Naples, Florida
Sell your Valencia Trails home in Naples with McGreevy and Comisar: pricing from matched plat and model sales, the 55+ rules, assessment and flood file ready before you list. Call the #1 team in Southwest Florida since 2012.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
To sell a Valencia Trails home in Naples for top dollar, price it from matched sales in the same plat and model, put the 55+ covenant, the assessment and the flood file in front of buyers before they ask, and market the finished clubhouse life to buyers who meet the recorded 55+ occupancy rule. McGreevy and Comisar do all three for Valencia Trails sellers.
Valencia Trails is a GL Homes 55+ community of about 836 single-family homes on Immokalee Road in Naples, ZIP 34120; our full Valencia Trails community guide covers the plats, the declaration, the fee stack, the flood file and the clubhouse. This page is for owners who want to sell. If you want a number first, start with our Valencia Trails 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 Trails 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, Top 1% Real Estate Agents Nationally Since 2008, price, negotiate and manage every listing personally, with the Domain Realty Group team handling photography, video, scheduling and the document file. Jesse leads pricing and the seller side; Marc leads buyer outreach and showing feedback, including the agents who bring buyers to the Immokalee Road corridor.
A Valencia Trails seller is selling a home built from 2020 to 2025 in a finished community, with a 43,000-square-foot clubhouse, six tennis courts, eight pickleball courts and three pools already open (Peninsula Engineering, recreation site), no CDD on the tax bill and no club initiation fee. GL Homes has finished building, so a buyer who wants Valencia Trails now buys a resale.
Selling in Valencia Trails is different because the recorded 55+ covenant shapes the buyer pool, the leasing rule limits investors, the assessment and the $500 food and beverage allowance are part of every buyer’s monthly math, and 55 of 60 sampled addresses sit in FEMA’s shallow-flooding Zone AH on the 2012 map unless a fill letter removed the lot.
The declaration requires at least one occupant 55 or older in each home, and the board may approve up to 20 percent of homes without one (recorded declaration). Every buyer household must meet that rule or fit within the allowance. We market to qualifying buyers where they search, and we answer the occupancy question in the listing so no showing is wasted.
The rules set a seven-month minimum lease, no more than once in any 12 months, and a tenant household must include someone 55 or older (same document). That rules out short-term rentals, so we price for owner-occupant demand first.
The recorded 2021 budget set $261 a month ($783 a quarter) after a builder subsidy, and the full build-out estimate was $439 a month, plus a $500 yearly food and beverage allowance (same document). The current assessment will differ from both, so we get the current figure and the estoppel before we list.
FEMA’s effective 2012 map shows Zone AH at 55 of 60 sampled Valencia Trails addresses (FEMA NFHL), and FEMA issued fill letters for lots in Plats 2, 3 and 4 (FEMA LOMR-F list). If your lot has one, it can remove the lender’s mandatory flood purchase. Your elevation certificate and the letter belong in the listing packet.
A Valencia Trails seller’s sale is decided by four comparisons: your home against the matched sales in your plat and model, your buyer’s household against the 55+ rule, your assessment and allowance against the buyer’s monthly budget, and your flood file against the lender’s map. These eight facts frame each one.
Market: we tracked 33 Valencia Trails closings at a $924,900 median, $550,000 to $1,825,000 (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026).
Price bands: 19 of the 33 closed between $750,000 and $999,999; five closed at $1,500,000 or more (same data).
Build stage: finished; 827 single-family homes on the 2026 county roll, built 2020 to 2025 (Florida statewide parcel roll).
55+: recorded covenant, with the board able to approve up to 20 percent of homes without a 55+ occupant (recorded declaration).
Fees: $261 a month in the 2021 budget, $439 build-out estimate, $500 yearly food and beverage allowance; no CDD.
Flood: Zone AH at 55 of 60 sampled addresses on the 2012 map; fill letters for Plats 2 to 4; evacuation Zone E.
Schools: Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all A for 2025 to 2026 (CCPS 2026 Accountability Brief).
Title custom: in Collier County the buyer customarily pays the owner’s title policy; the contract controls.
What Do Valencia Trails Sellers Say About McGreevy and Comisar?
What Should a Valencia Trails Seller Know About the Community?
Now is a reasonable time to sell in Valencia Trails if you can list for the winter and spring buyers: we tracked 33 Valencia Trails closings in the 12 months to August 11, 2026 at a $924,900 median, and the busiest months were May 2026 with seven closings and June with five, after the winter touring season.
Data updated: August 2026
| Sold price band | Valencia Trails closings, Aug 11, 2025 to Aug 11, 2026 |
|---|---|
| Under $750,000 | 2 |
| $750,000 to $999,999 | 19 |
| $1,000,000 to $1,249,999 | 4 |
| $1,250,000 to $1,499,999 | 3 |
| $1,500,000 and up | 5 |
| Total | 33 |
Source: Southwest Florida MLS. Volume was $34,557,632 and the highest closing $1,825,000, in July 2026.
Valencia Trails closings follow the winter touring season and land in spring: May and June 2026 together held 12 of the 33 closings, and April 2026 had none (Southwest Florida MLS). A listing that is ready by January meets the most buyers.
The $924,900 median mixes homes from about 2,031 to 5,712 square feet of assessed living area (Florida statewide parcel roll). Plat 3 carries the largest homes, with a median of 3,465 square feet. Your price depends on your plat, model, lot and finishes, not on the median.
We price a Valencia Trails home from the closest closed sales in the same plat, model family and lot type, then adjust for a lake or preserve view, pool, upgrades and distance to the clubhouse, and confirm the number against the flood file and assessment a buyer’s lender and budget will read.
The four plats were built in sequence from 2020 to 2025, and model mix changed by plat: Plat 3 holds the largest homes on the roll, and Plat 4 a median of 2,752 square feet (Florida statewide parcel roll). We start from sales of your model in your plat.
Valencia Trails has 24 water management lakes and more than 160 acres of conservation area (Peninsula Engineering). Lake, preserve and interior lots sell at different levels, so we price each lot type separately.
A GL Homes base price excluded many options, and a pool, summer kitchen or extended lanai is a cost the next buyer avoids. We list your options and their cost so the buyer sees the finished value.
Buyers compare total monthly cost: the quarterly assessment, the $500 food and beverage allowance, property tax and the flood and wind premiums (recorded declaration). No CDD line sits on a Valencia Trails tax bill, so we say so.
Automated models cannot tell a lake lot from an interior lot, a base model from a fully optioned one, or a lot with a FEMA fill letter from one without. A person reading the plat, lot and file gets closer. Start with our Valencia Trails home valuation.
Selling? Get a Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
We market a Valencia Trails home as the finished 55+ clubhouse life a buyer can move into now: professional photography, video and drone of the home, the lake and the walk to the clubhouse, a document packet with the declaration, the assessment and the flood file ready before the first showing, and outreach to the agents bringing seasonal buyers.
Drone footage shows what a buyer cannot see from the street: the lake, the preserve and the route to the 11-acre recreation site. Interior photography shows the options a builder’s brochure only suggests.
The clubhouse, restaurant, six tennis courts, eight pickleball courts, five bocce courts, three pools and two spas are open now (Peninsula Engineering, recreation site). We show them in every listing because a buyer of your home gets them on closing day, with no initiation fee.
Your packet holds the elevation certificate and any FEMA fill letter, the wind-mitigation report, the current tax bill, the association’s Section 720.401 disclosure summary and estoppel request, and the rules on leasing and occupancy (Florida Statutes 720.401).
Valencia Trails closings cluster in spring, after the winter touring season (Southwest Florida MLS). We time photography, launch and open houses to their visits and give their agents the occupancy and assessment facts in the first message.
If you want discretion, we can market your Valencia Trails home privately to our buyer database and agent network before, or instead of, a public listing. Call Jesse direct at (239) 898-6072.
We negotiate a Valencia Trails sale with documents: we answer the occupancy, assessment and flood questions before a buyer can use them as leverage, we handle the inspection and appraisal on a newer home, and we manage the association’s estoppel so the contract closes on schedule.
A buyer household with no one 55 or older needs the board’s approval within its 20 percent allowance (recorded declaration). We confirm the household before we accept an offer.
A home built from 2020 on should inspect well, but stucco, roof flashing, pool equipment and drainage still deserve a look. Fix punch-list items before listing.
Appraisers lean on the closest closed sales. We give the appraiser the matched sales in your plat and model and your options list.
The cost to sell a Valencia Trails home is the documentary stamp tax on the deed, your share of the year’s property tax proration, the association’s estoppel and any assessment due, any lien payoff and your brokerage commission; in Collier County the buyer customarily pays the owner’s title policy, though the contract controls.
| Item | Customarily paid by | Note |
|---|---|---|
| Owner’s title insurance policy | buyer | Collier custom; the contract controls |
| Documentary stamp tax on the deed | seller | $0.70 per $100 of price |
| Property tax, current year | prorated | by closing date |
| Quarterly assessment | prorated | by the estoppel |
| HOA estoppel certificate | seller, typically | fee capped by Florida law (Florida Statutes 720.30851) |
| Mortgage payoff and liens | seller | from proceeds |
On a sale at the $924,900 Valencia Trails median, Florida’s deed stamp tax of $0.70 per $100 is $6,474.30 ($924,900 divided by 100, times $0.70).
The $500 allowance is collected on January 1 and is not refunded if unused (recorded declaration). Ask the association how it treats an unused balance at a sale.
Your free Valencia Trails home valuation starts with your address and model and comes back as a range built on Valencia Trails closed sales in your plat, your lot type and options, and your flood and assessment file, written by Jesse McGreevy and Marc Comisar rather than a model.
Request your Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Valencia Trails sellers hire McGreevy and Comisar for the same reasons Naples sellers do across the city: partner-level pricing, marketing and negotiation from a team that has worked together since 2008 and has been Top 1% Real Estate Agents Nationally Since 2008. The quotes below are five-star reviews on our Google Business Profile.
McGreevy and Comisar is a top-reviewed Sell My Home in Valencia Trails realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
Selling? Call Jesse direct at (239) 898-6072 or request a Valencia Trails home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
A Valencia Trails seller should know the facts a buyer will check: one homeowners association and no CDD, the recorded 55+ and leasing rules, the assessment and allowance, the flood zones and evacuation zone, the zoned schools and the drive times, all summarized below with sources and detailed on the Valencia Trails community guide.
Valencia Trails Homeowners Association, Inc. (N19000000727, originally formed as TwinEagles South), under the Amended and Restated Declaration recorded at OR 5897 PG 2079 on February 24, 2021 by Naples Associates IV LLLP, the GL Homes declarant (recorded declaration). No community development district covers the community.
| Layer | Amount | Source |
|---|---|---|
| HOA assessment | $261 a month in the 2021 budget; $439 build-out estimate; current figure from the estoppel | recorded declaration |
| Food and beverage allowance | $500 a year, January 1 | same document |
| CDD | none | Florida special district registry |
| Property tax | per the Collier roll | Collier Tax Collector |
Bear Creek Elementary (A, its first graded year), Oakridge Middle (A) and Gulf Coast High (A) for 2025 to 2026 (CCPS 2026 Accountability Brief); NCH North Naples Hospital about 19 free-flow minutes; Mercato about 23; Fifth Avenue South about 32; RSW about 42 (OSRM routing from the community center, October 2026).
Hurricane evacuation Zone E at every sampled address and no Coastal High Hazard Area (Collier Hurricane Evacuation Zone layer).
These seller answers for Valencia Trails, Naples cover pricing by plat and lot, the 55+ covenant at resale, the association’s steps, timing and costs, drawn from the Southwest Florida MLS, the recorded declaration, the county roll and Florida statutes, each with its source.
Your plat, lot, model, pool and upgrades set the value more than the community median, which was $924,900 across 33 closings in the 12 months to August 11, 2026 (Southwest Florida MLS). Start with a free Valencia Trails home valuation, then we refine it with the closest sales.
The August 2026 extract does not include days on market; it is owed from the next MLS refresh. Closings peaked in May and June 2026 after winter showings (Southwest Florida MLS).
No; the rule governs occupancy. At least one occupant must be 55 or older, with board-approved exceptions capped at 20 percent of homes (recorded declaration). We qualify every buyer on occupancy before showings.
Yes, but the investor inherits the recorded leasing rules: a minimum lease of seven months, no more than once in any 12 months, and a 55-or-older occupant (recorded declaration). Price for owner-occupant demand first.
An estoppel certificate stating all amounts due, and any approval or registration steps in the declaration and rules. Give the buyer the Section 720.401 disclosure summary (Florida Statutes 720.401).
The $500 allowance is collected each January 1 and credited to the household’s restaurant account, with no refund of unused balances (recorded declaration). Whether the buyer reimburses any part of it is a contract term; we address it in the offer.
The county roll puts the largest homes in Plat 3, median 3,465 square feet of assessed living area (Florida statewide parcel roll). Lot and model matter more than the plat alone.
In Collier County the buyer customarily pays the owner’s title insurance policy, though the contract controls. Sellers typically pay documentary stamp tax on the deed ($0.70 per $100), prorations and any lien payoff.
At the $924,900 median, Florida’s deed stamp tax of $0.70 per $100 is $6,474.30 ($924,900 divided by 100, times $0.70).
Against resales with the same exposure in the same plat, not the community median. Valencia Trails has 24 lakes and more than 160 acres of conservation area (Peninsula Engineering), so many lots have a view; the view’s quality sets the premium.
NC Square brings 50,000 square feet of shops and restaurants and 129 homes to the entrance, with a gated path offered to Valencia Trails and no drive-thrus (Naples Press). Convenience can help; traffic is the concern buyers raise.
We can market privately to our buyer database and agent network before, or instead of, a public listing. Call Jesse direct at (239) 898-6072; confidential conversations welcome.
The HOA disclosure summary, known material defects, flood information including any FEMA letter and the elevation certificate, and the declaration and rules. Ask your attorney or the title company about any additional disclosure your contract requires.
We tracked 33 closings and a $924,900 median in the latest 12 months (Southwest Florida MLS). Supply and days on market will tell more once the refresh is in.
Builder warranties often transfer to a new owner for their remaining term; the warranty booklet sets the rules. A home built in 2024 or 2025 may still carry structural coverage worth listing.
Not legally, but a buyer’s lender and insurer will ask. Plats 2, 3 and 4 have FEMA fill letters (FEMA LOMR-F list), and the county holds 109 certificates in the community (Collier elevation certificates).
Use our free Valencia Trails home valuation, or Call Jesse direct at (239) 898-6072. We return a range built from Valencia Trails resales in your plat and lot type.
Pools, extended lanais, summer kitchens, impact glass and designer finishes added after closing are what a resale buyer compares. List them with their cost.
That depends on the seven-month, once-a-year leasing rule, the assessment and the rent the home would draw. We can model both.
Closings peaked in May and June 2026, after winter touring (Southwest Florida MLS). We usually launch in January to catch the winter season.
Only one occupant must be 55 or older, so a 55-year-old buyer with a younger spouse qualifies (recorded declaration). Households with no one 55 or older need board approval within the 20 percent cap.
Yes. Many seasonal buyers want turnkey homes; we price furniture separately in the contract so the appraisal reads the real estate value.
The contract’s appraisal and financing terms govern. We give the appraiser the closest Valencia Trails sales by plat and model and your upgrade list.
The quarterly assessment is prorated by the closing date on the settlement statement, and the estoppel confirms that nothing is past due (recorded declaration).
The declaration’s occupancy rules apply to every buyer; the association confirms the 55+ status of occupants. We work the paperwork early so approval does not hold up closing.
The clubhouse, the lakes and the home’s finished outdoor space sell Valencia Trails. We use professional photography, video and drone.
In Florida the assessed value resets to market value on the January 1 after a sale, and the buyer does not inherit your homestead cap. There is no CDD line on a Valencia Trails tax bill (Collier CDD layer).
A pre-listing inspection on a 2020s home is inexpensive and lets you fix small items before a buyer’s inspector finds them.
We price road-adjacent lots against sales with the same exposure and market the advantages of the floor plan and finishes.
Hire an agent who reads the declaration, the plats and the comparable sales together. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; Call Jesse direct at (239) 898-6072 or start with a free Valencia Trails home valuation.
Register showing agents with the gatehouse procedure the association uses, and have the estoppel request, declaration and FEMA paperwork ready. A move-in-ready home photographs and shows best.
Ownership is not age-restricted, so you can sell at any time; the occupancy rule applies to whoever lives in the home (recorded declaration).
The Valencia Trails documents below are the official records a buyer or seller should read, each from the authority that publishes it: the recorded declaration with its budgets and rules, FEMA’s map and fill letters, the county’s elevation certificates and the state statutes that govern a homeowners association sale.
| Document | What it is | Official link |
|---|---|---|
| Amended and Restated Declaration, OR 5897 PG 2079 (with articles, bylaws, rules, 2021 and build-out budgets) | the covenants, 55+ rule, leasing rules and assessments | recorded declaration |
| FEMA LOMR-F list, Collier County | fill letters naming Valencia Trails Naples Plats 2, 3 and 4 by lot range | FEMA |
| FEMA National Flood Hazard Layer | effective flood zone by address, panel 12021C0219H | FEMA NFHL |
| Collier elevation certificate library | certificates on file by address | Collier County |
| CCPS 2025 to 2026 school grades | Bear Creek, Oakridge and Gulf Coast grades | Collier County Public Schools |
| Florida Statutes 720.401 | HOA disclosure summary in every sale contract | Florida Legislature |
| Florida Statutes 720.30851 | estoppel certificates and fee caps | Florida Legislature |
| Fair Housing Act, housing for older persons | the federal 55+ exemption the covenant relies on | U.S. Department of Housing and Urban Development |
McGreevy and Comisar are your Valencia Trails real estate experts: Jesse McGreevy, in Southwest Florida real estate since 2004, and Marc Comisar lead Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, and represent Valencia Trails sellers and buyers from offices in Bonita Springs and Naples.
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 team at Domain Realty Group.
Selling your Valencia Trails home? Get a free Valencia Trails home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
Peninsula Engineering, recreation site, retrieved October 2026
recorded declaration, retrieved October 2026
FEMA NFHL, retrieved October 2026
FEMA LOMR-F list, retrieved October 2026
Florida statewide parcel roll, retrieved October 2026
CCPS 2026 Accountability Brief, retrieved October 2026
Peninsula Engineering, retrieved October 2026
Florida Statutes 720.401, retrieved October 2026
Florida Statutes 720.30851, retrieved October 2026
Collier Tax Collector, retrieved October 2026
Collier Hurricane Evacuation Zone layer, retrieved October 2026
Naples Press, retrieved October 2026
Collier elevation certificates, retrieved October 2026
Collier CDD layer, retrieved October 2026
U.S. Department of Housing and Urban Development, retrieved October 2026
GL Homes, retrieved October 2026
Florida Division of Corporations, retrieved October 2026
GL Homes, about, retrieved October 2026
GL Homes, Stay and Play, retrieved October 2026
Gulfshore Business, retrieved October 2026
Collier PUD layer, retrieved October 2026
Collier Site Address Points, retrieved October 2026
Florida Department of Revenue, retrieved October 2026
Florida Statutes 720.307, retrieved October 2026
Florida Statutes 720.303, retrieved October 2026
Florida Statutes 720.3085, retrieved October 2026
National Hurricane Center, retrieved October 2026
The TwinEagles Club, membership, retrieved October 2026
Know Your Zone, retrieved October 2026
[Collier FBC 8th Edition wind layer, Category 2](https://services2.arcgis.com/SlIq32SqARUHIhSx/arcgis/rest/services/FBC8_Wind_Load_Cat_2_(Editable), retrieved October 2026
Collier Basins layer, retrieved October 2026
Collier CHHA layer, retrieved October 2026
Collier Fire District layer, retrieved October 2026
Collier Commissioner Districts layer, retrieved October 2026
FEMA NFHL panel layer, retrieved October 2026
FEMA query, 11708 Peony TER, retrieved October 2026
FEMA query, 11692 Periwinkle DR, retrieved October 2026
FEMA query, 11834 Drake LN, retrieved October 2026
FEMA query, 11843 Gardenia AVE, retrieved October 2026
FEMA query, 12094 Triton WAY, retrieved October 2026
FEMA query, 12071 Azalea WAY, retrieved October 2026
FEMA query, 12390 Purple Ficus WAY, retrieved October 2026
FEMA query, 12371 Purple Ficus WAY, retrieved October 2026
certificate, 11821 Drake Lane, retrieved October 2026
certificate, 11840 Majestic Trails Boulevard, retrieved October 2026
FEMA Preliminary NFHL, retrieved October 2026
Collier County, proposed FIRM, retrieved October 2026
Collier County Floodplain Management, retrieved October 2026
Citizens Property Insurance, retrieved October 2026
Florida Office of Insurance Regulation, retrieved October 2026
CCPS Address_v3 lookup, retrieved October 2026
Oakridge Middle School, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
CCPS lookup, retrieved October 2026
OSRM, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
OSRM route, retrieved October 2026
Naples Daily News, February 24, 2025, retrieved October 2026
FEMA Flood Map Service Center, retrieved October 2026
Florida Building Commission, retrieved October 2026
FEMA, retrieved October 2026