Updated September 2026
Thinking of selling your Verona Walk home in Naples? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it by home type from 97 MLS closings, ready the CDD, estoppel and flood file, and negotiate hard for you. Get your free Verona Walk valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Verona Walk in East Naples is a gated DiVosta community of 1,920 homes where 97 sold in the last twelve months and two separate markets share one gate. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by home type from the Southwest Florida MLS and ready the CDD, estoppel and flood file before you list.
This page is written for the owner. If you want the full picture of the community itself, the Town Center, the governance, all 19 recorded plats, the flood map plat by plat and the schools, read our complete Verona Walk community guide, which this seller guide sits beside. Everything below answers one question: how to sell a home inside Verona Walk’s gates for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the association and district paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Verona Walk on this page. We would rather show you the whole market than a number about us, and the whole market is what your price depends on. Every figure below comes from the Southwest Florida MLS, Collier County’s own 2026 tax roll, the Verona Walk Community Development District’s budgets and bond table, FEMA’s flood records and the VeronaWalk Homeowners Association’s own documents, and each one carries its source and its date. In the last 12 months we tracked 97 Verona Walk closings in the Southwest Florida MLS, and every one of them sits inside the figures below, split by building footprint rather than by listing label. When we sit down with you, the source screens come to the table too.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, gate registration, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association, district and FEMA paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in Verona Walk differs from most Naples sales in four ways: its 1,920 homes trade as two markets, attached and detached; every home pays both an unpublished association assessment and a published CDD levy of $744.85 to $992.85; the buyer pays a resale capital contribution; and nearly every lot sits in a FEMA flood zone that amendments often change.
Collier County’s 2025 building footprints split Verona Walk’s 1,920 homes into about 944 attached villas and townhomes and about 976 detached homes. In the Southwest Florida MLS over the twelve months to September 24, 2026, the 57 attached sales closed at a median of $440,000 and the 40 detached sales at a median of $705,000, the midpoint of the two middle sales, $700,000 and $710,000. A two-story townhome on a 26-foot lot and a Karina Court estate home are two different pricing problems that happen to share a Town Center, and a listing priced off one community median will be wrong for both.
Every Verona Walk home pays the VeronaWalk Homeowners Association’s quarterly assessment, which the association does not publish, and the Verona Walk Community Development District’s annual assessment, which it does: $744.85 to $992.85 a year by phase and lot class under the district’s adopted budget for fiscal 2026/27, or $233.85 on the 46 homes whose debt is already prepaid. The association figure appears only on the estoppel certificate, so a buyer cannot price your home’s carrying cost until someone orders it. We order it at listing, not at contract.
The association’s Resale Capital Contribution Fund notice, effective June 1, 2024, describes the contribution as “a fee paid as part of the closing costs when purchasing a property located in Veronawalk” and “equal to 1/4th of the annual maintenance fees depending on the type of home model being purchased.” The purchaser is your buyer, not you. No dollar figure is published, because it depends on the unpublished assessment; it appears on the estoppel certificate, which is one more reason to order it early.
On FEMA’s flood map effective February 8, 2024, about 70 percent of Verona Walk homes are in Zone AH and about 30 percent, mostly in the southern plats, are in Zone AE. FEMA has also issued 204 Letters of Map Amendment naming Veronawalk, including 121 single-structure letters in 2024, 120 of which placed the house in Zone X (shaded). Whether your home has one of those letters is the first thing an insured buyer’s lender will ask, and the answer changes the buyer’s insurance quote.
Verona Walk’s recorded Declaration of Covenants, Official Records Book 3506, Page 903, contains no age restriction, and the association describes the community as open to all ages. The Town Center belongs to the homeowners association, so membership comes with the deed under Declaration Section 3.2 and there is no club, no initiation fee and no equity membership for your buyer to join. Both facts widen your buyer pool, and both belong in the first paragraph of the listing remarks.
This seller guide runs from why the pricing works the way it does, through the market, the comparison with Island Walk, pricing, marketing and negotiation, to costs, disclosure, flood, the buyer’s fee stack, the rules, timing, reviews and the seller FAQ.
For a well-priced home, yes, and especially for an attached one. The Southwest Florida MLS shows 97 Verona Walk closings in the twelve months to September 24, 2026 at a median of $494,000, with a median of 53 days on market, down from 75 a year earlier. Attached sellers face 1.5 months of supply; detached sellers face 4.2.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Verona Walk, retrieved 24 Sep 2026)
Closed sales, September 24, 2025 to September 24, 2026 | All homes | Attached villas and townhomes | Detached homes |
|---|---|---|---|
Closed sales | 97 | 57 | 40 |
Median sale price | $494,000 | $440,000 | $705,000 (midpoint of $700,000 and $710,000) |
Median list price | $499,900 | $475,000 | $747,000 (midpoint of $745,000 and $749,000) |
Median living area | 1,700 sq ft | 1,542 sq ft | 2,000 sq ft |
Median price per sq ft of living area | $306.19 | $279.92 | $334.26 |
Median sale to list ratio | 96.31% | 96.31% | 96.25% |
Median days on market | 53 | 57 | 42.5 |
Sold at or above list price | 12 of 97 | 9 of 57 | 3 of 40 |
Total closed volume | $54,338,799 | $26,199,899 | $28,138,900 |
Sale price range | $305,000 to $1,030,000 | $305,000 to $599,000 | $400,000 to $1,030,000 |
Attached and detached are split by Collier County’s 2025 building footprints, not by the listing label, because 13 paired villas sold in the last four years were listed as single-family homes. Each median is the middle sale of its group; where the count is even, as with the 40 detached homes, it is the midpoint of the two middle sales. Price per square foot is each sale price divided by the MLS living area, then the median of those ratios.
Months of supply is the number of active listings divided by the average number of closings per month over the last twelve months. On September 24, 2026 that was 1.5 months for Verona Walk’s attached homes and 4.2 months for its detached homes. An attached seller is listing into a thin field where a clean, well-priced villa is often the only one of its kind that week. A detached seller is listing into a field three times deeper, where the buyer can compare, and the list price has to win that comparison on the first day.
In the prior twelve months, September 24, 2024 to September 23, 2025, Verona Walk recorded 89 closings at a median of $537,500, a median of 75 days on market and a median sale to list ratio of 95.57 percent. This year closings rose to 97, days on market fell to 53 and the sale to list ratio rose to 96.31 percent. Prices moved in opposite directions by type: the attached median fell from $470,000 to $440,000, while the detached median held level, $705,000 against $696,250. The market is moving faster, and attached buyers are paying less than they did a year ago.
Prior twelve months, September 24, 2024 to September 23, 2025 | All homes | Attached | Detached |
|---|---|---|---|
Closed sales | 89 | 49 | 40 |
Median sale price | $537,500 | $470,000 | $696,250 (midpoint of $695,000 and $697,500) |
Median price per sq ft of living area | $312.66 | $292.21 | $335.96 |
Median days on market | 75 | 73 | 75 |
Median sale to list ratio | 95.57% | 95.49% | 95.79% |
One prior-year attached sale was entered into the MLS after closing and carries no days on market or list figure, so those two medians use 88 sales overall and 48 attached.
On September 24, 2026 the 21 active Verona Walk listings had a median list price of $699,900, a range of $425,000 to $1,249,999 and a median of 52 days on market. The 7 attached listings had a median list price of $489,000, a range of $425,000 to $539,000 and a median of 23 days on market. The 14 detached listings had a median list price of $783,950, the midpoint of $769,000 and $798,900, a range of $519,000 to $1,249,999 and a median of 68.5 days on market. Nine more homes were pending, 4 attached and 5 detached. That is your live competition, and every listing of your type is a home your buyer will tour the same afternoon.
With 97 closings a year split across two markets, and detached supply at 4.2 months, the first price you publish is the most important decision of the sale. Request a written opinion of value through our Verona Walk home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Naples, or our guide to buying a home in Verona Walk, or call Marc Comisar at (239) 287-5873.
Verona Walk’s detached median peaked at $805,000 in 2023 and its attached median at $549,900 the same year, per the Southwest Florida MLS. Both eased through 2025, to $680,000 and $449,000, and both have firmed in 2026 so far, to $710,000 and $462,500. A seller today is pricing into a recovering market, not a rising one.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Verona Walk, closings September 26, 2022 to September 23, 2026, retrieved 24 Sep 2026)
Calendar year | Attached sales | Attached median | Detached sales | Detached median |
|---|---|---|---|---|
2023 | 41 | $549,900 | 38 | $805,000 (midpoint of $800,000 and $810,000) |
2024 | 41 | $512,000 | 45 | $785,000 |
2025 | 53 | $449,000 | 45 | $680,000 |
2026, January 1 to September 23 | 41 | $462,500 | 29 | $710,000 |
Attached and detached are split by Collier County’s 2025 building footprints. Every median comes from the same Southwest Florida MLS search, and the count behind each one is shown beside it.
Across the 48 months from September 26, 2022 to September 23, 2026, Verona Walk recorded 361 closings at a median of $570,000, $335.29 per square foot of living area, a median of 47 days on market and a median sale to list ratio of 96.66 percent. The 192 attached sales had a median of $492,000, the midpoint of $490,000 and $494,000, and the 169 detached sales a median of $750,000. Those four-year medians sit above today’s twelve-month figures because they include the 2023 peak.
If you bought in 2023, your purchase price may be above today’s median for your home type, and that is worth knowing before you set expectations. If you bought before the peak, your equity is real, but the 2023 figures are not today’s comparables. A buyer’s appraiser will use sales from the last several months of your own home type, so a list price anchored to 2023 will be tested against 2026 sales and lose. We show you all four years so you can see which part of the curve your purchase sits on, then price from the recent sales that will actually decide the appraisal.
Among five Naples lakes communities measured on one twelve-month MLS search, Verona Walk has the lowest median sale price, $494,000, but trades at about the same price per square foot as its two Walk siblings: $306.19 against $301.57 at Island Walk and $308.44 at Village Walk. That position tells a seller which buyers will cross-shop the home.
Data updated: September 2026 (Southwest Florida MLS Matrix, each community by its own Development name, City: Naples, closings September 24, 2025 to September 24, 2026, retrieved 24 Sep 2026)
Community | Closed sales | Median sale | Median $ per sq ft of living area | Median days on market | Median sale to list | Single-family median (sales) | Attached median (sales) |
|---|---|---|---|---|---|---|---|
Verona Walk | 97 | $494,000 | $306.19 | 53 | 96.31% | $700,000 (41) | $445,000 (56) |
Island Walk | 121 | $530,000 | $301.57 | 54 | 95.79% | $700,000 (61) | $457,500 (60) |
Village Walk | 49 | $517,000 | $308.44 | 44 | 96.20% | $700,000 (23) | $460,000 (26) |
Winding Cypress | 48 | $807,500 | $394.83 | 73 | 95.50% | $875,000 (35) | $575,000 (13) |
Naples Reserve | 61 | $957,500 | $404.70 | 46 | 96.21% | $1,372,500 (50) | $460,000 (11) |
Method: the same Southwest Florida MLS search for each community, by its own MLS development name, City: Naples, closings September 24, 2025 to September 24, 2026, all pulled the same day. In this table homes are split by the listing’s own building label in every community, so Verona Walk’s attached median here, $445,000, the midpoint of $440,000 and $450,000, differs from the footprint-based $440,000 above. Village Walk’s figures exclude Village Walk of Bonita Springs, a different community with its own MLS name, and Island Walk’s exclude one listing filed with a Venice address. Winding Cypress’s median is the midpoint of $800,000 and $815,000, and Naples Reserve’s single-family median the midpoint of $1,370,000 and $1,375,000.
Winding Cypress, Verona Walk’s southern neighbour, was built by DiVosta under the same Winding Cypress planned development, and Naples Reserve sits about 0.9 mile south-east. Both are newer and more heavily single-family, which is why their community medians run $313,500 and $463,500 higher than Verona Walk’s. Some buyers will tour a new home next door before they tour your resale. A Verona Walk listing answers with a finished community: a full Town Center, six pickleball courts, a restaurant and post office inside the gates, and CDD bonds scheduled to retire in 2035 and 2037.
Village Walk of Naples, the first of DiVosta’s three Walk communities, recorded 49 sales at a median of $517,000 and the fastest median time on market of the five, 44 days. Its single-family median, $700,000, is identical to Verona Walk’s by the listing label. A buyer choosing between the two is weighing Village Walk’s smaller size and its position outside FEMA’s high-risk flood zone against Verona Walk’s larger product range, its courts and its services inside the gates, and your listing has to make Verona Walk’s side of that case.
Verona Walk and Island Walk are the two DiVosta Walk communities Naples buyers most often weigh against each other. Island Walk, in North Naples, closed 121 sales at a $530,000 median with no CDD; Verona Walk, in East Naples, closed 97 at $494,000 with a CDD levy but more courts and a larger product range. Your listing must answer the Island Walk shopper.
Data updated: September 2026 (Southwest Florida MLS Matrix, both communities closings September 24, 2025 to September 24, 2026, retrieved 24 Sep 2026; each association’s own published documents; Collier County 2026 preliminary roll; FEMA NFHL, retrieved 23 to 24 Sep 2026)
Question | Verona Walk | Island Walk |
|---|---|---|
Where | East Naples, ZIP 34114, on Collier Boulevard | North Naples, ZIP 34119, off Vanderbilt Beach Road |
Homes | 1,920 | 1,856 |
Homes delivered | Sales from 2003; plats recorded 2004 to 2013 | 1998 to 2004 |
Product | About 944 attached and 976 detached; 176 two-story townhomes | About half attached, half detached; 160 two-story townhomes |
Community Development District | Yes: $744.85 to $992.85 a year, bonds maturing through 2035 and 2037 | No |
Association assessment | Not published; quarterly, varies by home type | About $1,641 a quarter, derived from the association’s 2026 budget |
Buyer capital contribution | One quarter of the annual assessment for the home type | $1,500 |
Pickleball and tennis courts | 6 pickleball; 8 tennis on the builder’s 2012 list | 4 pickleball; 7 tennis |
FEMA flood map | About 70% Zone AH, 30% Zone AE; many homes amended to Zone X | Mostly Zone AH; base flood elevation about 13.2 ft; 50 amendments |
Zoned schools, 2025-26 grades | Lely Elementary A, Manatee Middle A, Lely High B | Vineyards Elementary, Oakridge Middle, Barron Collier High, all A |
2026 preliminary median just value (county, not a sale price) | $439,340 | $478,094 |
Closed sales, twelve months (MLS) | 97 | 121 |
Median sale price (MLS) | $494,000 | $530,000 |
Median price per sq ft of living area (MLS) | $306.19 | $301.57 |
Median days on market (MLS) | 53 | 54 |
Median sale to list (MLS) | 96.31% | 95.79% |
Single-family median, by listing label (MLS) | $700,000 (41 sales) | $700,000 (61 sales) |
Attached median, by listing label (MLS) | $445,000 (56 sales) | $457,500 (60 sales) |
The MLS rows cover the same twelve-month window for both communities, pulled the same day. County just values are Collier County’s estimates as of January 1, 2026 and are never compared directly with MLS sale prices. The Island Walk assessment is derived: the association’s 2026 budget divided by 1,856 homes, because its Declaration levies assessments equally on all units and the association does not print a per-home figure.
Choose Verona Walk if the buyer wants the most courts of the two, a restaurant, post office and gas station inside the gates, East Naples and the Marco Island side of town, a hospital about five minutes away, and an entry price that starts with attached villas and townhomes, and is comfortable with a CDD line on the tax bill until 2037 and flood insurance decided home by home. Choose Island Walk if the buyer wants no CDD, cable and internet in the dues, a published fee and all-A zoned schools in North Naples.
Your buyer has very likely looked at Island Walk. The two communities sell detached homes at the same $700,000 label median and trade within $5 a square foot of each other, but Island Walk’s overall median runs $36,000 higher, and its buyer pays no CDD. Verona Walk wins that comparison on courts, services, product range and a slightly higher sale to list ratio, 96.31 percent against 95.79. So your listing has to state the CDD figure for your lot class, the payoff amount and the bond maturity plainly, and then show what the buyer gets for it. Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your specific home will meet.
We price a Verona Walk home first against recent sales of the same product and lot class, a paired villa against paired villas, a two-story townhome against townhomes, an Oakmont-class home against its own class, then adjust for water view, condition, roof age, the CDD payoff status and the home’s flood record. We never start from the community median.
Data updated: September 2026 (Collier County 2026 preliminary roll joined to the Verona Walk CDD bond table, retrieved 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 24 Sep 2026)
The Verona Walk Community Development District sorts every home into a phase and a lot class, from 26-foot townhome lots to 65-foot estate lots, and those classes line up with Collier County’s value tiers. Grouped that way, the county’s 2026 preliminary just values run as follows.
District lot class (annual debt line) | Homes | Median 2026 just value |
|---|---|---|
Phase I townhome and villa ($540) | 509 | $380,438 |
Phase II villa and 36 to 40-foot lots ($511) | 438 | $394,330.50 |
Garden, 40-foot lots in Phase 4C ($577) | 53 | $411,026 |
Phase I Oakmont, 50-foot lots ($635) | 269 | $532,602 |
Phase II Oakmont, 50-foot lots ($601) | 317 | $558,306 |
Phase I Carlyle, 60-foot lots ($730) | 95 | $675,093 |
Phase II Carlyle, 60 and 65-foot lots ($691) | 161 | $705,509 |
Estate, 65-foot lots on Karina Court ($759) | 32 | $738,143 |
Community-wide | 1,920 | $439,340 |
Source: Collier County 2026 preliminary roll, just value as of January 1, 2026, joined to the district’s bond table, retrieved September 24, 2026. Just value is the county’s estimate, not a sale price, and an even count’s median is the mean of the two middle values; 46 prepaid homes are counted in the community-wide line. The ranking between classes is exactly what a pricing analysis has to respect, and a seller can read a home’s likely position in the market from its lot class before a single comparable is pulled.
Listing agents do not always label Verona Walk homes the same way the buildings are built. Across four years of MLS sales, 13 paired villas on Rozzini, Genova, Novara, Erice, Yasmina, Marconi, Ionio, Xenia and Salerno were listed as single-family homes, so the MLS label over-counts detached sales. We split every comparable by Collier County’s building footprint, which shows whether a home shares a building with another home parcel. A paired villa priced against detached sales is overpriced before it lists, and a buyer’s appraiser will not make that mistake.
Automated valuation models need dense, similar sales, and Verona Walk looks dense until you split it. The 97 annual sales divide into villas, townhomes and detached homes on eight lot classes, with lakes on most lots, flood amendments on some homes and not others, and a CDD debt line that varies by $248 a year between classes or disappears altogether when prepaid. A model that blends a Townhomes 1 sale with a Karina Court sale describes neither. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.
The association says about 90 percent of Verona Walk’s homes sit on its inland waterways, so a lakefront premium here is measured between kinds of lake view, not water versus no water, and only matched sales show it. Roof age drives the buyer’s insurance quote. A 2024 FEMA amendment to Zone X and a current elevation certificate present very differently to an insurer than a home with neither, even on the same street. And a home whose district debt has been prepaid carries only the $233.85 operations and maintenance line, while an otherwise identical home still carrying debt pays $744.85 to $992.85 a year. Each of those is a measurable adjustment.
On September 24, 2026 the median active detached listing asked $783,950, which is $78,950 above the $705,000 median detached sale of the prior twelve months and $363.39 per square foot of living area against $334.26 sold. The median active attached listing asked $489,000 against a $440,000 sold median. Those gaps are what sellers hope for, and the 96.31 percent sale to list ratio is what buyers actually pay. We walk the listings of your type, read their price histories, and set your number where it wins the comparison rather than where it merely matches it.
We market a Verona Walk home to the buyer who is actually buying here: a year-round Florida household or a seasonal owner choosing a gated lakes community with the amenities included in the deed. That means professional photography, aerial and video, a documents file that answers the CDD and flood questions up front, database outreach and syndication that reaches out-of-state and Canadian buyers.
Data updated: September 2026 (Collier County 2026 preliminary roll, retrieved 24 Sep 2026; 2020 Census Demographic and Housing Characteristics, table H5)
About 57 percent of Verona Walk homes carry a Florida homestead exemption on Collier County’s 2026 roll, which an owner can claim only on a permanent residence. On Census Day 2020, 429 of the 1,920 housing units in the Verona Walk census area, about 22 percent, were vacant because they were held for seasonal or occasional use. So your likely buyer is either a Florida household moving in or across, or a seasonal buyer arriving for the December to April season, and the marketing has to reach both.
Verona Walk’s selling points are seen from the air: lake peninsulas, Venetian-style bridges and a Town Center with a clock tower, set inside 760 acres of which the district’s 2006 engineer’s report measured 177.5 acres of lakes. Professional photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for, and the aerial is what shows a buyer the lake view that the listing photo of a single room cannot.
The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. With 97 sales a year, the next Verona Walk buyer may already be renting inside the gates, where the 2020 Census counted 191 renter-occupied homes, already touring Island Walk or Winding Cypress, or already owning in Verona Walk and moving between product types. Finding that person is a database problem before it is an advertising problem.
Verona Walk’s main gate on VeronaWalk Boulevard is staffed 24 hours a day, per the association, and showings run through the association’s online visitor registration: the listing agent registers the buyer and the buyer’s agent ahead of time so the gate expects them. Open houses are allowed on Saturdays and Sundays from 1:00 to 4:00 p.m. only, under the association’s Open House Information notice of October 17, 2025, and guests “must give the address of the Open House, or they will be denied access.” We register every showing ahead, so no buyer is turned away at the gate.
Not every Verona Walk seller wants a Sunday open house. An estate, a divorce, a health change or a tenant in place is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.
The Town Center sells well when it is explained early: an 8.9-acre parcel owned by the homeowners association, with two pools, six pickleball courts, a restaurant and bar, a salon, a travel agency and a contract post office, and no club to join. The documents sell well when they are in the listing file on day one: the CDD figure and payoff for the lot class, the FEMA record for the address, and the estoppel. A buyer who never has to ask those questions makes an offer sooner.
Jesse McGreevy and Marc Comisar negotiate every Verona Walk offer themselves, and in a market where the median sale closed at 96.31 percent of list and 12 of 97 homes sold at or above list, that negotiation is where a seller’s money is kept or lost. We prepare the buyer’s questions, on insurance, flood, the CDD, fees and approval, before the first offer arrives.
The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. That matters most on the detached side, where 4.2 months of supply means a serious buyer has alternatives and knows it.
A 96.31 percent median sale to list ratio does not mean every buyer expects four percent off. It means most Verona Walk homes were listed close to what the market would pay, and that the gap is widest where the list price was set against hope rather than against sales. Only 3 of the 40 detached homes sold at or above list, against 9 of the 57 attached homes. A home priced on the evidence gives the buyer less room to argue, and we defend that price with the same evidence in the negotiation.
Verona Walk’s homes were built in phases from 2004 onward, so the buyer’s insurer will ask about the roof first. A Verona Walk home completed in 2005 turned 20 in 2025, the age at which Citizens requires a four-point inspection; a roof original to a home built before about 2011 is now past 15 years, the line at which Florida law lets an insurer require an inspection. We recommend a four-point and a wind mitigation report before listing, so a problem is found on your schedule rather than inside the buyer’s inspection window.
The district’s bond balance table, good through October 31, 2026, publishes a payoff for every home, from $3,353.69 on the $540 debt class to $6,252.18 on the $759 Estate class, and states that the “Bond balance does not have to be paid off at closing.” So the debt line normally stays with the home. On some homes, offering to prepay it, or crediting the buyer the payoff amount, is a cheaper concession than a price cut of the same size, because it removes a recurring line the buyer would otherwise carry until 2035 or 2037. We model both before we answer an offer.
Every Verona Walk sale needs the association’s approval before closing. The buyer’s purchase application, modified July 30, 2025, carries a $100 non-refundable fee and asks for submission at least 30 days before closing; the association inspects the home’s exterior before it approves, and outstanding compliance issues must be corrected first. Under Section 19.3 of the Declaration the association issues its approval certificate within 10 business days. We write at least 30 days into the contract and walk the exterior with you before listing, so the inspection never becomes the reason a closing slips.
The Verona Walk sales that matter most are recent sales of your own product and lot class. Over the twelve months to September 24, 2026, the MLS recorded 43 villa sales at a median of $462,500, 13 townhome sales at $435,000 and 41 single-family sales at $700,000, by the listing’s own label, which the footprint split then corrects.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Verona Walk, retrieved 24 Sep 2026; Collier County 2026 preliminary roll, retrieved 24 Sep 2026)
Product, as labeled in the MLS, twelve months to September 24, 2026 | Sales | Median sale price | Median $ per sq ft of living area | Median days on market |
|---|---|---|---|---|
Villa Attached | 43 | $462,500 | $296.01 | 56 |
Townhouse | 13 | $435,000 | $232.87 | 70 |
Single Family | 41 | $700,000 | $332.83 | 44 |
The Single Family line includes one home that the county’s building footprint shows as an attached villa. That is the reason we use footprint splits for the headline attached and detached figures, and label splits only where a table has to match the peer communities.
2026 just value band, Collier County preliminary roll | Homes | Attached | Detached |
|---|---|---|---|
Under $400,000 | 704 | 650 | 54 |
$400,000 to under $500,000 | 349 | 290 | 59 |
$500,000 to under $600,000 | 515 | 4 | 511 |
$600,000 and above | 352 | 0 | 352 |
Total | 1,920 | 944 | 976 |
Every Verona Walk home valued at $600,000 and above on the 2026 roll is detached. These are county assessments as of January 1, 2026, not sale prices, but they show where your home sits among its 1,919 neighbours.
The highest Verona Walk sale of the last twelve months closed at $1,030,000, and the top of the value range is concentrated in a few places. Of the 192 homes in the community’s top value decile on the 2026 roll, just values of about $676,000 and up, 47 are in Phase 4C, 30 are among the 32 estate homesites on the Karina Court 2nd Replat, and 8 of the 9 homes on the Verducci Court Replat, whose median lot is 0.44 acre, are there too. If your home is in one of those places, its comparables are each other, not the community.
A buyer’s appraiser will pull recent closed sales of the same product in Verona Walk, adjusted for size, lot and condition, and will not care what the community median was. With 57 attached and 40 detached sales in the last year, there is usually enough evidence for your type. Your list price has to survive that appraisal, which is why we build it from the same sales the appraiser will use, and we show you every one.
Selling a Verona Walk home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, the association estoppel certificate, prorated property taxes and any pre-listing repairs. In Collier County the buyer customarily pays the owner’s title policy, the buyer pays the resale capital contribution, and the CDD balance need not be paid at closing.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851, Florida Department of Revenue, Verona Walk CDD bond table good through October 31, 2026, Southwest Florida MLS Matrix retrieved 24 Sep 2026)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At the Verona Walk twelve-month median of $494,000 that is 4,940 taxable units, or $3,458. At the attached median of $440,000 it is $3,080, and at the detached median of $705,000 it is $4,935. It is the largest fixed cost of selling after commission, and it appears on your closing statement as a single line.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips and the buyer customarily chooses and pays. The premium itself is promulgated by the state, so it is the same at every title company, but nothing in the statutes fixes who pays it: the contract controls. A seller moving within Southwest Florida should confirm the allocation in writing rather than assume the Lee County habit.
Verona Walk has one homeowners association and no separate villa, townhome or neighbourhood association, so a Verona Walk sale needs one association estoppel certificate, which the association processes through the HomeWiseDocs service. Florida Statutes 720.30851 sets what it must state, including the assessments owed, and the 2024 statutory cap for a current account is $299 per certificate, with $119 more for delivery within three business days. The CDD assessment is a separate tax-bill item and does not appear as an association charge. Order the estoppel the week you list, because it is the only document that states your home’s assessment.
Under the association’s notice, the buyer pays the resale capital contribution at closing: one quarter of the annual assessment for the home type purchased, deposited to the association’s reserves. The buyer also pays the $100 purchase application. Transfers due to death, divorce, a transfer to a trust or business, a transfer to a co-owner and foreclosure are exempt from the contribution, and a current owner buying another Verona Walk home as a personal residence gets a one-time exemption: the fee is paid at closing and refunded if the first home sells within 180 days. Knowing which side of the ledger each fee belongs on is the difference between a clean closing statement and a last-week argument.
A common seller worry is that the district’s bonds must be retired at sale. They do not. The district’s bond balance table states: “Bond balance does not have to be paid off at closing.” The debt line stays with the home unless a seller or buyer chooses to prepay, and payoffs, good through October 31, 2026, run from $3,353.69 to $6,252.18 depending on lot class. The bonds themselves mature through May 1, 2035 and May 1, 2037, per the district’s FY2025 audited financial report.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. For the full statewide breakdown, see our guide to seller closing costs in Florida.
Line, illustrative sale at $494,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $3,458 |
Association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Property tax proration, closing June 30, on a $3,981.23 bill | Seller credits buyer | About $1,974 |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Resale capital contribution | Buyer, under the association’s notice | One quarter of the annual assessment; shown on the estoppel |
Association purchase application | Buyer | $100 |
CDD bond balance | Stays with the home unless prepaid | $0 at closing; optional payoff $3,353.69 to $6,252.18 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $3,981.23 bill, the median total 2026 property tax on a Verona Walk home on Collier County’s preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your bill and your closing date, and we build it with you before you sign a listing agreement.
A Verona Walk seller must give the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, plus the community development district disclosure under section 190.048, and must disclose known material facts that are not readily observable. Because Verona Walk has no condominiums, the Chapter 718 condominium regime does not apply.
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner supplies it. The contract must carry the statutory voidability warning. If the summary is missing, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. Getting the timing wrong hands your buyer an exit that lasts until the closing table. This is information, not legal advice; confirm the form with your closing agent or attorney.
Florida Statutes section 190.048 requires a disclosure to buyers of property in a community development district, and every Verona Walk home is in the Verona Walk Community Development District. Give your buyer the figure for your lot class, $744.85 to $992.85 a year under the fiscal 2026/27 budget or $233.85 if the debt is prepaid, and the payoff amount from the bond table, up front. A CDD that is explained on day one reads as a line item; a CDD discovered in week three reads as a problem.
Florida’s residential flood disclosure under section 689.302 applies to the sale. Because most Verona Walk lots are mapped Zone AH or AE, a current elevation certificate and any FEMA Letter of Map Amendment belong in the disclosure package on the first day. They usually help the buyer’s insurance quote, which makes them a selling document as much as a disclosure.
The recorded Declaration and the association’s forms split the transaction cleanly. The seller gives the association notice of the sale; the Declaration requires at least 20 days, and the association’s current forms ask for 30. The seller corrects any open compliance items the exterior inspection finds. The buyer applies with the $100 fee and pays the resale capital contribution at closing. The association then issues its approval certificate within 10 business days under Section 19.3, and under Section 19.4 it may disapprove a sale while the owner is delinquent or in violation. Who owes what and when is fixed by the documents even where the association does not publish the amount.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. In Verona Walk, where about 57 percent of homes carry a homestead exemption on the 2026 roll and many owners carry years of Save Our Homes cap, that warning describes the largest change in carrying cost your buyer will face.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Verona Walk home that means known storm damage and repair history, prior water intrusion, insurance claims, roof and plumbing history, open permits and pending assessments. Keep the county permit for each repair as proof it was done properly. The public storm record covers the district’s systems, not individual homes: after Hurricane Ian the district’s field inspector reported that the stormwater system “worked as designed,” which is a statement about the lakes, not about any house.
Flood zone affects a Verona Walk sale because almost every lot is mapped high-risk on FEMA’s 2024 map, about 70 percent Zone AH and 30 percent Zone AE, while FEMA has also amended whole phases and 121 more structures, 120 of them to Zone X. A home with its letter and elevation certificate in hand answers the lender’s first question.
Data updated: September 2026 (FEMA National Flood Hazard Layer and LOMC records, retrieved 23 Sep 2026; FEMA CRS list effective April 1, 2026)
Flood zone, FEMA map effective February 8, 2024 | Homes | Share | What the zone means |
|---|---|---|---|
AH | 1,339 | 69.7% | High-risk area of shallow flooding, usually from rainfall ponding, with a base flood elevation |
AE | 576 | 30.0% | High-risk area with a base flood elevation; here, mostly the combined riverine and coastal study in the south |
X (shaded) | 5 | 0.3% | Moderate risk, outside the high-risk area |
VE, Coastal A or floodway | 0 | 0% | None inside Verona Walk |
The split is geographic. Phases 1, 2 and 3 and the townhome plats are almost entirely AH; the Phase 4 plats and their replats are almost entirely AE. FEMA’s base flood elevation lines crossing Verona Walk carry values of 8.0 to 9.5 feet NAVD88. These are map zones, and they are only half of the story, because FEMA has amended a great many Verona Walk lots and homes out of the high-risk area.
FEMA’s LOMA layer lists 204 completed determinations naming Veronawalk: one in 2010, 77 in 2012, three in 2013, two in 2014 and 121 in 2024. The builder-era cases include multi-lot removals covering whole phases, and FEMA’s revalidation letter, Case 18-04-0009V, effective February 9, 2024, lists every one of the 83 pre-2024 Verona Walk cases as still valid on the new map. Between April and November 2024, FEMA then issued 121 single-structure letters for Verona Walk homes, 120 of them placing the house in Zone X (shaded). On those 121 homes FEMA recorded lowest adjacent grades of 9.2 to 12.3 feet NAVD88, above the mapped base flood elevations.
A Letter of Map Amendment lifts the federal mandatory flood insurance purchase requirement for the structure it covers, though, in FEMA’s words from a 2024 Verona Walk determination, “the lender has the option to continue the flood insurance requirement.” If your home has a structure-specific letter, hand it over with the elevation certificate. If your lot is covered only by a builder-era multi-lot letter, get it in front of the buyer’s lender early, because whether it satisfies that lender is the lender’s call. If no letter covers the home, the elevation certificate is the document that drives the buyer’s rate. Search your address on the FEMA Map Service Center before you list.
Unincorporated Collier County holds Class 5 in FEMA’s Community Rating System, which gives eligible flood insurance policies in the Special Flood Hazard Area a 25 percent discount (FEMA list effective April 1, 2026). Verona Walk is in unincorporated Collier County, so its policies in the high-risk zone qualify. It is a small fact that makes a buyer’s first flood quote read better, and it belongs in the listing file.
All of Verona Walk is in Collier County Evacuation Zone D, and effectively none of it lies in the Coastal High Hazard Area. The National Hurricane Center’s storm surge risk maps model a near-worst-case, high-tide hurricane. In that model a Category 1 storm produces no mapped surge at Verona Walk, a Category 2 storm floods the southern Phase 4 plats by more than 3 feet above ground, and a Category 3 or stronger storm floods the whole community. These are planning scenarios, not a forecast or a history, and a buyer who asks deserves the whole answer.
Your Verona Walk buyer will pay the association’s quarterly assessment, which is not published and appears on the estoppel, the Verona Walk CDD’s annual $744.85 to $992.85 on the November tax bill, county property taxes at 10.4020 mills on the 2026 preliminary roll, and at closing a one-time capital contribution. Setting that out before the buyer asks shortens the negotiation.
Data updated: September 2026 (Verona Walk CDD adopted budget FY2026/27 and FY2025 audit; association notices; Collier County 2026 preliminary roll, retrieved 24 Sep 2026)
Layer | Amount | Period | Source |
|---|---|---|---|
VeronaWalk HOA assessment | Not published; a base component plus a component set by home type | Quarterly in advance | Declaration and First Amendment |
Resale capital contribution | One quarter of the annual assessment for the home type; no dollar figure published | One time, at closing, paid by the buyer | Association notice effective June 1, 2024 |
Purchase application | $100, non-refundable | One time | Purchase application modified July 30, 2025 |
CDD operations and maintenance | $233.85 per home | Annual, November tax bill | CDD budgets FY2025/26 and FY2026/27 |
CDD debt service | $511 to $759 by phase and lot class; $0 on 46 prepaid homes | Annual, through 2035 and 2037 | CDD budget FY2026/27 and bond table |
County, school and district property taxes | 10.4020 mills on the 2026 preliminary roll | Annual, November bill | Collier County ParcelJoin, 2026 preliminary |
Residential solid waste | $261.91, fiscal 2026 county rate | Annual, tax bill | Collier County Resolution 2025-184 |
Club dues, initiation or equity | None exist; amenities come with the deed | Not applicable | Declaration Sections 3.2, 4.1 and 8.2 |
The association does not publish its assessment, and we do not print a figure from any other source. The current amount for a specific home appears on the estoppel certificate issued for every resale.
Phase | Lot type (builder model family) | Front footage | O&M | Debt | Total annual CDD |
|---|---|---|---|---|---|
I | Townhome (Cayman) | 26’ | $233.85 | $540 | $773.85 |
I | Duplex (Capri / Carrington) | 36’ | $233.85 | $540 | $773.85 |
I | Single family (Oakmont) | 50’ | $233.85 | $635 | $868.85 |
I | Single family (Carlyle) | 60’ | $233.85 | $730 | $963.85 |
II | Duplex / single family (Capri / Carrington) | 36’ / 40’ | $233.85 | $511 | $744.85 |
II | Duplex (Garden) | 40’ | $233.85 | $577 | $810.85 |
II | Single family (Oakmont) | 50’ | $233.85 | $601 | $834.85 |
II | Single family (Carlyle) | 60’ / 65’ | $233.85 | $691 | $924.85 |
II | Single family (Estate) | 65’ | $233.85 | $759 | $992.85 |
Source: Verona Walk Community Development District, adopted budget FY2026/27, Section V, identical in the FY2025/26 budget. The gross figures already include the 4 percent early-payment discount and the 3.5 percent county collection cost the district builds in.
The median total 2026 property tax on a Verona Walk home on Collier County’s preliminary roll is $3,981.23, but that median blends homesteaded homes, whose assessed values are capped, with non-homesteaded homes, which are not. About 57 percent of Verona Walk homes carry a homestead exemption, and the Save Our Homes cap resets at sale, as the Department of Revenue’s PT-112 guide explains. A buyer’s first-year bill uses the new assessed value at the full millage, plus the CDD line. A good listing agent shows the buyer that math before the buyer’s lender does.
Selling a Verona Walk villa or townhome is a different job from selling a detached home: attached supply was only 1.5 months on September 24, 2026, the attached median fell from $470,000 to $440,000 year over year, and since 2015 the owner, not the association, paints and cleans the exterior. Buyers ask about all three.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; recorded 2015 amendment, Official Records Book 5140, Page 2683)
About 768 of Verona Walk’s homes are one-story paired villas, two homes sharing a wall on paired lots. The recorded amendment on roof cleaning and house painting, Official Records Book 5140, Page 2683, moved exterior wall cleaning and painting and roof cleaning of zero-lot-line, attached and townhouse homes from the association to the owners. So your buyer will ask when the building was last painted and the roof last cleaned, and the two owners of a paired building share an interest in the answer. A repaint before listing is the seller’s cost and needs the Architectural Control Committee’s approval first.
Verona Walk’s 176 two-story townhomes are in two plats, VeronaWalk Townhomes 1 with 120 homes and VeronaWalk Townhomes 2 with 56, on lots of about 0.07 acre close to the Town Center. Their median 2026 just value is $369,195. The MLS recorded 13 townhouse sales in the last twelve months at a median of $435,000, $232.87 per square foot of living area and 70 days on market, the slowest product in the community. Every plan the builder offered after 2006 except the Dublon townhome was one story, so a townhome listing has to sell the location and the price, and be honest about the stairs.
Buyers often assume a Verona Walk villa is a condominium. It is not. None of the 19 Verona Walk plats contains a condominium parcel, and every one of the 1,920 homes is coded as a single-family parcel on Collier County’s 2026 roll. A villa owner owns the lot under the home, carries a homeowner’s policy on the structure and answers to the homeowners association, not a Chapter 718 condominium association, so the milestone inspection and structural integrity reserve study rules that have reshaped older Florida condominium buildings do not apply. Saying so in the listing removes a question that costs attached sellers showings.
The Verona Walk rules that affect a sale are in the recorded Declaration and the association’s forms: association approval with an exterior inspection, leases of at least four months, household pets in reasonable numbers, vehicles like boats and trucks kept in garages, and Architectural Control Committee approval for exterior changes. The association’s Rules and Regulations are not public.
The association inspects the home’s exterior before it approves your buyer, and outstanding compliance issues must be corrected first. That makes the exterior inspection a seller issue, not a buyer issue. Request it early, fix what it finds before you list, and the approval certificate follows within 10 business days under Declaration Section 19.3.
Verona Walk’s recorded Declaration requires every lease to be in writing and for a term of not less than four months, under Article XIX, Section 19.2, and we found no cap on the number of leases per year in the Declaration or its recorded amendments. The association’s lease application adds a $100 fee per new lease. For a seller, that means an investor buyer is a real buyer here, and the leasing rule belongs in the listing remarks.
Section 8.2(D) of the Declaration allows dogs, cats and other household pets, not for commercial purposes and not “in numbers deemed unreasonable by the Board,” with no numeric or weight limit in the Declaration. Commercial vehicles, recreational vehicles, trailers, boats and motorcycles must be kept in a garage, and no vehicle may be parked overnight on a street or swale. Golf carts are allowed inside the community, garaged and insured. Buyers moving from a house with a boat in the driveway need to hear the garage rule before they write an offer, not after.
Exterior changes in Verona Walk need the approval of the association’s Architectural Control Committee, including permanent hurricane shutters, which an owner might add to earn a wind mitigation credit. Before a pre-listing repaint, new shutters or landscape work, file the architectural application first. The Rules and Regulations and architectural guidelines are not posted publicly; they are provided to owners and to buyers during the resale approval, and we check the current rule, including any sign rule, before anything goes in the yard.
A well-priced Verona Walk home takes a median of 53 days on market, 57 for attached homes and 42.5 for detached homes over the twelve months to September 24, 2026, plus a contract period of at least 30 days that includes the association’s application and exterior inspection. Listing ahead of the December to April season shortens both halves.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Verona Walk, retrieved 24 Sep 2026)
Naples buyer traffic concentrates in season, and the association itself defines Verona Walk’s season as December 1 to April 30 in its restaurant contract terms. Across 47 months of Southwest Florida MLS closings, October 2022 to August 2026, March and April were Verona Walk’s busiest closing months, with 42 and 43 sales, and July and September the slowest, at about five closings a year each. A home that closes in March went under contract in January or February, so the best time to be ready is the autumn before.
In the four weeks before listing: valuation, pre-listing four-point and wind mitigation inspections, the elevation certificate and any FEMA letter, the CDD payoff figure for your lot class, photography, and the association’s exterior walk. At listing: order the estoppel through HomeWiseDocs and put the documents file together. At contract: the buyer’s purchase application goes to the association at least 30 days before closing. During the contract period: inspections, appraisal, insurance binding and title work, while the association inspects and issues its approval certificate. Then closing.
About 22 percent of Verona Walk’s housing units were held for seasonal use on Census Day 2020, so many sellers are not in Naples when the right buyer appears. Marc Comisar manages showings, gate registration, contractors, inspections and walkthroughs on site, and Florida closings routinely use remote signing and mail-away packages, so an owner can sell without flying down. Tax withholding rules for foreign sellers are a question for your closing attorney or CPA, and it pays to ask early.
A Verona Walk listing should sell the life as well as the house: lake peninsulas joined by walkways and Venetian-style bridges, a Town Center owned by the association with two pools, six pickleball courts, a restaurant and a post office, no club to join, an all-ages covenant, zoned A-rated elementary and middle schools, and a hospital about five minutes away.
The Town Center sits on an 8.9-acre parcel owned by the homeowners association; it is not a separately owned club. The association lists offices, game rooms, a grand ballroom, function rooms and a library behind a landmark clock tower, and its 2024 request for proposals adds a fitness center, a travel agency, a hair salon, an ice cream and coffee shop, a gas station, a federally contracted post office, a resort-style pool, a lap pool and a full-service restaurant and bar.
Verona Walk has six pickleball courts, per the resident Pickleball Club, the most among the five Naples lakes communities in our benchmark. The builder’s 2012 feature list counted eight lighted tennis courts; the association has not published a current count. Two pools, bocce and basketball courts and a playground round out the amenities, and the association describes lighted walkways for walking, biking and running across the peninsulas.
Every Verona Walk address we checked in Collier County Public Schools’ own lookup is zoned for Lely Elementary (499 students in 2024-25, graded A for 2025-26), Manatee Middle (781 students, A) and Lely High (1,475 students, B for 2025-26 after an A the year before). All 43 addresses returned the same three schools for both 2025-26 and 2026-27. Buyers with children should confirm the specific address with the district.
Physicians Regional Medical Center on Collier Boulevard, with a 24-hour emergency room, is about 2 miles and 5 minutes from the Town Center without traffic. Interstate 75 at Exit 101 is about 11 minutes and the Naples Pier about 23 minutes, per free-flow routing, and Verona Walk is about 18 minutes from the Marco Island bridge. There is no golf course, beach or marina inside the gates, and a good listing says so, then names the courses and beaches nearby.
Verona Walk’s recorded Declaration contains no housing-for-older-persons provision, and none of the amendments the association posts adds one. The association’s own 2024 request for restaurant proposals describes Verona Walk as “non-age restricted” and “family-oriented.” A listing that states this plainly widens the buyer pool at no cost.
You get a free Verona Walk home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from recent sales of your own product and lot class, split by building footprint, with your CDD payoff, flood record and your buyer’s fee stack laid out beside it. There is no cost and no obligation to list.
You receive the recent MLS sales of your home type and lot class with their dates, a price per square foot analysis that never mixes the county’s area under roof with the MLS living area, the live competition with price histories, the CDD figure and payoff for your lot class, your flood zone and any FEMA letter on file, the fee stack and tax reset your buyer will underwrite, and a recommended list price with a defensible range. Request it through our Verona Walk home valuation request or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
In a market where detached supply is 4.2 months and the median active detached listing asks $78,950 more than the median detached sale, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Verona Walk owners use the valuation to decide whether to sell this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
An owner moving across product types inside the gates, or across town, is running a sale and a purchase as one plan, and needs one team on both.
★★★★★ “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
In a gated community with a registered-visitor gate and a Saturday and Sunday open house window, keeping a seller informed about every showing is part of the job.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
About one in five Verona Walk homes was held for seasonal use on Census Day 2020, and those owners need a team on the ground.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
A Verona Walk specialist matters because the facts that decide a sale here live in documents rather than in a listing feed: an unpublished assessment that only the estoppel states, a CDD figure and payoff that vary by lot class, FEMA letters issued by plat and lot, a buyer-paid capital contribution, an association exterior inspection, and two markets behind one gate.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association, district and FEMA paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, gate registration, buyer agent conversations, inspections and the on-site management that lets a seasonal Verona Walk owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a paired villa against detached sales because the listing label said single family, tell a seller the CDD bonds must be paid off at closing, put the resale capital contribution on the seller’s side of the statement, quote a Verona Walk association fee from somewhere other than the estoppel, or learn about the association’s exterior inspection in week three of the contract. None of those errors is exotic, and each one costs a seller time or money.
Every Naples community sells differently. Audubon Country Club in North Naples requires club membership of every buyer and a Certificate of Compliance before the deed is effective, as we explain in our guide to selling a home in Audubon Country Club. Autumn Woods has one master association over three neighbourhood associations and needs two estoppels on every sale, as we cover in selling a home in Autumn Woods. Verona Walk has one association, one estoppel and no club, but it carries a CDD and a flood file those communities do not, and each of those differences changes the listing plan.
About 57 percent of Verona Walk homes carry a Florida homestead exemption on the 2026 roll, so for many owners the sale and the next Florida purchase are one financial plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida’s portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits in the Department of Revenue’s PT-112 guide, by filing with the new homestead application. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Some owners move within the gates, from a two-story townhome to a one-story villa, or from a villa to a detached Oakmont or Carlyle home. A current owner buying another Verona Walk home as a personal residence gets a one-time exemption from the capital contribution under the association’s notice. If your next home is here, see how we help buyers purchase in Verona Walk, and read the full Verona Walk community guide for the governance, fee, flood and school detail this page summarizes. The wider city picture is in our Naples real estate guide.
These are the questions Verona Walk owners in East Naples actually ask before they sell, answered for a Collier County seller, each in a single paragraph. They cover price, timing, the CDD and capital contribution, association approval, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from recent sales of your own product and lot class, not a portal estimate, then build the documents file before you list: the estoppel through HomeWiseDocs, the CDD figure and payoff for your lot class, your elevation certificate and any FEMA letter, and a four-point and wind mitigation report. Walk the exterior for the association’s inspection, register showings at the gate, and price where the home wins against the listings of its type. Call Jesse McGreevy at (239) 898-6072 to begin.
Look for an agent who prices by product and lot class, knows the CDD and flood records, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales, and Jesse and Marc handle every listing themselves. Test any agent you interview on three things: their comparable set for your home type, their explanation of the CDD payoff, and their plan for the association’s approval.
It depends first on your home type. Over the twelve months to September 24, 2026, attached Verona Walk homes sold at a median of $440,000 and detached homes at $705,000, per the Southwest Florida MLS. On Collier County’s 2026 preliminary roll the median just value by lot class runs from $380,438 to $738,143, but just values are not sale prices. Request a written valuation for your specific home.
Verona Walk has 1,920 homes, about 944 attached villas and townhomes and about 976 detached homes, all fee simple, recorded in 19 plats between 2004 and 2013. The association, the Verona Walk Community Development District and Collier County’s 2026 roll all count 1,920. There are no condominiums.
97 Verona Walk homes closed in the twelve months to September 24, 2026, against 89 in the prior twelve months, per the Southwest Florida MLS: 57 attached and 40 detached. Over the 48 months to September 23, 2026 there were 361 closings. That steady flow of sales gives most home types enough recent comparables.
The median Verona Walk sale spent 53 days on market in the twelve months to September 24, 2026, 57 for attached homes and 42.5 for detached homes, down from 75 days in the prior twelve months, per the Southwest Florida MLS. Plan at least 30 days more for the contract period, because the association asks for the buyer’s application 30 days before closing.
Verona Walk homes sold at a median of 96.31 percent of their list price in the twelve months to September 24, 2026, up from 95.57 percent a year earlier, and 12 of the 97 sold at or above list: 9 attached and 3 detached, per the Southwest Florida MLS. A list price set against recent sales of your type keeps you near the top of that range.
It depends on your home type. On September 24, 2026 Verona Walk had about 2.6 months of supply overall, 1.5 months for attached homes and 4.2 months for detached homes, measured as active listings divided by average monthly closings over the last twelve months. Attached sellers face a thin field; detached sellers face three times as much competition.
On September 24, 2026, 21 Verona Walk homes were active on the Southwest Florida MLS, 7 attached and 14 detached, with 9 more pending, 4 attached and 5 detached. The active median list price was $699,900, with a range of $425,000 to $1,249,999. Your real competition is the listings of your own home type.
Automated estimates blend Verona Walk’s villas, townhomes and detached homes across eight lot classes, and the MLS labels 13 paired villas from the last four years as single-family homes, so a model can compare your home with the wrong product. It also cannot see your lake view, roof age, FEMA letter or CDD payoff status. Request a written valuation instead.
The autumn before season. The association defines Verona Walk’s season as December 1 to April 30, and across 47 months of Southwest Florida MLS closings, March and April were the busiest closing months, with 42 and 43 sales. A home that closes in March usually went under contract in January or February, so list ready by then.
Listing in the fall readies a Verona Walk home for the December to April season the association defines. If you list during hurricane season, plan for the association’s storm protocol: at a Hurricane Watch, staff secure the common areas and shut down gate equipment, per its 2026 hurricane season letter, so storm weeks interrupt showings. Call Jesse McGreevy at (239) 898-6072 to pick a date.
No. Verona Walk’s recorded Declaration, Official Records Book 3506, Page 903, contains no age restriction, none of the posted amendments adds one, and the association describes the community as open to all ages. Say so in your listing, because buyers ask, and the answer widens your buyer pool.
Yes. Florida Statutes section 190.048 requires a disclosure to buyers of property in a community development district, and every Verona Walk home is in the Verona Walk CDD, assessed $744.85 to $992.85 a year under the fiscal 2026/27 budget, or $233.85 if its debt is prepaid. Give your buyer the figure for your lot class and the payoff amount from the bond table up front.
Usually, yes. The Verona Walk CDD’s bond balance table states: “Bond balance does not have to be paid off at closing.” The debt line stays with the home unless someone prepays. Payoffs, good through October 31, 2026, run from $3,353.69 on the $540 debt class (509 homes) to $6,252.18 on the $759 Estate class (32 homes); 46 homes have prepaid.
Only if the numbers favour it. On a $540 debt line the $3,353.69 payoff is about six years of payments, and on a $511 line the $4,209.31 payoff is a bit over eight. Prepaying leaves only the $233.85 operations line and gives a buyer a cleaner tax bill, but a credit at closing can do the same job. We model both before you decide.
The buyer pays it at closing: one quarter of the annual assessment for the home type purchased, deposited to the association’s reserves, under the notice effective June 1, 2024. The dollar amount depends on the unpublished assessment and appears on the estoppel certificate. Transfers by death, divorce, to a trust, business or co-owner, and foreclosures are exempt.
The VeronaWalk Homeowners Association does not publish its assessment. Under the recorded Declaration, as amended in 2004, each home pays a base component plus a component set by home type, billed quarterly in advance. The current amount for your home appears in the association’s annual budget and on the estoppel certificate, which is why we order it at listing.
The association processes estoppel certificates and resale questionnaires through HomeWiseDocs. Florida Statutes 720.30851 sets what an estoppel must state, including the assessments owed, and caps the fee for a current account at $299, with $119 more for delivery within three business days. Verona Walk has one association, so one estoppel covers the sale.
The association asks for the buyer’s $100 purchase application at least 30 days before closing, inspects the home’s exterior, and under Declaration Section 19.3 issues its approval certificate within 10 business days; under Section 19.4 it may disapprove while an owner is delinquent or in violation. Fix open compliance items before you list, and build 30 days into the contract.
Selling costs in Verona Walk include brokerage compensation as negotiated, documentary stamp tax at $0.70 per $100, which is $3,458 at the $494,000 median, the estoppel certificate, prorated property taxes and any pre-listing repairs. The buyer customarily pays the owner’s title policy in Collier County and pays the capital contribution, and the CDD balance need not be paid at closing.
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The premium is promulgated by the state, so it is the same at every title company, but the contract controls who pays it, so confirm the allocation in writing.
Yes. Every commission is fully negotiable and not set by law, and since the NAR settlement took effect on August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS and buyers sign written agreements with their own agents. Whether to offer anything toward the buyer’s agent is a separate decision we make with you.
You can, but a Verona Walk sale runs through the association’s approval and exterior inspection, the estoppel, the CDD disclosure, the gate’s showing rules and a flood file, and buyers ask about the CDD and the flood zone first. An experienced listing team handles those steps and reaches buyers you would not otherwise reach. Get a free Verona Walk home valuation before you decide.
Compare the cash offer with what the market is paying. Verona Walk homes sold at a median of 96.31 percent of list over the last twelve months, and a well-prepared home reaches the buyers who pay that. A cash offer can still be the right answer for speed or certainty, and we will show you the net of both side by side.
Yes. Verona Walk allows leases of at least four months under Declaration Section 19.2, with no annual cap found in the recorded Declaration, and a $100 fee on each new lease. Weigh it against the costs you keep paying: the association assessment, the CDD’s $744.85 to $992.85 a year, taxes and insurance.
Yes, subject to the lease. A buyer takes the home subject to the tenant’s rights, so share the lease and its end date with buyers early, and plan showings around the tenant. An investor buyer may value the lease; an owner-occupant will want the end date.
Yes, on Saturdays and Sundays from 1:00 to 4:00 p.m. only, under the association’s open house notice of October 17, 2025, and gate guests must give the open-house address or be denied access. Private showings run through the association’s online visitor registration on any day, and we register every showing ahead.
Yes for exterior changes. Verona Walk’s Declaration requires Architectural Control Committee approval for exterior alterations, and since the 2015 amendment owners of zero-lot-line, attached and townhouse homes handle their own wall painting and roof cleaning, so a pre-listing repaint is the seller’s cost and must follow the approved colours in the architectural guidelines.
Not automatically. Check the roof’s permit year first. Florida’s section 627.7011 bars an insurer from refusing a policy solely because a roof is under 15 years old, and for older roofs lets it require an inspection showing five years of remaining life; Citizens requires a four-point inspection on homes over 20. A current inspection often answers the buyer’s insurer without a new roof.
Yes. A four-point and a wind mitigation report let a Verona Walk buyer’s insurer quote quickly, and the wind mitigation report documents features that may qualify for premium discounts. Add the association’s exterior walk, because the association inspects the exterior before it approves your buyer and open items must be fixed first.
Almost certainly on the map, and possibly not in practice. On FEMA’s February 8, 2024 map about 70 percent of Verona Walk homes are in Zone AH and 30 percent in Zone AE, but FEMA issued 121 structure-specific amendments here in 2024, 120 of them to Zone X, and revalidated the builder-era letters. Search your address on the FEMA Map Service Center.
Yes. A LOMA lifts the federal mandatory flood insurance purchase requirement for the structure it covers, although the lender may still require a policy. Handing a buyer the letter and a current elevation certificate on day one answers the lender’s first question and usually improves the buyer’s insurance quote.
Yes. Under Johnson v. Davis a Florida seller must disclose known facts materially affecting value that are not readily observable, which includes known water intrusion, storm damage, repairs and insurance claims, and Florida’s flood disclosure under section 689.302 applies to the sale. Keep the permits for repairs, and ask your attorney which forms apply.
Often, yes. About 57 percent of Verona Walk homes carry a homestead exemption on the 2026 roll, and the Save Our Homes cap resets at sale. Your buyer’s bill uses the new assessed value at 10.4020 mills on the 2026 preliminary roll, plus the CDD line, so showing the buyer that math up front avoids an escrow surprise.
Yes, if you qualify. Florida’s portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits in the Department of Revenue’s PT-112 guide. File for the new homestead on time.
That depends on your ownership, use and basis, so ask a tax professional; we do not give tax advice. What we can assemble is the record your adviser will want: your purchase closing statement, the permits for improvements you made, and any CDD prepayment shown on the district’s bond table.
On Collier County’s 2026 roll, about 71 percent of Verona Walk homes have an owner mailing address in Florida, which describes mailing addresses, not residency, and about 57 percent carry a Florida homestead exemption, which an owner can claim only on a permanent residence. For a seller, that means a buyer pool of both year-round and seasonal owners.
It depends on your buyer. Seasonal buyers often value a turnkey home, and about 22 percent of Verona Walk’s housing units were held for seasonal use on Census Day 2020. Decide before you price, because furnishings change the comparable set and the appraisal. We will tell you which way your home type leans.
Yes, for some buyers. Winding Cypress next door and Naples Reserve about 0.9 mile south-east are newer, with community medians of $807,500 and $957,500 over the last twelve months. A Verona Walk resale answers with a finished Town Center, six pickleball courts, a restaurant and post office inside the gates and a lower entry price.
The capital contribution exemption for transfers due to death applies to the transfer to you, and the sale then follows the usual steps: the estoppel, the association’s approval of your buyer, and the CDD disclosure. The estate’s closing agent or attorney confirms who can sign. We handle the property side and can manage it on site if you live elsewhere.
Get the numbers before you decide. Request a written valuation, pull your CDD payoff figure from the district’s bond table, search your address on the FEMA Map Service Center, and find your roof’s permit year. Then call Jesse McGreevy at (239) 898-6072, and we will tell you whether to list this season or next.
Every figure on this page traces to a primary source below, listed as of September 24, 2026: the Southwest Florida MLS, the VeronaWalk Homeowners Association’s own documents, the Verona Walk Community Development District’s budgets, audit and bond table, Collier County’s roll and records, Florida Statutes and state agencies, FEMA and federal agencies. No listing portal or competing brokerage is cited. Market figures from the Southwest Florida MLS, a member-only system, are cited in the text with their pull date.
Market data and county records
VeronaWalk Homeowners Association
Verona Walk Community Development District
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools, health and the area
Peer communities, first-party pages
Our own assets
Every row below links the authority that publishes the document, so a Verona Walk seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the records that are not public are named at the end with the office that holds each.
Document | What it proves for a Verona Walk seller | Official authority |
|---|---|---|
Declaration of Covenants, Conditions and Restrictions for VeronaWalk, Official Records Book 3506, Page 903 | Membership with the deed, no age restriction, the four-month lease minimum and the approval sections 19.3 and 19.4 | |
Amendment on roof cleaning and house painting, Official Records Book 5140, Page 2683 | That attached-home owners paint and clean their own exteriors | |
Resale Capital Contribution Fund notice, effective June 1, 2024 | That the buyer pays the contribution, and its exemptions | |
Purchase application, modified July 30, 2025 | The buyer’s $100 fee, the 30-day lead time and the exterior inspection | |
Open house information notice, October 17, 2025 | The weekend open-house window and gate procedure | |
Verona Walk CDD final budget FY2026/2027 | The CDD assessment for your lot class | |
Verona Walk CDD bond balance and assessment information, good through October 31, 2026 | Your home’s payoff amount, and that the balance need not be paid at closing | |
Verona Walk CDD annual financial report FY2025, audited | Bonds outstanding, maturities through 2035 and 2037, and bond compliance | |
Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non-waivable cancellation right | |
Florida Statutes 720.30851, estoppel certificates | What the estoppel must state and the statutory fee cap | |
Florida Statutes 190.048, CDD disclosure | The disclosure owed to a buyer of a home in a community development district | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | |
NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
FEMA LOMC revalidation letter 18-04-0009V | That the builder-era Verona Walk amendments remain valid on the 2024 map | |
FEMA Map Service Center | The flood zone and any Letter of Map Amendment for your specific address | |
MT-1 application forms for a Letter of Map Amendment | How an eligible owner asks FEMA to remove a structure from the Special Flood Hazard Area | |
FEMA Community Rating System eligible communities, April 1, 2026 | Collier County’s Class 5 rating and its 25 percent flood insurance discount | |
Collier County Clerk official records map search | Retrieve your plat, deed and the recorded Declaration |
Three records that matter to a Verona Walk seller are not public and cannot be linked: the association’s annual budget and current assessment, which appear on the estoppel certificate from KW Property Management through HomeWiseDocs; the association’s Rules and Regulations and architectural guidelines, provided to owners and to buyers during the resale approval; and individual FEMA letters that print a home’s address, which are looked up by address on the Map Service Center.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Verona Walk sits inside the East Naples market they work every week. If you are weighing a sale in Verona Walk, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, “I need someone to sell my house in Verona Walk, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you are selling in Verona Walk, Audubon Country Club, Autumn Woods, Winding Cypress or Village Walk of Naples, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s 2026 preliminary tax roll. Brokered by Domain Realty.