The National sells collection by collection, against Lennar's last homes. We price from your collection's recorded resales and answer the fee, membership and flood questions before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Collier County recorded-sale file (county file dated 29 August 2026), pulled 30 September 2026
McGreevy and Comisar are the Southwest Florida listing team that prices and sells homes at The National Golf and Country Club at Ave Maria, and this is our guide to selling there: what your own collection (Terrace, Veranda, Coach Home or single-family) actually records for, how to price against the last new homes Lennar is selling, what a buyer will ask about fees, golf and social membership, the condominium documents and the flood map, and what it costs to sell in 2026. The National sits inside Ave Maria, Florida.
In the twelve months to 17 August 2026 the Collier County deed record shows 219 qualified sales at The National: 58 resales at a $270,500 median and 161 builder-direct sales of new homes at $250,000. Which number applies to you depends on your collection. Single-family resales closed at $665,000 (14 sales), Coach Home resales at $425,000 (5), Veranda resales at $309,000 (17) and Terrace resales at $231,000 (22).
One pattern shapes every pricing conversation here. Of the 49 homes that resold in the year and had an earlier recorded sale, 29 sold for less than the previous recorded price, but all 14 single-family homes sold for more. If you are ready to talk numbers, start with a free home valuation of your National home, see our guide to buying a home at The National if you are also moving here, or read what other owners ask in our The National home value guide.
To sell a home at The National in 2026, price it from the recorded resales of your own collection and plan, compare it with the few new homes Lennar still sells and with what Lennar charged when it sold out, gather the association, membership and condominium documents each buyer will ask for before you list, and market it to the seasonal, golf and family buyers who shop a gated golf community.
The National is close to built out. Lennar's community page showed the Terrace and Veranda condominiums and the Executive single-family homes as sold out on 23 September 2026, with only four Coach Homes left, so for most collections a buyer's only way in is a resale, which is the market you are selling into. The village was planned for 1,284 homes in four phases on 490.37 acres, per the Stewardship District's bond offering, and the 2026 county roll lists 1,160 residential parcels: 390 Terrace, 244 Veranda, 176 Coach Home and 350 single-family. Those two counts measure different things and we do not merge them.
These are the ten facts a National seller should know in September 2026, each drawn from the Collier County deed record, a Lennar or association document, or a state, federal or district source.
List your National home with McGreevy and Comisar because we price it from the recorded sales of your own collection and plan, not a town-wide average, and we put every document a buyer of a gated golf community will ask for in the listing from day one. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
If you're searching for the best listing agent in Ave Maria, Florida, McGreevy and Comisar help homeowners price, market, negotiate and sell across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For how we compare with other teams here, see our guide to the best real estate agents in Ave Maria.
Honors and recognition:
A Terrace condominium, a Coach Home and a single-family home share a gate and a club but not a market. In the last twelve months their resale medians were $231,000, $425,000 and $665,000. We read the Collier County deed record sale by sale, 219 qualified sales at The National in the year, and match your home to the plan size and collection it competes with.
Lennar's closings set the price a buyer compares yours with, and in 2026 they came in below 2025 in every collection. We track what Lennar closed at, what its remaining Coach Homes list for, and the incentive in writing, then show a buyer what your finished home offers that a new one does not.
A National buyer's lender and insurer will want the flood zone and any map amendment, the condominium or property owners association budget and estoppels, the membership type and the district assessment. We assemble those with you before you list, which is how a National listing avoids the late surprises that cost a contract.
Ready to talk? Request your free valuation of your National home or use our contact form, or reach Jesse direct at (239) 898-6072. Buying your next home in Southwest Florida too? See how we represent buyers.
The National is a market where collection decides the outcome: in the twelve months to 17 August 2026 single-family homes resold for $665,000 at a median, Veranda and Terrace condominiums for $309,000 and $231,000, and resale volume bunched in February and March 2026, when 25 of the year's 58 resales recorded.
Data updated: September 2026 (Collier County recorded sales through 17 August 2026).
Collection | Resales | Resale median | Builder-direct sales | Builder-direct median |
|---|---|---|---|---|
Terrace condominiums | 22 | $231,000 | 63 | $205,000 |
Veranda condominiums | 17 | $309,000 | 25 | $235,000 |
Coach Homes | 5 | $425,000 | 28 | $319,000 |
Single-family homes | 14 | $665,000 | 45 | $500,000 |
All of The National | 58 | $270,500 | 161 | $250,000 |
Source: Collier County property appraiser public data files, DOR-qualified improved sales, 1 September 2025 to 17 August 2026, for the plats that make up The National. Builder-direct is the first qualified sale of a home within a year of its year built, an estimate of the split. The county's collection split follows the plat names Terrace, Veranda and Coach Homes; everything else is single-family.
Year | All resales | Median | Single-family resales | Median | Condominium resales | Median |
|---|---|---|---|---|---|---|
2022 | 8 | $572,450 | 5 | $750,000 | 3 | $340,000 |
2023 | 14 | $323,250 | 2 | $657,500 | 12 | $320,000 |
2024 | 25 | $345,000 | 8 | $600,000 | 17 | $310,000 |
2025 | 40 | $364,500 | 17 | $660,000 | 23 | $280,000 |
2026, through 17 August | 47 | $269,000 | 11 | $705,000 | 36 | $243,750 |
Source: Collier County recorded sales, qualified resales at The National. A resale is any qualified sale that is not the first sale of a new home; the first Lennar homes closed in 2021, so resales before 2022 are too few to report. Counts in 2022 and 2023 are small and the medians should be read with that in mind.
Two stories sit in that table. Single-family resales held a level between $600,000 and $705,000 while their count grew from 2 in 2023 to 17 in 2025. Condominium resales grew from 12 in 2023 to 36 through mid-August 2026 while the median slid from $320,000 to $243,750, about 24 percent.
Source: Collier County recorded sales, qualified resales by month of sale, September 2025 to 17 August 2026. February and March 2026 account for 25 of 58, about 43 percent. The file shows no qualified resale in July 2026 and one in August through the 17th, and county files add the newest sales with a lag, so we read the latest weeks as incomplete rather than as a halt in sales.
The Naples Area Board of REALTORS reports Ave Maria together with Immokalee as ZIP code 34142. In July 2026 that area recorded 21 single-family sales at a $419,000 median and 13 condo sales at $284,997. Single-family inventory stood at 170 homes, 9.3 months of supply, and condo inventory at 73, 7.9 months. That area figure includes every Ave Maria village and Immokalee, so it frames The National's market without describing it.
The county record gives us prices and dates. The MLS adds days on market, list-to-sale ratio and active inventory for The National in particular. Southwest Florida MLS figures for The National (active listings, days on market, list-to-sale ratio and months of supply) were not available for this edition (30 September 2026) and will be added in a dated update.
The Collier County deed record shows every qualified sale at The National, including Lennar closings that were never listed on the MLS, and it shows what each seller originally paid. In the last twelve months Lennar closed 161 homes directly, nearly three times the 58 resales, and those closing prices are what your buyer compared yours against.
Builder-direct median (sales) | 2023 | 2024 | 2025 | 2026 through 17 Aug | Change 2023 to 2026 |
|---|---|---|---|---|---|
Terrace condominiums | $273,000 (116) | $280,000 (80) | $236,000 (79) | $199,000 (45) | minus 27% |
Veranda condominiums | $323,750 (68) | $320,000 (51) | $247,500 (54) | $239,000 (17) | minus 26% |
Coach Homes | $401,000 (55) | $410,000 (48) | $375,000 (33) | $316,000 (22) | minus 21% |
Single-family homes | $646,350 (82) | $630,000 (87) | $522,500 (60) | $517,000 (33) | minus 20% |
Source: Collier County recorded sales, first qualified sale of each new home. These are medians of what closed, not like-for-like plan prices, and the mix of plans Lennar closed changed over the years. A builder's recorded price can also sit above what the buyer effectively paid when the incentive is given as a closing credit, so ask for any incentive in writing.
The newest closings continue the pattern. Since 1 June 2026 Lennar has closed 23 Terrace condominiums at a $195,000 median ($179,000 to $226,000), 9 Coach Homes at $310,000 and 8 single-family homes at $527,500, per the county file.
Resales have closed above Lennar's builder-direct median in the same twelve months in every collection: Terrace by $26,000 ($231,000 against $205,000), Veranda by $74,000, Coach Homes by $106,000 on only 5 resales, and single-family by $165,000. Part of that gap can reflect plan size and finish, and part the lower prices of Lennar's newest closings. Price per square foot, where the county records the heated area, shows the same direction: Terrace resales at $199 (22 sales) against $178 for builder-direct (42), and single-family at $302 (14) against $234 (15). The practical point is that a Terrace or Veranda buyer can see a new-home closing price below your list price, so your price has to be defended with plan size, condition, view and what the home includes.
A buyer shopping a National condominium this fall can buy a Terrace resale near $231,000, a Veranda resale near $309,000, one of Lennar's last Coach Homes listed at $299,997 to $331,998 on 23 September 2026, or a Coach Home resale near $425,000. Elsewhere in Ave Maria, Pulte's Gatherpoint townhomes start at $279,990 and Del Webb Naples at $299,990, per builder sites on 26 September 2026. We show you which of those your home competes with, plan by plan.
We build your pricing file from three sources side by side: recorded resales of your plan, recorded Lennar closings for the same plan size, and the builder's current list prices and incentives. That is the file we walk you through before you choose a list price.
Now is a good time to sell a single-family home at The National and a harder time to sell a condominium bought new in 2023 or 2024. All 14 single-family resales in the year closed above the prior recorded price, while 19 of 21 Terrace resales closed below it, so the answer turns on what you paid and when.
An illustration, before costs: a Terrace owner who bought new in 2023 at the $273,000 builder-direct median and sold in 2026 at the $232,000 resale median would sit about $41,000, or 15 percent, below the purchase price. Individual homes differ, and your own recorded purchase price is in the county file, so we show you your actual position.
Southwest Florida's buyer traffic peaks from January through April, and The National's recorded resales followed that: 11 in February and 14 in March 2026, against 2 in November 2025 and 3 in January 2026. A home listed in late fall or early winter is on the market when that traffic arrives, and we time your listing to your plans and Lennar's calendar.
We price a National home from the recorded resales of the same collection and plan size, adjusted for year built, association, membership, view, condition and storm protection, then test that price against what Lennar closed at and still lists. The right National price is the one that wins that side-by-side comparison for your plan.
Input | Why it matters at The National |
|---|---|
Collection and plan size | Resale medians run from $231,000 for Terrace to $665,000 for single-family; the county's recorded heated area matches Lennar's published plan sizes here, so size is a reliable comparison |
Recorded resales of your plan | The only price level a buyer and an appraiser will accept |
Lennar's closing prices for the same plan size | Sets the ceiling for most condominium resales |
Year built and building | Terrace I and VI, Coach Homes I and IV and the others are separate associations with their own budgets |
Membership type | Bundled golf and social membership are tied to the home and valued differently |
Fee stack | A Coach Homes IV condominium carries $5,796 a year in condominium assessment, a Terrace VI $3,884 |
View and lot | A golf, lake or preserve view is something Lennar sold as a premium, and a resale earns it too |
Flood zone and map amendment | Zone AH without an amendment adds flood insurance for a financed buyer |
Storm protection and roof | Lower insurance and a better finished product than a base new home |
Collection | County heated area | Sales, 12 months | Median | Resales | Resale median |
|---|---|---|---|---|---|
Terrace | 1,120 sq ft | 21 | $219,000 | 2 | $220,000 |
Terrace | 1,154 sq ft | 32 | $211,000 | 15 | $230,000 |
Terrace | 1,301 sq ft | 11 | $240,000 | 5 | $260,000 |
Veranda | 1,355 sq ft | 11 | $239,000 | 6 | $256,000 |
Veranda | 1,366 sq ft | 17 | $238,000 | 9 | $309,000 |
Veranda | 1,569 sq ft | 2 | $345,950 | 2 | $345,950 |
Coach Home | 1,741 sq ft | 12 | $320,000 | 2 | $362,500 |
Coach Home | 2,110 sq ft | 10 | $343,000 | 3 | $430,000 |
Source: Collier County recorded sales, 1 September 2025 to 17 August 2026, grouped by the county's recorded heated area, which matches the plan sizes Lennar publishes (Terrace 1,120, 1,154 and 1,301; Veranda 1,355, 1,366 and 1,569; Coach Homes 1,741 and 2,110 square feet). The 44 condominium sales of newer homes that are not yet measured on the county roll are left out of this table. A group with fewer than five resales is too small to rely on alone.
Single-family prices follow size more steeply:
County heated area | Sales, 12 months | Median | Resales | Resale median |
|---|---|---|---|---|
under 2,100 sq ft | 13 | $480,000 | 3 | $625,000 |
2,100 to 2,399 sq ft | 11 | $560,000 | 6 | $635,000 |
2,400 and up sq ft | 5 | $850,000 | 5 | $850,000 |
Source: Collier County recorded sales, single-family homes with a recorded heated area. The county records heated area for 29 of the 59 single-family sales in the year.
We will not quote you a high price to win the listing. With three times as many Lennar closings as resales in the year, an over-priced National home sits, collects price reductions and ends up selling for less than a well-priced one would have. We give you the range the record supports and the plan to reach the top of it.
A National buyer will ask whether your home is in Zone AH on FEMA's 2012 flood map, whether a map amendment or elevation certificate removes that, what the home costs to insure and what your association's master policy covers. Answering those before listing keeps the buyer's lender and insurer on schedule.
The National is not uniformly in one flood zone. On FEMA's effective panel 12021C0260H, dated 16 May 2012 and so older than the village's construction, 20 of 26 sample points we checked across the village fall in Zone AH, a Special Flood Hazard Area, 4 in Zone X minimal risk and 2 in Zone X shaded. Even two neighboring Coach Homes IV homesites on Newcastle Court differ: one maps in Zone AH and the other in Zone X shaded. A base flood elevation line of 21.5 feet (NAVD88) runs nearby. Letters of Map Amendment and Letters of Map Revision based on Fill, which can remove the lender's requirement, are issued parcel by parcel and do not show on the map layer, so we check FEMA's Map Service Center for your address and put any letter in the listing.
Ave Maria is about 24 miles inland, beyond storm surge, and the developer reported no significant damage in the town from Hurricanes Irma, Ian, Helene or Milton. A buyer will still ask about your roof, windows and doors, any storm claims and, for a condominium, the building's roof and insurance, which the association controls.
Collier County's average homeowners premium including wind was $5,534 in state data as of 31 March 2026, and the average condominium unit-owner premium including wind was $2,271. Give us your declarations page and, for a single-family home, your wind-mitigation report; a buyer's insurer quotes from the same credits. Unincorporated Collier County holds a FEMA Community Rating System Class 5, a 25 percent discount on every flood policy.
Florida requires a seller of residential property to give the buyer a flood disclosure at or before contract under section 689.302 of the Florida Statutes, stating whether the seller has filed a flood insurance claim or received federal assistance for flood damage, and whether the home has flood insurance. We prepare it with you before you list.
A National seller should know that every buyer will see a fee stack made of several separate entities, that membership conveys with the home, that Terrace buildings fall under Florida's condominium safety laws, and that a resale needs estoppels from more than one association. A clear fee and document sheet in the listing prevents renegotiation later.
2026 non-golf, per year | Executive home | Terrace VI condominium | Coach Homes IV condominium |
|---|---|---|---|
The National property owners association | $2,828.00 | $3,928.00 | $2,828.00 |
Cable | $1,100.00 | included in the property owners association fee | $1,100.00 |
Landscape maintenance | $1,780.00 | n/a | n/a |
Condominium assessment | n/a | $3,884.00 | $5,796.00 |
Food and beverage minimum | $750.00 | $750.00 | $750.00 |
Associations total, including the town-wide master association | $7,270.00 | $9,374.00 | $11,286.00 |
Stewardship District debt assessment (tax bill) | $1,618.45 | $950.46 | $979.44 |
Stewardship District operations and maintenance (tax bill) | $841.98 | $841.98 | $841.98 |
All-in per year | $9,730.43 | $11,166.44 | $13,107.42 |
All-in per month | $810.87 | $930.54 | $1,092.29 |
Source: Lennar Schedules of Unit Owner's Assessments for The National dated 30 December 2025, non-golf versions. These are Lennar's schedules for its newest phases; your own association's budget and your estoppel are the authority for your home. The sheets print a quarterly column that does not reconcile with the annual figures, so we publish annual and monthly totals only. Lennar has not posted a Veranda schedule, so we publish none.
Membership at The National depends on the home and the year it sold. Homes sold from 2020 through 2022, single-family and multifamily alike, carried a bundled golf membership; in March 2023 single-family buyers were offered social memberships while the multifamily Coach Homes stayed bundled with golf; and Lennar's community page tags every plan it sells in 2026 with a social membership included in fees. Lennar's own promotion describes memberships as included with the home. We confirm in writing with the club which membership your address carries before we list it, because the buyer will ask.
The 2026 golf dues for homes that carry a golf membership are not published in any record we could find: Lennar's 2026 schedules are the non-golf versions and the club has posted no budget. We say so in the listing and ask the club for the golf schedule for your address rather than quote a number we cannot support.
A condominium resale at The National typically needs estoppels from the condominium association, The National property owners association and, for a golf membership, the golf club, and usually from the Ave Maria Master Association as well. Cambridge Management handles estoppel requests for the associations it manages through HomeWiseDocs; the ordering channels for the club's manager, ICON, and for Tropical Isles are ones we confirm for each request. Florida caps estoppel fees under section 720.30851 for the property owners association at $299 for a current account, plus $119 for delivery within three business days, as adjusted since 1 July 2022; condominium associations are covered by the parallel rule in section 718.116(8).
Terrace buildings at The National are four stories with 30 units each, so the structural integrity reserve study requirement of section 718.112 and the milestone inspection regime of section 553.899 of the Florida Statutes apply to them. Veranda buildings, at two stories with 12 or 16 units, and the two-story Coach Homes fall below the three-habitable-story threshold. The first milestone inspection is due by December 31 of the year a building turns 30, so for buildings completed from 2021 it is decades away, but the reserve study repeats every ten years. We do not know whether each Terrace association has completed its study and ask your association for it.
The 2026 Florida corporate records show owner-run boards at Terrace I, Veranda I and Coach Homes I, and Lennar officers at Terrace VI and Coach Homes IV. If yours is a Lennar-controlled association, a buyer will ask about turnover, so we ask the manager what is planned.
Each association's declaration sets leasing terms. We read the declaration for your building before we tell a buyer who plans to rent what is allowed, because we have not found the current minimum lease terms in a public record.
A National seller owes the buyer the known material defects that affect the home's value and are not readily observable, Florida's flood disclosure at or before contract, the association disclosure summary or condominium documents the buyer must receive, and accurate answers about membership and fees. The lead-paint disclosure applies only to homes built before 1978, and the county roll shows no National home built before 2021. The Florida contract is sold AS IS but does not waive disclosure.
Florida's courts have long required sellers of homes to disclose known facts that materially affect value and are not readily observable. For a home in a property owners association, section 720.401 requires the disclosure summary before the buyer signs; if it is missing the buyer may cancel within three days of receiving it. Lennar's schedules for the condominium phases cite the section 718.503 disclosure summary, and a resale buyer will ask your condominium association for the current documents. Tell us what you know, and we will put it on the disclosure in plain language.
Which membership the home carries and what it costs, the yearly fee stack and what the condominium assessment covers, any special assessment or planned reserve increase, who manages the association, whether the building's roof has been replaced or permitted, any storm claims, whether the home is in Zone AH with or without a map amendment, and the leasing rules for a buyer who plans to rent.
We market a National home to the buyers who choose a gated golf community, whether they are seasonal owners, golfers, couples or families, and we lead with what the club offers and what a new home cannot: a finished street, an open clubhouse and a membership that is already attached. The county roll tells us who owns here, and we market to that mix.
The 2026 roll shows how different the collections are: 46 percent of single-family parcels carry a homestead exemption against 28 percent of Coach Home, 27 percent of Veranda and 9 percent of Terrace parcels, and the owner's mailing address is out of state for 25 percent of single-family parcels and 35 to 39 percent of condominium parcels. That mix points to more seasonal owners among condominium buyers and more year-round residents among single-family buyers.
For Terrace, Veranda and Coach Home condominiums we explain the membership, the dues and the lock-and-leave appeal in the listing itself, and we are candid about the fee stack, because a seasonal buyer reads it closely. The course is par 72 and runs from 4,546 yards at the Gold tees to 7,309 yards at the Silver tees, and public tee times are sold through GolfNow.
The National is open to all ages, with a Lennar Family Golf program that lets juniors under 18 play free after 3 pm with a paying adult. Our single-family listings also lead with the schools: every National address we checked on the district's lookup in September 2026 is zoned to Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High.
We negotiate every National offer on the full terms, not just the price: the closing-cost credit a buyer asks for to match a Lennar incentive, the inspection requests, the appraisal, the membership and association documents, the financing and the closing date. With Lennar closing three times as many homes as are resold, protecting your net matters as much as the headline price.
When two buyers want the same home we run a clean highest-and-best process; when a home has been on the market for a while we review the price against the latest recorded sales and Lennar's closings before we recommend a change.
Selling a National home typically costs about 4.3 to 5.2 percent of the price before any buyer-agent compensation, and about 6.8 to 7.7 percent if the seller also offers the buyer's side, once commissions, the $0.70-per-$100 deed stamp tax, closing fees, the estoppels and the tax and district proration are counted. In Collier County the buyer customarily pays the owner's title policy, so it is not in these figures. Commissions are negotiable, and the percentage is higher on the lower-priced condominiums because the fixed fees spread over a smaller price.
Data updated: September 2026 (sections 201.02 and 720.30851, Florida Statutes; Florida Administrative Code Rule 69O-186.003; NAR settlement guidance; Collier County and Stewardship District rates).
These examples use The National's recorded resale medians for a Terrace condominium, a Coach Home (five resales) and a single-family home. Commission lines are examples of negotiated terms, not set rates. The proration assumes a 30 June closing and uses about 12.12 mills on the price plus the Lennar-schedule district lines for each collection; it is our estimate and your title company prorates from your actual bill, which is often lower where Save Our Homes has capped the assessed value.
Estimate for illustration | $231,000 Terrace (resale median) | $425,000 Coach Home (resale median) | $665,000 single-family (resale median) |
|---|---|---|---|
Listing-side commission, example 2.5% | $5,775 | $10,625 | $16,625 |
Buyer-side compensation if the seller offers it, example 2.5% | $5,775 | $10,625 | $16,625 |
Deed documentary stamp tax, $0.70 per $100 | $1,617 | $2,975 | $4,655 |
Title search and settlement fee, estimate | $1,200 | $1,300 | $1,400 |
Municipal lien search, estimate | $175 | $175 | $175 |
Association estoppels at the $299 cap each (three for a condominium, two for a single-family home), estimate | $897 | $897 | $598 |
Tax and district proration credit to the buyer, estimate | $2,296 | $3,486 | $5,260 |
Estimated total, with buyer-side compensation | $17,735 (7.7%) | $30,083 (7.1%) | $45,338 (6.8%) |
Estimated total, without it | $11,960 (5.2%) | $19,458 (4.6%) | $28,713 (4.3%) |
If the seller agrees to pay the owner's title policy, add | $1,230 | $2,200 | $3,400 |
A mortgage payoff, any repair credits, a golf club estoppel if your home carries a golf membership and any seller concession are separate.
Florida's documentary stamp tax on a deed is $0.70 for every $100 of the price in every county except Miami-Dade, under section 201.02 of the Florida Statutes: $1,617 on a $231,000 sale and $4,655 on a $665,000 sale. The standard Florida Realtors and Florida Bar contract assigns it to the seller by default.
Florida sets title insurance premiums by rule: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium. Who pays the owner's policy, and who chooses the closing agent, is a choice in the standard contract. In Collier County the buyer customarily pays the owner's policy and chooses the closing agent, the reverse of Lee County, and we set it deliberately in every listing.
Collier County property taxes and the Stewardship District assessment are billed together in November for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. The district's operating charge was $841.98 on every Lennar schedule we reviewed, but the debt line depends on the home: $950.46 for Terrace VI, $979.44 for Coach Homes IV and $1,618.45 for an Executive home. We use your actual bill.
Since August 17, 2024, the rules that came out of the National Association of Realtors settlement bar offers of buyer-broker compensation from the MLS and require buyers to sign a written agreement with their own agent before touring. Commissions were always negotiable and remain so. Because every Ave Maria builder works with buyer's agents, a resale seller who offers nothing to the buyer's side can lose showings; we walk through that choice with you in writing before the listing agreement is signed. For the statewide breakdown, see our guide to seller closing costs in Florida.
Florida has no state income tax, so a National sale is taxed only federally. A primary residence owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Second homes, rentals and foreign sellers are treated differently, and The National has many of them, so talk to a tax professional first.
The Internal Revenue Service's Topic 701 explains the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. On the 2026 county roll only 9 percent of Terrace and 27 percent of Veranda parcels carry a homestead exemption, so many condominium owners will be selling a second home that does not qualify. We are not tax advisers, and every seller's situation differs.
Under the Foreign Investment in Real Property Tax Act, a buyer generally must withhold 15 percent of the amount realized when buying from a foreign person, with an exemption for a sale of $300,000 or less to a buyer who will live in the home. That exemption covers every Terrace resale in the year, the highest of which was $269,000, and some Veranda resales, which had a $309,000 median. A foreign seller can apply to the IRS for a withholding certificate to reduce the amount withheld, and the title company will need to know at listing.
Florida's portability rule lets a homesteaded seller carry up to $500,000 of their Save Our Homes assessment difference to a new Florida homestead established within the following three years. If you are selling at The National to buy elsewhere in Florida, file for the new homestead and portability together with the Property Appraiser in your new county by March 1 of the year you qualify.
Most National sellers net the most by listing with an agent who can compete against Lennar's closing prices, because the open market is where the full buyer pool sees the home. A cash offer trades price for speed and certainty, and selling by owner saves a commission but loses the buyers who arrive through agents and the MLS.
A listed home reaches every buyer shopping The National, including those working with the agents who bring buyers to Lennar and to the resale market. Listing also gives you a negotiator on the full terms, including the membership and association documents.
Cash offers from investors at The National usually come in well below the recorded resale median, because the buyer is pricing in repairs, holding costs, the fee stack and profit. With Terrace resales already within a median of $26,000 of Lennar's builder-direct closings, an investor's discount can leave little for you. For a home that needs major work, or a seller who must close in days, that trade can make sense; we will show you the net side by side with a listing.
Florida lets you sell your own home. At The National the risk is documents and exposure: a buyer will need estoppels from several entities, a membership confirmation and a condominium file, and many buyers are represented by agents who may skip a by-owner listing without buyer-agent compensation. You still owe every disclosure a listed seller owes.
Request a free valuation of your National home using the valuation form on this page, or use our contact form to book a walk-through, or reach Jesse direct at (239) 898-6072. We send a value built from the recorded resales and Lennar closings of your own collection and plan size, adjusted for your lot, view, condition, storm protection, membership and flood documents, with Lennar's remaining prices shown alongside it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. Your address, your collection and plan name if you know it, the year built, which membership the home carries, your association, the roof and any upgrades with dates, whether you have impact glass, and any elevation certificate or map amendment. With that, we can give you a range the same day and a full pricing file after a walk-through.
Get your free valuation of your National home and we will send a value built from recorded National sales, not a ZIP-wide estimate that mixes in Immokalee. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
These are the questions National homeowners ask us most, answered from the county deed record, Lennar and association documents, and Florida law. If yours is not here, use the contact form on this page or reach Jesse direct at (239) 898-6072.
The best National listing agent prices from your collection's recorded resales and Lennar's live closing prices, and can show a buyer why your home beats a new one. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012; see our guide to the best real estate agents in Ave Maria.
It depends on your collection and plan. In the twelve months to 17 August 2026 resales closed at medians of $231,000 for Terrace, $309,000 for Veranda, $425,000 for Coach Homes and $665,000 for single-family homes; request a free valuation for a number built from your own plan.
The county recorded 219 qualified sales in the twelve months to 17 August 2026: 58 resales and 161 first sales of new homes by Lennar.
Single-family homes in the Immokalee and Ave Maria area averaged 111 days on the market until sale in NABOR's July 2026 report. Southwest Florida MLS figures for The National (active listings, days on market, list-to-sale ratio and months of supply) were not available for this edition (30 September 2026) and will be added in a dated update.
It depends on your collection and what you paid. All 14 single-family resales in the year sold above the prior price, while 19 of 21 Terrace resales sold below it.
Lennar's builder-direct medians fell from 2023 to 2026 in every collection, and the condominium resale median slid from $320,000 in 2023 to $243,750 in 2026, while the single-family resale median stayed between $600,000 and $705,000 from 2024.
Only Coach Homes. Lennar's community page on 23 September 2026 showed the Terrace and Veranda condominiums and the Executive single-family homes sold out and four Coach Homes available, three bedrooms and two baths with two-car garages, at $299,997 to $331,998. Lennar changes prices often, so confirm the current list.
Price against the builder's closest plan after its incentive, and show what a finished home offers: a settled street, upgrades and a membership already attached. Lennar's Coach Home closings since June 2026 have a $310,000 median, so a Coach Home resale has to justify its premium.
Sometimes. Resales have closed above Lennar's builder-direct median in every collection, for example $231,000 against $205,000 for Terrace, but a plain resale in a building with a high condominium assessment usually has to price carefully against the builder.
Because many bought new from Lennar in 2023 and 2024 when builder-direct medians were $273,000 and $280,000, and the market has since reset near $231,000 for resales. 19 of 21 Terrace resales closed under the prior recorded price, by a median of $26,000.
The 14 single-family resales in the year closed between $530,000 and $940,000 at a $665,000 median; homes of 2,400 square feet or more closed near $850,000, per the county's recorded heated area.
Terrace resales closed between $210,000 and $269,000 at a $231,000 median across 22 sales; the largest plan, at 1,301 square feet, resold near $260,000.
Veranda resales closed between $225,000 and $352,000 at a $309,000 median across 17 sales, with the 1,366-square-foot plan near $309,000.
Only 5 Coach Homes resold in the year, between $350,000 and $442,200 at a $425,000 median, so a single sale moves the median and we price from the plan and the closest Lennar closings.
Lennar describes memberships as included with the home, and the club's records are held by the club, so we confirm in writing which membership your address carries and what the buyer takes on before we list it.
We explain what the social membership includes and ask the club what upgrading to golf would involve for that address, rather than promise a price we cannot support.
On Lennar's 2026 non-golf schedules, associations total $7,270 for an Executive home, $9,374 for Terrace VI and $11,286 for Coach Homes IV, and the district adds its tax-bill lines on top.
We cannot tell from a public record. We ask your association for the current budget, the reserve study and any special assessment in writing before we list.
ICON Management Services, a Troon company, manages the property owners association and the golf club, and the condominium associations are split between Cambridge Management and Tropical Isles Management Services, per state records and the club's registration guide.
Lennar's 2026 schedules show a $750 yearly minimum, billed at year end for any shortfall and spendable on non-alcoholic food and beverage at the clubhouse. A buyer should confirm how it applies to the home they are buying.
The National has its own bond series, the Stewardship District's Series 2021 bonds of $11,340,000, issued 4 March 2021, with a yearly debt assessment of $950 to $1,618 per unit, plus an operations charge of $841.98 on the 2026 Lennar schedules.
Bond debt assessments can typically be prepaid under the district's rules. Ask the district manager for a payoff figure; whether prepaying pays for itself at sale depends on your price and your buyer.
Yes. Terrace buildings are four stories, so the structural integrity reserve study of section 718.112 and the milestone inspection regime of section 553.899 apply, and a buyer's lender may ask for the study.
Not under the three-story rule: Veranda buildings and the Coach Homes are two stories. A buyer will still ask for the association's budget and reserves.
Possibly. FEMA's effective map puts 20 of 26 sample points across the village in Zone AH, but individual homesites differ, so we check your address and any letter of map amendment.
It raises a financed buyer's flood insurance question. A Letter of Map Amendment or Letter of Map Revision based on Fill, or an elevation certificate showing the home well above the base flood elevation, is usually a favorable answer, so we put those documents up front.
Florida requires a flood disclosure at or before contract under section 689.302 of the Florida Statutes, covering flood insurance claims and federal flood assistance. The zone itself is public, so we put your zone and any amendment in the listing.
Your survey, elevation certificate or map amendment, insurance declarations page, last tax bill, association contact and budget, membership confirmation, builder warranty documents if any remain, and permits for upgrades.
A buyer sees the Stewardship District assessment on your tax bill and compares it with a new home's. The debt line differs by collection, from $950.46 for Terrace VI to $1,618.45 for an Executive home on the 2026 schedules.
It is set in the contract, and it is often the seller. Florida caps the property owners association fee at $299 for a current account, plus $119 for rush delivery, and a condominium resale needs more than one estoppel.
Yes. Section 720.401 of the Florida Statutes requires it before the buyer signs for a home in a property owners association; if it is missing, the buyer may cancel within three days of receiving it.
Collier County taxes and the district assessment are billed together in November for the calendar year, so the seller credits the buyer for the days the seller owned the home, prorated from the actual bill.
$0.70 per $100 of the price under section 201.02 of the Florida Statutes: $1,617 on a $231,000 sale and $4,655 on a $665,000 sale. The standard contract assigns it to the seller.
About 4.3 to 5.2 percent before any buyer-agent compensation and 6.8 to 7.7 percent with it, in our three examples. In Collier County the buyer customarily pays the owner's title policy, so it is not in those figures.
Yes. Commissions have always been negotiable, and since the NAR settlement changes of August 17, 2024 buyer-agent compensation is agreed outside the MLS.
No. You choose whether to offer buyer-agent compensation or a concession. Because builders work with buyer's agents every week, offering nothing can cost you showings, so we weigh it with you in writing.
Only federally; Florida has no state income tax. A main home owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 on a joint return. A second home does not.
Yes, subject to the lease. A tenant's rights continue under the lease, so we coordinate showings with the tenant, and the association's leasing rules apply to the buyer's plans too.
Anything a buyer's inspector or insurer will flag: roof issues, water intrusion, air conditioning service and, in a single-family home, pool equipment and screen enclosures. Cosmetic updates pay off when they help your home beat the builder's model on the first showing.
Buyer traffic peaks from January through April, and 25 of the year's 58 recorded resales were in February and March 2026. Listing in late fall or early winter puts your home on the market when that traffic arrives.
Professional photography, video and aerials, a comparison against Lennar's closest plan, a fee, membership and flood sheet for lenders and insurers, syndication across the major search sites and DomainRealtyGroup.com, and direct outreach to agents who sell in Ave Maria.
Yes. Lennar sold lot premiums for views, and a resale earns them too; we measure it from recorded sales on your street rather than quote a rule of thumb.
It adds new-home competition elsewhere in town over time, and it adds the school, hospital and retail that bring more buyers. The National itself is nearly sold out of new homes, so its resales do not compete with Lennar's inventory the way they do in villages that are still building.
Yes. Marc leads our buyer representation, and we time both closings together, including a move within Ave Maria. See our guide to buying a home in Ave Maria.
Confirm who has authority to sign, through probate or a trust, then value it from recorded sales, ask the club which membership the home carries and decide whether to sell as is or prepare it. We work with families and their attorneys through the process.
Request a free valuation of your National home. You can also reach Jesse direct at (239) 898-6072. We will send a value built from your collection's recorded sales and a plan to reach the top of it.
A National specialist knows which of the 14 condominium associations and which membership sits behind each address, which bond series and fee schedule applies, which addresses have map amendments out of Zone AH, what Lennar closed at plan by plan, and what comparable homes recorded for at the county. That knowledge sets a price that sells and defends it through appraisal.
The National is the Ave Maria village with the most recorded sales in the year, 219 of the town's 552. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, use that knowledge to position your home where a buyer sees the value. Our Ave Maria community guide covers the town in full.
Many of our sellers are moving within Southwest Florida. Our guide to buying a home at The National, our guide to buying in Ave Maria and our guide to new construction in Ave Maria explain how we time the sale and purchase together.
If you're searching for the best listing agent for The National, or thinking, "I need someone to sell my house in Ave Maria, Florida," McGreevy and Comisar are the team to ask. We help homeowners price, market, negotiate and sell with a local strategy built for Ave Maria, Naples, Estero, Bonita Springs and Collier and Lee Counties. Whether you own a Terrace or Veranda condominium, a Coach Home or a single-family home at The National, we provide local market guidance, professional listing exposure and a clear plan.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
The National sold record, last 12 months: we tracked 219 recorded sales, 58 of them resales at a $270,500 median and 161 builder-direct, per the Collier County file dated August 29, 2026.
Request your free valuation of your National home and we will send a value built from your collection's recorded sales. Confidential conversations welcome.
Area single-family homes averaged 111 days to sale in July 2026; a well-prepared, well-priced home usually beats that. Southwest Florida MLS figures for The National (active listings, days on market, list-to-sale ratio and months of supply) were not available for this edition (30 September 2026) and will be added in a dated update.
Yes. Terrace and Veranda condominiums draw more seasonal owners, with 39 and 35 percent of parcels owned from out of state, while single-family homes are 46 percent homesteaded. We market to each.
We lead with your map amendment or elevation certificate so the buyer's lender and insurer have their answer on day one.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, get a free home valuation, or contact us.
Every fact on this page traces to one of the primary sources below: the Collier County deed and tax record, state and federal agencies, Florida law, the Ave Maria Stewardship Community District, the builder's own documents, The National's club and association records, and the town's developer and news reporting. We do not cite real estate brokerage or listing sites. All sources were retrieved between 23 and 30 September 2026 unless a publication date is shown.
These are the forms, statutes and reference files a National seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, the Stewardship District or the federal government.
Market data from the Collier County deed record (county file dated 29 August 2026), pulled 30 September 2026, NABOR's July 2026 report and Lennar's own published fee schedules and community page. Southwest Florida MLS figures were not available for this edition and will be added in a dated update. Brokered by Domain Realty.