Naples, Florida
Sell your Valencia Sky, Naples home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from 18 MLS closings and GL Homes Early Move-In homes, with the FEMA letter and HOA approval file ready. Call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
To sell a Valencia Sky home in Naples for top dollar, price it against GL Homes’ own Early Move-In homes the 128 builder-direct sales Collier County recorded from October 22, 2025 to August 6, 2026 and the 18 Valencia Sky MLS closings, have the association’s 55-and-over approval paperwork ready before you list, and market the home to buyers who want to move in this season. McGreevy and Comisar do all three for Valencia Sky sellers.
Valencia Sky is a GL Homes community of 574 single-family homes for active adults 55 and over on Santa Barbara Boulevard in Naples, ZIP 34112; our full Valencia Sky community guide covers the plats, the fees and the flood file. This page is for owners who want to sell. If you want a number first, start with our Valencia Sky home valuation, or Call Jesse direct at (239) 898-6072. If you are selling to buy elsewhere in the city, our guide to selling a home in Naples covers the citywide steps, and our Valencia Sky buyer guide shows what your buyer will be reading.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales; Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, which has sold over $2.5 billion in real estate. Sellers comparing the best real estate agents in Naples can see the full comparison there, and more about McGreevy and Comisar on our team page.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
Jesse McGreevy and Marc Comisar price, negotiate and manage every listing personally, with the Domain Realty Group team handling photography, video, scheduling and the document file. You talk to a partner, not a call center. Jesse leads pricing and the seller side; Marc leads buyer outreach and showing feedback.
A Valencia Sky resale sells time and finish. A buyer can move into your home this season, with the options, landscaping, window treatments and often a pool or extended patio already in place, while a new GL build takes months and an Early Move-In home may carry a higher price for similar options (GL Homes Valencia Sky Collection). That is the case we make to every buyer who walks through your door.
Selling in Valencia Sky is different because GL Homes is still selling new homes beside every resale, the buyer pool is set by a recorded 55-and-over rule, every sale needs association approval within a 30-day window, and FEMA has removed every lot from the high-risk flood zone by letter, a fact many buyers will not find on their own.
GL Homes listed Build From prices of $787,900 to $936,900 on eight designs and 22 Early Move-In homes from $860,900 to $1,075,900 in October 2026, with about $15,000 of promotional savings on each Early Move-In home (GL Homes collection). Phase II’s 251 lots were all still developer-owned and vacant (Collier parcels layer), and build-out is estimated in 2028 (PUD Master List). Your buyer will tour the models before or after your home.
Article X, Section 2 of the Amended and Restated Declaration (OR 6517, Page 2927) requires at least one occupant 55 or older in each home, lets the Board approve up to 20% of homes for younger occupants, and bars residents 18 or younger beyond 60 days a year (Collier Clerk). We screen for the occupancy rule before an offer is accepted.
Every sale needs written association approval after a GRS purchase application, $200, with an age verification certificate. The association has 30 days to act on a complete application, and if it does not approve in that time the transfer “shall be deemed denied” (Declaration, Article XI; GRS resale application). We build that window into the contract and submit the application the day the contract is signed.
FEMA removed every Valencia Sky lot from the high-risk flood zone to Zone X shaded by two Letters of Map Revision based on Fill: LOMR-F 25-04-1802A for lots 1 to 323 (February 7, 2025) and LOMR-F 26-04-2228A for lots 324 to 574 (March 23, 2026). FEMA’s map layer still draws much of the land as AE, so a buyer’s lender may see AE unless shown the letter. We put the letter and your elevation certificate in the listing file.
GL broke ground on a 35,000 square foot Clubhouse in March 2026 and says it expects completion in the first quarter of 2027 (GL Homes release). The Community Center and the Racquet Club, with nine pickleball and three clay tennis courts, are already open (GL Homes Racquet Club). A seller listing before the Clubhouse opens is selling a promise as well as a home, and we price that honestly.
Valencia Sky has no golf course and no water access; Naples Heritage’s course next door is a bundled private club. Buyers choose Valencia Sky for a new hurricane-hardened home, a 55-and-over lifestyle program, racquet sports and a central location about 6 road miles from Fifth Avenue South (OSRM routing). We market to that buyer, not to a golf buyer.
Valencia Sky sellers price against GL Homes’ current inventory, market to buyers who meet the recorded occupancy rule and plan around a 30-day association approval. These eight facts drive a Valencia Sky sale most, each with its source and date.
Market: 128 county-recorded sales from October 22, 2025 to August 6, 2026, all direct from the builder, at an $853,850 median (Collier County Property Appraiser recorded sales); 18 MLS closings at an $848,400 median, from $744,400 to $1,013,650, $15,399,459 in volume (Southwest Florida MLS, closed Aug 11, 2025 to Aug 11, 2026). Collier County’s recorded, DOR-qualified sales show more, because most new homes here sell direct from the builder and never reach the MLS: 128 qualified sales from the first recorded closing on October 22, 2025 to August 6, 2026, every one a builder-direct first sale and none a resale, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales).
Builder competition: Build From $787,900 to $936,900 and 22 Early Move-In homes from $860,900 to $1,075,900 (GL Homes, Oct 2026).
Age rule: recorded 55-and-over occupancy, 20% Board allowance, no residents 18 or younger beyond 60 days a year (Declaration).
Approval: $200 GRS application with age verification; 30 days to approve or the sale is deemed denied.
Flood: every lot removed from the high-risk zone by LOMR-F; finished floors about 2.6 to 3.4 feet above the 9.5-foot BFE on the certificates we read.
Fees: no CDD; HOA billed quarterly, amount not published (GRS).
Costs: seller customarily pays deed stamps ($5,938.80 on the $848,400 median); buyer customarily pays the owner’s title policy in Collier County.
Timing: GL expects the Clubhouse in the first quarter of 2027; Phase II homes start appearing in 2027.
What Record Stands Behind a McGreevy and Comisar Valencia Sky Listing?
What Do Valencia Sky Sellers Say About McGreevy and Comisar?
Behind a McGreevy and Comisar Valencia Sky listing stands a team that is Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and a brokerage with 658 Naples transaction sides in five years, plus a line-by-line read of the Valencia Sky record before we set a price.
McGreevy and Comisar alone have over $900 million in sales, and with the Domain Realty Group team over $2.5 billion. The team has worked together since 2008 and Jesse has sold Southwest Florida real estate since 2004. That depth matters most in a builder-led community, where a list price set too high sits while GL sells the model down the street.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. That volume gives us a live read on Naples buyers.
As Top 1% Real Estate Agents Nationally Since 2008, we read every row. We tracked 18 closed sales of Valencia Sky homes in the Southwest Florida MLS from August 11, 2025 to August 11, 2026: an $848,400 median, a range of $744,400 to $1,013,650 and $15,399,459 in volume. All 18 are Phase 1 homes in ZIP 34112, and the first closed on October 23, 2025. Collier County’s recorded, DOR-qualified sales show more, because most new homes here sell direct from the builder and never reach the MLS: 128 qualified sales from the first recorded closing on October 22, 2025 to August 6, 2026, every one a builder-direct first sale and none a resale, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales).
We measure a Valencia Sky listing against three numbers at once: the closed MLS sales for comparable designs, GL’s current Early Move-In price for the same design, and the price a buyer would pay to add your extras to a new build. We report all three to you every week the home is listed, with showing feedback and any change in GL’s price sheet.
Now is a workable time to sell in Valencia Sky if your home is finished and priced against GL’s current Early Move-In homes: 128 builder-direct sales recorded by Collier County from October 22, 2025 to August 6, 2026 (Collier County Property Appraiser recorded sales) and 18 MLS closings from $744,400 to $1,013,650 show steady demand, but GL’s own inventory sets the ceiling until Phase II sells through, with build-out estimated in 2028.
| Measure | Valencia Sky, closed Aug 11, 2025 to Aug 11, 2026 |
|---|---|
| Closed sales | 18 (15 standard, 3 builder-reported) |
| Median | $848,400 |
| Average | about $855,526 |
| Range | $744,400 to $1,013,650 |
| Volume | $15,399,459 |
| ZIP | 34112 |
Data updated: August 2026. Source: Southwest Florida MLS, pulled August 11, 2026.
| Price band | Closed sales |
|---|---|
| Under $800,000 | 5 |
| $800,000 to $899,999 | 8 |
| $900,000 to $999,999 | 4 |
| $1,000,000 and up | 1 |
Eight of the 18 sales fell between $800,000 and $899,999, which lines up with the Eclipse, Stellar and Horizon designs at $817,900 to $851,900 Build From before premiums and options (GL Homes collection).
| Quarter of close | Sales | Median or sales |
|---|---|---|
| Q4 2025 | 6 | $820,217 |
| Q1 2026 | 4 | $832,159 |
| Q2 2026 | 6 | $873,950 |
| Q3 2026 to Aug 11 | 2 | $832,900 and $852,900 |
Four to six sales a quarter is too thin to call a trend, and the design mix moves the median more than demand does. Source: Southwest Florida MLS.
Three of the 18 rows are builder-reported sales entered into the MLS after closing. They are real recorded sales and count in the totals and medians, but they are excluded from days on market and sale-to-list figures. The county deed record is larger: more than 180 Phase 1 lots had passed to buyers by October 2026, because most GL closings never enter the MLS (Collier parcels layer).
Your competition today is GL’s Early Move-In list plus any owner resales. GL’s list on October 11, 2026 showed 22 Early Move-In homes from $860,900 to $1,075,900, available from “Now” through April 2027 (GL Homes collection).
The $848,400 median mixes a 1,803 square foot Halo with a 3,076 square foot Aurora. Your design, homesite and options matter more than the community median. That is why our pricing starts with your design.
We price a Valencia Sky home from your design and homesite outward: GL’s current Build From and Early Move-In prices for the same design, the closed MLS sales nearest your size, and the value of the options and improvements you added, adjusted for the FEMA letter, the elevation certificate and the condition of the home.
Valencia Sky’s eight designs run from 1,803 to 3,076 air-conditioned square feet. A Halo seller and an Aurora seller are in different markets even on the same street. We match your home to its GL design first, then to its homesite.
| Design | Beds / baths | a/c sq ft | Build From | Early Move-In from |
|---|---|---|---|---|
| Halo | 2 / 2 + den | 1,803 | $787,900 | $860,900 |
| Luna | 2 / 2 + den | 1,805 | $787,900 | $860,900 |
| Skyline | 3 / 3 + den | 2,009 | $811,900 | $891,900 |
| Eclipse | 3 / 3 + den | 2,070 | $817,900 | $901,900 |
| Stellar | 2 / 2.5 + den | 2,079 | $834,900 | $932,900 |
| Horizon | 2 / 2.5 + den | 2,273 | $851,900 | $1,037,900 |
| Solstice | 3 / 4 + den, loft | 2,770 | $881,900 | $976,900 |
| Aurora | 3 / 3.5 + den, bonus | 3,076 | $936,900 | none listed |
Source: GL Homes Valencia Sky Collection, read October 11, 2026.
Early Move-In homes are GL’s finished or nearly finished homes with options chosen by GL. They are the closest thing a buyer can compare to your home. In October 2026 a Halo on Ridgecrest Place listed at $900,900 and a Solstice on Durham Circle at $1,075,900 (GL Homes collection). A resale priced above the Early Move-In list for its design needs clear extras to justify the gap.
GL had 22 Early Move-In homes listed in October 2026, so a priced-right resale stands out and an overpriced one waits. Get a free Valencia Sky valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
A Build From price is the base house on a standard homesite. An Early Move-In price adds GL’s options and a finished homesite. A closed MLS price is what a buyer actually paid, with premium and options. For the Stellar on October 17, 2026, Build From was $834,900 and Early Move-In started at $932,900 (GL Homes Stellar); the MLS median across all designs was $848,400.
Homesite: lake or preserve views, corner and lake-bend lots (lots run 4,589 to 10,563 square feet in Phase 1, per the state parcel roll)
Options: kitchen, flooring and lighting upgrades, priced below design-center cost by most buyers
Exterior: pool, extended screened patio, landscaping and pavers
Condition and warranty: the age of the home and what is left on the GL warranty
Furnishings: if you sell furnished, price the furniture separately
Your lot’s LOMR-F and your home’s elevation certificate support your price because they change your buyer’s insurance quote. On the twelve Valencia Sky certificates we read, finished floors sat 2.60 to 3.35 feet above the 9.5-foot BFE (Collier elevation certificates layer). We give both to every buyer’s agent with the first showing.
Automated estimates miss in Valencia Sky because the MLS holds only 18 closings while Collier County recorded 128 builder-direct sales over nearly the same months, county taxable values on new homes may still reflect land only, and no model knows your options, homesite premium or the Early Move-In home being sold next door. Use an estimate as a starting point, not a list price.
We market a Valencia Sky home to buyers who meet the recorded occupancy rule and want to move in now: professional photography, video and drone that show the home’s finish and setting, a document package that answers the association and flood questions before they are asked, and outreach to seasonal and out-of-state buyers who never visit GL’s Welcome Center.
Professional photography, cinematic video and drone footage show what a model cannot: your finished landscaping, your pool and your lake or preserve view in real light. We schedule shoots for the light that flatters your exposure.
GL’s furnished models on Ridgecrest Place are polished. Your home competes by being real and ready: we stage lightly, show the upgrades a buyer would otherwise pay for, and point out what is done that a new build would still need, such as window treatments and outdoor living.
The LOMR-F letter for your lot and your elevation certificate
Your GL purchase agreement option sheet and warranty booklet
A recent wind-mitigation inspection
The HOA disclosure summary under s. 720.401
The flood disclosure under s. 689.302
The GRS resale application and age verification form, ready for the buyer
Valencia Sky is gated. We register every showing under the association’s access procedure and schedule around builder traffic. Open houses follow the association’s guest and sign rules, which we confirm with GRS before the home is listed.
Some buyers decide from out of state. We reach them through our buyer database, targeted digital campaigns, video tours and the agent network that sends Naples buyers to Domain Realty Group, so your home is seen by people who will never drive past GL’s sign.
If you prefer discretion, we can market your home privately to qualified buyers before, or instead of, a public listing. Private sales still need the association’s approval and the same disclosures.
Every week: showings and feedback, online views, changes in GL’s Early Move-In list and prices, new MLS closings, and our recommendation on price and presentation.
We negotiate a Valencia Sky sale as partners, not from a template: we answer builder incentives with what your home already includes, protect you on inspection, insurance and warranty contingencies, set the 30-day association approval window in the contract, and prepare for an appraisal in a community with few resale comparables.
Jesse or Marc, Top 1% Real Estate Agents Nationally Since 2008, handles every offer and counteroffer personally. In a builder-led market, the strongest negotiating tool is a clear, written comparison of your home against GL’s Early Move-In home of the same design, which we prepare before the first offer arrives.
On a nearly new GL home, inspections usually find warranty items, not major defects. We help you close out open warranty requests before listing and hand your buyer the warranty booklet. Insurance quotes go faster when the buyer’s agent has the LOMR-F, the elevation certificate and a wind-mitigation report on day one.
Since the 2024 NAR settlement, buyer-agent compensation is negotiated separately and in writing. GL’s own broker program pays buyer agents on new homes (GL Homes brokers), so buyers’ agents will ask what a resale offers. We set your policy before you list so it is a strength, not a surprise.
GL’s October 2026 Early Move-In homes carried about $15,000 of promotional savings each (GL Homes collection). A resale answers with immediate move-in, completed exterior work and furnishings when offered. Where a concession helps, a closing-cost credit often works better than a price cut.
The association has 30 days to approve a complete application, and a sale not approved in that time is deemed denied (Declaration, Article XI). We write the contract’s approval contingency and closing date around that window and confirm the buyer meets the age rule before acceptance.
With only 18 MLS closings in a year, an appraiser may reach for GL’s Build From prices or older sales. We give the appraiser the closed sales nearest your design, the Early Move-In price for the same design and a list of your improvements with costs, which is usually what closes a gap.
Selling a Valencia Sky home typically costs the listing commission, the deed documentary stamps at $0.70 per $100, the estoppel certificate and prorated taxes and quarterly assessments. In Collier County the buyer customarily pays the owner’s title policy, and there is no CDD payoff because Valencia Sky has no CDD.
| Item | Customarily paid by | Valencia Sky note |
|---|---|---|
| Deed documentary stamps ($0.70 per $100) | seller | $5,938.80 on the $848,400 median |
| Owner’s title policy | buyer (Collier custom) | the contract controls |
| HOA estoppel certificate | seller on standard forms | ordered from GRS |
| GRS purchase application ($200) | buyer | with age verification |
| Prorated quarterly HOA assessment | split by closing date | billed Jan, Apr, Jul, Oct |
| Prorated property taxes | split by closing date | millage code 0105, 10.5058 mills (2025) |
| CDD payoff | none | Valencia Sky has no CDD |
Sources: Florida DOR millage table; GRS; Collier CDD layer.
At $0.70 per $100: a $744,400 sale (the lowest of the 18) carries $5,210.80; the $848,400 median carries $5,938.80; a $1,013,650 sale (the highest) carries $7,095.90, because the tax is charged on each $100 or part of $100 (10,137 units x $0.70). The contract controls who pays.
Order the estoppel certificate from GRS through its estoppel page (GRS estoppel). It states what is owed to the association as of the closing date; s. 720.30851 sets its content, delivery time and fee caps.
Florida’s s. 720.401 requires a disclosure summary for a home in a mandatory homeowners association, given before the buyer signs. We prepare it with the listing so it is never a closing-week surprise.
Florida’s s. 689.302 requires a written flood disclosure at or before contract on residential sales. For Valencia Sky, we attach your lot’s LOMR-F case number, 25-04-1802A or 26-04-2228A.
The closing agent prorates property taxes for the calendar year and the quarterly HOA assessment by the closing date, using the tax roll and the estoppel. A home bought new late in a year may carry a land-only first tax bill; tell your buyer the next bill will reflect the finished house.
Commission is negotiated between you and your listing agent, and buyer-agent compensation is negotiated separately and in writing. Ask us for a net sheet before you list: price, commission, deed stamps, estoppel, prorations and any payoff, line by line.
A free Valencia Sky home valuation from McGreevy and Comisar compares your design, homesite and options with GL’s current Early Move-In prices and the 18 MLS closings in the last 12 months, then gives you a price range and a plan, usually within a day of your request.
Start with our Valencia Sky home valuation or the citywide home valuation form. Tell us your design, lot and upgrades, and we do the rest.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
A price range for your home against GL’s same-design Early Move-In price and the closest MLS closings
A list of the adjustments that move your price, up or down
A timing recommendation against the Clubhouse opening and Phase II releases
A net sheet estimate of your proceeds
Sellers across Southwest Florida describe McGreevy and Comisar as responsive, precise on pricing and steady through closing. The quotes below are five-star reviews from our Google Business Profile, printed word for word.
McGreevy and Comisar is a top-reviewed Valencia Sky realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Before you sign with anyone, talk to McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 or request a Valencia Sky valuation. If you are also buying, Call Marc at (239) 287-5873 and read how we represent buyers.
A Valencia Sky seller should know the community the buyer is buying into: one Chapter 720 homeowners association run by GL until turnover, no CDD, a recorded 55-and-over rule, seven-month minimum leases once a year, and a Clubhouse GL expects in the first quarter of 2027.
Valencia Sky Homeowners Association, Inc., Sunbiz N21000010968, governs under Chapter 720 and the recorded Declaration, managed by GRS Community Management (Sunbiz; GRS).
Turnover comes three months after 90% of the developed lots are conveyed, and buyers elect one director at 50% (Restated Articles; s. 720.307). With Phase II unsold, neither threshold had been reached in October 2026.
No CDD; a quarterly HOA assessment whose dollar amount is not published ; property tax at 10.5058 mills (millage code 0105, 2025); and a $269.77 solid waste assessment on the tax bill for fiscal 2027 (Collier Clerk notice).
Whole-home leases of at least seven months, once in any 12 months; common household pets with Pit Bull-type dogs, Rottweilers, Presa Canarios and “Dangerous Dogs” banned; at least one occupant 55 or older; no residents 18 or younger beyond 60 days a year (Declaration).
Most Phase 1 addresses are zoned to Lely Elementary (A), East Naples Middle (A) and Lely High (B) (CCPS lookup). Physicians Regional on Collier Boulevard is about 12 minutes away and NCH Baker Hospital about 14; Fifth Avenue South is about 14 minutes and the Naples Pier beach about 16 (OSRM routing).
These are the questions Valencia Sky owners ask before they sell, answered from the recorded Declaration, the association’s forms, Florida statutes and the Southwest Florida MLS. Valencia Sky sellers face one issue most Naples sellers do not: a builder still selling new homes next door.
Start with a price that sits honestly against GL’s current Early Move-In list for your design and the recent MLS closings, then market to buyers who meet the recorded occupancy rule and want to move in now. Plan for the association’s purchase application and its 30-day approval window from the start. Get a free Valencia Sky valuation or Call Jesse direct at (239) 898-6072.
Yes. Nothing in the Declaration stops an owner from reselling during build-out; the sale needs the association’s written approval like any other (Declaration, Article XI). The practical issue is competition: GL will keep marketing Early Move-In and to-be-built homes until build-out, estimated 2028 (PUD Master List).
Yes, on time and finish. A resale is ready now and often has upgrades a buyer would pay extra for, such as a pool, screen enclosure, window treatments or landscaping. GL’s October 2026 Early Move-In homes carried about $15,000 of promotional savings each (GL Homes collection), so a resale priced above the Early Move-In list for the same design needs clear extras to justify it.
Price from three numbers: GL’s Early Move-In price for your design that week, the 18 MLS closings in the 12 months to August 11, 2026 with their $848,400 median, and the cost a buyer would pay to add your extras to a new build. We assemble those on one page before we recommend a list price.
Not always dollar for dollar. Lake and preserve views that GL charges a premium for tend to keep value because new buyers cannot get the same view on a remaining builder lot, while some interior options are valued below their design-center cost. GL does not publish its premium schedule, so keep your purchase agreement and option sheets; they are your best evidence.
Florida law has no rule against reselling a new home within a year, but check your GL purchase agreement for any resale or marketing restrictions before you list. A sale within two years of purchase can also affect capital gains treatment; ask your tax adviser. The association’s approval process applies the same way to any resale.
Collier County recorded 128 qualified sales from October 22, 2025 to August 6, 2026, all builder-direct and none resales, at an $853,850 median, from $642,300 to $1,220,200 (Collier County Property Appraiser recorded sales). In the Southwest Florida MLS we tracked 18 closed sales from August 11, 2025 to August 11, 2026, at an $848,400 median, from $744,400 to $1,013,650, $15,399,459 in volume. Of those 18 MLS sales, five sold under $800,000, eight between $800,000 and $899,999, four between $900,000 and $999,999, and one above $1 million.
Before it opens, buyers price in the wait and the construction; after it opens, the full amenity program is part of what every home offers. GL expects the Clubhouse in the first quarter of 2027 (GL Homes release). If your timing is flexible, a listing after opening shows buyers the finished campus.
Phase II construction runs along Summerfield Way, Woodleaf Way, Trevino Lane and Sugartree Lane, south of most Phase 1 homes, so most showings in Phase 1 are not next to active lots. Schedule showings after work hours where you can, and be ready to explain the construction timeline, with build-out estimated in 2028 (PUD Master List).
Naples demand peaks in season, when seasonal buyers are in town, so listing in the fall puts a home on the market before the January to April season. In Valencia Sky, also weigh the Clubhouse opening GL expects in the first quarter of 2027 and the Phase II inventory GL will release. We can show you how MLS closings have fallen by quarter.
A furnished Valencia Sky resale offers something GL’s Early Move-In homes do not: a buyer can use the home right away. Decide early, list the furnishings in the contract, and price them separately from the real estate so the buyer’s lender and appraiser see a clean number.
Check the association’s rules and the Declaration’s sign provisions before you place one; many Naples HOAs limit or ban yard signs, and builder-controlled communities often reserve signage to the builder. Ask GRS for the current sign rule in writing (GRS). Online marketing and private showings do most of the work in a gated community.
Your listing agent registers each showing with the gate under the association’s access procedure, and buyers arrive with their own agent at the scheduled time. Because Valencia Sky is gated and still has builder traffic, set a clear process with GRS and the gatehouse before the home goes on the market. Open houses follow the association’s guest rules.
Yes, but a by-owner Valencia Sky sale still needs the GRS purchase application, age verification and association approval, the Florida HOA disclosure summary and a flood disclosure, and it competes directly with GL’s sales staff for the same buyers. Most owners find that pricing against the builder and handling the association timeline is where an experienced listing agent earns the fee.
Only if a seven-month minimum lease, once a year, fits your plan. The Declaration bars shorter leases and more than one lease in any 12-month period, and every tenant needs association approval and age verification (Declaration, Article X, Section 6). Compare the after-expense rent with your carrying costs before you decide.
At least one occupant of the home must be 55 or older, with the Board able to approve up to 20% of homes for younger occupants and no residents 18 or younger beyond 60 days a year (Declaration, Article X, Section 2). Screen buyers for the occupancy rule before you accept an offer.
The buyer completes the association’s age verification certificate as part of the GRS purchase application, with driver’s licenses for all occupants (GRS age verification; GRS resale application). The association reviews it before approving the sale.
Yes. The association has 30 days after a complete application to approve a sale in writing and in recordable form; if it does not approve in that time, the transfer “shall be deemed denied” (Declaration, Article XI). Build at least 30 days for approval into your contract timeline and submit the application the day the contract is signed.
The purchase application is on GRS Community Management’s Valencia Sky page, with a $200 processing fee (GRS sales and lease applications; GRS resale application).
The published record shows the $200 application fee and the estoppel fee. Whether the Declaration or a board resolution sets a working-capital or resale contribution is not published in any source we found, so ask GRS for the full list of closing charges on your estoppel request and confirm who pays each one in the contract.
The title or closing agent prorates the quarterly assessment between seller and buyer as of the closing date, using the amounts on the estoppel certificate. Because Valencia Sky bills quarterly, a seller who has paid the current quarter is credited for the days after closing (GRS).
Order it from GRS Community Management through its estoppel ordering page (GRS estoppel). Florida’s s. 720.30851 sets what the certificate must state, its delivery time and the fee caps.
The purchase contract decides. On the standard Florida contract forms the seller usually pays for the estoppel certificate, but it is negotiable; read your contract’s association and closing-cost paragraphs. Fee limits are in s. 720.30851.
The seller customarily pays the deed documentary stamp tax, $0.70 per $100 of price, in Collier County. On an $848,400 sale, the median in the last 12 months, that is $5,938.80. The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy. That is the local custom, and the purchase contract controls; confirm it before you sign.
Florida’s s. 720.401 requires a disclosure summary for a home in a mandatory homeowners association, given before the buyer signs the contract. It states that the buyer must be a member, the assessment amount and other required items.
Yes. Florida’s s. 689.302 requires a written flood disclosure at or before contract on residential sales, including known flood damage and insurance claims. For Valencia Sky, include the LOMR-F case number for your lot, 25-04-1802A or 26-04-2228A (FEMA LOMR-F 25-04-1802A).
Check your GL Homes warranty documents; builder warranties often transfer to a later owner for their remaining term, sometimes with a notice requirement. Gather the warranty booklet, any open service requests and appliance warranties for your buyer. A transferable warranty on a nearly new home is a selling point against an older resale.
The report describes the house, not the owner, so a recent wind-mitigation inspection can be shared with your buyer and their insurer. Insurers may ask for a new one if it is old or if the home has changed. On a 2025 or 2026 Valencia Sky home, impact windows and block construction should show on the form (GL Homes standard features).
Often, yes, for a buyer of a new home. A home sold late in a year may carry a first tax bill based on land value only, and the next bill reflects the finished house at the 10.5058-mill rate for millage code 0105 (Florida DOR). Tell your buyer, because their lender will escrow on the full value.
Yes, if you had a homestead exemption. Florida’s portability rules let you move some or all of your Save Our Homes assessment difference to a new Florida homestead, within the dollar cap and the deadline the law sets. File with the property appraiser in the county where you buy next; ask your tax adviser how it applies to you.
Possibly. The federal exclusion on the gain from selling a main home generally requires two years of ownership and use; selling sooner can make some or all of the gain taxable. Valencia Sky homes are new, so many sellers are inside that window. Talk with your tax adviser before you list.
A Florida seller typically pays the listing commission, the deed documentary stamps ($0.70 per $100), the estoppel certificate, any payoff and recording fees, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy. Ask us for a net sheet on your Valencia Sky home before you list.
| Document | What it is | Official link |
|---|---|---|
| Amended and Restated Declaration, OR 6517 PG 2927 | the governing covenants: age rule, leasing, pets, vehicles, assessments | Collier Clerk |
| Initial Declaration, OR 6421 PG 3656 | the first recorded declaration | Collier Clerk |
| Amended and Restated Articles, Sep 24, 2025 | association articles, turnover, voting | Sunbiz |
| Ordinance 2023-04, Sandy Lane RPUD | Phase 1 zoning | Collier Clerk |
| Ordinance 2023-05, Shadow Wood PUD amendment | Phase II zoning | Collier Clerk |
| Collier PUD Master List, Jun 11, 2026 | unit caps and build-out estimates | Collier County |
| GRS resale application | purchase approval form, $200 | GRS |
| GRS lease application | lease approval form, $200 | GRS |
| GRS architectural application and guidelines | ACC fees, deposits and standards | GRS |
| GL Homes site plan, Aug 2026 | community map | GL Homes |
| BCC plat approval, Nov 12, 2024 | plat item 16.A.7 executive summary | Collier BCC |
| Florida DOR 2025 Collier millage table | millage code 0105 rates | Florida DOR |
McGreevy and Comisar are your local real estate experts for Valencia Sky: Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida in the 2026 RealTrends rankings, and leaders of Domain Realty Group, the #1 team in Southwest Florida since 2012, with Naples and Bonita Springs offices.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. Learn more about the full team at Domain Realty Group. Call Jesse direct at (239) 898-6072 to talk about selling your Valencia Sky home.
GL Homes Valencia Sky Collection, retrieved October 2026
Collier parcels layer, retrieved October 2026
PUD Master List, retrieved October 2026
Collier Clerk, retrieved October 2026
GRS resale application, retrieved October 2026
LOMR-F 25-04-1802A, retrieved October 2026
LOMR-F 26-04-2228A, retrieved October 2026
GL Homes release, retrieved October 2026
GL Homes Racquet Club, retrieved October 2026
GRS, retrieved October 2026
GL Homes Stellar, retrieved October 2026
Collier elevation certificates layer, retrieved October 2026
s. 720.401, retrieved October 2026
s. 689.302, retrieved October 2026
GL Homes brokers, retrieved October 2026
Florida DOR millage table, retrieved October 2026
Collier CDD layer, retrieved October 2026
GRS estoppel, retrieved October 2026
s. 720.30851, retrieved October 2026
Sunbiz, retrieved October 2026
Restated Articles, retrieved October 2026
s. 720.307, retrieved October 2026
Collier Clerk notice, retrieved October 2026
CCPS lookup, retrieved October 2026
GRS age verification, retrieved October 2026
GRS sales and lease applications, retrieved October 2026
Collier Clerk, retrieved October 2026
Collier Clerk, retrieved October 2026
Collier Clerk, retrieved October 2026
GRS, retrieved October 2026
GRS, retrieved October 2026
GL Homes, retrieved October 2026
Collier BCC, retrieved October 2026
GL Homes, Valencia Sky community page, retrieved October 2026
GL Homes press release via PRWeb/PR Newswire, “GL Homes Announces New Valencia Sky Luxury Community in Naples”, 11/29/2024, retrieved October 2026
GL Homes, Valencia Sky 55+ Lifestyle page (clubhouse program, update index), retrieved October 2026
GL Homes update, “Exciting Community Progress at Valencia Sky”, December 2025, retrieved October 2026
GL Homes update, “The Valencia Sky Lifestyle Starts the Day You Move In”, September 2026, retrieved October 2026
GL Homes update, “Community Center Now Open!”, February 2026, retrieved October 2026
Collier County Site Address Points layer (query where subdivision_condo_no in 679350, 679355), retrieved October 2026
GL Homes update, “See Our Award-Winning Home Designs”, April 2026, retrieved October 2026
Collier County Parcels Join layer 42 (query FOLIO like ‘78712%’), retrieved October 2026
GL Homes update, “Exciting Progress Continues at the Clubhouse”, October 2026, retrieved October 2026
Collier County PUD layer 5 (point and envelope queries; NAME, PETITION, ORD_NUM, AKA, area), retrieved October 2026
Collier County Zoning General layer 1 (ZONENOTE1 ordinance history), retrieved October 2026
Collier County CityView Projects layer 4 (project numbers, names, statuses, polygons), retrieved October 2026
Collier County Buildings service, layers “Building 2000” to “Building 2025” (count within the CityView project polygons), retrieved October 2026
Collier County Future Land Use layer 0, retrieved October 2026
Collier County Community Development Districts layer 0 (no feature at -81.7110, 26.1308), retrieved October 2026
Collier County Coastal High Hazard Area layer 0 (no feature at either test point), retrieved October 2026
Sunbiz detail, Naples Associates VI, LLLP (A20000000279), retrieved October 2026
Sunbiz filed image, Certificate of Merger, Collier County Associates, LLC into Naples Associates VI, LLLP, filed 03/01/2022, retrieved October 2026
Sunbiz name list, Collier County Associates, LLC (L20000308732, inactive), retrieved October 2026
Sunbiz filed image, Amendment and Name Change, 01/24/2024, retrieved October 2026
Sunbiz name list, “Naples Associates VI” (shows VI, VII, VIII), retrieved October 2026
Sunbiz event/name history, N21000010968 (“OLD NAME WAS: SHADOWWOOD HOMEOWNERS ASSOCIATION, INC.”), retrieved October 2026
Sunbiz name list, “Valencia Sky”, retrieved October 2026
GL Homes update, “The Clubhouse Is Coming to Life”, August 2026, retrieved October 2026
Collier County, Archive of LDC Amendments and Zoning Ordinances (links to Clerk validated ordinances), retrieved October 2026
Collier Zoning Links layer 11 (atlas sheets 0609s, 0616n), retrieved October 2026
Collier BCC 11/10/2025, Item 16.A.7 (ID 2025-4288), Valencia Sky Phase 4 utility acceptance, PL20250006200. Portal, retrieved October 2026
Collier BCC 09/23/2025 (agenda 1317), Items 16.A.3 (Sandy Lane Assemblage Offsite Utility Forcemain, PL20250004941) and 16.A.4 (Valencia Sky, retrieved October 2026
CivicClerk public search API, query “Valencia Sky”, retrieved October 2026
CivicClerk public search API, query “Shadowwood” and “Valencia Sky Phase” (Phase 5 item, BCC 01/27/2026, PL20250008673), retrieved October 2026
Florida Weekly (Naples), “Real Estate Briefs: GL Homes launches sales at Valencia Sky in South Naples”, 04/17/2025, retrieved October 2026
Twentieth Judicial Circuit, judge docket for 05/09/2022 (22-CC-623), retrieved October 2026
Palm Beach Post, “GL Homes settles lawsuit with Boynton Beach HOA”, 03/01/2024 (Valencia Sound naming trap), retrieved October 2026
Municode, Collier County LDC 2.03.06 Planned Unit Development Districts (linked from the county zoning layer), retrieved October 2026
GL Homes home page (Valencia Sky listed among “Models for Sale”), retrieved October 2026
GL Homes update, “Internet Special! Huge Savings on the Early Move-In Stellar on Lot 21”, October 2026, retrieved October 2026
Collier County ArcGIS services directory (services2 org), retrieved October 2026
Collier CityView public portal, planning status (PL20220006390, planningId 43305), retrieved October 2026
GL Homes update, “Discover Luxury 55+ Living in the Heart of Naples”, January 2025, retrieved October 2026
GL Homes update, “Live 5 Miles from 5th Avenue from the $600s!”, December 2025, retrieved October 2026
GL Homes, “The Top Five Reasons to Consider Valencia Sky” (HOA fee coverage), retrieved October 2026
GL Homes, Halo plan page (early move-in lots, standard features incl. alarm system), retrieved October 2026
GL Homes, Valencia Sky Offers (closing-cost offer and fine print; no fee disclosures), retrieved October 2026
GL Homes, Valencia Sky Early Move-In (18 homes listed; no fee disclosures), retrieved October 2026
GRS, Purchase/Lease application finder, retrieved October 2026
Sunbiz entity-name search “VALENCIA SKY”, retrieved October 2026
Sunbiz image, original Articles of Shadowwood Homeowners Association, Inc. (09/15/2021), retrieved October 2026
Sunbiz detail, Naples Associates VI, LLLP (A20000000279), reached from, retrieved October 2026
Collier GIS, PUD layer (Sandy Lane RPUD Ord. 23-04; Shadow Wood PUD Ord. 82-49; point and envelope queries), retrieved October 2026
Collier GIS, Site Address Points (subdivision_condo_no 679350 and 679355), retrieved October 2026
Collier GIS, Zoning General layer (RPUD note Ord. 23-04), retrieved October 2026
Collier GIS, Fire District layer (Greater Naples Fire), retrieved October 2026
Collier GIS, Commissioner Districts (District 1), retrieved October 2026
Florida DOR, 2026 Collier TACD (not yet posted), retrieved October 2026
Collier County, FY 2026-27 Tentative Budget Book (maximum millage rates), retrieved October 2026
Florida DOR 2026 statewide cadastral roll via FGIO ArcGIS (614 parcels CO_NO 21, PARCEL_ID 78712; TAX_AUTH_C, DOR_UC, S_LEGAL, OR_BOOK1/OR_P, retrieved October 2026
Collier County, PUD Master List 6-11-26, retrieved October 2026
Collier County, PUD Master List 2-26-26 (Sandy Lane row: ACTIVE, 23-04, 01/24/23, 2028, SN, 9-50-26, 113.97, 640, 5.62, 16.43), retrieved October 2026
Collier BCC, 2026-09-08 meeting (Valencia Sky Recreation Site utilities, PL20250011693), retrieved October 2026
Collier BCC, 2026-10-13 meeting ($397,080 performance bond release; Shadowwood Plat One and Valencia Sky Phase II), retrieved October 2026
Collier BCC, 2025-10-28 meeting (Valencia Sky Phase 2 and 3 location map), retrieved October 2026
Collier BCC, 2026-01-27 meeting (Valencia Sky Phase 5 location map), retrieved October 2026
Collier BCC, 2025-10-14 meeting (Sandy Lane Assemblage location map), retrieved October 2026
Collier BCC, 2025-05-13 meeting (Valencia Sky location map), retrieved October 2026
Collier Planning Commission, 2025-08-21 meeting (attached 07-17-2025 CCPC minutes, Sandy Lane and ShadowWood remark), retrieved October 2026
Collier Clerk notice page, “BCC 9/8/26 Annual Assessment for Solid Waste FY27 (District 1)”, retrieved October 2026
Greater Naples Fire Rescue District, s. 189.069 disclosure FY 2026-27 (2.0 mils), retrieved October 2026
GNFRD, FY 2026-27 Final Budget Hearing agenda, 2026-09-23 (Resolution 2026-11 final millage), retrieved October 2026
GNFRD, FY 2025-26 Final Budget Hearing packet (2.0 mills adopted by Resolution 2025-10), retrieved October 2026
GNFRD documents index, retrieved October 2026
Collier County, Special Districts page (Collier County Water-Sewer District), retrieved October 2026
FloridaCommerce, Official List of Special Districts landing page, retrieved October 2026
FloridaCommerce, Special District Profiles alphabetical list, retrieved October 2026
FloridaCommerce, Official Website Links workbook (2,099 districts, created October 11, 2026), retrieved October 2026
Florida Auditor General, 2025 Valencia Acres CDD (Miami-Dade County) filing, retrieved October 2026
Shadowlawn CDD (Clay County), own site, for disambiguation, retrieved October 2026
Valencia Water Control District procurement listing (Orlando address), for disambiguation, retrieved October 2026
Naples Daily News, “Greater Naples Fire: Voters change how they elect commissioners,” 2026-08-18, retrieved October 2026
Naples Daily News, “Collier County, cities OK 2027 budgets, property tax rates,” 2026-10-08, retrieved October 2026
Florida Statutes s. 197.3632 (uniform method for non-ad valorem assessments), retrieved October 2026
eCFR, 24 CFR 100.305 (80 percent occupancy, housing for persons 55 or older), retrieved October 2026
Collier County, Short-Term Vacation Rental Registration (Ord. 2021-45), retrieved October 2026
Florida Statutes s. 189.061 (official list of special districts), retrieved October 2026
Collier Tax Collector, Real Estate taxes page (non-ad valorem assessments on the bill), retrieved October 2026
Collier Clerk, COR Access official records application (Declaration not retrievable by script), retrieved October 2026
Collier Clerk, Official Records information page, retrieved October 2026
MSRB EMMA (issuer search requires a browser session; no Valencia Sky issuer found by any other route), retrieved October 2026
FEMA NFHL layer 28 service root (reachable; flood work is Agent F’s), retrieved October 2026
GL Homes, Luna plan 483, retrieved October 2026
GL Homes, Skyline plan 484, retrieved October 2026
GL Homes, Solstice plan 485, retrieved October 2026
GL Homes, Aurora plan 488, retrieved October 2026
GL Homes, Horizon plan 487, retrieved October 2026
GL Homes, Eclipse plan 486, retrieved October 2026
GL Homes update, “Internet Special: Early Move-In Halo” (Apr 2026), retrieved October 2026
GL Homes update, “See What Makes the Eclipse So Popular” (Sept 2026), retrieved October 2026
GL Homes update, “Model Grand Opening This Weekend at Valencia Sky” (Feb 2026), retrieved October 2026
Collier County GIS, Site Address Points layer 3, query subdivision_condo_no 679300-679399 (593 points for 679350 and 679355), retrieved October 2026
Collier County GIS, Parcels Join layer 42, FOLIO LIKE '78712%' (614 folios), retrieved October 2026
Collier County GIS, PUD layer 5, point queries, retrieved October 2026
Collier County GIS, Zoning General layer 1, point queries, retrieved October 2026
Collier County GIS, Community Development Districts view layer 0, point queries (empty), retrieved October 2026
Collier County GIS, Future Land Use view layer 0, retrieved October 2026
Collier County GIS, CityView Projects layer 4 (envelope query, 13 projects), retrieved October 2026
Florida Department of Revenue 2026 statewide cadastral (county 21, PARCEL_ID LIKE '78712%', 614 records, ASMNT_YR 2026), retrieved October 2026
Collier BCC 2024-11-12 agenda packet, item 16.A.7 (ID 2024-1553), retrieved October 2026
Collier BCC 2025-05-13 agenda packet, item 16.A.11 (ID 2025-1250), retrieved October 2026
Collier BCC 2025-09-23 agenda packet (Valencia Sky Phase 1 acceptance ID 2025-2668; offsite forcemain ID 2025-2655), retrieved October 2026
Collier BCC 2025-10-28 agenda packet (Phase 2 and 3, ID 2025-4221), retrieved October 2026
Collier BCC 2025-11-10 agenda packet (Phase 4, ID 2025-4288), retrieved October 2026
Collier BCC 2026-01-27 agenda packet (Phase 5, ID 2025-5109), retrieved October 2026
Collier BCC 2026-09-08 agenda packet (Recreation Site, ID 2026-2038), retrieved October 2026
Collier BCC 2026-10-13 agenda packet (excavation bond release, ID 2026-2322), retrieved October 2026
Collier Planning Commission 2025-08-21 agenda packet (2025-07-17 transcript), retrieved October 2026
Collier CivicClerk public search API, query “Valencia Sky” (15 meeting hits, 2024-11-12 to 2026-10-13), retrieved October 2026
Municode, Collier County Land Development Code (PUD section linked from the zoning layer), retrieved October 2026
CivicClerk event metadata API (meeting dates for events 96 and 1492), retrieved October 2026
GL, “GAME, SET, MATCH” (Mar 2025), retrieved October 2026
GL, “EXCLUSIVE SNEAK PEEK INSIDE THE CLUBHOUSE” (Jun 2026), retrieved October 2026
GL, “A CLUBHOUSE LIKE NO OTHER” (Dec 2024), retrieved October 2026
GL, “EXCITING PROGRESS AT THE RACQUET CLUB” (May 2026), retrieved October 2026
GL, “EXPLORE THE VALENCIA SKY 55+ LIFESTYLE” (Jul 2026), retrieved October 2026
GL, “DIVE INTO 55+ LIVING AT VALENCIA SKY” (Jan 2025), retrieved October 2026
GL, “ELEVATE YOUR FITNESS AT VALENCIA SKY” (Feb 2025), retrieved October 2026
GL, “EXCITING PROGRESS AT THE RACQUET CLUB!” (Mar 2026), retrieved October 2026
GL, “DEAL IN THE FUN AT VALENCIA SKY” (Sep 2025), retrieved October 2026
GL, “CLUBHOUSE NOW UNDERWAY!” (Jun 2026), retrieved October 2026
GL, “THE 55+ FUN STARTS FROM DAY ONE AT VALENCIA SKY” (Jul 2025), retrieved October 2026
GL, “ENJOY ELEVATED RESORT-STYLE LIVING AT VALENCIA SKY” (Oct 2025), retrieved October 2026
Collier County GIS, Parks layer 52 (all parks, centroids), retrieved October 2026
Florida Sunbiz, entity name search “VALENCIA SKY.”, retrieved October 2026
Apple App Store, “Valencia Sky Lifestyle” (Alosant), retrieved October 2026
Valencia Sky Lifestyle resident portal, retrieved October 2026
Naples Heritage Golf and Country Club, home, retrieved October 2026
Naples Heritage G&CC, Membership (2026 fees, bundled model, racquet facilities), retrieved October 2026
Naples Heritage G&CC, Golf (designer, par, yardage, year), retrieved October 2026
Naples Heritage G&CC, 2026 Reciprocal List, retrieved October 2026
naplesheritage.com (alternate domain), retrieved October 2026
Naples Heritage 2026 Fact Sheet PDF, retrieved October 2026
Hibiscus Golf Club, home, retrieved October 2026
Lely Resort Golf and Country Club, Mustang course page, retrieved October 2026
Lely Resort Golf and Country Club, home, retrieved October 2026
Naples Daily News original of S44, retrieved October 2026
City of Naples, Naples Landing Park and Public Boat Launch, retrieved October 2026
City of Naples, City Dock and Waterfront, retrieved October 2026
City of Naples, Beach Parking Information, retrieved October 2026
City of Naples, Naples Pier Rebuild Project, retrieved October 2026
Naples Daily News, “Vanishing act: Naples Pier being dismantled for rebuild of new version,” Feb 26, 2026, retrieved October 2026
Collier County, “Collier Boulevard Park Boat Ramp Reopens with Significant Upgrades,” Aug 11, 2025, retrieved October 2026
Collier County 2024 AUIR/CIE (boat launch users), retrieved October 2026
Collier County Draft Vulnerability Assessment (boat ramp inventory), retrieved October 2026
Collier County, Bayview Park page (guessed path), retrieved October 2026
Collier County Parks and Recreation home, retrieved October 2026
OSRM public routing API (driving distances and times; method in section 2.3), retrieved October 2026
OpenStreetMap Nominatim geocoder (Naples Pier, Lowdermilk, City Dock, Hamilton Harbor, Lely, Eagle Lakes, Fifth Ave S, Keewaydin, Naples Bay, retrieved October 2026
FEMA NFHL MapServer (service availability check only; flood data owned by Agent F), retrieved October 2026
GL Homes, “Explore Naples’ Best Location at Valencia Sky” (Apr 2026), retrieved October 2026
Collier County Clerk, Official Records document search (party “VALENCIA SKY HOMEOWNERS”, 2021 to 10/11/2026: 26 results; party "NAPLES ASSOC, retrieved October 2026
Collier County Clerk, Quitclaim Deed Tracts R1, OS1 to OS4, instr. 6793791, retrieved October 2026
Collier County Clerk, Valencia Sky Removal and Indemnification Agreements (samples), retrieved October 2026
Collier County GIS, Trails service layers 0 to 2, 4-mile buffer query (no features), retrieved October 2026
Christ the King Presbyterian Church, Worship page, retrieved October 2026
Shepherd of the Glades Lutheran Church (ELCA), retrieved October 2026
Diocese of Venice, St. Peter the Apostle Parish, Naples, retrieved October 2026
Publix, Kings Lake Square store 1458, retrieved October 2026
Marco Eagle / USA TODAY Network, “Amazon confirms new Whole Foods store in East Naples, off Davis Blvd.” (Jul 28, 2026), retrieved October 2026
Gulfshore Business, Tim Aten, “Whole Foods, more coming to East Naples” (Sep 4, 2026), retrieved October 2026
Wing South Airpark (airpark’s own site), retrieved October 2026
U.S. Department of Energy, Alternative Fuels Data Center station API (nearest electric, radius 4 mi, status E, queried 2026-10-11), retrieved October 2026
Florida Statutes s. 760.29 (housing for older persons exemption), Florida Senate, retrieved October 2026
Collier County GIS, Site Address Points layer 3, subdivisions 679350 and 679355, retrieved October 2026
FEMA NFHL layer 28 (flood hazard zones), point queries; example, retrieved October 2026
FEMA NFHL layer 3 (FIRM panels), retrieved October 2026
FEMA Preliminary NFHL layer 28, retrieved October 2026
FEMA Preliminary NFHL layer 3 (preliminary panels, PRE_DATE 2025-03-20); Collier Hurricane Evacuation Zone layer, retrieved October 2026
FEMA NFHL layer 34 (LOMC), envelope query, retrieved October 2026
FEMA NFHL layer 16 (BFE lines), envelope query; Collier FEMA24_BFE layer, retrieved October 2026
Collier County Elevation Certificates layer 36 and the 12 certificate PDFs (example), retrieved October 2026
OpenFEMA NFIP Redacted Policies v3, censusGeoid starting 12021010518 (4,287 records; 624 with 2026+ termination), retrieved October 2026
OpenFEMA NFIP Redacted Claims v3, same filter (4 records), retrieved October 2026
US Census geocoder, Valencia Sky points to tract 105.18, block groups 1 and 3, retrieved October 2026
NHC Tropical Cyclone Report, Hurricane Ian, retrieved October 2026
NHC Tropical Cyclone Report, Hurricane Irma, retrieved October 2026
NHC Tropical Cyclone Report, Hurricane Milton, retrieved October 2026
Collier County Floodplain Management page, retrieved October 2026
Federal Register, Proposed Flood Hazard Determinations, December 18, 2025, retrieved October 2026
Collier County Flood Protection Newsletter (title “2024 Collier County Flood Protection Newsletter”, file 2026), retrieved October 2026
SFWMD Approved Environmental Resource Permits layer 16, point queries, retrieved October 2026
Collier BCC agenda index, October 13, 2026 (items 16.A.3 and 16.A.4), retrieved October 2026
Citizens Property Insurance, flood requirement, retrieved October 2026
My Safe Florida Home, retrieved October 2026
FEMA Risk Rating 2.0, retrieved October 2026
Florida Office of Insurance Regulation, retrieved October 2026
Florida Statutes s. 553.844, retrieved October 2026
Citizens policies in force, retrieved October 2026
Florida Senate, SB 4-D (2022 special session, condominium safety), retrieved October 2026
Florida Building Commission, retrieved October 2026
Collier County GIS, FEMA24_FloodZones layer, retrieved October 2026
Collier County GIS, Site Address Points layer 3, subdivisions 679350 and 679355 (593 points), retrieved October 2026
FLDOE Florida Report Card, Lely Elementary, retrieved October 2026
FLDOE Florida Report Card, Calusa Park Elementary, retrieved October 2026
FLDOE Florida Report Card, East Naples Middle, retrieved October 2026
FLDOE Florida Report Card, Lely High, retrieved October 2026
CCPS School and District Grades, retrieved October 2026
CCPS Parental Choice, retrieved October 2026
OSRM routing service (45 routes plus 7 grocery routes; example), retrieved October 2026
Collier County GIS, EMS Stations layer 0, radius query 2,400 m, retrieved October 2026
Publix store locator API, ZIP 34112 and 34104, retrieved October 2026
Physicians Regional Healthcare System, hospitals, retrieved October 2026
NCH About Us and facility directory, retrieved October 2026
GL Homes, Valencia Sky location and directions, retrieved October 2026
Seacrest Country Day School, retrieved October 2026
St. John Neumann Catholic High School, retrieved October 2026
Collier County GIS, CityView projects layer 4, radius query with centroids, retrieved October 2026
Florida SouthWestern State College, Collier Campus, retrieved October 2026
Collier County GIS, Fire District service, retrieved October 2026
CCPS Attendance Boundaries, retrieved October 2026
Lely Elementary School homepage, retrieved October 2026
Lely High School homepage, retrieved October 2026
BridgePrep Academy Collier, retrieved October 2026
FLDOE School Grades page, retrieved October 2026
Collier County GIS, Schools layer 57, retrieved October 2026
NCH Urgent Care page, retrieved October 2026
Calusa Park Elementary homepage, retrieved October 2026
East Naples Middle homepage, retrieved October 2026
Collier County GIS, PUD layer 5 (Sandy Lane RPUD, Shadow Wood), retrieved October 2026
BCC agenda index, January 27, 2026 (item 16.A.6), retrieved October 2026
BCC agenda index, November 12, 2024 (item 16.A.7), retrieved October 2026
Collier County GIS, Affordable Housing Locations layer 0, retrieved October 2026
Gulfshore Business, Marlowe Naples 216-unit financing (Greystar), retrieved October 2026
BCC agenda index, January 28, 2025 (Santa Barbara Place Villas plat, item 16.A.6), retrieved October 2026
Collier County GIS, PUD layer 5, centroid query of PUDs adopted or amended since 2000, retrieved October 2026
CCPC agenda packet, November 6, 2025, including the 2025 AUIR, retrieved October 2026
FDOT Work Program Current GIS, layers 3 and 15, radius query, retrieved October 2026
BCC agenda index, June 10, 2025 (County Barn Road path award), as recorded in the Berkshire Lakes Agent H file, retrieved October 2026
Collier County GIS, Parks layer 52, retrieved October 2026
CivicClerk search API, “Valencia Sky”, retrieved October 2026
BCC agenda index, April 8, 2025 (Seychelles Avenue right-of-way acceptance between Sunset Blvd and Santa Barbara Blvd), retrieved October 2026
BCC agenda index, September 22, 2026, retrieved October 2026
BCC agenda index, July 28, 2026, retrieved October 2026
FDOT Work Program Current, layer 15 (preliminary engineering), retrieved October 2026
FDOT Work Program Current, layer 3 (construction support), retrieved October 2026