer approval or a per-lot flood zone, and all three are real inputs to what a Monterey buyer will pay.

What we do instead. We pull your plat's qualified sales, we filter to your product type, we adjust for the five factors above, we test the result against the current active and pending listings from the multiple listing service, and we give you a range with the evidence attached. Then we tell you where inside that range we think the market will meet you, and why.

How We Market a Monterey Home

Marketing a Monterey home is narrower and more technical than marketing a Naples home generally, because the buyer pool for a guard-gated 1990s community with recorded leasing holds is specific. The work is imagery that shows the lot and the water, a document package that answers association questions early, and showing logistics that work at a staffed gate.

Photography, video and the aerial that shows the lot

Monterey's competitive advantage against newer North Naples product is space: large lots, mature landscaping and roughly 29 acres of lakes across a community built to less than half its approved density. That advantage is invisible in interior photography and obvious from the air. Every Monterey listing we take gets professional interior and exterior stills, a walkthrough video, and aerial imagery that shows the lot, the water frontage and the position within the plat.

Twilight imagery earns its cost on the lake-frontage homes in Unit Four and on the larger Unit One and Unit Five houses. It does not earn its cost on a 1,450-square-foot condominium unit, and we will tell you that rather than sell you a package.

The buyer database and the agent network

A Monterey buyer is usually already looking in North Naples. Our team works this corridor continuously, and a new Monterey listing goes to the agents and buyers we already know are shopping the 34109 gated market before it goes anywhere else. In the last 12 months we have worked buyer and seller sides across Lee and Collier County continuously, and that flow is the reason a pre-market conversation in a 419-home community is worth having.

We also market against the comparison the buyer is actually making. A buyer weighing Monterey against a newer gated community is weighing lot size, mature landscaping and no Community Development District assessment against newer construction and newer amenities. Monterey has no Community Development District, which is a genuine and checkable cost advantage, and it belongs in the marketing rather than buried in the disclosures.

Showings inside a guard-gated community

A staffed gatehouse is a security asset and a showing friction point at the same time. The listing agent's job is to remove the friction without removing the security. That means a standing showing protocol lodged with the gate, confirmed appointment windows, and a listing agent who answers the phone when an agent is sitting at the gatehouse at 4pm on a Saturday.

We do not hand that call to an assistant. Jesse McGreevy (239) 898-6072 and Marc Comisar (239) 287-5873 are the numbers on the listing.

Open houses, signage and what the documents allow

Signage and open-house activity in a covenanted community are governed by the recorded documents and by the association's current rules, and the two are not the same thing. The Master Protective Covenants address signs at section 4.17, and the master and neighborhood associations may adopt further rules that do not appear in the recorded record.

We ask, in writing, before the listing goes live, and we put the answer in the file. Guessing produces a violation letter; asking produces a plan. Where open-house access is workable we run it with gate coordination and registered attendance. Where it is not, the exposure comes from imagery, video, agent outreach and appointment showings instead, and that trade is fine in a community this size.

How We Negotiate a Monterey Contract

Negotiation on a Monterey contract is handled by the two people whose names are on the listing. Offers do not go to a junior assistant, the inspection response is not delegated, and the association timeline is negotiated rather than processed afterwards. We are Top 1% Real Estate Agents Nationally Since 2008.

Three negotiation levers are specific to this community, and all three are set up before an offer arrives rather than improvised after one does.

The closing date is a negotiating term, not an afterthought. Because the master board requires 30 days' written notice and takes up to 20 days to act, the closing date is effectively negotiated at contract. We ask for a date that accommodates the association's window on its face, and we trade elsewhere to get it. A seller who concedes an aggressive closing date and then cannot meet it has handed the buyer leverage for free.

The resale capital assessment is disclosed, never discovered. The $1,600.00 buyer-paid resale capital assessment, escalatable by up to 10% a year since 2017, goes into the buyer's hands with the association documents before the offer. A buyer who has already priced it does not reopen it. A buyer who finds it on a settlement statement does.

The flood answer is in the file before the inspection period. For an AE-portion home we have the panel, and where we can get one the elevation certificate, before the home is listed. A buyer's insurance quote arriving mid-inspection is the most common source of a Collier County price reduction request, and the cure is to have the number first.

On inspection responses, our standing approach is to separate genuine repair items from wish lists, price the genuine items with real contractor numbers, and respond with a written position rather than a concession. We represented sellers through inspection renegotiations across this market continuously, and the pattern is consistent: a documented response holds, an unpriced concession invites another.

Your Monterey Listing Timeline, Week by Week

A well-run Monterey listing starts two to three weeks before the sign goes up, because the association documents, the flood panel and the estoppel package all take longer than the photography does. What follows is the sequence we actually run, written so you can hold us to it or run it yourself.

Weeks minus three to minus two, preparation.

• Pull the parcel's FEMA panel and record the zone for the exact address. Order the elevation certificate if the address is in the AE portion.
• Request the full document set: master declaration and bylaws with all amendments, your neighborhood association's declaration and amendments, current rules and regulations, current budget and the most recent financial statement.
• Confirm in writing with the association the current assessment amounts for the master and your neighborhood, the current resale capital assessment figure, and the current signage and open-house rules.
• Walk the house and agree the repair and presentation list. Order any work that will be finished before photography.

Week minus one, presentation.

• Professional stills, video and aerial imagery.
• Assemble the buyer document package so it can be delivered with the first showing rather than after the first offer.
• Complete the seller's property disclosure carefully and in writing.

Week one, launch.

• List, with the closing-date guidance built into the listing remarks.
• Lodge the showing protocol with the gatehouse.
• Direct outreach to the agents and buyers already working the 34109 gated market.

Contract to closing.

• Day of execution: the association transfer application goes in, complete, with the fee paid.
• Days one to five: order estoppel certificates from the master and from your neighborhood association, plus the Chapter 718 package if the home is a condominium unit.
• Days one to twenty: the board's response window, tracked in writing.
• Inspection period: documented responses, priced items, no unpriced concessions.
• Days twenty to forty-five: appraisal, title, lien search, association approval confirmed in writing, final walkthrough.
• Closing: prorations against the quarterly assessment calendar, doc stamps, and the buyer's resale capital assessment already disclosed and already accepted.

What It Costs to Sell a Home in Monterey

A Monterey seller's costs are the Florida documentary stamp tax on the deed, association estoppel fees, a municipal lien search, prorations and the brokerage compensation you negotiate. In Collier County the buyer customarily pays for the owner's title insurance policy, which reverses the Lee County custom and changes a Naples seller's net sheet.

Nothing in Florida law assigns closing costs to either party. Local custom fills the gap when a contract is silent, and the contract always controls. The figures below are the statutory and promulgated ones, which are fixed, plus the service fees, which are not.

Documentary stamp tax on the deed

Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration, or portion thereof, under section 201.02(1)(a) of the Florida Statutes, and it is customarily paid by the seller in a Florida residential sale. The consideration is rounded up to the next full $100 before multiplying, which is the method the Florida Department of Revenue's own worked examples use.

The $0.70 rate applies in 66 of Florida's 67 counties, Collier included.

Title insurance, and the Collier County custom that surprises Lee County sellers

Florida is one of a small number of states where the state promulgates a single owner's title insurance premium, so the premium for a given coverage amount is identical at every title company. The schedule is $5.75 per $1,000 of liability up to $100,000, then $5.00 per $1,000 from $100,000 to $1,000,000, then $2.50 per $1,000 from $1,000,000 to $5,000,000, under Florida Administrative Code Rule 69O-186.003. Only the premium is fixed; closing and settlement service fees are separate and vary.

In Collier County the buyer customarily selects the closing agent and pays for the owner's policy. In Lee County the seller customarily does both. A Monterey seller who has previously sold in Estero, Bonita Springs or Fort Myers is used to carrying that cost and will not carry it here unless the contract says so. On a $1,782,500 sale the promulgated owner's premium is roughly $6,731, and in Collier that is customarily the buyer's line rather than yours.

This is custom, not law. Verify it against the executed contract every time.

Estoppel fees, recording fees and settlement services

• Estoppel certificates. Capped by statute at $299 standard, plus up to $119 for expedited delivery within three business days, plus up to $179 where the account is delinquent. A Monterey sale needs one from the master association and one from your neighborhood association, so budget for two rather than one, and for a third document set on a condominium unit.
• Recording fees. Set by section 28.24 of the Florida Statutes and identical in every county: $10.00 for the first page and $8.50 for each additional page, plus $1.00 per indexed name beyond the first four. The deed is customarily recorded by the buyer.
• Settlement or closing fee. Not promulgated. Commonly $500 to $1,500 flat, and in Collier customarily paid through the buyer's selected closing agent.
• Title search, examination and municipal lien search. Commonly $150 to $500 combined. The municipal lien search is customarily a seller cost in both counties.
• Payoff, wire, courier and e-recording charges. Small, typically under $100 combined.

Prorations

Property taxes in Florida are assessed on a calendar-year basis and paid in arrears, with bills mailed on or about 1 November and delinquency on 1 April. At a closing before the bill is paid, the seller credits the buyer for the seller's share of the year. Where the current bill has not been issued, the title company customarily prorates from the prior year's bill and applies the maximum November discount.

Association assessments prorate against Monterey's quarterly calendar, due 1 January, 1 April, 1 July and 1 October, for both the master and your neighborhood association. The estoppel certificate is what fixes those figures for the settlement statement, which is another reason to order it at listing rather than at contract.

Collier County property taxes on a Monterey parcel are levied in millage area 133, at roughly 9.53 mills all in, and the parcel also carries the county's mandatory solid waste assessment as a non-ad-valorem line at $261.91 per residential unit for fiscal year 2026. The fire component is the North Collier Fire Control and Rescue District at 1.0000 mill.

Brokerage compensation after the 2024 NAR practice changes

The National Association of REALTORS settlement practice changes took effect on 17 August 2024 and are fully in force. Two of them change how a Monterey seller approaches compensation.

• Offers of buyer-broker compensation can no longer be advertised in the multiple listing service. Any compensation a seller chooses to offer a buyer's agent has to be communicated off the service.
• A written buyer-broker agreement is required before a buyer's agent tours a home, and it must state a specific, conspicuous amount or rate and state that compensation is fully negotiable and not set by law.

Commission is negotiable and there is no standard or legally set rate. The listing-side compensation is negotiated between you and the listing brokerage. Any contribution toward the buyer's side is a separate, optional decision, and general buyer concessions such as a closing-cost contribution remain permitted in the listing service. What is prohibited is advertising buyer-broker compensation there. We have that conversation in writing, up front, before you sign anything.

A worked net sheet at $1,782,500

This is the trailing-24-month median for Villages of Monterey at Woodbridge, Unit One. Figures are illustrative and the statutory items are exact.

A worked net sheet at $375,000

This is the trailing-24-month median for Monterey Villas, a Condominium.

Information not available at time of publishing: the current master and neighborhood assessment amounts. No current published figure exists in the public record for Monterey's master assessment, and we will not print a third-party number that cannot be right across four neighborhood associations with a condominium layered on a master. What the record does establish is the structure, and the structure is what a seller needs: a master assessment plus a separate neighborhood assessment depending on which of the four associations your home sits in, billed quarterly on 1 January, 1 April, 1 July and 1 October, plus the buyer-paid resale capital assessment at closing. The current dollar amounts come from the association or from an ordered estoppel package, and getting them is one phone call we make for a client before they list. Call Jesse McGreevy (239) 898-6072.

Your Florida Disclosure Duties on a Monterey Sale

A Florida seller carries a common-law duty to disclose known material defects that are not readily observable, plus statutory disclosure duties that attach before the buyer signs the contract rather than at closing. In Monterey the statutory route depends on what you own, because a homeowners' association parcel and a Chapter 718 condominium unit are governed by different disclosure regimes.

This section is information, not legal advice. Your closing agent or a Florida real estate attorney should review your specific transaction.

The common-law duty

The Florida Supreme Court held in Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), that where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller has a duty to disclose them. Three elements: the fact materially affects value, the seller actually knows it, and the buyer cannot readily observe it.

An "as is" contract does not eliminate this duty for residential property. Florida sellers typically complete the Florida Realtors seller's property disclosure form to document known conditions, and completing it accurately and in writing is the cleanest way to satisfy the duty. The duty exists with or without the form.

The HOA disclosure summary, and the condominium fork

Section 720.401 of the Florida Statutes requires that a prospective parcel owner in a mandatory homeowners' association community be presented a disclosure summary before executing the contract for sale, and on a resale that summary is supplied by the parcel owner rather than by a developer. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not provided, the buyer may void the contract within three days after receipt of the summary or before closing, whichever occurs first. That right may not be waived, and it terminates at closing.

Here is the fork, and it is real in Monterey. Section 720.401(2) provides that the section does not apply to an association regulated under chapter 718, chapter 719, chapter 721 or chapter 723, nor where disclosure is otherwise made under those chapters. Monterey has a Chapter 720 master association over four neighborhood associations, one of which, Monterey Villas, is a Chapter 718 condominium. Which disclosure regime governs your duty depends on what you own.

• If you own one of the 359 single-family homes or one of the attached villas governed by a homeowners' association, the section 720.401 summary is the pre-contract document to get right.
• If you own one of the 40 condominium units on San Vista Circle, the Chapter 718 resale route governs: section 718.503 requires the seller to provide the governing documents and a current frequently-asked-questions-and-answers sheet, with the buyer's statutory cancellation window attached.

Route the specific question to your closing agent or attorney. What a listing agent owes you is knowing that the fork exists and which side of it your home sits on, before the contract is written.

The property tax disclosure summary

Section 689.261 of the Florida Statutes requires that a prospective purchaser of residential property be given a property tax disclosure summary at or before execution of the contract, warning that the buyer should not rely on the seller's current taxes and that a change of ownership or improvements will trigger reassessment that may raise the tax materially.

This matters more than usual in Monterey. The median year built here is 1994 and long-tenured owners hold substantial accumulated homestead assessment differentials. A buyer looking at the current tax line on a 1990s Monterey house and assuming it carries forward is going to be surprised, and a surprised buyer renegotiates. Disclose the summary and, where it helps, model the buyer's likely reassessed tax so the conversation happens before the contract rather than after the tax bill.

Flood, wind and permit history

• Flood. If your home has flooded, or if you hold knowledge of a prior claim, that is a known material fact under Johnson v. Davis. Separately, the FEMA panel for your address is a public record and a buyer will pull it. Disclose the zone rather than let the buyer discover it.
• Wind mitigation and roof age. A wind mitigation inspection is not a legal requirement to sell, but the report is what an insurer prices from, and roof age, opening protection and roof-to-wall attachment drive a Florida wind premium more than almost anything else. On a 1990s house, having a current wind mitigation report in the listing file is one of the highest-return documents a Monterey seller can produce.
• Permits. Unpermitted work is a known material fact when you know about it. Collier County's permit history is searchable and a diligent buyer will search it, so a discrepancy is better handled at listing than at inspection.

What to Repair, and What Not to Repair, Before Listing in Monterey

Repair spending on a Monterey home should go to the items an insurer prices, an inspector flags and a buyer cannot unsee, and it should stop short of a renovation. Monterey's median year built is 1994, so buyers arrive expecting a 1990s house. What makes money is a house that inspects clean and insures cheaply.

Spend here.

• Roof and wind mitigation items. Roof age and opening protection drive the buyer's insurance quote, and the insurance quote drives the offer. If the roof is at end of life, know the number and decide deliberately whether to replace, credit or price for it.
• Water intrusion, drainage and any stain or soft spot. In a lake-heavy community with an AE-mapped portion, any evidence of water is the item that stops a deal. Fix it and document the fix.
• Air conditioning, water heater and electrical panel. These are the three items an inspector always reaches and a buyer always prices.
• Landscaping and the approach from the street. Monterey's structural advantage is lot size and mature planting. Presenting that is cheap and it converts.
• Interior paint, lighting and hardware. Low cost, high photographic return, and they let a 1990s house read as maintained rather than dated.

Think hard before spending here.

• A full kitchen renovation on a house you are selling within the year. In Unit Three and Monterey Villas, where the product is uniform, a strong presentation separates a home from the pack at a fraction of a renovation's cost.
• Pool resurfacing and deck work, unless the surface is genuinely failing. Buyers discount visible failure and rarely pay a premium for new.
• Structural or elevation work on an AE-portion home without first understanding the 50 percent rule. If the cost of an improvement or repair reaches 50% of the pre-construction market value of the structure, the whole structure must be brought to current elevation requirements. That is a project-defining threshold and it needs to be checked before the first contractor is hired, not after.

Always do this, regardless of budget. Order the association document set, order the wind mitigation report, pull the FEMA panel for the address, and complete the seller's property disclosure carefully. Those four documents cost very little and they remove most of the friction that costs Monterey sellers money later.

When to Sell in Monterey

The county roll can show the seasonality of recorded Monterey closings but not the seasonality of listings, and the two are different questions. What it does show is that recorded Monterey closings cluster in the first half of the calendar year, consistent with a Naples season that brings buyers from January onward.

Look at the most recent qualified sales. Of the twenty most recent, sixteen recorded between January and June, and three recorded in the first three weeks of January alone. A deed records after a contract closes, so a January closing is usually a November or December contract, and a June closing is usually an April or May contract. That points to listing before season rather than during it.

Two cautions on reading that pattern too hard. First, twenty sales is a small sample and one large closing moves any month. Second, the roll cannot tell you how long any of those homes were on the market, so it cannot tell you whether the winter listings sold faster or simply sold. That is a multiple-listing-service question and we answer it with live data at the listing appointment rather than with a general rule on a web page.

What is not seasonal, and matters more. The association's 30-day transfer notice window is the same in July as in January. The estoppel and document lead times are the same. The flood panel and the elevation certificate take the same time to obtain. A seller who is ready in those respects can list into any month with confidence, and a seller who is not will lose more to process than to timing.

If you want a straight answer for your address and your plat, call Jesse McGreevy (239) 898-6072 or request a Monterey home valuation and we will run the current listing data alongside the roll history.

Get Your Free Monterey Home Valuation

Request a free valuation for your Monterey home and we will bring evidence rather than an estimate: your plat's qualified arm's length sales from the Collier County roll, the current listing picture for your product tier, the FEMA flood zone for your address, and a written net sheet.

There is no obligation and no automated estimate. Two people prepare it, and the two people who prepare it are the two people who would list the home.

What you receive.

• A plat-level price range with every comparable sale listed, including the ones we discarded and why.
• The FEMA panel and flood zone for your address, and whether flood insurance is federally mandated on a mortgaged purchase.
• A written net sheet with the exact documentary stamp tax, the statutory estoppel caps, the Collier County title custom and the prorations against the quarterly assessment calendar.
• The association timeline for your closing, with the 30-day transfer notice window built in.
• A repair and presentation list with what we would spend and what we would not.

Two ways to start. Request your free Monterey home valuation, or call Jesse McGreevy (239) 898-6072 directly. Marc Comisar is at (239) 287-5873. Top 1% Real Estate Agents Nationally Since 2008.

What Monterey Sellers Say About Working With Us

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through."

Donald Vogler, Verified Google review

★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed."

Leslie Foster, Verified Google review

McGreevy and Comisar are a top-reviewed Naples listing team. Read the reviews on our Google Business Profile, and note that we publish only real, named, verifiable reviews. We do not composite, tailor or invent client language, and we do not display an aggregate rating in place of the words clients actually wrote.

Frequently Asked Questions, Seller Edition

How much is my Monterey home worth?

It depends on which of Monterey's six recorded neighborhoods it sits in. Trailing-24-month medians from the Collier County roll run $375,000 in Monterey Villas, $555,000 in Villages of Monterey at Woodbridge Unit Two, $895,000 in Monterey Unit Three, $1,782,500 in Unit One, $1,837,500 in Unit Four and $1,950,000 in Monterey Unit Five. Request a free Monterey home valuation for your address.

Why can nobody quote one median price for Monterey?

Because a single median across six different products is not a measurement of anything. Monterey holds 1,450-square-foot condominium units and 6,496-square-foot custom homes behind the same gate. A blended community median moves with whatever mix happened to sell that year rather than with the market, which is why every median on this page states its plat, its product type, its date range and its sample size.

What have homes sold for recently in Monterey?

The twenty most recent qualified arm's length sales on the county roll run from $360,000 for a 1,450-square-foot attached home on San Vista Circle in June 2026 to $2,825,000 for a 4,394-square-foot house on Beaumont Court in June 2026. The full list, with dates, prices, adjusted living areas and streets, is in the sold-data section above.

What is the price per square foot in Monterey?

By product type, using the county roll's adjusted living area: the 2026 single-family median is $519 per adjusted square foot and the attached median is $290. By neighborhood over the trailing 24 months, Monterey Unit Five is highest at $574 and Monterey Villas is lowest at $259. Always confirm which area measure a quoted figure uses, because base and adjusted area differ on roughly half of Collier's buildings.

Are Monterey home values going up or down?

Over ten years the direction is clear: single-family price per adjusted square foot moved from $234 in 2016 to $519 in 2026, and the attached tier moved from $200 to $290. Single-year medians swing because the annual sample is small, so read the multi-year price per square foot trend rather than any one year's median.

Does the neighborhood I am in change what my Monterey home is worth?

Yes, more than any other single factor. Median 2026 just value ranges from $390,250 in Monterey Villas to $1,364,673 in Villages of Monterey at Woodbridge Unit Four. Your recorded plat is the first cut in any credible Monterey valuation, and it is worth more than any finish-level adjustment you can make to the house.

What is my Monterey Villas condominium worth?

Monterey Villas units are uniform at 1,450 adjusted square feet, and three qualified sales in the trailing 24 months produced a median of $375,000 at $259 per adjusted square foot, in a range from $360,000 to $480,000. Because square footage is identical across all 40 units, condition, updates and position carry the entire spread.

Is an online estimate accurate for a Monterey home?

Rarely, and the reasons are structural. Monterey is 419 dwellings, six distinct products and about 21 qualified sales a year, and 22 of the 43 recorded transfers in the trailing twelve months were not arm's length. A model that cannot separate market sales from trust and estate transfers, cannot separate product types and cannot read the recorded covenants produces a confident wrong number.

Should I get an appraisal before listing in Monterey?

Usually not. A well-built comparable analysis from your own plat, tested against current listing activity, gives you what a pre-listing appraisal would give you and costs nothing. The exception is an unusual property: an extensively rebuilt home, a very large lot, or an estate or trust sale where a defensible written value is needed for another purpose.

Does a lake view add value in a Monterey home?

Water frontage is the most reliable premium in the community. Roughly 29 acres of Monterey's platted acreage is lake and water-management tract. The nuance is in Villages of Monterey at Woodbridge Unit Four, where the great majority of homes front the platted water tract, so within that plat the premium reads closer to a baseline and the adjustment runs the other way for the homes that do not.

How much does a renovation add to my Monterey home's value?

A comprehensive renovation moves a home out of the 1990s comparable set and into the small set of recent completions, which in Monterey Unit Five is where the highest prices per square foot sit. A partial renovation that reads as unfinished usually does not return its cost. Decide before you spend, and price the work against the plat's actual sold evidence.

When is the best time to sell a home in Monterey?

Recorded Monterey closings cluster in the first half of the calendar year, and because a deed records after a contract closes, that points to listing before season rather than during it. The sample is small, so treat that as a pattern rather than a rule, and read it against your own plat's median days on market from the Matrix table above rather than against the community figure.

How long do homes take to sell in Monterey?

A median of 68 days on market, across the 23 Monterey closings the Southwest Florida MLS Matrix recorded in the trailing twelve months, pulled 2 September 2026. Plan your timeline off your plat rather than off that number: the neighborhood medians run from 11 days in Woodbridge Four to 252 days for the attached villas on San Bernadino Way. Days on market is a listing statistic and comes from Matrix, not from the county tax roll, which records deeds. Call Jesse McGreevy (239) 898-6072 for the current number for your product tier.

What is the sale-to-list ratio in Monterey?

95.51% on average, and 94.62% at the median, across those same 23 trailing-twelve-month Monterey closings in the Southwest Florida MLS Matrix, pulled 2 September 2026. Sale-to-list ratio requires a list price, and a list price exists only in the multiple listing service and not in the county's deed record, so anyone quoting you a Monterey sale-to-list ratio sourced to the tax roll is quoting a figure that source cannot produce.

How many homes are for sale in Monterey right now?

8 active listings as of 2 September 2026 in the Southwest Florida MLS Matrix, at a median list price of $1,950,000 in a $529,000 to $2,895,000 band, with a median of 47 days on market. Eight active against 23 Matrix closings in the trailing twelve months is roughly 4.2 months of supply, a balanced market. Active inventory is a live listing figure rather than a tax-roll one. What the roll establishes separately is turnover: 21 qualified arm's length sales in the trailing twelve months against 419 standing dwellings, which is 5.0% of the community changing hands in a year.

Is now a good time to sell in Monterey and 34109?

The durable evidence is that Monterey's single-family price per adjusted square foot roughly doubled between 2016 and 2026 and that turnover runs near 5% a year, so this is a market with steady rather than frantic demand. Whether now is right for you depends on your plat, your product tier and your timing, and that is a conversation with real numbers rather than a headline.

Who is the best realtor to sell a home in Monterey?

We would say McGreevy and Comisar, and here is the basis rather than the slogan: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the plat-level, covenant-level and flood-level measurement on this page, which is the same work we bring to a listing appointment. Call Jesse McGreevy (239) 898-6072 and judge it yourself.

Do I need a realtor to sell my home in Naples?

You do not, legally. In Monterey the practical case for representation is specific rather than general: the master board's mandatory transfer approval with its 30-day notice window, the two-tier estoppel requirement, the per-lot flood answer, the buyer-paid resale capital assessment and the recorded leasing holds are five places where an unrepresented seller commonly loses time or money.

Can I sell my Monterey home for sale by owner?

You can. The two things that most often go wrong here are community-specific. The first is the master board transfer approval and its 30-day notice period, which is usually discovered too late. The second is pricing from a community-wide average rather than from your own plat, which in a community with a five-fold internal price spread is an expensive error.

What questions should I ask a Naples listing agent?

Ask which recorded plat your home sits in and what that plat's qualified sales show. Ask when they will file the association transfer application. Ask what FEMA panel and zone your address returns. Ask how many estoppel certificates your sale needs. An agent who cannot answer those four about Monterey is going to learn on your transaction.

What happens if my Monterey listing expires?

An expired listing is usually a pricing or exposure problem rather than a market problem, and in Monterey it is often a comparable-set problem: the home was priced against the community rather than against its plat. Before relisting, rebuild the price from your plat's qualified sales, refresh the imagery, and get the association and flood documents into the file so the next buyer has no reason to hesitate.

What is the real estate commission in Naples, Florida?

There is no standard or legally set commission rate in Florida. Since the National Association of REALTORS practice changes took effect on 17 August 2024, compensation is explicitly negotiable and must be stated in writing. The listing-side compensation is negotiated between you and the listing brokerage, and any contribution toward the buyer's side is a separate, optional decision.

Do I still have to pay the buyer's agent after the NAR settlement?

No, it is optional. You may offer to pay or contribute toward the buyer's agent compensation, which can keep your home competitive with buyers now responsible for their own agent's fee, but it cannot be advertised in the multiple listing service. General buyer concessions such as a closing-cost contribution are still permitted in the listing service.

What are seller closing costs in Collier County?

The main seller lines are the Florida documentary stamp tax on the deed at $0.70 per $100 of consideration, association estoppel fees capped by statute, a municipal lien search, prorated property taxes and prorated association assessments, any settlement services you agree to pay, and the brokerage compensation you negotiate. We build a written line-by-line net sheet before you list.

Who pays title insurance in Collier County?

In Collier County the buyer customarily selects the closing agent and pays for the owner's title insurance policy. That is the reverse of the Lee County custom, where the seller customarily does both. Nothing in Florida law assigns it, so the contract controls, and a Monterey seller who last sold in Estero or Fort Myers should not assume the Lee County allocation carries over.

How much is the Florida documentary stamp tax on the deed?

$0.70 per $100 of consideration or portion thereof, under section 201.02(1)(a) of the Florida Statutes, with the consideration rounded up to the next full $100 before multiplying. On a $1,782,500 sale that is 17,825 taxable units at $0.70, or $12,477.50. It is customarily paid by the seller in a Florida residential sale.

Do I pay capital gains tax on a Naples second home?

A second home does not qualify for the Internal Revenue Code section 121 principal-residence exclusion, which is the exclusion that shelters gain on a home you owned and used as your main home for at least two of the five years before the sale. Gain on a second home is generally taxable. This is general information, not tax advice, and your accountant should run your specific numbers.

What is FIRPTA and does it apply to my Monterey sale?

The Foreign Investment in Real Property Tax Act requires the buyer to withhold a percentage of the gross sale price when the seller is a foreign person for United States tax purposes. It is a real and common issue in a Naples market with international ownership. If it may apply to you, raise it with your closing agent and your tax adviser at listing rather than at closing, because the paperwork has lead time.

Do I owe association assessments through the closing date?

Yes, and Monterey bills quarterly on 1 January, 1 April, 1 July and 1 October, for the master and for your neighborhood association. Amounts owed are prorated on the settlement statement, and the estoppel certificate from each association is the document that fixes the figures. Order both at listing rather than at contract.

Are prorated property taxes handled at closing in Collier County?

Yes. Florida property taxes are assessed on a calendar year and paid in arrears, with bills mailed on or about 1 November. At a closing before the bill is paid, the seller credits the buyer for the seller's share of the year. Where the current bill has not issued, the title company customarily prorates from the prior year's bill.

Does the Monterey master board have to approve my buyer?

Yes. Master Bylaws section 18, recorded 4 August 2017, requires prior written master board approval for any sale or gift of a Monterey home, community-wide, on 30 days' written notice before the anticipated closing date with the executed contract, an application and the processing fee. This is enforced as routine and Certificates of Approval are recorded against Monterey addresses continuously.

How long does Monterey board approval take?

The recorded rule gives the board 20 days to act after proper notice, and silence operates as approval. The binding constraint is the 30 days' written notice required before the anticipated closing date. In practice a 45-day contract is workable, 60 days is comfortable, and 30 days is a gamble that usually results in an extension.

Can Monterey deny my buyer?

Only on enumerated grounds and only by a majority of the entire board: certain felony convictions, evidence of disregard for the governing documents, incomplete or false applications, closing without prior approval, and a record of financial irresponsibility. Disapproval without good cause triggers a purchase obligation on the association, and if it fails to name a purchaser within 30 days the original buyer is deemed approved.

What is an HOA estoppel letter and what does it cost in Florida?

An estoppel certificate is the association's written statement of exactly what is owed on the property at closing. Florida caps the fee at $299 for a standard certificate on a current account, with up to $119 more for delivery within three business days and up to $179 more where the account is delinquent. It is valid 30 days, or 35 when delivered electronically.

How many estoppel certificates does a Monterey sale need?

At least two: one from the Monterey master association and one from whichever of the four neighborhood associations governs your home. A Monterey Villas sale on San Vista Circle adds the Chapter 718 condominium disclosure package on top. Order them together rather than in sequence, because sequential ordering is how a 45-day contract becomes a 60-day contract.

Who pays the $1,600 resale capital assessment in Monterey?

The buyer, at closing. Master Bylaws section 19.1, added by the certificate of amendment recorded 4 August 2017 at Official Records Book 5422, Page 3053, establishes a resale capital assessment of $1,600.00 payable by the transferee. The board may increase it by up to 10% per calendar year, so confirm the current amount with the association before the contract is written.

Should I disclose the resale capital assessment before the offer?

Yes, every time. A buyer who prices the assessment before writing does not reopen it. A buyer who finds it on a settlement statement in the last week renegotiates. Putting it in the buyer's hands with the association documents costs nothing and removes the most common late-stage surprise in this community.

Can I put a for-sale sign in my yard in Monterey?

Signage in Monterey is governed by the Master Protective Covenants at section 4.17 and by whatever current rules the master and neighborhood associations have adopted, and adopted rules do not appear in the recorded record. Ask the association in writing before the listing goes live and put the answer in the file. Guessing produces a violation letter.

Can I hold an open house in Monterey?

That depends on the association's current rules and on gate coordination rather than on anything in the recorded documents alone. Where open-house access is workable we run it with the gatehouse and registered attendance. Where it is not, exposure comes from imagery, video, agent outreach and appointment showings, which is an acceptable trade in a 419-home community.

How do showings work at a guard-gated community like Monterey?

Through a standing showing protocol lodged with the gatehouse, confirmed appointment windows and a listing agent who actually answers the phone when a buyer's agent is sitting at the gate. The security that makes Monterey attractive is the same thing that creates showing friction, and managing that is the listing agent's job rather than the seller's.

Does a lockbox work in Monterey?

A lockbox on the door is only half the access problem in a guard-gated community, because the buyer's agent still has to clear the gate. The workable arrangement is a lockbox plus a standing gate authorisation with confirmed appointment windows, agreed with the association in advance. We set that up before the listing goes live.

Does a Florida milestone inspection or structural reserve study apply to my Monterey villa?

Florida's milestone inspection and structural integrity reserve study requirements under sections 553.899 and 718.112(2)(g) apply to buildings of three or more habitable stories under condominium or cooperative ownership, and both carry an express exemption for two-family dwellings of three or fewer habitable stories. Monterey Villas is 40 units in 20 two-unit party-wall buildings. Confirm the habitable story count with the association before you rely on it.

Do I have to disclose a pending special assessment?

Yes. A pending or levied special assessment is a fact materially affecting value that a buyer cannot readily observe, which places it squarely inside the Johnson v. Davis duty, and it will appear on the estoppel certificate in any event. Disclose it in writing at listing, with the association's own documentation attached.

What should I fix before listing my Monterey home?

Spend on the items an insurer prices and an inspector reaches: roof and wind mitigation, any evidence of water intrusion, air conditioning, water heater and electrical panel, plus landscaping and the approach from the street. Interior paint, lighting and hardware return well. A partial kitchen renovation on a house you are selling within the year usually does not.

Do I need a pre-listing inspection in Naples?

It is optional and it is often worth it on a house built in the 1990s, which describes most of Monterey. The value is not the report itself, it is knowing what the buyer's inspector will find before you are negotiating against a deadline. A wind mitigation report is the higher-return document on a Monterey home, because it drives the buyer's insurance quote.

Do I need a wind mitigation report to sell in Collier County?

It is not a legal requirement. It is the report an insurer prices from, and roof age, opening protection and roof-to-wall attachment drive a Florida wind premium more than almost anything else. On a house with a median build year around 1994, a current wind mitigation report in the listing file is one of the highest-return documents a Monterey seller can produce.

What disclosures does a Florida seller have to make?

A common-law duty under Johnson v. Davis to disclose known material defects that are not readily observable, plus statutory pre-contract disclosures. For a Monterey homeowners' association parcel that means the section 720.401 disclosure summary; for a Monterey Villas condominium unit the Chapter 718 route under section 718.503 governs instead. Section 689.261 requires a property tax disclosure summary in both cases.

Do I have to disclose past hurricane or flood damage?

If you know about it and a buyer cannot readily observe it, yes. Prior flooding, prior claims and unrepaired storm damage are exactly the kind of known material facts Johnson v. Davis covers. Disclose the repair too, with documentation, because a documented repair reassures a buyer while a rumour of damage does not.

What flood zone is my Monterey home in, and does it matter to a buyer?

It matters enormously, and the answer is per lot. Monterey straddles FEMA Zone AE and Zone X-shaded under panels 12021C0381J and 12021C0382J, both effective 8 February 2024. Flood insurance is federally mandated on a mortgaged home in the AE portion and is not in the X-shaded portion. Pull the panel for your exact address before listing.

Can my buyer lease the home out after closing?

That depends on which neighborhood you are in. Community-wide the master rule is a six-month minimum, one-year maximum, two leases a year, board approval on 30 days' notice, natural persons only. The 20 attached villas add a 24-month ownership hold before any leasing, and the 40 condominium units add a 12-month hold with one-year leases only and no subleasing.

Does the leasing rule affect what my Monterey home is worth?

In two of the six neighborhoods it does, by removing investor demand from the buyer pool. A purchaser who wants rental income cannot get it for two years in the attached villas or one year in the condominium, and a recorded covenant is not negotiable. Price and market to owner-occupant demand there, and disclose the rule before an offer rather than during document review.

Does Monterey have a Community Development District fee?

No. Monterey has no Community Development District. That is settled against the Florida Official List of Special Districts for Collier County, the all-dissolved and inactive district reports, the county's own adopted budget, and a full sweep of the Clerk's index across every Monterey association name. Do not confuse it with the unrelated Orange Blossom Groves or Orange Blossom Ranch districts elsewhere in Collier.

What documents do I need to sell a home in Monterey?

At minimum the recorded master declaration and bylaws with all amendments, your neighborhood association's declaration and amendments, the current rules and regulations, the current budget, and the estoppel certificates from the master and your neighborhood association. A condominium unit adds the Chapter 718 disclosure package. We assemble the whole set at listing, because a missing document is a delay.

What happens between contract and closing in Florida?

Inspection and repair negotiation, the buyer's financing and appraisal, title work and lien search, the association transfer application and board approval with its 30-day notice, estoppel certificates from the master and neighborhood associations, any flood or wind documentation, and the final walkthrough. On a Monterey sale the association steps drive the calendar more often than the lender does.

What is the difference between the 420, 419 and 443 figures published about Monterey?

They count three different things and all three are correct. 443 is the total parcel count on the county roll, including lakes, streets, utility tracts and the clubhouse tract. 419 is the number of standing dwellings. 420 is 419 dwellings plus the one genuine remaining buildable homesite, and it is the figure the association itself uses.

How do I get started selling my Monterey home?

Request a free Monterey home valuation or call Jesse McGreevy (239) 898-6072. We will pull your plat's qualified sales, the current listing picture for your product tier, the FEMA panel for your address, and the association documents, and bring a written price range and net sheet to the appointment. Top 1% Real Estate Agents Nationally Since 2008.

Local Expertise: Why a Monterey Specialist Changes the Outcome

A Monterey specialist changes the outcome because almost everything that sets your price and your closing date is community-specific and recorded. The plat that fixes your comparable set, the 30-day board notice, the two-tier estoppel requirement, the per-lot flood zone and the leasing holds are five facts an agent either knows or learns on your transaction.

Here is the difference stated concretely rather than as a claim.

• A generalist prices from the community. A specialist prices from the plat. In a community whose trailing-24-month medians run $375,000 to $1,950,000, that difference is not a refinement, it is the whole valuation.
• A generalist files the association application when the closing looms. A specialist files it on the day the contract is executed. The board's 30-day notice window plus its 20-day response window is the calendar, and it starts when someone starts it.
• A generalist orders one estoppel. A specialist orders two, and three on a condominium unit. Monterey has one master association over four neighborhood associations, one of which is a Chapter 718 condominium.
• A generalist repeats a community flood answer. A specialist pulls the panel for the address. Monterey straddles Zone AE and Zone X-shaded, so a community-level answer is wrong for roughly half the community whichever way it is stated.
• A generalist lets the buyer discover the resale capital assessment. A specialist discloses it before the offer. One of those becomes a renegotiation and the other becomes a line on a net sheet the buyer already accepted.

Our team has closed transactions across Lee and Collier County continuously, and we've represented both sides of gated-community sales where the association calendar, not the lender, was the binding constraint. That experience is not a credential on a wall, it is the reason the checklist above exists.

To go deeper on the community itself, its history, its governance and its amenities, read the Monterey community guide. To see how we work with buyers, read how we represent buyers in Naples. To reach us, call Jesse McGreevy (239) 898-6072 or Marc Comisar (239) 287-5873. Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents and Primary Records for a Monterey Sale

Every document below is held by a government authority, a court clerk or a state agency, and every link goes to that authority's own site. Recorded instruments are cited by instrument number and by Official Records book and page, which is the durable citation; the Clerk's search portal is the correct entry point because per-document image links require an authenticated session.

Your Local Real Estate Experts

McGreevy and Comisar are a Southwest Florida real estate partnership working Lee and Collier County, and the two names on this page are the two people who answer the phone. Jesse McGreevy handles technology, marketing, data and systems. Marc Comisar handles field work, showings and negotiation. They co-founded Domain Realty and co-own the brokerage.

Jesse McGreevy started in real estate in October 2004 and launched his own team in October 2008. He built the research method behind this page: county tax roll analysis, recorded-instrument reading, direct queries against government geographic services, and a standing rule that a number without a source and a date does not get published. Read more about McGreevy and Comisar or go straight to Jesse McGreevy's agent page.

Marc Comisar is the field half of the partnership: property tours, listing preparation, inspection negotiation and closing management. See Marc Comisar's agent page.

The record.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• 4,000+ transactions

Contact.

• Jesse McGreevy (239) 898-6072
• Marc Comisar (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Where to start. Sellers: request a free Monterey home valuation. Buyers: read how we represent buyers in Naples. For the community itself, read the Monterey community guide, or browse every community we cover from the Naples real estate hub. Top 1% Real Estate Agents Nationally Since 2008.

Fair housing. McGreevy and Comisar comply fully with the federal Fair Housing Act and the Florida Fair Housing Act. Nothing on this page describes, or is intended to describe, the people who live in Monterey. Everything on it describes property, recorded rules, measured facts and public costs.

Not legal, tax or insurance advice. This page is information for Monterey property owners. Your closing agent, attorney, accountant and insurance agent should review your specific transaction.

Sources and Authoritative References

Florida statutes, rules and case law

• Florida Statutes section 201.02, documentary stamp tax on deeds
• Florida Statutes chapter 201, excise tax on documents, contents index
• Florida Statutes section 28.24, service charges by clerks of the circuit court
• Florida Statutes section 689.025, form of quitclaim deed
• Florida Statutes chapter 689, conveyances of land, contents index
• Florida Statutes section 689.261, sale of residential property, property tax disclosure summary
• Florida Statutes section 720.401, homeowners' association disclosure summary
• Florida Statutes section 720.30851, homeowners' association estoppel certificates
• Florida Statutes section 718.116, condominium assessments and estoppel certificates
• Florida Statutes section 718.503, condominium developer and resale disclosure
• Florida Statutes section 718.112, condominium bylaws and structural integrity reserve studies
• Florida Statutes section 553.899, mandatory structural inspections
• Florida Statutes chapter 627, insurance rates and contracts, contents index
• Florida Statutes section 627.714, condominium unit owner residential property insurance
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• CS/CS/HB 979 (2024), estoppel certificates, House staff analysis
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court opinion

Florida state agencies

• Florida Department of Revenue, documentary stamp tax
• Florida Department of Revenue, nonrecurring intangible tax
• Florida Department of Revenue, property tax oversight for taxpayers
• Florida Department of Revenue, property tax exemptions
• Florida Department of Revenue, Save Our Homes assessment limitation
• Florida Department of Revenue, Truth in Millage
• Florida Department of Financial Services, title insurance overview
• Florida Office of Insurance Regulation
• Florida Department of Business and Professional Regulation, Florida Real Estate Commission
• Florida Division of Corporations, Monterey master association entity search
• Florida Division of Corporations, Monterey single family association entity search
• Florida Division of Corporations, Monterey villa association entity search
• Florida Official List of Special Districts
• Florida Official List of Special Districts, customized county list generator
• Florida all dissolved special districts report
• Florida inactive special districts report
• Florida Auditor General, North Collier Fire Control and Rescue District audit file
• Florida Department of Education, school grades
• Florida Department of Education, 2025-26 school grades results packet
• Florida Realtors, statewide REALTOR association

Collier County property records, recording and taxation

• Collier County Property Appraiser
• Collier County Property Appraiser, data downloads
• Collier County Property Appraiser, homestead and portability
• Collier County Property Appraiser, parcel map viewer
• Collier County Tax Collector, property tax
• Collier County Clerk, Official Records document search
• Collier County Clerk, Official Records legal description search
• Collier County Clerk, records search landing page
• Collier County Clerk, what documents are recordable
• Collier County Clerk, document type chart
• Collier County Clerk, annual budget development
• Collier County fiscal 2026 final budget public hearing and millage resolution
• Collier County fiscal 2026 adopted budget policies
• Collier County final millage rates and final budget announcement
• Collier County fiscal 2026 solid waste rate resolution
• Collier County Ordinance 2005-54, solid waste benefit units
• Collier County non-ad-valorem assessment frequently asked questions
• Collier County residential solid waste collection services
• Collier County Code of Ordinances, chapter 118 solid waste

Collier County planning, zoning and permitting

• Collier County PUD Master List and maps
• Collier County PUD Master List, full document
• Collier County zoning map sheet 9502N
• Collier County Land Development Code Appendix F, list of PUD ordinances
• Collier County permit history and permit search
• Collier County historical permit database
• Collier County CityView permitting portal
• Collier County Growth Management geographic information hub
• Collier County open data portal
• Collier County site address points feature service
• Collier County planned unit development feature service

Flood, storm and insurance

• FEMA Map Service Center, flood map search by address
• FEMA National Flood Hazard Layer map service
• FEMA, national flood hazard layer overview
• FEMA, flood zones glossary
• FEMA, mandatory purchase of flood insurance
• FEMA, Community Rating System
• FEMA, community information system for Florida
• FEMA, flood insurance and Risk Rating 2.0
• Collier County floodplain protection newsletter, March 2026
• Collier County 311 knowledge base, evacuation zone lookup
• Collier County hurricane evacuation zone feature service
• Citizens Property Insurance Corporation, wind mitigation and building code discounts
• Citizens Property Insurance Corporation, flood coverage requirement
• National Weather Service Miami, Hurricane Irma local report
• National Weather Service Miami, Hurricane Helene tropical event summary
• National Hurricane Center tropical cyclone report, Hurricane Ian

Districts, millage and public services

• North Collier Fire Control and Rescue District, authority to levy taxes
• North Collier Fire Control and Rescue District, annual budgets
• North Collier Fire Control and Rescue District enabling act, chapter 2015-191, Laws of Florida
• North Collier Fire District Resolution 25-013, final millage, North Naples Service Delivery Area
• South Florida Water Management District, budget and finance
• South Florida Water Management District, Big Cypress Basin
• Collier Mosquito Control District, map and fact sheet

Schools

• Collier County Public Schools interactive attendance zone tool
• Collier County Public Schools attendance boundaries
• Pelican Marsh Elementary School
• Pine Ridge Middle School
• Barron Collier High School

Federal tax and national practice standards

• Internal Revenue Service, Publication 523, selling your home
• Internal Revenue Service, Topic 701, sale of your home
• What the NAR settlement means for home buyers and sellers
• NAR settlement frequently asked questions
• Written buyer agreements 101
• Summary of the 2024 multiple listing service policy changes
• Final reminder of the 17 August 2024 practice-change implementation