Aviano Homes for Sale in Naples, FL
Aviano homes for sale in Naples, FL sit in a Toll Brothers community of 212 homes in ZIP 34105: 88 single-family houses, 88 carriage homes and 36 coach homes. The county recorded 7 house sales at a $750,000 median and 7 condominium units at $450,000 in the 12 months to August 31, 2026. Compare other Naples communities.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Aviano home buyers in Naples
Aviano in Naples holds 212 homes in three products, so most figures here come from county deeds, one MLS export and state records rather than from a long resale history. Each of the eight points below is explained in the section that holds its source.
- The county roll counts 212 homes in unincorporated Collier County, ZIP 34105: 88 single-family houses, 88 carriage homes (Carriage Homes I with 40 units, Carriage Homes II with 48) and 36 coach homes in Aviano Coach Homes.
- Every home was built in 2006 or 2007 according to the county roll, and Business Observer's brief of September 30, 2005 says Toll Brothers expected the same 212 homes.
- The county recorded 14 qualified sales in the 12 months to August 31, 2026: 7 single-family houses at a $750,000 median ($652,500 to $980,000) and 7 condominium units at $450,000 ($380,000 to $620,000).
- The Southwest Florida MLS export of October 29, 2026 shows 13 sold in the prior 12 months, 0 active and 1 pending; the 7 single-family sales had a median MLS living area of 2,660 square feet.
- One master association covers all 212 homes and three condominium associations cover the 124 attached units; dues are not published, and MLS master entries on house rows run $1,399 to $1,470 a quarter (listing-agent entries).
- Taxes sit in millage area 104 at 9.3696 mills with no CDD and a $269.77 non-ad valorem line; a $750,000 house illustrates to $7,296.97 in a first year, an illustration, not a bill.
- FEMA's map places the one sampled point on Carrington Circle in Zone X, with Zone AE and Zone AH lake edges within 200 meters; the lender's flood determination on the exact building governs, and the evacuation zone is not verified.
- Osceola Elementary, Pine Ridge Middle and Barron Collier High are the schools the district's lookup returned, and each earned an A in all five school years from 2021-22 to 2025-26.
What Aviano homes are for sale in Naples right now?
Aviano homes for sale in Naples appear in the search below, which lists every Aviano home in the Southwest Florida MLS and holds the results to the community with its MLS Development name and a small map box. The October 29, 2026 export held 0 active and 1 pending.
Listings come from the MLS and change daily, so treat each search as a convenience, not a guarantee that a home is still available.
Every Aviano listing and new in the last 30 days
The first link returns everything filed under the Aviano name, houses and condominium units together. The second keeps only listings online for 30 days or fewer, which helps because so few Aviano homes are on the market at once that a new listing is the event worth watching.
Houses or condominium units
The first link holds the 88 houses on the recorded plat. The second holds the 124 carriage and coach units, which are condominiums with their own associations. The county recorded 7 house deeds and 7 condominium deeds in the 12 months to August 31, 2026, so each link reaches about half the recent sales.
Price filters sized to recorded sales
These two links filter by price alone. Of the county's 14 recorded sales in the 12 months to August 31, 2026, 6 closed under $600,000 and 8 at $600,000 or more. The line falls close to the product split, yet a price filter is still not a product filter, so use the house and condominium links above when the product matters.
What the MLS calls Aviano and why the map box matters
The export files 14 rows under the Development name AVIANO, all in ZIP 34105. Our search writes the name in title case and pairs it with a small box drawn tight around the two lakes. The box is not a boundary; the Development name does the filtering, and the box keeps Aviano at Pelican Preserve and Aviano Drive in Fort Myers out. Those Fort Myers names share the word and nothing else.
What a search cannot filter, and asking before a home is listed
The search sorts by price and recency and cannot separate a lake-bank lot from an interior one, show a roof date, report lease rules, size a lot or name a condominium building, because the export carries no usable entry for those items on these rows. Those facts sit in documents the seller and the associations hold. To hear about a home before it reaches the market, contact our team, ask our agents, or browse current listings.
What is Aviano in Naples, and where is it?
Aviano in Naples is a 212-home Toll Brothers community in unincorporated Collier County, ZIP 34105, in the Livingston Road and Whippoorwill Lane corridor south of Pine Ridge Road. It was built in 2006 and 2007 as single-family houses, carriage homes and coach homes, with one master association over all three.
Where it sits
The corridor wording is the most precise location our research supports: Livingston Road and Whippoorwill Lane, south of Pine Ridge Road. The aerial above shows the houses ringing a large lake, the attached buildings along a long narrow lake and preserve woods to the north. Which road the entrance opens onto is a point to confirm on a visit, because the sources we read disagree. A 2005 trade brief places the launch off Livingston Road; the section "How did Toll Brothers build and sell Aviano in Naples?" quotes it.
Unincorporated Collier with a Naples address
Aviano carries a Naples address but sits outside the City of Naples, in unincorporated Collier County. The tax bill confirms it: the municipal levy is zero and a county service district line appears instead, as "What are property taxes on an Aviano home in Naples?" sets out. County services, including the Collier County Sheriff's Office and North Collier Fire Control, are covered under "What is near Aviano in Naples, and which schools, healthcare and services serve it?".
Three products under four associations
Aviano holds three products under four associations: houses under the master association alone, and carriage and coach condominium units under the master association plus a condominium association of their own. The master body is Aviano at Naples Homeowners Association, Inc. Because the legal regimes differ, a house and a condominium unit are bought on different paperwork. The layout is in "How is Aviano in Naples laid out, from the single-family plat to the carriage and coach homes?" and the associations in "What do the Aviano HOA and condominium associations in Naples cost, and who sets the rules?".
What the name covers on each record
Each record counts a different set, so we say which set every figure belongs to. The county roll covers four plat and condominium numbers: 225 parcels, of which 212 are homes. The MLS covers the Development name AVIANO, 14 rows. Business Observer's 2005 brief projected 212 homes. The three agree on the home count and differ only in what they list. Name traps, including the Fort Myers twins, are tabled under "How do you buy an Aviano home in Naples, step by step?".
What have Aviano homes sold for in Naples?
Aviano in Naples recorded 14 qualified sales with Collier County in the 12 months to August 31, 2026: 7 single-family houses at a $750,000 median ($652,500 to $980,000) and 7 condominium units at $450,000 ($380,000 to $620,000). Every figure below names its product and its window.
Data updated: October 2026. Prices in this section are what the county recorded, which is a closed price, not an asking price.
The 12 months to August 31, 2026
We tracked every qualified improved deed Collier County recorded on the four Aviano plat and condominium numbers from September 1, 2025 through August 31, 2026, and set each one against its product: single-family plat, carriage home or coach home.
The rule is fixed for every headline here: every qualified improved deed the county recorded on a residential parcel (use codes 0, 1, 2 and 4 to 8) in the four Aviano plat and condominium numbers, September 1, 2025 to August 31, 2026. No deed was dropped for lacking a residence row. Seven deeds in each product give a median that is a single sale.
All 14 recorded prices, highest to lowest
| Recorded price | Product | Year built | Street |
|---|---|---|---|
| $980,000 | Single-family house | 2006 | Aviano Drive |
| $900,000 | Single-family house | 2006 | Biscayne Court |
| $800,000 | Single-family house | 2007 | Aviano Drive |
| $750,000 | Single-family house | 2006 | Aviano Drive |
| $715,000 | Single-family house | 2007 | Aviano Drive |
| $700,000 | Single-family house | 2006 | Aviano Drive |
| $652,500 | Single-family house | 2007 | Biscayne Court |
| $620,000 | Coach home | 2006 | Carrington Circle |
| $495,000 | Coach home | 2006 | Carrington Circle |
| $460,000 | Carriage home (see note) | 2007 | Carrington Circle |
| $450,000 | Carriage home (see note) | 2006 | Carrington Circle |
| $405,000 | Carriage home (see note) | 2007 | Carrington Circle |
| $399,900 | Carriage home (see note) | 2006 | Carrington Circle |
| $380,000 | Carriage home (see note) | 2006 | Carrington Circle |
The county record does not say whether each carriage deed was in the first or second condominium, so those rows read "see note" for the building: each is a carriage home in Carriage Homes I or II. Two coach deeds are too few for a median and are listed instead.
Why the all-homes median is not the number to quote
The 14 county-recorded deeds have a blended median of $636,250, the midpoint of the two middle sales, $620,000 and $652,500. It appears in the table below and nowhere else, because one blended number across houses and condominium units says more about which products happened to sell than about any home.
| Group, 12 months to August 31, 2026 | County deeds | Median | Range |
|---|---|---|---|
| Single-family houses | 7 | $750,000 | $652,500 to $980,000 |
| Condominium units (carriage and coach) | 7 | $450,000 | $380,000 to $620,000 |
| All homes | 14 | $636,250 | $380,000 to $980,000 |
The all-homes median moves with the product mix, so it is not a price change.
Three 12-month windows
| Window | County deeds | Median | Range |
|---|---|---|---|
| September 1, 2025 to August 31, 2026 | 14 | $636,250 | $380,000 to $980,000 |
| September 1, 2024 to August 31, 2025 (all condominium units) | 7 | $489,000 | $410,000 to $575,000 |
| September 1, 2023 to August 31, 2024 | 12 | $532,500 | $414,000 to $945,000 |
Each window holds 7 to 14 deeds across three products; which product sold moves the all-homes median more than the market does; the windows are not a price change. The September 2024 to August 2025 window held no qualified single-family deed, and the calendar-year table under "How do single-family, carriage and coach home prices compare in Aviano, Naples?" shows the sales that fall just outside it.
Price bands and the IDX price filters
| Recorded price band, 12 months to August 31, 2026 | Single-family houses | Condominium units |
|---|---|---|
| $350,000 to under $400,000 | 0 | 2 |
| $400,000 to under $500,000 | 0 | 4 |
| $500,000 to under $600,000 | 0 | 0 |
| $600,000 to under $750,000 | 3 | 1 |
| $750,000 to under $1,000,000 | 4 | 0 |
The search's two price links split these deeds at $600,000: 6 recorded sales fall under it, all condominium units, and 8 fall at $600,000 or more, which are the 7 houses and the $620,000 coach home. No band median prints, since the bands hold 0 to 4 sales each.
What does the MLS show about Aviano homes in Naples?
Aviano in Naples shows 13 sold, 0 active and 1 pending in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. Seven single-family homes sold at a $750,000 median with a median MLS living area of 2,660 square feet; 6 condominium units sold at $455,000.
Data updated: October 2026. Every figure below is a listing-agent entry from the October 29, 2026 export covering the 12 months to that date.
| MLS group (sold in the 12 months to October 29, 2026) | Sold | Median price | Price range | Median living area, square feet | Median per square foot | Median days on market | Median sold to last list |
|---|---|---|---|---|---|---|---|
| All 13 sold | 13 | $652,500 | $380,000 to $980,000 | 2,184 | $269 | 53 | 96.2 percent |
| Single Family (Building Design) | 7 | $750,000 | $652,500 to $980,000 | 2,660 (2,058 to 2,661) | $338 | 107 | 96.2 percent |
| Low Rise (1-3), carriage and coach | 6 | $455,000 | $380,000 to $620,000 | 2,019 (1,672 to 2,564) | $234 | 46 | 96.2 percent |
The all-13 row moves with the product mix, so quote the two product rows below it. Table source: Southwest Florida MLS, as entered by listing agents, export of October 29, 2026.
Single-family sales in the October 29, 2026 export
Seven houses sold. The median price was $750,000, from $652,500 to $980,000. Living area ran from 2,058 to 2,661 square feet with a median of 2,660, and the median came to $338 per MLS living square foot. Baths were 2 full with 0 or 1 half. The group is the MLS Building Design Single Family, which is the label that decides it; a wider Sub Condo grouping in the same export mixes in one low-rise sale and gives a different size, so we do not use it.
Carriage and coach sales in the export
Six condominium units sold, labelled Low Rise (1-3) with 2 or 3 full baths. The MLS does not name the condominium, so we matched products by price and date, an inference. By that match the two coach sales were $620,000 (3+Den, 3 full baths, 2,564 square feet) and $495,000 (2+Den, 2 baths, 2,063 square feet). The four carriage sales were 1,672, 1,672, 1,975 and 2,184 square feet, two at 2+Den and two at 3 Bed.
How the MLS sits beside the county record
All 13 MLS sold prices match a county deed price; the county's fourteenth deed, a $405,000 carriage home sale in September 2025, closed before the MLS window opened, so the two record sets overlap rather than confirm each other. Recorded and closing dates can differ by days to weeks, which is why we match on price and do not pair dates.
Bedrooms, dens and baths across 14 rows
| Bedrooms (MLS label) | Single-family rows | Low-rise rows | All 14 rows |
|---|---|---|---|
| 2+Den | 1 | 3 | 4 |
| 3 Bed | 2 | 2 | 4 |
| 3+Den | 2 | 1 | 3 |
| 4 Bed | 2 | 0 | 2 |
| 4+Den | 1 | 0 | 1 |
"+Den" is the MLS label for a den, not an extra bedroom. The table counts all 14 rows, the 13 sold and the 1 pending.
Days on market and the sold-to-list ratio
The 7 single-family sales took 6, 10, 46, 107, 218, 226 and 241 days, a median of 107. The 6 low-rise sales ran from 23 to 96 days with a median of 46. Each group's median sold-to-last-list ratio was 96.2 percent, using the List Price field at close, so it measures against the last asking price and not against an original one, which the export does not carry.
The one pending listing and what the export cannot say
At the export date the single pending listing was a single-family home with a list price of $1,145,000, 4 Bed, 2 full and 1 half bath, 2,545 square feet, built in 2007, 37 days on market. That is a list price, not a sale. The Waterfront field is blank on every row, which means missing, not none. Lot size, frontage, roof year, construction type, garages, plan names and the lease remarks are not published in the export.
How do single-family, carriage and coach home prices compare in Aviano, Naples?
Aviano's three products in Naples price in separate bands: the county's 7 single-family deeds run from $652,500 to $980,000, its 5 carriage deeds from $380,000 to $460,000 and its 2 coach deeds sit at $495,000 and $620,000. Per MLS living square foot the houses ran $338 and the low-rise units $234.
| Product | Homes | Recorded deeds, 12 months to Aug. 31, 2026 | Prior 12 months | MLS living area, square feet | MLS per square foot | Median 2026 tax | Homestead |
|---|---|---|---|---|---|---|---|
| Single-family houses | 88 | 7 at $750,000 ($652,500 to $980,000) | 0 | 2,660 median (7 sales) | $338 | $5,544.84 | 67 of 88 |
| Carriage homes (Carriage Homes I and II) | 88 | 5, $380,000 to $460,000 (table median $405,000) | 5 at $475,000 ($410,000 to $515,000) | 1,672 to 2,184 (4 sales, inferred) | with the low-rise rows | $3,420.79 | 36 of 88 |
| Coach homes (Aviano Coach Homes) | 36 | 2: $495,000 and $620,000 | 2: $505,000 and $575,000 | 2,063 and 2,564 (inferred) | with the low-rise rows | $3,791.07 | 22 of 36 |
| Condominium units together | 124 | 7 at $450,000 ($380,000 to $620,000) | 7 at $489,000 ($410,000 to $575,000) | 2,019 median (6 sales) | $234 | $3,420.79 | 58 of 124 |
The homestead column counts parcels with a homestead exemption on the 2026 roll, a tax fact and nothing more. A median of 5 deeds is shown in the table only.
Single-family houses on the plat
The 88 houses recorded 7 sales from $652,500 to $980,000 at a $750,000 median, on Aviano Drive and Biscayne Court. The plat's county tax and just values are in "How is Aviano in Naples laid out, from the single-family plat to the carriage and coach homes?".
Carriage homes
The 88 carriage units recorded 5 deeds in the 12 months to August 31, 2026, from $380,000 to $460,000. With so few, the $405,000 median stays in the table. The prior 12 months show 5 deeds from $410,000 to $515,000, each window counted on its own, with no comparison drawn between them.
Coach homes
The 36 coach units recorded 2 deeds, $495,000 and $620,000, and 2 in the prior 12 months, $505,000 and $575,000. Two sales do not make a median, so we list them. Their MLS sizes of 2,063 and 2,564 square feet come from matching price and date.
Ten calendar years by product, 2017 to 2026
| Calendar year | Single-family houses (deeds at median) | Condominium units (deeds at median) |
|---|---|---|
| 2017 | 7 at $433,500 | 9 at $295,000 |
| 2018 | 4 at $513,750 | 7 at $295,000 |
| 2019 | 7 at $450,000 | 6 at $305,000 |
| 2020 | 9 at $535,000 | 10 at $305,250 |
| 2021 | 14 at $677,450 | 23 at $347,200 |
| 2022 | 9 at $900,000 | 6 at $517,500 |
| 2023 | 4 at $794,500 | 5 at $500,000 |
| 2024 | 3 at $785,000 | 10 at $512,500 |
| 2025 | 1 at $800,000 (listed) | 6 at $462,500 |
| 2026 to August 31 | 6 at $732,500 | 5 at $460,000 |
The table covers calendar years of 1 to 23 sales per product; a year is not a price trend, and rows under 6 sales are shown for the record, not ranked.
Price per MLS living square foot by product
The October 29, 2026 export puts the single-family median at $338 per MLS living square foot over 7 sales and the low-rise median at $234 over 6. The two numbers measure different buildings, so they set the products apart and say nothing about which is the better value. The sales behind them are in "What does the MLS show about Aviano homes in Naples?". For other communities, see our Naples communities guide.
How is Aviano in Naples laid out, from the single-family plat to the carriage and coach homes?
Aviano in Naples is one recorded single-family plat of 88 homes and three condominiums holding 124 units, spread over 225 county parcels; the 7 house deeds in the 12 months to August 31, 2026 sit on Aviano Drive and Biscayne Court, and all 7 condominium deeds sit on Carrington Circle.
The single-family plat: 88 homes on the Aviano at Naples plat
The county's 2026 roll lists 100 parcels on the Aviano at Naples plat. Eighty-eight carry a house; the other 12 are common tracts and similar parcels with no residence. Of those 88 houses, 67 hold a homestead exemption, which is a tax fact only. The median 2026 total tax bill for a house is $5,544.84, and the median just value is $677,089; a just value is the assessor's figure for tax purposes, not a price.
Collier County recorded 7 house sales in that window at a $750,000 median. Highest first, they were $980,000 on Aviano Drive, $900,000 on Biscayne Court, $800,000, $750,000, $715,000 and $700,000 on Aviano Drive, and $652,500 on Biscayne Court. Living area and bedroom labels come from the MLS, not the county, and sit in What does the MLS show about Aviano homes in Naples?, which also covers the one pending house listing (a list price, not a sale).
A house here belongs to the master association and to no condominium association. Its buyer receives the HOA disclosure summary described under s. 720.401, and the estoppel certificate and the declaration and rules settle every question about dues and limits that the public pages do not.
Aviano Carriage Homes I: 40 condominium units
Aviano Carriage Homes I is a condominium of 40 units, built in 2006 or 2007, and its owners belong to their own association, Aviano Carriage Homes I Condominium Association, in addition to the master association. Neither the county nor the MLS separates this building group from the second, so the carriage figures describe all 88 carriage homes together: 36 homesteaded, and a median 2026 total tax bill of $3,420.79.
Five carriage homes sold in the same window, all on Carrington Circle and each in Carriage Homes I or II: $460,000, $450,000, $405,000, $399,900 and $380,000. Five sales are too few to call a median in prose; the table in How do single-family, carriage and coach home prices compare in Aviano, Naples? carries it. Ask the listing agent which condominium a unit belongs to, then request that association's declaration, budget and rules, none of which is published where we could read it.
Aviano Carriage Homes II: 48 condominium units
With 48 units, Carriage Homes II is the larger of the two carriage condominiums, and it has its own corporation, Aviano Carriage Homes II Condominium Association. Its units share the carriage facts above: the same 2006 or 2007 build window, the same master association on top, and the same county and MLS blind spot, since a deed record does not say which of the two building groups a sale belongs to.
What settles it is paper: the unit's legal description, the association named on the listing and the estoppel certificate the seller orders. Ask that certificate to state any assessment now due or voted, the reserve balance if the association keeps one, and who insures the building. A condominium roof, exterior walls and common areas are shared property, so the budget and reserve study matter here in a way they do not for a house. Dues for this association are not published.
Aviano Coach Homes: 36 condominium units
Aviano Coach Homes holds 36 condominium units, all built in 2006. Of those, 22 are homesteaded, and the median 2026 total tax bill is $3,791.07. Owners belong to the master association and to Aviano Coach Homes Condominium Association.
Two coach homes sold in that window, both on Carrington Circle: $620,000 and $495,000. Two sales are listed, never medianed. Two rows in the October 29, 2026 export carry the same prices, matched to the deeds by price and date alone, an inference, because the MLS sub-condominium field is not a product tag. The $620,000 row is labelled 3+Den with 3 full baths and 2,564 square feet; the $495,000 row is labelled 2+Den with 2 baths and 2,063 square feet. "+Den" is the MLS label and not an extra bedroom. Building story counts, garages and association rules for this group are not published.
Three streets: Aviano Drive, Biscayne Court and Carrington Circle
The deed records name three streets. Five of the 7 house sales were on Aviano Drive and 2 on Biscayne Court; all 7 condominium sales, carriage and coach alike, were on Carrington Circle. House numbers stay off this page on purpose.
The aerial shows a large lake with houses around it, and the east end of that lake closes in a cul-de-sac. A long narrow lake runs past rows of carriage and coach buildings on the right. The image carries no street labels, so this page does not tie any street to either lake. Whether Carriage Homes I and II sit on separate stretches of Carrington Circle is not in our research. Confirm which road the entrance opens onto on a visit.
The three products side by side on the 2026 county roll
| Product | Homes | Year built | Homesteaded | Median 2026 total tax | Median just value | Recorded sales, 12 months to Aug. 31, 2026 | Association layers |
|---|---|---|---|---|---|---|---|
| Single-family plat | 88 | 2006 to 2007 | 67 of 88 | $5,544.84 | $677,089 | 7 | Master only |
| Carriage Homes I and II (40 and 48 units) | 88 | 2006 to 2007 | 36 of 88 | $3,420.79 | See condominium row | 5 | Master plus one condominium association |
| Coach Homes | 36 | 2006 | 22 of 36 | $3,791.07 | See condominium row | 2 | Master plus one condominium association |
| Condominium units together | 124 | 2006 to 2007 | 58 of 124 | $3,420.79 | $351,950 | 7 | Master plus condominium |
The county's 225 parcels include 12 common or non-home parcels and 1 commercial-use parcel, so the table counts the 212 homes only. The county gives no separate just value for carriage and coach homes in our research, which is why the condominium row stands alone.
How old are Aviano homes in Naples, and what should a buyer check on a 2006 or 2007 house?
Every Aviano home in Naples was built in 2006 or 2007, so original roofs, air conditioning, water heaters and screen enclosures are about 19 to 20 years from installation unless replaced. The county roll gives the year built; permits, a roof date and a wind mitigation form show what has changed.
One build window: 212 of 212 homes from 2006 or 2007
The county roll gives a year built of 2006 or 2007 for all 212 homes: houses 2006 to 2007, Carriage Homes I and II 2006 to 2007, and Coach Homes 2006, with a median of 2006. No home on the roll carries a later year. The 2005 launch record sits in the last section of this part, on the builder's sales.
Year built is the year the county records for the structure. It is not a roof date, a renovation date or a permit date, and a buyer should not read it as one.
The roof question
Counted from the build year, an original roof has been in place about 19 to 20 years at the end of 2026. That is arithmetic on the year built, not a record of any roof. For a house, the owner holds the roof history. For a carriage or coach home, the condominium association, as carried from Florida's condominium act, decides roof replacement and carries the building policy, so ask the association rather than the seller how old each building's roof is and what the reserves hold.
The Florida rule on 15-year roofs and how insurers use it is in How do storms, roofs and insurance work for an Aviano home in Naples?
Systems to date
Beyond the roof, ask for the permit history of the air conditioning system, the water heater, the electrical panel and any screen enclosure. A permit shows a date and a contractor; a seller's memory does not. Insurers commonly ask for a four-point inspection on homes about 20 years from their year built, so a report ordered during the inspection period can save a scramble at the quote stage. This page states no expected lifespans for any system.
What the research cannot say
Roof covering, wall construction, garages, plan names and lot sizes are not published in any source we could read, and the October 29, 2026 export we hold does not carry them. Where a listing claims them, treat the claim as the listing agent's words until a document backs it.
Renovations differ house by house
No community-wide replacement project turned up in the sources checked. Individual listings describe individual updates, and this page does not repeat them, because listing remarks are the agent's words and a recorded permit is a fact. For a condominium unit, ask separately about the building and about the unit.
Documents to ask for
Request these before the inspection period closes. Each answers a question the public record cannot.
| Item | Product that owns it | Document | Who issues it |
|---|---|---|---|
| Roof date and permit | House: the owner. Carriage and coach homes: the building | Roof permit and, for condominiums, the roof schedule | The county permit office; the condominium association |
| Wind mitigation form | House, or the unit within its building | Completed inspection form | A licensed inspector |
| Four-point report | House or unit | Inspection report | A licensed inspector |
| Systems permits | Interior systems in all three products | Permit history for air conditioning, water heater and panel | The county permit office; the seller |
| Screen enclosure history | Any home with one | Permit and repair record | The seller |
| Reserve study and milestone summary, if applicable | Carriage and coach homes | The study and summary | The condominium association |
| Master policy declarations page | Carriage and coach homes | Declarations page for the building | The association, through its manager |
| Estoppel certificate | All three products | Certificate for the unit | Each association that applies |
What lakes, preserve and shared amenities does Aviano in Naples have?
The aerial of Aviano in Naples shows two lakes, preserve woods and a retention pond to the north, and one pool at the west end of the carriage and coach lake. The association has published nothing we could read about amenities, a gate or their costs.
What the aerial shows
The imagery is USDA NAIP via USGS The National Map. Houses ring a large lake on the left of the frame; rows of multi-unit buildings sit around a long narrow lake on the right. A retention pond and preserve woods lie to the north. The aerial shows a pool beside a small building at the west end of the long lake; listing descriptions also mention a clubhouse and a fitness room that the association has not confirmed.
The image is evidence of two lakes, a preserve edge and one pool, nothing more. It does not show a gate, a lot line or any single home.
The entrance and the gate question
Whether the Aviano entrance has a gate, and how entry works, is not confirmed by the association. Brokerage pages and listing remarks say one thing; no recorded or first-party source we could read says it. Visit the entrance, then ask the association for the rules on visitors, vehicles and any remote devices before an offer.
Lake banks, preserve edges and flood maps
Whether a particular home sits on a lake bank or beside the preserve is a per-lot question that the aerial cannot settle and this page will not guess. On the FEMA map, lake edges within 200 meters of the one sampled point carry Zone AE and Zone AH, so a home near the water can differ from one a street away. The reading and its limits are in Is Aviano in Naples in a flood zone?, and the lender's flood determination on the exact building governs.
What the MLS fee fields say about amenities
The October 29, 2026 export shows a Mandatory Club Fee of $0.00 and a Rec Lease Fee of $0.00 on all 14 Aviano rows. Those are fields listing agents fill in, not association documents. Read together, they say no club membership is attached to the listings; they do not say what the association's own facilities cost to use or maintain. Dues are not published.
Where to confirm
The declaration, the rules and the association settle every amenity question. The association's website refused automated reads on October 31, 2026, so a person should open it once. Until then, our agents can request the documents for a home you are weighing, and Naples communities shows how other communities in the area publish theirs.
What is near Aviano in Naples, and which schools, healthcare and services serve it?
Waterside Shops is 4.7 route miles from a Carrington Circle point in Aviano, Naples, and Fifth Avenue South is 7.6 route miles. The district's address lookup assigns Osceola Elementary, Pine Ridge Middle and Barron Collier High, each graded A in all five years from 2021-22 to 2025-26.
Shopping and dining
| Place | Address | Distance, route miles from a Carrington Circle point |
|---|---|---|
| Waterside Shops | 5415 Tamiami Trail N | 4.7 |
| Fifth Avenue South | Naples | 7.6 |
Origin and method: a point on Carrington Circle; open-source road routing on public map data, computed October 21, 2026, as carried; no traffic. These are the only two distances on this page. Mercato is also nearby; we state no distance for it.
Beaches and parks
Vanderbilt Beach and Clam Pass Beach Park are the Gulf beaches usually named for this part of Naples, and Naples Botanical Garden (4820 Bayshore Drive) is the large public garden. The Naples Pier is being rebuilt after Hurricane Ian, so check its status before a visit. No distances are stated for these; hours and prices change, so check each venue.
Culture
Artis Naples, home of The Baker Museum and the Naples Philharmonic, is a performing arts and museum campus. Southwest Florida International Airport (RSW) is the commercial airport for the region. We give no distance to either.
Roads: Pine Ridge Road, I-75 Exit 107 and Livingston Road
Pine Ridge Road and I-75 Exit 107 are being rebuilt as a diverging diamond interchange under FDOT project 445296-1 (WGCU, February 11, 2025); the completion date is not verified. FDOT also names Livingston Road project 447514-1, as carried. Check FDOT for current lane work before a visit, since the dates are FDOT's to give.
Hospitals and emergency care
Three hospital campuses are named for the area, each with an emergency department: NCH Baker Hospital (350 7th St N), NCH North Naples Hospital (11190 Health Park Blvd) and Physicians Regional Medical Center, Pine Ridge (6101 Pine Ridge Rd). We state no service lines, waits or distances.
Schools and grades
The district's address lookup, run for an Aviano Drive address for school year 2026-27 and carried from our October 21, 2026 read, returned the schools below. Osceola Elementary's address is not carried here.
| School | Address | 2021-22 | 2022-23 | 2023-24 | 2024-25 | 2025-26 |
|---|---|---|---|---|---|---|
| Osceola Elementary | Not carried | A | A | A | A | A |
| Pine Ridge Middle | 1515 Pine Ridge Rd | A | A | A | A | A |
| Barron Collier High | 5600 Cougar Dr | A | A | A | A | A |
Assignment is by address and can change each year; confirm it with the district. The grades come from the district's school and district grades file for 2025-26, read October 31, 2026.
Sheriff, fire, utilities and the tax-bill lines
Aviano is in unincorporated Collier County, so the Collier County Sheriff's Office patrols it and fire service is funded by the North Collier Fire Control line on the tax bill. County water and sewer and solid waste providers vary by address: confirm the provider and pickup days for the address with the county. The tax bill's non-ad valorem line is not identified in the county data we read, so do not assume it pays for any one service. Tax detail is in What are property taxes on an Aviano home in Naples? For a wider look at the area, see Naples.
How did Toll Brothers build and sell Aviano in Naples?
Toll Brothers built Aviano in Naples on lots it bought in stages in 2005, and the county roll now counts 212 homes, every one built in 2006 or 2007, the same number a 2005 trade brief projected for build-out. All 14 qualified sales in the latest 12 months were resales.
The 2005 launch record
Business Observer's brief of September 30, 2005 says Toll Brothers started selling Aviano in November, planned first closings for March 2006 and expected 212 homes on 59 acres at build-out in 2007. The same brief places the lots "off Livingston Road about one mile from Pine Ridge Road." The brief does not state a year for "November" in the excerpt we read, so this page adds none; a person should read the original once to confirm it.
Deeds from the builder in 2007
Naples Daily News real estate transaction columns of May and June 2007 list deeds for carriage homes recorded from Toll Brothers' land entity, as carried. They fit the county roll's 2006 and 2007 build years, and no deed text prints here.
Toll's Naples projects of the era
Naples Daily News also listed Toll Brothers' other local projects of that year, among them Firano at Naples. Aviano appears among them, which is background only: it says nothing about any one home's construction or condition.
From builder sales to resales
The county recorded no builder-direct deed in the window; all 14 qualified sales were resales. A buyer therefore deals with a seller who owns the home, not with Toll Brothers, and the seller's disclosures, not a builder warranty file, are what the contract works from.
What the news record holds since
No association litigation, special assessment or storm-damage story about Aviano turned up in the established outlets we could reach on October 31, 2026. That means none found in the sources checked, not that there are none. Ask the association and the seller directly, and ask for the board's recent minutes.
Four associations from the start
The state corporate record, as carried from our October 21, 2026 read, lists the master association, Aviano at Naples Homeowners Association, Inc., and the three condominium associations. Record numbers stay off this page. Costs and rules are in What do the Aviano HOA and condominium associations in Naples cost, and who sets the rules? To start a document request, contact us or browse current listings.
What do the Aviano HOA and condominium associations in Naples cost, and who sets the rules?
Every Aviano home in Naples belongs to Aviano at Naples Homeowners Association, Inc., and carriage and coach owners also belong to a condominium association of their own. None of the four publishes dues we could read, so listing-agent fee fields and the estoppel certificate are the only figures a buyer sees before closing.
| Layer | Homes | Binds a buyer? | Document that answers |
|---|---|---|---|
| Aviano at Naples Homeowners Association, Inc. (master) | All 212 | Yes; scope not published | Declaration, rules, budget, estoppel certificate |
| Aviano Carriage Homes I Condominium Association | 40 carriage units | Yes; scope not published | Condominium declaration, budget, master policy declarations page |
| Aviano Carriage Homes II Condominium Association | 48 carriage units | Yes; scope not published | Same documents, requested separately |
| Aviano Coach Homes Condominium Association | 36 coach units | Yes; scope not published | Same documents, requested separately |
Four associations, two layers for condominium owners
Single-family owners on the 88-home plat answer to the master association alone. The 88 carriage owners in Carriage Homes I and Carriage Homes II, and the 36 owners in Coach Homes, answer to the master association and to the condominium association for their group. These names come from the state corporate record search as carried from October 21, 2026.
The manager, as carried
The association's website named CAM Property Management in its menu when read on October 21, 2026. The name was not re-checked on October 31, 2026. Confirm the manager and the estoppel contact for your specific home.
What the MLS fee fields show
We tracked every fee field in the October 29, 2026 MLS export across all 14 Aviano rows and set each against what the four associations publish, which on October 31, 2026 was nothing we could read. Entries below are Southwest Florida MLS, as entered by listing agents, export of October 29, 2026; they are not figures an association has published.
| Group | Master and HOA entries | Condo Fee entries | Total Annual Recurring Fees | Application | Transfer |
|---|---|---|---|---|---|
| Single-family rows (8) | $1,399, $1,469 or $1,470 a quarter, typed in either the HOA or the Master HOA field, $0 in the other | $0.00 on all 8 | $5,596 (3 rows), $5,876 (4), $5,880 (1) | $0.00 (5), $150.00 (3) | $2,000.00 (6), $0.00 (2) |
| Sub Condo CARRINGTON rows (5: four carriage and the $620,000 coach sale, matched by price, INFERRED) | $1,166 (2 rows), $1,204 or $1,370 a quarter, or $0 | $986.33, $1,056.00, $1,088.00, $1,093.00 and $2,190.00; frequency not in the export summary | $8,760 (2), $9,016, $9,036, $9,704 | $150.00 (4), $100.00 (1) | $2,000.00 on all 5 |
| The one low-rise row under Sub Condo AVIANO (the $495,000 coach sale, matched by price, INFERRED) | $2,560 a quarter | $0.00 | $10,240 | $100.00 | $2,000.00 |
The export names no condominium, so coach rows are not separately identified; by price and date, an inference, one coach sale sits in the CARRINGTON group and the other is the $10,240 row. Mandatory Club Fee and Rec Lease Fee read $0.00 on all 14 rows. The $10,240 total is nearly double the house-row totals and is likely a mis-entry or a different fee basis, so it is not a typical figure.
Entries are inconsistent between rows; do not average them, because the estoppel certificate is the real number. As an INFERRED reading, $5,596 a year is $466.33 a month and $5,876 is $489.67 for a house, and $8,760 is $730.00 and $9,704 is $808.67 on the CARRINGTON rows.
The four Aviano associations publish no dues figure we could read; the budget and the estoppel certificate give the real numbers. What each layer's fee covers is not published either.
Transfer, application and estoppel charges
The MLS transfer field shows $2,000.00 on 12 of 14 rows and $0.00 on 2. The application field shows $150.00 on 7 rows, $100.00 on 2 and $0.00 on 5. Whether the transfer amount is a one-time contribution, and which side pays it, is not published. The statutory estoppel cap sits under What does Florida law require when you buy in Aviano, Naples?.
Lease, pet, vehicle and exterior rules
Lease minimums and limits, pet rules, vehicle and boat rules, exterior-change approval and any buyer interview are not published on a page we could read. The declaration and rules for the master association and for each condominium hold them, and the layers may differ. Ask for the documents before you write an offer; our agents can request them through the listing side.
No CDD, and the $269.77 line
The county's 2026 roll shows no community development district among the ten authorities of millage area 104. Every one of the 212 homes carries a $269.77 non-ad valorem line, and the county bundle does not name its payee, so it is not a CDD, solid-waste or association charge until a tax bill or the county says so.
What are property taxes on an Aviano home in Naples?
Every Aviano home in Naples sits in Collier millage area 104 at 9.3696 mills for 2026, with no CDD and a non-ad valorem line on each bill. The 2026 median single-family bill was $5,544.84, and a $750,000 single-family purchase illustrates to about $7,296.97 in a buyer's first full year.
One millage area and its ten authorities
The county roll places all 212 homes in one area. Municipal millage is 0.0000 and an unincorporated general MSTD line appears, which agrees with the status described under What is Aviano in Naples, and where is it?.
| Authority | Mills |
|---|---|
| General Fund | 3.0107 |
| South Florida Water Management | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School Board, state law | 1.8990 |
| School Board, local | 2.2480 |
| Collier Mosquito Control | 0.1331 |
| North Collier Fire Control | 1.0000 |
| Unincorporated general MSTD | 0.6844 |
| Water Pollution Control | 0.0246 |
| Conservation Collier | 0.1772 |
| Total (county 3.8969, school 4.1470, municipal 0.0000, other 1.3257) | 9.3696 |
What the 2026 roll shows by product
| Product | Homes | Median 2026 total tax | Median just value | Homesteaded |
|---|---|---|---|---|
| Single-family houses | 88 | $5,544.84 | $677,089 | 67 of 88 |
| Condominium units (carriage and coach) | 124 | $3,420.79 | $351,950 | 58 of 124 |
| Carriage homes | 88 | $3,420.79 | Not split by group | 36 of 88 |
| Coach homes | 36 | $3,791.07 | Not split by group | 22 of 36 |
A just value is not a price. Homestead counts are tax records and say nothing about who owns a home.
First-year illustrations at $750,000 and $450,000
Each line assumes the assessed value equals the price. It is an illustration, not a bill.
| Product at the county's 12-month median | Annual tax | Monthly | If homesteaded |
|---|---|---|---|
| Single-family house at $750,000 | $7,296.97 | $608.08 | $6,924.80 |
| Condominium unit at $450,000 | $4,486.09 | $373.84 | $4,113.92 |
The homestead saving is $372.17 on either line. An owner weighing a sale can request a home valuation to see how a price translates to a buyer's bill.
Homestead, Save Our Homes, portability and the 2027 listing-tax rule
Section 193.155 limits the yearly rise in a homesteaded owner's assessed value to the lower of 3 percent or the CPI change, and its portability clause lets a buyer carry up to $500,000 of the old homestead's difference to a new Florida homestead. Section 196.031 exempts homestead value "up to the assessed valuation of $25,000" and adds a further exemption on value over $50,000 for non-school levies. Both were read October 31, 2026 and are carried.
Section 689.261 requires a property tax disclosure summary that warns the buyer not to rely on the seller's current taxes. From February 1, 2027, listing platforms must show estimated taxes calculated on the listing price at current millage.
What does an Aviano home in Naples cost to own and close on?
At the county's $750,000 single-family median with a 20 percent down payment at 7.24 percent, principal and interest run $4,088.99 a month in Aviano, Naples, and $4,697.07 with tax, before insurance and association dues. A $450,000 condominium unit runs $2,453.39 and $2,827.23 the same way.
Monthly cost at the two county medians
| Product | Loan | P&I | P&I plus tax | If homesteaded | Association layer (MLS entries, INFERRED) | Sum before insurance |
|---|---|---|---|---|---|---|
| Single-family house at $750,000 | $600,000 | $4,088.99 | $4,697.07 | $4,666.06 | $466.33 or $489.67 (master only) | $5,163.40 or $5,186.74 |
| Condominium unit at $450,000 | $360,000 | $2,453.39 | $2,827.23 | $2,796.22 | $730.00 or $808.67 (CARRINGTON group entries) | $3,557.23 or $3,635.90 |
The tax in each row is the illustration from the property tax answer above. Insurance for wind, flood and an HO-6 policy is extra and is quoted per property.
A rate a year earlier, and the conforming limit
The same two loans at the 6.17 percent rate of a year earlier carried principal and interest of $3,663.14 for the house and $2,197.88 for the condominium unit. Both loans sit below the $832,750 conforming limit, so neither is a jumbo loan.
Title, note stamps, intangible tax and deed stamps
Collier custom has the buyer pay the owner's title policy; the purchase contract decides who pays any of these lines.
| One-time item | Single-family at $750,000 | Condominium at $450,000 |
|---|---|---|
| Owner's title policy | $3,825.00 | $2,325.00 |
| Note stamps | $2,100.00 | $1,260.00 |
| Intangible tax | $1,200.00 | $720.00 |
| Buyer subtotal | $7,125.00 (0.95 percent of price) | $4,305.00 (0.96 percent of price) |
| Cash buyer, title policy only | $3,825.00 | $2,325.00 |
| Seller's deed stamps | $5,250.00 | $3,150.00 |
Deed stamps follow s. 201.02 at 70 cents per $100, read October 31, 2026.
Charges outside the closing table
The table leaves out the lender's policy, endorsements, settlement fee, recording, survey and inspection. The MLS transfer field of $2,000 on 12 of 14 rows, the application field and the estoppel certificate sit outside it too. Contact us about lender and insurance quotes before the inspection period ends, or browse current listings to price a specific home.
Is Aviano in Naples in a flood zone?
Aviano's flood status in Naples is set building by building: the one point sampled on FEMA's 2024 map, on Carrington Circle, falls in Zone X, while lake edges within 200 meters carry Zone AE and Zone AH, where a federally backed lender requires flood insurance; the lender's flood determination on the exact building governs.
| Zone | What it is | Lender rule | What a buyer does |
|---|---|---|---|
| Zone X | Lower mapped risk | No federal purchase mandate | Coverage is a choice unless an insurer requires it |
| Zone AE | Special Flood Hazard Area with a published base flood elevation | Required for a federally backed or regulated loan | Ask for the determination and an elevation certificate |
| Zone AH | Special Flood Hazard Area of shallow ponding, usually 1 to 3 feet, with a published base flood elevation | Required on the same test | Same steps as Zone AE |
The one sampled point and the lake edges
On FEMA's map effective February 8, 2024 (panel 12021C0403J), the sampled point on Carrington Circle falls in Zone X, and lake edges within 200 meters carry Zone AE and Zone AH; the lender's flood determination on the exact building governs.
A sample describes a point, not a community. No overlay of all 212 homes was run, so no count of homes by zone is printed.
Zone X, Zone AE and Zone AH for a lender
A federally backed or regulated lender requires flood insurance only when the building securing the loan sits in a Special Flood Hazard Area, which is Zone AE or Zone AH here. In Zone X the purchase is the buyer's choice, although the county's own FAQ says over 25 percent of National Flood Insurance Program claims nationwide come from X and X500 zones, as carried. For any home a quote flags, the lender's flood determination on the exact building governs.
NFIP limits, Risk Rating 2.0 and private flood
The National Flood Insurance Program pays up to $250,000 on the building and $100,000 on contents for a 1 to 4 unit home, as carried. Risk Rating 2.0 prices each building from its own features, with most annual increases capped at 18 percent. A new policy usually carries a 30-day wait, with exceptions for lender-required purchases. Keep an NFIP policy in force until a private replacement is bound, and compare equal limits when you shop.
Elevation certificates and lake-bank lots
On a lot beside one of the lakes, the house pad can be mapped Zone X while a back yard or the lake edge is mapped Zone AE; this is an INFERRED reading from the pattern, not a finding for any Aviano lot. The seller may hold an elevation certificate. If the determination returns Zone AE or Zone AH, order a certificate during the inspection period, since the lender's flood determination on the exact building governs.
Collier's Class 5 reduction and the proposed map
Unincorporated Collier County is a Community Rating System Class 5 community, which FEMA's list effective April 1, 2025 pairs with "a reduction of up to 25 percent on NFIP policies". Confirm the class at quote time. A county news item of August 2026 describes a proposed countywide flood map in review; whether Aviano's panel changes is not verified.
Evacuation: the zone is not verified
Aviano's evacuation zone is not verified in our research; look up the exact address on the Know Your Zone lookup before each hurricane season.
A flood zone tells a lender what to require, while an evacuation zone tells the county when to ask residents to leave.
How do storms, roofs and insurance work for an Aviano home in Naples?
Ian, Helene and Milton were surge events on the Collier coast, and no public report naming Aviano was found; for an Aviano home in Naples the money questions are wind coverage on a 2006 or 2007 roof, flood coverage by building, and, for condominium owners, the association's master policy.
What the storm record shows for Naples and Collier
Hurricane Ian reached Naples on September 28, 2022, with the National Hurricane Center reporting 6 to 9 feet above ground along coastal Naples and 7.1 feet NAVD88 at the Gordon River Bridge. Collier counted 33 buildings destroyed and over 3,500 with major damage countywide. Helene on September 26, 2024 brought 2 to 4 feet above ground at Naples, and Milton on October 9, 2024 brought 3 to 5 feet above ground from Bonita Beach to Marco Island, with a county damage estimate of "more than $280 million" countywide.
No public report naming Aviano for any of these storms was found in the sources checked; ask each seller for the claim, roof and screen-enclosure repair history, because storm answers differ by building and the lender's flood determination on the exact building governs.
Rain, not surge, is the inland question
Debby in August 2024 put about 1 to 2 feet of water on many Naples, North Naples and Golden Gate streets after 4 to 6 inches of rain at high tide, per the National Weather Service summary as carried. Whether any Aviano street ponded is unverified, so ask about ponding near buildings and lake banks.
Roofs at about 20 years and the carried 15-year rule
Every Aviano home was built in 2006 or 2007, so a roof installed with the house is about 19 to 20 years old at the end of 2026 unless replaced; this is INFERRED, because year built is not a roof date. As Insurance Journal quoted s. 627.7011 on January 23, 2025, an insurer may not refuse to write or renew solely because a roof is under 15 years old, and for a roof of 15 years or more an inspection showing at least 5 years of remaining life means the roof cannot be the sole reason. Bills in 2026 may change this, and we did not find their status.
For a carriage or coach home, the condominium association decides roof replacement and carries the building policy, so ask the association rather than the seller how old each roof is and what the reserves hold.
Wind mitigation reports and form OIR-B1-1802
The Uniform Mitigation Verification Inspection form, OIR-B1-1802, has a revised edition mandatory from April 1, 2026, and a completed report stays valid up to five years if nothing material changes. It scores the building-code year, roof covering, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. Homes of 2006 and 2007 were permitted under the Florida Building Code, statewide since March 1, 2002, as carried. My Safe Florida Home is a state program for inspections and upgrade grants; eligibility and funding were not checked for Aviano.
Citizens' flood requirement by replacement cost
Citizens Property Insurance phases in its flood requirement by replacement cost, as carried: wind policies on dwellings of $400,000 or more needed flood coverage from January 1, 2026, and all remaining personal-lines policies need it from January 1, 2027. Condominium unit-owner and tenant policies are exempt. The test is replacement cost, not sale price.
Master policy and HO-6 for carriage and coach owners
Under s. 718.111, as carried, the condominium association insures the building as originally installed and the common elements, and each owner insures interior items, contents and liability through an HO-6 policy. Hurricane deductibles on a master policy are set by the board and shared among owners as a common expense. The master carrier, limits, deductible and flood coverage for the three Aviano condominiums are not published, so request the master policy declarations page and the last budget.
What does Florida law require when you buy in Aviano, Naples?
Every Aviano sale in Naples carries the seller's flood disclosure under s. 689.302 and a property tax disclosure under s. 689.261; a house adds the HOA disclosure summary under s. 720.401, and a carriage or coach home adds the condominium documents under s. 718.503. Statute readings below are Florida Statutes, read October 31, 2026, or marked as carried.
| Statute | Reaches | Ask for |
|---|---|---|
| s. 689.302 | Every Aviano sale | The completed flood disclosure with the contract |
| s. 689.261 | Every Aviano sale | The tax disclosure summary at or before the contract |
| s. 720.401 | Single-family houses | The HOA disclosure summary, dated on receipt |
| s. 718.503 | Carriage and coach homes | Declaration, budget, financials, reserve study, FAQ |
| ss. 553.899 and 718.112 | Covered condominium buildings, if any | Milestone summary and reserve study, or a statement that none exists |
| ss. 718.116 and 720.30851 | Master and each condominium association | The estoppel certificate, with its fee and date |
The seller's flood disclosure, s. 689.302
A seller of residential real property must complete and provide a flood disclosure at or before the contract is executed. The form asks about known flood damage, flood claims and flood assistance during the seller's ownership, and it applies to a house, a carriage home and a coach home alike.
The property tax disclosure, s. 689.261
The buyer must receive a property tax disclosure summary at or before the contract. The 2027 listing-platform rule sits under What are property taxes on an Aviano home in Naples?.
Houses: the HOA disclosure summary
For a house, s. 720.401 makes a contract voidable within 3 days after the buyer receives the HOA disclosure summary, or before closing; a title attorney confirms how it applies to a given resale.
The statute says "A prospective parcel owner in a community must be presented a disclosure summary." The right ends at closing and cannot be waived.
Carriage and coach homes: association documents
The developer contract legend in s. 718.503 gives 7 days, excluding Saturdays, Sundays and legal holidays; for a resale, the statute entitles the buyer to the association documents at the seller's expense, and an attorney confirms how the cancellation clock applies.
Subsection (2) lists the declaration, bylaws and rules, the financial statement and budget, the milestone summary if applicable, the latest reserve study or a statement that none exists, and the FAQ document.
Milestone inspections and reserve studies
Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three habitable stories or more; the story count of the Aviano carriage and coach buildings is not verified, so ask the association whether each building is covered.
The reserve study paragraph "does not apply to buildings less than three stories in height", and covered associations needed a study by December 31, 2025. A first milestone inspection falls due by December 31 of the year a covered building reaches 30 years from its certificate of occupancy; Collier's choice of a 25-year mark near salt water was not checked. If covered, a building finished in 2006 or 2007 would reach that mark in 2036 or 2037, an INFERRED date.
Estoppel certificates, ss. 718.116 and 720.30851
An estoppel fee may not exceed $250 when nothing is delinquent, with $100 more for expedited delivery and up to $150 more where an amount is delinquent. The certificate is due within 10 business days, and the caps adjust for inflation every 5 years; adjusted figures were not fetched. Our agents can order the certificates with the contract.
How do Aviano home prices in Naples compare with Andalucia, Madison Park, Briarwood, Autumn Woods, Lakewood, Banyan Woods and Wilshire Lakes?
On county single-family deeds for the 12 months to August 31, 2026, Aviano's 7 houses in Naples sold at a $750,000 median, between Andalucia's $710,000 and Briarwood's $800,000. Condominium rows sit in the table only, because the peer counts are under 6 and a median of so few sales would mislead.
Each cell counts qualified improved deeds, 12 months to August 31, 2026, on each place's own research-pack plat or condominium set; "single-family" is county use code 1, "condominium" use code 4, and rows under 5 sales are printed and never ranked.
| Place | 12 months, single-family | 12 months, condominium | Prior 12 months, all improved | Range, 12 months |
|---|---|---|---|---|
| Aviano single-family plat (subject) | 7 at $750,000 | 0 | $652,500 to $980,000 | |
| Aviano Carriage Homes I and II and Coach Homes (subject) | 7 at $450,000 | 7 at $489,000 | $380,000 to $620,000 | |
| Andalucia plat | 11 at $710,000 | 7 at $730,000 | $540,000 to $1,100,000 | |
| Madison Park | 12 at $730,000 | 8 at $662,500 | $625,000 to $840,000 | |
| Briarwood single-family Units 1 to 10 | 21 at $800,000 | 15 at $760,000 | $534,000 to $1,100,000 | |
| Autumn Woods, four plats and Cedar Ridge | 19 at $950,000 | 4 at $507,500 | 21 at $670,100 | $400,000 to $1,450,000 |
| Lakewood single-family Units 1 to 6 | 21 at $462,500 | 15 at $535,000 | $360,000 to $670,000 | |
| Banyan Woods plat | 7 at $1,350,000 | 0 | $1,275,000 to $1,425,000 | |
| Banyan Woods Reserve I and II condominiums | 5 at $565,000 | 4 at $508,000 | $500,000 to $722,500 | |
| Wilshire Lakes single-family | 12 at $1,195,000 | 10 at $1,067,500 | $700,000 to $1,950,000 |
The Aviano plat's prior-12 cell reads 0 because that window held no qualified single-family deed. The Autumn Woods single-family cell uses use code 1, which includes attached homes on its plats.
Andalucia and Madison Park
Andalucia's plat shows 11 single-family deeds at $710,000 and Madison Park 12 at $730,000, the two peers closest below Aviano. Madison Park, a 2006 era plat that also has coach homes, has its record on Madison Park; Andalucia appears from the county file only.
Briarwood and Autumn Woods
Briarwood's 21 single-family deeds sit at $800,000 and Autumn Woods' 19 at $950,000. Briarwood lies along Livingston Road, and Autumn Woods east of Goodlette-Frank Road, north of Pine Ridge Road. Dues, gates and amenities are not compared here.
Wilshire Lakes and Banyan Woods
Wilshire Lakes shows 12 single-family deeds at $1,195,000, and the Banyan Woods plat 7 at $1,350,000. Read Wilshire Lakes for the first record; Banyan Woods, in the Airport-Pulling Road North corridor, appears from the county file only.
Lakewood
Lakewood's single-family Units 1 to 6 show 21 deeds at $462,500, the lowest single-family median in the set. Lakewood lies off US 41 in East Naples and appears from the county file only.
Carriage and coach homes against other condominiums
Aviano's 7 condominium sales at $450,000 sit beside Banyan Woods Reserve's 5 at $565,000, and the Autumn Woods condominium count stays in the table, because both peer counts are under 6. Building year, unit size and product mix keep these medians from lining up. For other places, see Naples communities.
How do you buy an Aviano home in Naples, step by step?
Buying an Aviano home in Naples starts with choosing among three products: a single-family house under the master association, or a carriage or coach home that adds a condominium association. Each follows different documents, rights and cancellation clocks, so the steps below keep them apart.
Name traps: which Aviano is this?
This page covers Aviano at Naples, ZIP 34105, in unincorporated Collier County; each row below is a different place or a wrong detail.
| Name | What it is | Telling it apart |
|---|---|---|
| Aviano at Pelican Preserve | A condominium association in Fort Myers | Different city and ZIP |
| Aviano Drive in Fort Myers | A street in ZIP 33913 | Not this community |
| The Aviano floor plan at Talis Park | A model name in another Naples community | A plan, not a place |
| A Toll Brothers Aviano in Phoenix | A project in a 2005 trade article | Arizona |
| Aviano, Italy | A town | Search suggestions only |
| Mariposa at Whippoorwill | A separate community on Whippoorwill Lane | Online summaries mix it in |
| A misspelled school name in online summaries | The high school with a letter dropped | District records say Barron Collier High |
| The acreage and end year on brokerage pages | Figures the county roll and the 2005 brief do not support | Use the roll's 2006 or 2007 year built |
House or condominium unit: two checklists
A house needs the master declaration, rules and estoppel certificate, roof and system permits, a survey and flood papers. A carriage or coach home needs those from two associations, plus the budget, reserve study and master policy declarations page. Never apply one product's rights to the other.
Ask for the association documents before you sign
Request each paper below before the inspection period ends.
| Document | Who provides it | Product | Why it matters here |
|---|---|---|---|
| Seller's flood disclosure | The seller | All three | Due at or before the contract |
| HOA disclosure summary | The seller or master association | House | Starts a statutory window |
| Condominium resale documents | The condominium association | Carriage, coach | Budget, rules, reserve statements |
| Declaration and rules | Each association | All; attached homes add their own | Settle leasing, pets and vehicles |
| Estoppel certificate | The association or manager | All | States what is owed |
| Master policy declarations page | The condominium association | Carriage, coach | Building coverage and deductible |
| Roof permit and wind mitigation form | County permit file, seller, inspector | All | Dates the roof |
| Lender's flood determination | The lender | All | Sets the flood requirement |
Roof, systems and the wind mitigation form
Every Aviano home dates to 2006 or 2007, so roof, air conditioning, water heater and screen enclosure are original unless a permit shows otherwise. Order the wind mitigation form and ask for permits. The law sits under "How do storms, roofs and insurance work for an Aviano home in Naples?"
Flood determination and insurance quotes before the inspection period ends
Ask the lender for the determination on the exact building, then get wind and flood quotes while you can still cancel under the contract. Details sit under "Is Aviano in Naples in a flood zone?"
Lease, pet and vehicle rules in writing
The associations publish none of these rules where we could read them, and master and condominium documents may differ. Get the declaration, rules and recorded amendments in writing before you write an offer.
The cancellation windows by product
A house and a condominium unit follow different statutes and different clocks; an attorney confirms how each applies to a resale. The dated statute lines sit under "What does Florida law require when you buy in Aviano, Naples?"
Closing: title, stamps, the county tax bill and the association transfer
Order the title search early and ask what the association collects at closing. The contract decides who pays each cost; figures sit under "What does an Aviano home in Naples cost to own and close on?"
Frequently Asked Questions about Aviano homes for sale in Naples
Where is Aviano in Naples, FL?
Aviano sits in Naples, FL, in the Livingston Road and Whippoorwill Lane corridor south of Pine Ridge Road, ZIP 34105, in unincorporated Collier County. Confirm on a visit which road the entrance opens onto. The community is separate from the Fort Myers places that share the Aviano name.
What ZIP code is Aviano in, and is it inside the City of Naples?
Aviano in Naples is in ZIP 34105 and sits outside the City of Naples. Its millage area 104 carries a municipal levy of 0.0000 on the 2026 county roll, and the Collier County Sheriff's Office patrols it. The homes carry a Naples postal address but county services.
How many homes are in Aviano at Naples?
Aviano at Naples holds 212 homes on 225 county parcels: 88 single-family houses, 88 carriage homes (Carriage Homes I has 40, Carriage Homes II has 48) and 36 coach homes. The other parcels are common tracts and one commercial-use parcel. Business Observer's 2005 brief projected the same 212.
Who built Aviano, and when were its homes built?
Toll Brothers built Aviano in Naples, and the county roll shows all 212 homes with a year built of 2006 or 2007. Business Observer's September 30, 2005 brief says Toll Brothers started selling in November, scheduled first closings for March 2006 and expected build-out in 2007.
What is the difference between a carriage home and a coach home in Aviano?
Both are condominium units in Aviano, Naples, each group with its own condominium association under the master association: Carriage Homes I and II hold 88 units, Coach Homes 36. The MLS does not label them. By price and date, the two coach sales were 2,564 and 2,063 square feet.
How big are Aviano homes?
In the October 29, 2026 export, the 7 single-family sales in Aviano, Naples had a median living area of 2,660 square feet, from 2,058 to 2,661. The 6 low-rise condominium sales had a median of 2,019 square feet, from 1,672 to 2,564. Living area is the listing agent's entry.
What have Aviano homes sold for recently?
Collier County recorded 7 Aviano single-family sales in Naples at a $750,000 median ($652,500 to $980,000) and 7 condominium sales at $450,000 ($380,000 to $620,000) in the 12 months to August 31, 2026. Separately, the October 29, 2026 MLS export lists 13 sold in its own 12 months.
How many Aviano homes are for sale right now?
A live search on this page shows what is for sale in Aviano, Naples, and counts change daily. The October 29, 2026 export held 0 active and 1 pending, a single-family listing at $1,145,000, a list price, not a sale. For anything newer, use the search.
How long do Aviano homes take to sell?
In the October 29, 2026 export, the 7 single-family sales in Aviano, Naples had a median of 107 days on market, and the 6 low-rise condominium sales a median of 46. Days on market is the listing agent's entry, and with samples this small, one sale moves a median.
Is there an HOA in Aviano, and what does it cost?
Yes. Every Aviano home in Naples belongs to a mandatory master association, and the 124 carriage and coach homes also belong to a condominium association. None publishes dues we could read. MLS fields in the October 29, 2026 export show $1,399 to $1,470 a quarter on house rows; the estoppel certificate gives the real figure.
Does Aviano have a CDD or special assessments?
Aviano in Naples has no community development district in millage area 104. The county roll does carry a $269.77 non-ad valorem line on every home, and the county bundle does not name its payee. Special assessments are not published, so ask for the estoppel certificate and board minutes.
What are property taxes on an Aviano home?
Aviano homes in Naples sit in millage area 104 at 9.3696 mills for 2026. The county's median 2026 bill was $5,544.84 for a single-family house and $3,420.79 for a condominium unit. As an illustration, not a bill, a $750,000 house comes to $7,296.97 a year.
Does Aviano have a gate, a pool or other amenities?
Gate and entry arrangements at Aviano in Naples are not confirmed by the association. The aerial shows a pool beside a small building at the west end of the long lake, though no pool details are published. The MLS shows a Mandatory Club Fee of $0.00 on all 14 Aviano rows.
Can you rent out an Aviano home?
Lease rules for Aviano homes in Naples are not published: any minimum term, cap on leases or approval step sits in the master declaration and, for carriage and coach homes, each condominium declaration. The MLS Rec Lease Fee of $0.00 says nothing about limits. Ask for the declaration and rules before you offer.
What are the pet and vehicle rules in Aviano?
Pet and vehicle rules for Aviano in Naples are not published where we could read them. The master declaration governs houses, while carriage and coach owners may face a second set from their condominium association, and the two can differ. Request both documents and any recorded amendments before you make an offer.
Is Aviano in a flood zone?
On FEMA's map effective February 8, 2024, the one point sampled on Carrington Circle in Aviano, Naples, falls in Zone X, while lake edges within 200 meters carry Zone AE and Zone AH. One point describes a point, not the community, so the lender's flood determination on the exact building governs.
Do I need flood insurance in Aviano?
A federally backed lender requires flood insurance on a building in Zone AE or Zone AH; in Zone X it is the buyer's choice unless an insurer asks. For Aviano in Naples, Citizens is phasing in a flood requirement by replacement cost, and Collier's Community Rating System Class 5 allows a reduction of up to 25 percent.
What evacuation zone is Aviano in?
For Aviano in Naples, the evacuation zone is not verified in our research, so check the exact address on the Know Your Zone lookup before each hurricane season. A neighboring community's zone does not transfer. Ask your insurer and the seller which zone the address carries.
Did Hurricane Ian flood Aviano?
The National Hurricane Center put Ian's surge at 6 to 9 feet above ground in coastal Naples on September 28, 2022, and no public report naming Aviano turned up in the sources checked. For any Aviano home, ask the seller for the claim history, roof repairs and the flood disclosure under s. 689.302.
How old are the roofs in Aviano, and does that affect insurance?
An original roof on an Aviano house in Naples would be about 19 to 20 years old by the end of 2026 unless replaced, our estimate, since year built is not a roof date. Florida law as carried bars refusing coverage solely over a roof under 15 years, and carriers often flag 15.
Who insures the building on an Aviano carriage or coach home?
For an Aviano carriage or coach home in Naples, the condominium association insures the building as originally installed and the common elements, as carried from s. 718.111. The owner insures interior items, contents and liability with an HO-6 policy. The master policy's carrier and deductible are not published; ask for the declarations page.
Do milestone inspections and reserve studies apply to Aviano's condominium buildings?
Milestone inspections and structural integrity reserve studies apply to condominium buildings with three habitable stories or more. The story count of the carriage and coach buildings at Aviano in Naples is not verified, so ask each association whether its buildings are covered, and request the milestone summary.
How long do I have to cancel a contract on an Aviano carriage or coach home?
For an Aviano carriage or coach home in Naples, s. 718.503 entitles a resale buyer to the association documents at the seller's expense, and its developer contract legend gives 7 days. Whether a cancellation clock applies to a resale is for your attorney to confirm, so read the documents the day they arrive.
What does a buyer of an Aviano single-family home receive from the HOA?
A buyer of an Aviano single-family home in Naples is entitled to the HOA disclosure summary under s. 720.401, and the contract is voidable within 3 days after receiving it or before closing. Also request the estoppel certificate, declaration and rules, and have a title attorney confirm how the window applies.
What does it cost to close on an Aviano home?
At the county's $750,000 single-family median with a loan, an Aviano buyer in Naples faces a $7,125.00 subtotal on the Collier custom: owner's title policy $3,825.00, note stamps $2,100.00 and intangible tax $1,200.00. A $450,000 condominium unit comes to $4,305.00. The contract decides who pays.
Which schools serve Aviano in Naples?
The district's 2026-27 lookup for an Aviano Drive address in Naples returned Osceola Elementary, Pine Ridge Middle and Barron Collier High, each graded A in all five years from 2021-22 to 2025-26. School assignment follows the street address and may change from year to year, so confirm it with the district before you rely on it.
How far is Aviano from shopping, hospitals and the beach?
From a Carrington Circle point in Aviano, Naples, Waterside Shops is 4.7 route miles and Fifth Avenue South 7.6 (open-source road routing on public map data, computed October 21, 2026, as carried; no traffic). NCH hospitals, Physicians Regional Medical Center and the beaches are named elsewhere, without distances.
Is Aviano at Naples the same as Aviano at Pelican Preserve?
No. The other Aviano is a Fort Myers condominium association, and Aviano Drive in Fort Myers is a street in ZIP 33913. Aviano at Naples is a Toll Brothers community of 212 homes in ZIP 34105 in unincorporated Collier County. Check the city and ZIP before relying on any figure.
Who manages the Aviano association, and how do I get an estoppel certificate?
The association's site named CAM Property Management when we read it on October 21, 2026; confirm the manager and estoppel contact for your Aviano home in Naples. Florida caps an estoppel fee at $250 with nothing delinquent, plus $100 for expedited delivery, within 10 business days, as carried.
How does Aviano compare with nearby communities such as Andalucia and Briarwood?
On county single-family deeds for the 12 months to August 31, 2026, Aviano's 7 sales in Naples sat at a $750,000 median, Andalucia's 11 at $710,000 and Briarwood's 21 at $800,000. Year built, lot, house size and which homes happened to sell explain most of the spread.
Thinking of buying or selling in Aviano?
Buying or selling in Aviano in Naples comes down to the paperwork on the exact home: the association documents for your product, the roof and wind papers, and the flood determination. Our team works from the Southwest Florida MLS and can help you gather each one before the inspection period ends.
Thinking of buying in Aviano?
Tell us a price band and a product, and we will watch for new matches; contact us or meet our agents.
Thinking of selling in Aviano?
Collier County recorded 14 qualified Aviano sales in the 12 months to August 31, 2026: 7 single-family houses and 7 condominium units. Separately, the MLS export of October 29, 2026 held 0 active and 1 pending. For your own home, send a valuation request or a message to our team. Our agents' read of the area is in Jesse and Marc's Naples neighborhood guide on McGreevy and Comisar.
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About Domain Realty Group in Naples
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. This page draws on the county record of 14 qualified Aviano sales in the 12 months to August 31, 2026, and on the state, federal and county records cited below.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.
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Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Entries without a web address are text citations.
County roll, deeds and the MLS
- County 2026 property roll and qualified improved sales file, October 27, 2026 bundle, held locally
- County official records, cited as text
- Southwest Florida MLS export of October 29, 2026, members only
- State corporate and condominium records, October 2026, cited as text
The association and the builder
News and history
- Business Observer brief, September 30, 2005
- Business Observer brief, May 7, 2006
- Naples Daily News archive, builder promotion
- Naples Daily News archive, transactions, May 6, 2007
- Naples Daily News archive, transactions, June 17, 2007
Florida Statutes and rules
- Section 718.503
- Section 718.112
- Section 553.899
- Section 718.116
- Section 720.401
- Section 689.261
- Section 627.7011
- Section 689.302
- Section 193.155
- Section 196.031
- Section 201.02
- Section 718.111, 2025 text
- Section 720.30851, 2025 text
- Rule 69O-186.003, title insurance rates
- Rule 12D-8.008
Flood, storms and insurance
- Collier floodplain management
- Collier flood map page
- Collier floodplain FAQ PDF
- Collier news item on the proposed flood map, August 2026
- FEMA Community Rating System
- FEMA CRS eligible communities, April 2025
- Citizens flood coverage rules
- Citizens flood page
- Jacksonville TV report on the Citizens flood requirement, September 16, 2025
- NHC report, Ian
- NHC report, Helene
- NHC report, Milton
- NHC report, Irma
- National Weather Service summary, Ian
- National Weather Service summary, Debby
- Miami TV report on Ian in Naples, September 29, 2022
- Naples Press report on Collier storm damage
- Insurance Journal, roof statute report, January 23, 2025
Roofs and building code
- West Palm Beach TV report on 15-year roofs, August 2026
- West Palm Beach TV report on the roof clock
- Building code effective dates
- Collier milestone inspections
- Collier milestone buildings by year
Schools, healthcare, shopping and roads
- District school grades, 2025-26
- NCH locations
- Physicians Regional Medical Center
- Waterside Shops
- Artis Naples
- Naples Botanical Garden
- WGCU, Pine Ridge Road interchange session, February 11, 2025
- FDOT project 445296-1
- FDOT project 447514-1
Peers (first-party identity pages; their county figures are text citations to the county file)