LaMorada Homes for Sale in Naples, FL 34120
LaMorada homes for sale in Naples, FL 34120, come in two products, detached homes and condominium units, and every sale since 2023 has been a resale on the county test. Domain Realty Group built this page from public records and listing data, and each number carries its source and its date.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Data updated: November 2026.
Key takeaways for LaMorada home buyers in Naples
LaMorada in Naples, FL, is a finished resale market of 367 homes, split between detached homes and condominium units, so a buyer reads two price ranges rather than one. The points below give each figure with its record set and its window, and the sections that follow hold the full tables behind them.
County deeds in the latest 12 months
- In the 12 months to August 31, 2026, Collier County recorded 20 LaMorada home sales, 12 detached homes at a $1,025,000 median and 8 condominium units at a $480,000 median, and every one was a resale on the county test.
Detached home prices on the deed record
- The 12 detached home deeds run from $640,000 to $1,585,000 on the county record, and the deed table gives each one its month and its price.
Condominium unit prices on the deed record
- The 8 condominium unit deeds run from $460,000 to $640,000 on the county record, and Coach Homes I accounts for 7 of them.
The earlier 12-month window
- The window before it, September 2024 to August 2025, held 6 county detached home sales at a $1,225,000 median, and this page treats the two windows as separate counts, never as a direction.
The MLS export, read on its own
- The October 29, 2026 MLS export counted 15 LaMorada detached homes sold at a $1,250,000 median in its own 12-month window, with 6 detached listings active and 2 pending on that date.
Two sets, kept apart
- LaMorada has two record sets on this page, and they never share a sentence: Collier County deeds qualified through August 31, 2026, and the October 29, 2026 MLS export, each with its own window and its own rule for counting a sale.
What stands on the 2026 roll
- By product, the 2026 roll lists 223 detached homes on the LaMorada plat and 144 condominium units in three condominiums, and 0 homesites sit vacant.
Resales only
- On the county builder-direct test, 0 of the 20 sales in the latest 12 months were builder-direct, and the roll dates LaMorada homes from 2016 to 2022.
Recorded association charges
- A master association lien recorded July 24, 2026 states $1,388.51 a quarter, and a coach homes condominium lien recorded September 2, 2026 states $1,550 a quarter for 2026, on top of the master figure.
- Carriage Homes I and Carriage Homes II have no published assessment figure, and the costs sections set out how to confirm any rate in writing before you close.
Taxes and other roll charges
- Every LaMorada parcel sits in Collier County millage area 44 at 10.3696 mills for 2026, the roll shows a $269.77 non-ad valorem total on each built home, and no community development district lies over the land.
The flood map, both halves
- On FEMA panel 12021C0218H, 186 of 230 parcels on LaMorada streets map in Zone AH, and five FEMA letters of map revision based on fill moved the built areas of Lots 1 to 223 and the condominium tracts to shaded Zone X, so ask for the lender's flood determination on the exact address.
Comparing other communities
- As your shortlist grows, compare other Naples communities with the same two questions in mind: which product, and which record set.
What LaMorada homes are for sale in Naples right now?
LaMorada homes for sale in Naples show in the five live searches below, each reading the MLS label LaMorada inside a map box drawn around the community. Figures printed on this page carry their export date, while a search opened today returns whatever is on the market at that moment.
One search for everything on the market
This search returns detached homes and condominium units together, so it is the check on the narrower searches below.
Listings from the last 30 days
This search holds only listings online for 30 days or fewer, which makes it the one to run again each week.
Detached homes only
This search applies the MLS single-family property type to the same label. No separate condominium search appears here, since the MLS type string for the Coach and Carriage units is not confirmed, so read those units from the search of every listing or the lower price search.
Two searches split at $600,000
On the October 29, 2026 export, every condominium asking price sat under this line and every detached asking price sat above it, so on that date the split also separated the products.
Active and pending on October 29, 2026
The October 29, 2026 export held 10 active LaMorada listings and 3 pending. Of the active listings, 6 were detached homes and 4 were condominium units: 2 in the coach homes, 1 in Carriage Homes I and 1 in Carriage Homes II. The pending listings were 2 detached homes and 1 Carriage Homes I unit. Contact the team if you want word of a new LaMorada listing as it reaches the market.
Asking prices in the export
Detached asking prices on the active rows of the October 29, 2026 export ran from $841,500 to $1,650,000, and condominium asking prices on the same date stayed under $600,000. The MLS active list table further down gives the median for each product, and an asking price is never a sale price.
What the listing fields do and do not say
Every one of the 36 rows counted in the October 29, 2026 export reads LaMorada in both its development field and its sub condo field. That label cannot tell a detached home from a coach homes unit or a Carriage Homes unit, so read the street and the unit number on the listing, or ask an agent to confirm the group before you compare prices.
Streets that point to the group
Detached homes stand on Mustique Street, Antigua Lane, Somerset Place and Grenadines Way. The coach homes stand on Anguilla Drive and Montserrat Lane. Carriage Homes I and Carriage Homes II units share Frangipani Circle, and each of those two condominiums has its own association, so confirm which one a Frangipani Circle unit belongs to before you read its costs.
Spelling the name in a search
The label is one word, LaMorada, with a capital M in print. Type the whole word in any search you run elsewhere, and confirm ZIP 34120 on each listing. The look-alike names section further down sorts out the rest.
Looking beyond LaMorada
To set LaMorada beside other parts of Naples, search all our listings, then narrow by ZIP, price and property type. Keep those filters the same in each search.
What is LaMorada in Naples, FL, and where is it?
LaMorada in Naples, FL, is a finished residential community of detached homes and condominium units in ZIP 34120, on the south side of Immokalee Road in unincorporated Collier County. Four associations govern it, no community development district covers it, and the sections below place it, count it and separate it from the golf club next door.
On Immokalee Road, east of Collier Boulevard
LaMorada sits on the south side of Immokalee Road east of Collier Boulevard in unincorporated Collier County, Naples ZIP 34120, with its main gate on Montserrat Lane, on a 187.18-acre residential village. Naples is the postal name on each address, and Collier County, not a city, governs the land.
The homes on the 2026 roll
The 2026 Collier County roll, as of January 1, 2026, shows 367 built homes in LaMorada in ZIP 34120: 223 detached homes on the LaMorada plat and 144 condominium units in Coach Homes I (84), Carriage Homes I (36) and Carriage Homes II (24). Each product carries its own prices and its own costs, so every price sentence on this page names one.
Parcels, homesites and common tracts
The same roll carries 388 LaMorada parcels, all in millage area 44. Of those, 367 are homesites, each with a home on it, and the other 21 are common tracts.
Parcels this page leaves out
The county roll lists 26 Calusa Pines Golf Club parcels on the same 2015 plat, and this page counts none of them. They are lots 224 to 233 on Calusa Pines Drive and 16 golf, preserve, road and club tracts. That club is a separate private club, and its parcels sit in no count on this page.
One master plat and its later phases
The master LaMorada plat was recorded on July 1, 2015. The later LaMorada Phase 1 and LaMorada Parcel FD2 plats followed on February 14 and April 17, 2019, and on the 2026 roll those parcels hold common tracts and no homes.
How the detached homes are laid out
Detached homes stand on lots numbered 1 to 223 in one run, with 95 homes on Mustique Street, 54 on Antigua Lane, 49 on Somerset Place and 25 on Grenadines Way. The 2026 roll shows a median detached lot of 0.270 acre.
Three condominiums
Carriage Homes I was declared on May 6, 2016, Carriage Homes II on October 23, 2018 and the coach homes condominium on October 4, 2019. The recorded declarations describe two-story buildings, and the units are held as condominium, so a buyer takes on a second association as well as the master association.
Four associations
LaMorada at Naples Master Association, Inc. covers the whole community, and detached homes answer directly to it, with no sub-association of their own. The coach homes, Carriage Homes I and Carriage Homes II each have a condominium association that adds its own rules and budget on top, and the governance section names all three.
Zoning and land use
The land carries A zoning inside the Rural Fringe Mixed Use Overlay Receiving Lands, with no planned unit development. Lake tracts measure 47.70 acres and preserve tracts 14.54 acres.
What LaMorada does not have
LaMorada is not age-restricted, has no golf course of its own and lies in no community development district.
Route miles from the main gate
On the Domain Realty Group route table, measured free-flow from the main gate on Montserrat Lane, NCH North Naples Hospital is 8.0 route miles and Southwest Florida International Airport (RSW) is 27.8 route miles. The neighborhood section lists schools, shopping and the other hospitals from the same table.
What have LaMorada homes in Naples sold for?
LaMorada homes in Naples sold for a $1,025,000 county median for detached homes and a $480,000 county median for condominium units on deeds recorded from September 1, 2025 to August 31, 2026. The rows below show all 20 deeds, and after them come the resale test the county data allows and a table by year.
Every recorded LaMorada sale in the 12 months to August 31, 2026
| Recorded | Price | Group | Product | County test |
|---|---|---|---|---|
| County deed, September 2025 | $905,000 | Detached homes | Detached home | Resale |
| County deed, October 2025 | $500,000 | Coach Homes I | Condominium unit | Resale |
| County deed, November 2025 | $640,000 | Detached homes | Detached home | Resale |
| County deed, December 2025 | $496,000 | Coach Homes I | Condominium unit | Resale |
| County deed, December 2025 | $1,000,000 | Detached homes | Detached home | Resale |
| County deed, January 2026 | $479,900 | Coach Homes I | Condominium unit | Resale |
| County deed, February 2026 | $480,000 | Coach Homes I | Condominium unit | Resale |
| County deed, February 2026 | $740,000 | Detached homes | Detached home | Resale |
| County deed, February 2026 | $460,000 | Coach Homes I | Condominium unit | Resale |
| County deed, February 2026 | $1,250,000 | Detached homes | Detached home | Resale |
| County deed, February 2026 | $1,316,300 | Detached homes | Detached home | Resale |
| County deed, March 2026 | $1,360,000 | Detached homes | Detached home | Resale |
| County deed, April 2026 | $470,000 | Coach Homes I | Condominium unit | Resale |
| County deed, May 2026 | $1,585,000 | Detached homes | Detached home | Resale |
| County deed, June 2026 | $480,000 | Coach Homes I | Condominium unit | Resale |
| County deed, July 2026 | $640,000 | Carriage Homes I | Condominium unit | Resale |
| County deed, July 2026 | $1,050,000 | Detached homes | Detached home | Resale |
| County deed, July 2026 | $1,275,000 | Detached homes | Detached home | Resale |
| County deed, July 2026 | $860,000 | Detached homes | Detached home | Resale |
| County deed, August 2026 | $865,000 | Detached homes | Detached home | Resale |
Detached homes in the window
Collier County recorded 12 detached home deeds in the window at the $1,025,000 median, from $640,000 to $1,585,000. By street, Mustique Street recorded five of them, Antigua Lane three, Somerset Place three and Grenadines Way one.
Condominium units in the window
The county recorded 8 condominium unit deeds in the window, from $460,000 to $640,000. The coach homes recorded 7 of them at a $480,000 county median, from $460,000 to $500,000. Carriage Homes I recorded one, at $640,000, and Carriage Homes II recorded none.
How the county test works
The county sales file names no seller, so this page cannot read who sold each home. The test used here treats a sale as builder-direct only when it is a parcel's first improved qualified sale, made in the year built or the year after, or the first improved sale of a parcel with no home yet on the roll.
Zero of 20, every sale a resale
On that county test, 0 of the 20 sales were builder-direct and all 20 were resales. The test rests on dates rather than on a seller's name, so it infers and does not prove, and the final developer closing, on May 31, 2022, came more than three years before the first of these deeds.
The prior 12 months
For September 2024 to August 2025, the prior 12 months, the county recorded 11 LaMorada sales, 6 of them detached homes at a $1,225,000 median. The other 5 were condominium units, and this page reads no change into the distance between one window's detached figure and the other's.
County sales by calendar year
| Year | Sales | Builder-direct | Resale | Median | Detached | Condominium |
|---|---|---|---|---|---|---|
| County 2022 | 43 | 15 | 28 | $600,000 | 15 | 28 |
| County 2023 | 31 | 0 | 31 | $700,000 | 14 | 17 |
| County 2024 | 18 | 0 | 18 | $920,000 | 11 | 7 |
| County 2025 | 15 | 0 | 15 | $775,000 | 9 | 6 |
| County 2026 (Jan to Aug) | 15 | 0 | 15 | $860,000 | 9 | 6 |
Each row counts qualified improved deeds for one calendar year, and its Median column covers all products, so read it with the two product columns beside it and never as a price for either product. The county test flags 15 sales in 2022 as builder-direct and none in any later year.
Why the window closes in August
County qualification runs behind the recording date. On the county data of October 27, 2026, the county shows 903 qualified deeds countywide for August 2026 and 102 for September 2026, so August is the last full month, and the latest qualified deed on a LaMorada parcel is dated August 27, 2026.
Land sales
The same county file shows 0 qualified vacant land sales in LaMorada in the latest 12 months and 0 in the last 60 months.
What does the MLS show about LaMorada homes in Naples?
LaMorada in Naples also appears in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, a separate set with its own rows and its own window. Its sold, active and pending counts never share a sentence with the county set, and each row below starts as a listing agent's entry.
MLS by product and condominium
The October 29, 2026 MLS export, a separate record set, shows 15 LaMorada detached homes sold at a $1,250,000 median and 8 condominium units sold at a $480,000 median from October 29, 2025 to October 29, 2026, with 10 active listings and 3 pending on the export date.
| Product or group | Sold | Median sold | Active | Pending |
|---|---|---|---|---|
| MLS detached homes (LaMorada plat) | 15 | $1,250,000 | 6 | 2 |
| MLS condominium units (Coach Homes I and Carriage Homes I and II) | 8 | $480,000 | 4 | 1 |
| MLS Coach Homes I units | 7 | $480,000 | 2 | 0 |
| MLS Carriage Homes I units | 1 | n/a ($640,000) | 1 | 1 |
| MLS Carriage Homes II units | 0 | none | 1 | 0 |
The sold column counts closings in the window, and the active and pending columns are counts taken on the export date. One Carriage Homes I sale is too few for a median, so its row shows that price in brackets, and Carriage Homes II shows no MLS sale.
MLS active list medians
| Field | Active | Median list |
|---|---|---|
| MLS active list median, detached homes | 6 | $1,149,450 |
| MLS active list median, condominium units | 4 | $509,500 |
Each figure is the midpoint of the two middle asking prices among the rows active on the export date, for that product alone.
Days on market
In the October 29, 2026 export, detached homes sold show a median of 54 days on market and condominium units sold show a median of 171 days. One detached sold row has no entry in that field, so the detached figure rests on 14 rows. Among active listings on the export date, the median was 38 days for detached homes and 63 days for condominium units.
Sale to list
The median sale-to-list ratio in the October 29, 2026 export is 94.5 percent for detached homes and 96.0 percent for condominium units. Each sale is measured against its own last list price.
Living area in the export
Sold rows in the October 29, 2026 export show a median MLS living area of 2,815 square feet for detached homes and 2,110 square feet for condominium units. A listing agent enters that figure, so confirm it on the floor plan and the listing sheet. MLS living area is the only home size this page uses in prose.
How the rows were matched
We tracked the October 29, 2026 export against the 2026 roll by street address, unit by unit in the condominiums, and all 36 counted rows joined a LaMorada parcel. The product in the table above comes from that join and not from the MLS building design field, which files one coach homes unit differently from the rest.
What an MLS row is
A deed is a recorded transfer that the county has qualified. An MLS row is a listing agent's entry, with a closing date of its own. Sold dates in the October 29, 2026 export run from December 1, 2025 to October 20, 2026.
What the export leaves out
The export lists only homes marketed through the MLS, so a private sale never reaches it. Its fee fields are typed by listing agents, and they print only in the labelled MLS fee table in the costs sections. Detached listings show higher master fee entries than the lien rate, so a listing's fee field is never the figure to rely on.
New construction in the export
The export has no new-construction field, so this page uses a stand-in: an MLS year built of 2025 or later, or a roll parcel with no home on it. By that stand-in, 0 of the 36 counted rows in the October 29, 2026 export are new construction.
Is anyone still building new homes in LaMorada?
LaMorada in Naples has no builder selling new homes today: the final developer closing was on May 31, 2022, build-out is complete on the 2026 county roll, and 0 homesites sit vacant. A buyer here compares existing homes, resale contracts and the condition of each house, and never a builder's price sheet.
The last closings
The first retail closing was on April 8, 2016. Developer closings on detached homes ended on March 13, 2020, and the final developer closing, on a coach homes unit, followed on May 31, 2022. The 2026 roll dates the homes themselves from 2016 to 2022.
Nothing left to build on
The 2026 county roll shows a home on every one of the 367 homesites, with 0 vacant, and no vacant homesite in the name of WCI Communities or any related entity. The 21 other parcels are common tracts, and the final common-area deed to the master association was dated January 10, 2024.
No builder page or price sheet
Lennar's former community address now serves that company's general home page and no LaMorada page, so no builder base price exists to print here. The name on developer-era deeds stayed WCI Communities, LLC.
What a resale purchase means here
Every purchase here is a purchase from an owner, on a resale contract, and that owner, not a builder, answers your offer. The condominium and association steps sit in the buying steps section further down.
Builder coverage
Any builder coverage still left on a home depends on that home's own closing date and paperwork, so ask the seller for the warranty booklet and read it yourself. This page promises no coverage on any home.
Before you tour a home
Before a first showing, contact us or meet our agents, and one of us will pull the records and the flood map for that address. Bring the group and the product to each comparison, since the two products sell in very different ranges.
What home types make up LaMorada in Naples?
LaMorada in Naples holds two products: detached homes on the LaMorada plat and condominium units in three separate condominiums, Coach Homes I, Carriage Homes I and Carriage Homes II. All of them sit under one master association, the condominiums add a second association, and every home is now built, so each purchase is a resale.
The Naples communities directory sets LaMorada beside the other neighborhoods a buyer may be weighing.
Marketed count and recorded count
LaMorada was marketed as 343 homes, and the recorded plat and condominium declarations hold 367 residences, the count this page uses. The marketed figure dates from the 2015 launch plan, before the Coach Homes I condominium was declared in 2019. The 2026 county roll shows 223 detached homes, 144 condominium units and no vacant homesite.
The LaMorada plat
The LaMorada plat is the detached group: lots 1 to 223 on Grenadines Way, Somerset Place, Antigua Lane and Mustique Street, recorded in 2015. No village tract or sub-association sits between these homes and LaMorada at Naples Master Association, Inc. The county dates them from 2016 to 2020.
Coach Homes I at LaMorada
Coach Homes I at LaMorada is a phase condominium of 84 units, 60 on Anguilla Drive and 24 on Montserrat Lane, built from 2019 to 2022. It was declared on October 4, 2019, under Coach Homes I at LaMorada Condominium Association, Inc.
Carriage Homes at LaMorada
Carriage Homes at LaMorada, called Carriage Homes I on this page, holds 36 units on Frangipani Circle, built from 2016 to 2018. It was declared on May 6, 2016, under Carriage Homes at LaMorada Condominium Association, Inc. One qualified deed recorded in the 12 months to August 31, 2026, at $640,000, too few for a median.
Carriage Homes II at LaMorada
Carriage Homes II at LaMorada holds 24 units, also on Frangipani Circle, built from 2018 to 2019. It was declared on October 23, 2018, under Carriage Homes II at LaMorada Condominium Association, Inc. No qualified deed recorded here in the 12 months to August 31, 2026.
County figures by group and product
Each row is one group on the 2026 county roll. T12 means qualified improved deeds recorded in the 12 months to August 31, 2026.
| Group | Product | Homes built | Year built | T12 sales | T12 median or prices |
|---|---|---|---|---|---|
| County Detached homes (LaMorada plat) | Detached homes | 223 | 2016 to 2020 | 12 | $1,025,000 |
| County Coach Homes I condominium | Condominium units | 84 | 2019 to 2022 | 7 | $480,000 |
| County Carriage Homes I condominium | Condominium units | 36 | 2016 to 2018 | 1 | $640,000 |
| County Carriage Homes II condominium | Condominium units | 24 | 2018 to 2019 | 0 | no sale |
What are the detached homes in LaMorada, Naples?
The detached homes in LaMorada, Naples, are one-story and two-story houses on their own lots, spread across four streets. The county dates them from 2016 to 2020, most carry a private pool building row, and each owner answers to the master association alone, with no condominium layer above or beside it.
Detached homes: 223 built on the 2026 county roll
The 2026 county roll codes every home on the plat as a single residence, and no homesite stands vacant. Ownership is fee simple: the buyer holds the lot and answers for the house, roof, pool and yard. The median detached lot on the roll is 0.270 acre.
Detached home sales on the LaMorada plat
Recorded deeds give the plat 12 qualified detached home sales in the 12 months to August 31, 2026, at a county median of $1,025,000, from $640,000 to $1,585,000. Each one was a resale on the county test. For September 2024 to August 2025, a separate window, the county recorded 6 detached home sales at a $1,225,000 median.
What the MLS records for detached homes
A second record set comes from the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. In the October 29, 2026 export, 15 detached homes show as sold from October 29, 2025 to October 29, 2026 at a median of $1,250,000, with 6 active and 2 pending on the export date.
Living area the MLS records
MLS living area is the only home size this page prints. Sold detached rows in the October 29, 2026 export carry a median of 2,815 square feet, and single rows run from 1,900 to 3,542 square feet. Listing agents type these figures, so a buyer confirms size against the plans.
Four streets, four lot patterns
Mustique Street holds 95 detached homes, Antigua Lane 54, Somerset Place 49 and Grenadines Way 25. Lots are smallest on Mustique Street and largest on Somerset Place, with Antigua Lane and Grenadines Way between them. Grenadines Way homes all carry a 2019 build year.
Original WCI collections
WCI sold three detached collections here: Grand Villas, Classic Homes and Grand Estates. Sale-era addresses tie Grand Villas to Mustique Street, Classic Homes to Antigua Lane and Grand Estates to Somerset Place. Plan names included Key Largo, Martinique, Correggio, Boretto, Agostino, Donatello, Michelangelo, Pinehurst, Riviera, Turnberry and Kiawah.
Later detached collections
After the 2017 merger, the published detached lines became Executive Homes, Manor Homes and Estate Homes, with plans such as Victoria, Angelina, Isabella, Maria, Catalina, Bougainvillea and Laurel. Footprints on the roll suggest Bougainvillea homes on Somerset Place and Grenadines Way, an inference, so ask the listing agent for the plan name.
Pools on the detached homesites
The 2026 county roll carries a private pool building row on 203 of the 223 detached LaMorada homes and on none of the 144 condominium units. The same county records show a screen enclosure on 209 detached homes, a spa on 180, brick decking on 194 and tile decking on 19.
Garages and the limit on added space
Published plans show two-car garages, with three-car garages as standard on Grand Estates. Because a recorded 2024 amendment bars added garage space, the garage a buyer sees is the garage that stays, so count the bays at the showing and match them to the listing.
What are the Coach Homes and Carriage Homes condominiums in LaMorada?
The Coach Homes and Carriage Homes condominiums in LaMorada, Naples, are three separate regimes totaling 144 units in four-unit buildings, two-story per the recorded declarations. Each unit sits on common land with no private lot or private pool, and each owner belongs to a condominium association as well as the master association.
Coach Homes I: 84 condominium units
This condominium came last, and the final developer closing was one of its units. Two plans repeat through its buildings: Arrowhead, a ground-floor unit, and Bay Creek, an upper unit on two levels with a ground-floor garage and entry. The stock divides evenly, 42 of each.
Carriage Homes I and Carriage Homes II: 60 condominium units
Both Carriage condominiums share Frangipani Circle and the same two plans, Antigua and Montserrat, with 30 of each across the pair. They remain separate condominiums, so confirm which one holds the unit. WCI marketing described private second-floor elevator access, so confirm whether a given unit has it.
Condominium layouts and what the MLS records
In the October 29, 2026 export, MLS rows for Coach Homes I read 1,741 or 2,110 square feet of living area, with three bedrooms and two full baths on every row. Carriage rows read 1,710 or 2,375 square feet. Sold condominium rows carry a median of 2,110 square feet.
Two-story buildings in the recorded declarations
The recorded declarations describe the Carriage Homes buildings as two-story and give the coach homes second-floor units. Each four-unit building holds two ground-floor units with two upper units, and the buildings are numbered in one sequence across all three condominiums. The Florida rules section further down covers what building height means for a buyer's questions.
Condominium sales: where the figures sit
Recorded deeds show 8 condominium unit sales in the 12 months to August 31, 2026, at a county median of $480,000, from $460,000 to $640,000. Seven were coach homes deeds, at a county median of $480,000. The MLS, in a separate window, shows 8 condominium units sold at a $480,000 median in the October 29, 2026 export.
What a condominium owner maintains
Each owner holds the unit, not a lot, because the land is common element. For Coach Homes I, the condominium assessment covers building exteriors, roofs, condominium insurance and reserves. For the division of duties in the two Carriage condominiums: Information not available at time of publishing (checked 2026-11-03). Ask that association for its declaration.
Two associations on one unit
A condominium buyer joins the master association and one condominium association, and each sets its own budget. The club site names KW Property Management and Consulting as its manager, and Tropical Isles Management Services is listed for the condominium associations. The governance section carries the recorded assessment figures, so this section prints none.
Who built LaMorada, from WCI Communities to Lennar?
LaMorada in Naples began with WCI Communities, which bought the land in 2014, and construction ran through a 2017 corporate merger until the final developer closing in 2022. No builder sells new homes there today, developer-era deeds carry one seller name throughout, and every purchase now is a resale of an existing home.
The four dates on record
WCI Communities bought the LaMorada land in July 2014, the first home closed on April 8, 2016, Lennar's merger with WCI took effect on February 10, 2017, and the final developer closing was on May 31, 2022. Those dates come from a dated news report, a company release and recorded deeds.
The 2014 land purchase
Business Observer reported the land deal on July 18, 2014. The project had been entitled earlier as Indian Hill Estates, and county petitions record that former name. What stands today is a 187.18-acre residential village, with seven platted lake tracts and two preserve tracts.
The 2015 launch and the first closing
The Declaration of Covenants was recorded on June 9, 2015, and the master plat followed on July 1, 2015. WCI's annual filing for 2015 reports no deliveries that year, so no LaMorada home dates from 2015. Three furnished models opened in March 2016, ahead of the first retail closing.
Condominium declarations and phase plats
The community filled in stages. Carriage Homes followed in May 2016, Carriage Homes II in October 2018 and Coach Homes I in October 2019. Two small phase plats were recorded in February and April 2019. The last developer closing on a detached home came on March 13, 2020.
The 2017 merger
The original community website gave way to a new community page by May 2017, and collection names changed after the merger, so detached homes here carry plan names from two sets. The later collections and the coach homes condominium, declared in October 2019, both postdate that merger.
One deed name throughout
The seller entity on developer deeds stayed WCI Communities, LLC, so the recorded name never changes even for homes sold after the merger. A buyer reading a chain of title should expect that name on the first sale of a LaMorada home, with resales between owners after it.
The final closing and the common-area deed
The final developer closing was a coach homes unit. The last common-area deed to the master association followed on January 10, 2024, which completed the handover of the shared tracts. Current Naples listings are where resales appear, because no builder inventory remains.
Warranty paperwork
Lennar's current published limited warranty lists 1 year for workmanship, 2 years for systems and 10 years for structure, and the page does not say whether it transfers. What WCI issued for earlier closings is not sourced here. Any remaining term depends on the home's own closing date, so ask the seller for the booklet.
When were LaMorada homes built, and what should a buyer check?
LaMorada homes in Naples date from 2016 to 2022 on the county roll, so each one has its own history. A buyer checks the roof, the air conditioning, the permit record, 4-point and wind mitigation reports, and a 2024 recorded amendment that bars added square footage on a home in the community.
Year built on the 2026 county roll
On the 2026 county roll, LaMorada homes date from 2016 to 2022, with a median year built of 2019. The county reads that year from the earliest residence row on each parcel, and the county figures table gives each group its own span.
Homes finished each year
The roll dates 54 homes to 2016, 31 to 2017, 85 to 2018, 119 to 2019, 30 to 2020, 32 to 2021 and 16 to 2022. Every 2021 and 2022 row falls in the coach homes. Year built marks the first residence row, not the date of any later roof or air conditioner.
Roof: check the permit year
On a detached home the owner answers for the roof, so ask for its covering, any replacement date and the matching permit. On the coach homes the condominium assessment covers roofs, so the question goes to the association. On a Carriage Homes unit, ask that association which side answers for the roof.
Air conditioning system
Ask for the install date on each air conditioning unit, the service records and any replacement permit. An inspector can read the data plate and test the system. On condominium units, confirm in writing which equipment belongs to the owner and which to the association.
Permits and the building record
Pull the permit history for the exact address and compare it with what the listing says about the pool, screen enclosure, roof and air conditioning. Work without a matching permit is a question for the seller before closing.
The 4-point report
A 4-point report looks at the roof, electrical, plumbing and air conditioning. A buyer's insurance agent can say whether a carrier wants one on a home from these years, and the answer can differ by carrier and by product.
The wind mitigation report
A wind mitigation report records features an insurer may credit, so ask the seller for an existing one and check its date. For which storm protection each home received at delivery: Information not available at time of publishing (checked 2026-11-03). The inspector's report on the actual house settles that question.
The 2024 no-additions amendment
A recorded amendment dated April 30, 2024 added section 10.31 to the Declaration: an owner "shall not alter the existing square footage" as of that date. That rules out added square footage, room enlargements and added garage space, so the floor plan a buyer sees is the floor plan the buyer keeps.
Design Review Board approval
Other exterior work needs written Design Review Board approval before it starts, and the Declaration names landscaping, hurricane protection, paint, awnings and shutters. A 2023 amendment lets the board change the guidelines by simple board majority, so ask for the current version.
What amenities does LaMorada have, and is it gated?
LaMorada in Naples has a 13,700-square-foot clubhouse, fitness studio, pool, tennis, pickleball and bocce, listed on the club's public amenities page as HOA common areas rather than a club membership. The recorded Declaration addresses the gates on the access roads, and the lakes carry their own recorded rules on fishing and boats.
The 13,700-square-foot clubhouse
The lakefront clubhouse stands on Montserrat Lane and was completed in 2016. The facilities named in this section come from the club's public amenities page, read on November 3, 2026. The club says its facilities are subject to change or removal without notice, so confirm them at a showing.
Fitness studio and spa treatment room
The club lists a fitness studio with group classes plus cardio and strength equipment, and a spa treatment room. The club's hours page says entry to the clubhouse and fitness studio runs on an access fob. This page prints no schedule, because the club's own site carries the current one.
Pool with a lap lane and three sun shelves
The club lists a pool with a dedicated lap lane and three sun shelves. It is the shared pool for the community, and condominium units carry no private pool row on the county roll.
The Oasis poolside bar
The Oasis is a covered, 80-seat poolside bar on the club's own list, beside the shared pool. Ask the club how charges work, since this page reads only public pages and prints no prices for it.
Tennis, pickleball and bocce
The racquet courts are two lighted Har-Tru tennis courts and two pickleball courts. The club also lists bocce, and this page gives no count because the club page, the Declaration and the contractor's page word it differently.
Theater and culinary arts studio
The clubhouse theater is listed for scheduled movie showings and sports viewing, and the culinary arts studio for wine tastings and cooking demonstrations. These are the rooms on the public page today, the only room list this page relies on.
HOA common areas, not a club membership
The club site says "The amenities within LaMorada are HOA common areas," and the recorded Declaration makes the amenities center part of the General Common Areas. No initiation fee, equity or separate club charge was found published, so use comes with ownership through the master association.
Lakes: fishing yes, boating and kayaking no
LaMorada's seven platted lake tracts hold stormwater and feed irrigation. Under section 10.17 of the recorded Declaration, fishing is allowed only from common areas the board designates or from the rear of an owner's own lakefront lot. Swimming, boating, kayaking and paddle boarding are barred unless the board adopts a rule for a designated lake, and owners may not build docks.
Preserve tracts
Two preserve tracts, P-1 and P-2, sit under a conservation easement on the plat. Ask the master association for the tract map when a particular lot's rear boundary matters to the purchase.
The entrance gate
The recorded Declaration provides for automatic gates on the LaMorada access roads, and the community is gated with controlled access. The main gate is on Montserrat Lane. This page prints only what the record says, so ask the master association how entry works today for owners, visitors and deliveries.
No golf course of its own
LaMorada has no golf course of its own, Calusa Pines Golf Club next door is a separate private club, and LaMorada is not age-restricted. Nothing in the recorded Declaration conveys any right to play there. Heritage Bay, north across Immokalee Road, is also a separate community.
What is near LaMorada: schools, shopping and hospitals?
LaMorada in Naples is assigned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High for 2026 to 2027, with daily shopping at Immokalee Road and Collier Boulevard and larger centers and hospitals farther along. Distances here are route miles from the main gate on Montserrat Lane, and real trips vary with traffic and season.
School assignment for 2026 to 2027
The district's 2026 to 2027 lookup assigned LaMorada addresses to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and assignment is by address and can change, so confirm it with the district. LaMorada moved to Bear Creek Elementary from Laurel Oak Elementary effective 2025 to 2026, and Bear Creek opened in August 2025.
Oakridge Middle and Gulf Coast High
Oakridge Middle School is 2.6 route miles from the main gate, and Gulf Coast High School is 3.4 route miles. Bear Creek Elementary carries no distance here because the route table holds no row for it.
Daily shopping at Immokalee Road and Collier Boulevard
Everyday errands center on the Immokalee Road and Collier Boulevard corner west of the gate. Publix at the Shoppes at Pebblebrooke and an ALDI at Addison Place are named here without mileage. Founders Square, a mixed-use project on the southeast corner, adds restaurants and medical offices.
The Immokalee Road corridor and I-75
Immokalee Road runs west from the gate to I-75 at exit 111, with a big-box cluster that includes Target and a Walmart Supercenter. The Vanderbilt Beach Road Extension opened its first phase on June 12, 2026.
Mercato, Waterside Shops and Coastland Center
Mercato is 10.8 route miles from the main gate, with a Whole Foods Market among its tenants. Waterside Shops is 13.0 route miles, and Coastland Center, an enclosed mall on Tamiami Trail North, is 16.1 route miles.
Hospitals
NCH North Naples Hospital is 8.0 route miles from the main gate. Physicians Regional Medical Center on Collier Boulevard is 13.8 route miles, and NCH Baker Hospital in downtown Naples is 17.5 route miles.
Downtown Naples and the Naples Pier
Fifth Avenue South in downtown Naples is 17.9 route miles from the main gate, and the Naples Pier is 19.1 route miles. Vanderbilt Beach and Delnor-Wiggins Pass State Park are named here without mileage. The Naples area guide gives the wider picture.
Southwest Florida International Airport
Southwest Florida International Airport (RSW) is 27.8 route miles from the main gate, reached by I-75 north. Domain Realty Group can walk through these trips with a buyer: start with the team's agents or contact the team.
How the route table is measured
Every distance in this section comes from the Domain Realty Group route table, run on November 3, 2026, as free-flow route miles from the main gate on Montserrat Lane. Free-flow means no traffic or signal delay, so real trips run longer in season and at rush hour.
Who governs LaMorada in Naples, and what are the HOA fees?
LaMorada in Naples answers to four associations: a master association over all 367 homes and three condominium associations over 144 of them. A recorded lien puts the master assessment at $1,388.51 a quarter, a second recorded lien puts Coach Homes I at $1,550 a quarter for 2026, and Carriage Homes figures are not published.
LaMorada at Naples Master Association, Inc.
LaMorada at Naples Master Association, Inc. was filed with the state on May 19, 2015, and it covers all 367 residences, detached and condominium alike. The master association holds the common areas, roads, lakes and the amenity center on Montserrat Lane. Detached homes on lots 1 to 223 belong to this association and to no other.
The three condominium associations
Three condominium associations add a second layer, one for each recorded condominium. Carriage Homes at LaMorada Condominium Association, Inc., filed in 2016, covers 36 units. Carriage Homes II at LaMorada Condominium Association, Inc., filed in 2018, covers 24 units. Coach Homes I at LaMorada Condominium Association, Inc., filed in 2019, covers 84 units on Anguilla Drive and Montserrat Lane.
Two management companies
KW Property Management and Consulting is named as manager in the footer of the master association's club website, checked November 3, 2026. Tropical Isles Management Services, in Fort Myers, is the care-of company for all three condominium associations on their 2026 annual reports.
The master assessment
A master association Claim of Lien recorded July 24, 2026 states the LaMorada master assessment at $1,388.51 a quarter from the quarter ending December 31, 2025, so ask for the estoppel certificate to confirm the current figure. That rate comes to $5,554.04 a year, payable quarterly in advance. The liens that prove it were recorded against coach homes, so a detached buyer reads the certificate for the exact lot.
The Coach Homes I assessment
A Coach Homes I Claim of Lien recorded September 2, 2026 states the 2026 condominium assessment at $1,550 a quarter, owed on top of the master assessment. That comes to $6,200 a year for the condominium layer. It pays for building exteriors and roofs, condominium insurance and reserves, and the unit owner still insures the interior.
The Carriage Homes assessments
The Carriage Homes I and Carriage Homes II associations publish no assessment figure, and no recorded lien read for this page states one, so the estoppel certificate is the only firm figure. Ask Tropical Isles Management Services for the current budget and the quarterly figure before you sign, then hold the closing statement against both.
MLS fee fields from the October 29, 2026 export
We tracked the master fee and condominium fee fields on LaMorada rows in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. The only other fee figures on this page are what listing agents typed into the October 29, 2026 MLS export, shown in the MLS fee table as supporting data and never as an association's rate.
| Field | Rows filled | Median | Range |
|---|---|---|---|
| MLS master fee field, detached homes | 23 of 23 rows | $1,812 a quarter | $1,746 to $1,924 a quarter |
| MLS master fee field, Coach Homes I | 9 of 9 rows | $1,368 a quarter | $1,368 to $1,394 a quarter |
| MLS condominium fee field, Coach Homes I | 9 of 9 rows | $1,642 a quarter | $1,525 to $1,642 a quarter |
| MLS master fee field, Carriage Homes I and II | 4 of 4 rows | $1,368 a quarter | $1,368 to $1,394 a quarter |
| MLS condominium fee field, Carriage Homes I and II | 4 of 4 rows | $1,523.50 a quarter | $1,520 to $1,525 a quarter |
Detached listings show higher master fee entries than the lien rate, so the estoppel certificate is the figure to trust on any address.
Club use and the items not published
Use of the amenity center comes with ownership under the Declaration, and no separate club membership is recorded. The Declaration does permit a food and beverage minimum. Whether one applies in 2026: Information not available at time of publishing (checked 2026-11-03). Bulk cable or internet terms are not published either, so ask about both when you read the current budget.
What does a LaMorada buyer pay at closing and to the associations?
A LaMorada buyer in Naples pays the quarterly assessments above, plus whatever the association's certificate lists at closing, including a resale contribution whose amount is not published. The master association's manager takes certificate requests through its own request page, and the closing agent usually places that order before the final closing figures are set.
The estoppel request route
KW Property Management and Consulting takes the master association's certificate and questionnaire orders through the request page on its own website, with standard and rush options, checked November 3, 2026. Its fees are posted there. This page prints no figure for that service, because the amounts move each year and closing agents usually place the order.
The condominium layer
A condominium sale also needs a certificate from that association's manager, which the 2026 annual reports show as Tropical Isles Management Services. The route and the cost for that office were not verified for this page, so ask the closing agent to confirm them early. Order both layers together, since a unit carries both assessments.
What the Declaration says about timing
The Declaration requires the master association to issue its certificate within 15 days of a written request. It also bars any sale or lease until all sums due are paid and the certificate has issued, and it asks for notice to the association 15 days before a transfer of title. The statutes behind these certificates are s. 720.30851 for the master layer and s. 718.116(8) for a condominium layer.
The resale contribution
The master Declaration provides for a resale contribution in Articles 9.15 and 9.16, due at closing. The amount is not published, and the estoppel certificate states it. Whether a condominium layer adds its own contribution is not published either, so ask each manager in writing and confirm who pays under the contract.
Special assessments
Special assessments are adopted by board resolution and are normally not recorded, so a public records search cannot settle the question for any of the four associations. The certificate lists what is due on the address, and the record of board meetings shows what a board has discussed. Ask in writing whether one is under consideration, and say in the contract who pays.
What to request before you are bound
Ask each association that applies for its current budget, reserve schedule, last 12 months of board meeting records and governing documents. On a condominium unit, add the insurance certificate for the building. Read them during the contract's review period, and tell your agent if a document is slow to arrive.
What are the leasing and pet rules in LaMorada, Naples?
LaMorada in Naples allows leasing under the recorded Declaration, with a 30-day minimum and a cap of three leases in a calendar year. Pets are limited to two dogs, cats or birds in any combination, plus fish, with breed and species exclusions as recorded. Other recorded rules limit exterior changes and added space.
The lease rule
The recorded Declaration sets a minimum lease of 30 consecutive days and allows no more than three leases in a calendar year. The rule sits in section 10.3.3, and no prior approval is needed when the steps in Articles 11.1 to 11.3 are met. On a condominium unit, ask whether that association's documents add anything.
Notice before a tenant moves in
The Declaration asks for notice to the association 7 days before a tenant occupies a home. All sums due must be paid and the association's certificate issued before a lease, the same condition that applies to a sale. The tenant takes the common-area use rights for the length of the lease.
Pets as published
Section 10.7.1 of the Declaration allows no more than two dogs, cats or birds in any combination, plus fish, and it lists breed and species exclusions as recorded. Section 10.8 lets the board set different rules by neighborhood. This page reports that language as recorded, so ask for the current list before you write an offer.
Exterior changes
Article 13 requires written Design Review Board approval before changes, and it names landscaping, hurricane protection, paint, awnings and shutters. A filing fee and an engineer's review are possible at the owner's cost.
No added square footage
A recorded amendment of April 30, 2024, section 10.31, says an owner "shall not alter the existing square footage." That bars added square footage, enlarged rooms and added garage space. Read this section first if you plan to expand a home.
What are property taxes on a LaMorada home in Naples?
LaMorada homes in Naples all sit in one Collier County millage area, so the 2026 rate per dollar of taxable value is the same across the community. A buyer's own bill turns on taxable value after the sale, homestead status and the roll's non-ad valorem total, and the roll shows no community development district.
One millage area, 44
Every LaMorada parcel sits in Collier County millage area 44 at 10.3696 mills for 2026, with no municipal millage, and the Greater Naples Fire Rescue District line is 2.0000 mills of that total. LaMorada lies in unincorporated Collier County, so no city levy sits on top. The table lists the ten authority lines behind the total.
Taxes table: the 2026 authority lines
| Taxing authority | Area 44, mills |
|---|---|
| Collier County general fund | 3.0107 |
| South Florida Water Management District | 0.0948 |
| Big Cypress Basin | 0.0978 |
| School board, state law | 1.8990 |
| School board, local board | 2.2480 |
| Collier Mosquito Control District | 0.1331 |
| Greater Naples Fire Rescue District | 2.0000 |
| Unincorporated general MSTD | 0.6844 |
| Water pollution control program | 0.0246 |
| Conservation Collier | 0.1772 |
| Total 2026 millage | 10.3696 |
No community development district
LaMorada lies in no community development district, and the 2026 roll shows the same $269.77 non-ad valorem total on every LaMorada home. No such district appears among the area 44 lines and no such instrument appears in the recorded documents, so a buyer carries no community development district assessment or bond debt here.
Two separate bills
The roll's non-ad valorem total is inferred to be solid waste, and it is never an HOA fee. Master and condominium assessments go to the associations on their own quarterly schedule, so a buyer budgets the county bill and the association bills as separate lines.
The homestead exemption
Under s. 196.031, the test is title on January 1 and permanent residence in the home. The exemption covers the first $25,000 of value, plus an additional exemption on value above $50,000 for non-school levies, with a 2026 maximum of $26,411. School levies take only the first $25,000, and the worked examples show the effect.
What the 2026 roll shows today
The 2026 Collier roll puts the median total tax at $7,581 on detached LaMorada homes and $4,074 on condominium units, and it shows homestead on 243 of 367 homes. Those are current owners' bills, not a buyer's cost. Apply the millage to your own taxable value instead, as the worked examples do.
What do worked cost examples show for a LaMorada home?
LaMorada worked cost examples for Naples apply the 2026 area 44 millage to the county's recorded median sale price for each product, with and without homestead. Each row is a labelled illustration of the arithmetic and not a bill, so a buyer's real figure still comes from the property appraiser after the purchase.
How the examples are built
| Example | Market value | Taxable (non-school) | Homestead exemptions | Ad valorem | Non-ad valorem (roll total) | Total | Area |
|---|---|---|---|---|---|---|---|
| County median-value detached home non-homestead | $1,025,000 | $1,025,000 | $0 | $10,628.84 | $269.77 | $10,898.61 | 44 |
| County median-value detached home homestead | $1,025,000 | $973,589 | $51,411 | $10,205.25 | $269.77 | $10,475.02 | 44 |
| County median-value condominium unit non-homestead | $480,000 | $480,000 | $0 | $4,977.41 | $269.77 | $5,247.18 | 44 |
| County median-value condominium unit homestead | $480,000 | $428,589 | $51,411 | $4,553.82 | $269.77 | $4,823.59 | 44 |
Market value in each row is the county's recorded median for that product over the 12 months to August 31, 2026, treated as if it were the assessed value.
Why the examples start from the buyer
From February 1, 2027, s. 689.261 as amended in 2026 requires listing platforms to show estimated ad valorem taxes rather than the current owner's bill. The same section already requires a disclosure summary at or before signing, which warns a buyer not to rely on the seller's current taxes. So these rows use millage on a buyer's taxable value.
A detached home with no homestead
At the county's recorded detached median, a home with no homestead has a taxable value equal to the market value in the first row. The area 44 rate produces $10,628.84 in ad valorem tax, and the roll total brings the illustration to $10,898.61.
A detached home with homestead
Homestead takes $51,411 off the non-school taxable value in the second row and leaves $973,589, while school levies take off the first $25,000 only. The illustration then shows $10,205.25 in ad valorem tax and $10,475.02 in total. The exemption counts only from a January 1 on which the owner qualifies.
The condominium unit rows
The two condominium rows start from the county's recorded median of $480,000 for condominium sales in the same window, with the same rate and the same roll total. Without homestead the illustration totals $5,247.18, and with homestead $4,823.59. Both cover tax lines only, so the master and condominium assessments come on top.
Scaling to another price
At 10.3696 mills, each $100,000 of taxable value carries $1,036.96 in ad valorem tax across all ten area 44 lines. Use that to test another price, then add the roll total from the table. A contract price and the appraiser's value can differ, so treat the answer as a range check and never as a quote.
What the examples leave out
These rows leave out the master assessment, any condominium assessment, the resale contribution, property insurance, flood insurance and any lender escrow cushion. They also assume that the market value equals the county's recorded median, which may not hold for a given address.
Is LaMorada in Naples in a flood zone, and how do storms and insurance work?
LaMorada in Naples has two flood facts to read together: the effective FEMA panel shows Zone AH on many parcels, and five FEMA letters moved the built areas to shaded Zone X. The lender's determination on the exact address governs, and Collier County places the community in Evacuation Zone E.
The effective map and the five letters
On FEMA panel 12021C0218H, effective May 16, 2012, 186 of 230 parcels on LaMorada streets map in Zone AH, and five FEMA letters of map revision based on fill (LOMR-F), issued from 2016 to 2019 and revalidated February 9, 2024, moved the built areas of Lots 1 to 223 and the condominium tracts to shaded Zone X, so the lender's flood determination on the exact address governs. The 230 is a parcel count on those streets, including Montserrat Lane and Woodcrest Drive, and it is not a count of homes.
Why an automated check can still read the map
The LOMR-F removals are not drawn on the printed panel, so an automated flood determination can still read Zone AH for an address the letters moved to shaded Zone X. Ask for the letter that covers the lot and hand it to the lender. FEMA also notes that portions of a property may remain in the Special Flood Hazard Area.
What the letters say about flood insurance
FEMA's letters say "the Federal mandatory flood insurance requirement does not apply" to a structure inside a LOMR-F area. They add that "the lender has the option to continue the flood insurance requirement." Ask the lender early which way it reads the letter, and get a flood quote either way before the inspection period ends.
Base flood elevation and the certificate
Base flood elevation lines across LaMorada read 14.0 to 14.5 feet NAVD88, and the letters print the flood source as ponding and overland flow. Ask the seller for the home's elevation certificate. An insurer can use it to set a flood quote, and it lets the buyer compare the home with those lines.
The preliminary map
The preliminary FIRM is in its appeal period; check the preliminary map for the address. Collier County's release of August 19, 2026 opened that 90-day period, and this status was checked November 3, 2026. This page makes no statement about what that map shows for LaMorada, because it was not read for this page. When LaMorada's panel is revised, which the county's release targets for Summer 2027, the five LOMR-Fs tied to it are superseded, so do not assume the result of those letters carries over. Ask the lender which map it is using for the determination.
Evacuation zone
Collier County places LaMorada in Evacuation Zone E. The county sets evacuation zones and FEMA draws flood zones, so the two answer different questions. Confirm the address with Florida's Know Your Zone tool before each hurricane season.
What storm records can and cannot show
The National Weather Service report on Hurricane Ian placed the Collier surge footprint south and west of US 41 and along the Gordon River, Rock Creek, Cocohatchee and Palm River areas. No source read for this page speaks to LaMorada either way, which is an absence of reporting and not proof of anything. Ask for the seller's disclosure and the claim history.
Detached homes: an HO-3 type policy
A detached owner insures the house and lot, so a buyer prices a dwelling policy of the HO-3 type, inferred from the recorded structure. That covers wind, included or written separately, other structures such as a pool cage, contents and liability. The master association insures common areas and the amenity center through its assessment.
Condominium units: an HO-6 type policy
On Coach Homes I, Carriage Homes I and Carriage Homes II, the condominium association insures the building and the owner carries a walls-in policy of the HO-6 type, also inferred from the recorded structure. That policy covers interior finishes, contents, liability and exposure to a master deductible. Each condominium's declaration sets the exact split, so ask for it and the insurance certificate.
Wind and the building code
LaMorada sits inside the Florida Building Code wind-borne debris region. Which opening protection each home has is not published, so ask for a wind mitigation report on the Florida uniform form, which credits items including roof covering, deck attachment, roof-to-wall connection and opening protection. Section 10.25 of the Declaration also requires Design Review Board approval for storm shutters, closing them only for severe weather and removing them within three days.
Citizens and the private market
Insurance Business reported on September 4, 2026 that Citizens Property Insurance held about 270,000 policies, against about 1.4 million in September 2023. The same report says Florida law requires a Citizens policyholder to accept a comparable private offer within 20 percent of the Citizens premium. Whether a given LaMorada home sits with Citizens or a private carrier is not a public record, so get separate quotes for the homeowners policy, wind if separate, and flood during the inspection period.
What Florida rules and pending court cases should a LaMorada buyer know about?
A LaMorada buyer in Naples meets two legal regimes: chapter 720 for the master association on every resale, plus chapter 718 on the 144 condominium units. Those chapters set disclosure and cancel windows; separate statutes reset assessed value after a sale and set a building-height test. Four association court cases were pending on the September 6, 2026 docket read.
The condominium cancel window
For a Coach Homes I, Carriage Homes I or Carriage Homes II resale, s. 718.503(2) lets the buyer void the contract by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt of the required documents, and the right ends at closing. The statute says a waiver "SHALL BE OF NO EFFECT."
What the seller delivers on a condominium unit
The seller pays for the document set: the declaration, articles, bylaws and rules, the annual financial statement and budget, the FAQ document and the governance form. A milestone summary, the latest reserve study or a statement that none exists, and a turnover report join the set where they apply.
The master association summary, s. 720.401
Every LaMorada resale sits under the master association. Under s. 720.401, a buyer gets a summary in the statutory form before signing, stating that membership is mandatory, that assessments may change and that restrictive covenants govern use. If the summary comes after signing, the buyer may void in writing within 3 days of receiving it or before closing, whichever is first.
The reset of assessed value, s. 193.155
The Save Our Homes limit in s. 193.155 applies to homestead property and caps the yearly increase in assessed value at the lower of 3 percent or the CPI, and the 2026 cap is 2.7 percent. The seller's protection does not pass to a buyer. Assessed value resets to market value as of the January 1 after the change of ownership.
The milestone and reserve study test
Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three habitable stories or more, and the recorded LaMorada condominium declarations describe two-story buildings, so ask the association for its written statement.
The pending court cases
Four LaMorada associations, the master association and the three condominium associations, have pending construction-defect cases in Collier County Circuit Court, and on those claims the associations allege; no court has found that any defect exists. On the court docket as read on September 6, 2026, arbitration in the master association's case was waived on March 10, 2026, and all four cases were pending.
What to ask about the court cases
Ask each association for its current budget, reserve schedule and 12 months of board meeting records, and ask whether it has adopted or is considering a special assessment or a charge tied to the court cases. The estoppel certificate shows what is due on the address.
Reading the law beside the documents
State law sits next to the recorded Declaration and the condominium documents, so read them together with your Domain Realty Group agent before the review windows close. To compare options, browse Naples communities, the wider Naples guide or current homes for sale, or contact the team with a question on one LaMorada address.
LaMorada vs Islamorada, Calusa Pines and other look-alike names: which is which?
LaMorada in Naples is one community in ZIP 34120, and a Keys village, a restaurant name, a private golf club, a neighboring community and a street name all get mixed with it in searches. Only the full name, the ZIP and the legal description settle which one a listing means.
A Florida Keys name and a restaurant name
LaMorada in Naples is not Islamorada in the Florida Keys, and restaurants called La Morada elsewhere share only the spelling. The Keys village sits in Monroe County. An older WCI plan list also used the Keys name for a floor plan, so a plan name on a brochure is not a place.
The private golf club next door
Calusa Pines Golf Club is a separate private club that shares a recorded plat instrument with this community. A street address on Calusa Pines Drive belongs to the club side and is not a LaMorada home. Nothing recorded gives a LaMorada owner a right to play there, and this page counts no club parcel in any figure.
Heritage Bay across Immokalee Road
Heritage Bay is a separate community north across Immokalee Road, with its own plats, its own associations and its own records. Read the subdivision line on a listing before you compare a price or a rule.
Montserrat Lane is a street
Montserrat Lane is a street, not a community. The main gate opens on it and some Coach Homes I addresses run along it, while other LaMorada addresses sit on Mustique Street, Antigua Lane, Somerset Place, Grenadines Way, Frangipani Circle and Anguilla Drive.
How to tell them apart on a listing
Read three lines. The ZIP should be 34120. The association should be LaMorada at Naples Master Association, Inc., alone for a detached home or with one of the three condominium associations for a unit. The legal description should name the LaMorada plat or a Coach Homes or Carriage Homes condominium.
How do LaMorada home prices compare with nearby Naples communities?
LaMorada home prices in Naples sit beside eight nearby communities in the county peer table below, which holds every row to one basis: single-family coded deeds in one window. That basis fits LaMorada detached homes only. No peer in the set has condominium units, so LaMorada condominium figures are never compared here.
County peer table
Each row counts qualified Collier County deeds on use 1 homes in the 12 months to August 31, 2026, and the distance runs in a straight line between community centers, not along a road.
| Community | Straight-line miles | T12 use 1 sales | T12 median |
|---|---|---|---|
| County Mockingbird Crossing | 0.77 | 10 | $1,016,250 |
| County Bent Creek Preserve | 0.85 | 24 | $678,500 |
| County Bristol Pines | 1.34 | 10 | $382,500 |
| County Heritage Bay (single-family plats) | 1.58 | 14 | $980,000 |
| County Indigo Lakes | 2.01 | 16 | $807,500 |
| County Island Walk | 2.98 | 111 | $520,000 |
| County Saturnia Lakes | 3.23 | 27 | $815,000 |
| County Riverstone | 3.68 | 33 | $920,000 |
How to read the peer table
A T12 median is the middle qualified deed among one community's use 1 sales in that window. In the same county window, the LaMorada plat recorded 12 detached home sales at a $1,025,000 median. The set keeps the eight eligible communities ranked by straight-line distance, each with at least 20 single-family coded homes in ZIP 34119 or 34120.
Why no neighbor figure carries over
Mockingbird Crossing, Bristol Pines, Indigo Lakes and the other peers are separate developments on their own plats, so none of their sales, fees or rules is a LaMorada figure. The table sets the rows side by side and draws no conclusion about any one of them.
Peer pages on this site
Five of the peers have Domain Realty Group pages: Heritage Bay, Bent Creek Preserve, Island Walk, Saturnia Lakes and Riverstone. Mockingbird Crossing, Bristol Pines and Indigo Lakes have no linked page here yet, so they appear in the table only.
How do you buy a home in LaMorada, Naples, step by step?
Buying a home in LaMorada, Naples, is a resale purchase, because the final developer closing was in 2022 and every listing today comes from an owner. The eight steps below run from choosing a product to closing, with the condominium window, the association papers and the flood letters in order. This is general information, not legal advice.
Step 1: Choose the product
Decide first between a detached home on the LaMorada plat and a condominium unit in Coach Homes I, Carriage Homes I or Carriage Homes II. A unit adds a condominium association on top of the master association, which changes the fee, the insurance and the papers.
Step 2: Write the resale contract
The contract sets the inspection period, financing terms and closing date. On a LaMorada resale, detached or condominium, Florida s. 720.401 calls for a disclosure summary before signing, stating that membership in the master association is mandatory and that assessments can change. Ask for that form itself.
Step 3: Use the condominium 7-day window
A condominium resale buyer gets 7 days under s. 718.503(2), not counting weekends or legal holidays, to void the contract in writing after signing and receipt of the documents. Read the condominium's governing documents inside that window, because the right stops at closing. A detached home on the plat has no condominium window.
Step 4: Give notice and ask about association approval
The recorded Declaration calls for notice to the association 15 days before a transfer. Whether a condominium board also approves or interviews a buyer is not published for these associations, so ask the manager in writing early. KW Property Management and Consulting serves the master association, and Tropical Isles Management Services serves the three condominiums.
Step 5: Order the estoppel certificate
The Declaration requires the association to issue the certificate within 15 days of a written request and bars a sale until all sums due are paid. It states the current assessment, unpaid charges and the resale contribution. Each layer needs its own: the master association's manager takes requests on its public page, and a condominium buyer also asks that condominium's manager.
Step 6: Inspect the home
Hire an independent inspector. LaMorada homes date from 2016 to 2022 on the county roll, so ask for the roof permit year, the air conditioning install year and the permit history, and order a 4-point report and a wind mitigation report for the insurer.
Step 7: Get the flood determination and the LOMR-F
The lender orders a flood determination on the exact address. The effective FEMA panel maps Zone AH on many parcels on LaMorada streets, while the five letters of map revision based on fill moved the built areas to shaded Zone X. Ask for the letter that covers the lot and the elevation certificate, because a lender may still require flood insurance.
Step 8: Gather insurance quotes and close
Get wind and flood quotes before the inspection period ends. A detached home usually carries its own dwelling policy of the HO-3 type. In a condominium, the association insures the building and the owner usually carries a walls-in policy of the HO-6 type, so read the certificate of insurance before you close.
Frequently Asked Questions about homes for sale in LaMorada, Naples
These answers on LaMorada in Naples come from Collier County records, the October 29, 2026 export of the Southwest Florida MLS, recorded association documents and the statutes named. Figures carry their own record set and date, so confirm anything that matters on the exact address before you sign a contract or close.
How many homes are in LaMorada in Naples?
LaMorada holds 367 homes on the 2026 Collier County roll: 223 detached homes on the LaMorada plat and 144 condominium units in Coach Homes I, Carriage Homes I and Carriage Homes II. No homesite sits vacant, and the count leaves out the golf club's parcels.
Where is LaMorada located in Naples?
LaMorada lies south of Immokalee Road and east of Collier Boulevard in ZIP 34120, outside any city limit in Collier County. The main gate opens on Montserrat Lane. The 2026 roll carries no municipal millage on any LaMorada parcel, so county taxing lines apply.
Is LaMorada in the Florida Keys?
No. LaMorada is a Collier County community in Naples ZIP 34120, in southwest Florida, with no tie to the Monroe County village of a similar name. Check the county and the ZIP on any listing before you compare a price, a fee or a rule.
Who built LaMorada?
The deeds name WCI Communities, which bought the land in July 2014, and that name stayed on them after Lennar's merger with WCI took effect on February 10, 2017. The first home closed on April 8, 2016, and the last sale from a builder entity closed on May 31, 2022.
When were LaMorada homes built?
The 2026 county roll dates detached homes on the plat from 2016 to 2020, Carriage Homes I from 2016 to 2018, Carriage Homes II from 2018 to 2019 and Coach Homes I from 2019 to 2022. Permit records say more about one home.
Can you buy a new construction home in LaMorada?
No. Every homesite on the roll has a home, and no builder sells in LaMorada today. On the county builder-direct test, none of the 20 qualified sales in the 12 months to August 31, 2026 came from a builder, so every listing is a resale.
What have LaMorada detached homes sold for in county records?
Collier County deeds show 12 qualified LaMorada detached home sales from September 2025 through August 2026 at a $1,025,000 median. Those deeds ran from $640,000 to $1,585,000, and each sale is its own row in the deed table, so you can read the prices one by one.
What have LaMorada condominium units sold for in county records?
Collier County deeds show 8 qualified LaMorada condominium sales from September 2025 through August 2026 at a $480,000 median. Those deeds ran from $460,000 to $640,000. Coach Homes I accounts for 7 of the 8, Carriage Homes I for one and Carriage Homes II for none.
What does the MLS show for LaMorada homes?
The October 29, 2026 export of the Southwest Florida MLS shows 15 LaMorada detached homes sold in the year to that date at a $1,250,000 median. On the same export, 8 condominium units sold at a $480,000 median. Listing agents enter these rows.
Why do the county and MLS LaMorada counts differ?
The county counts each qualified deed recorded from September 1, 2025 through August 31, 2026. The MLS counts closings that listing agents entered in a window ending October 29, 2026. The windows overlap but do not match, so a sale can sit in only one set.
How many LaMorada homes are for sale right now?
The latest count here comes from the October 29, 2026 export: 10 active LaMorada listings, 6 detached homes and 4 condominium units, with 3 more pending. Listings change daily, so use the live search links on this page for today's homes.
Who manages the LaMorada associations?
KW Property Management and Consulting manages the master association, by the club site's footer. Annual reports for 2026 place the three condominium associations with Tropical Isles Management Services. Detached homes have no sub-association, so a detached owner deals with the master association only.
What are the HOA fees in LaMorada?
A recorded master association lien puts the master assessment at $1,388.51 a quarter, and a recorded Coach Homes I lien puts the 2026 condominium assessment at $1,550 a quarter. Carriage Homes figures are not published. Detached listings show higher master fee entries than the lien rate, so trust the estoppel certificate.
Is there a separate club membership at LaMorada?
None is published. The club site says the amenities are HOA common areas, and the recorded Declaration makes the amenity center part of the general common areas, so use comes with ownership. Whether a food and beverage minimum applies in 2026 is not published.
Does a LaMorada buyer pay a resale contribution at closing?
The recorded Declaration provides for resale contributions in Articles 9.15 and 9.16, and the amount is not published. The estoppel certificate states the figure due on the exact home, so ask for it early and ask your closing agent how the contract assigns it.
Does LaMorada have a CDD?
No. County boundary layers and recorded documents show no community development district over LaMorada. The $269.77 non-ad valorem figure on the 2026 roll is one county line, inferred to be solid waste, and it is neither an association fee nor district debt.
What are property taxes on a LaMorada home?
The 2026 rate across LaMorada is 10.3696 mills, or $1,036.96 of ad valorem tax for each $100,000 of taxable value. Your own bill turns on your taxable value after the sale and any homestead exemption, not on the seller's bill.
Is LaMorada in Naples in a flood zone?
On effective FEMA panel 12021C0218H, Zone AH covers 186 of 230 parcels on LaMorada streets, and five letters of map revision based on fill, revalidated February 9, 2024, moved the built areas of Lots 1 to 223 and the condominium tracts to shaded Zone X. Base flood elevation reads 14.0 to 14.5 feet.
Do LaMorada buyers need flood insurance?
FEMA's letters say the federal mandatory requirement does not apply inside a LOMR-F area, but a lender may still require coverage after its determination on the exact address. An automated reading can follow the effective panel and miss the letter, so hand your lender the one for the lot and get a flood quote early.
Which hurricane evacuation zone is LaMorada in?
Collier County's layer maps the LaMorada parcels in Evacuation Zone E, and Florida's Know Your Zone tool confirms an exact address. Separately, the preliminary flood map is in its appeal period; check the preliminary map for the address. Collier County opened that 90-day period on August 19, 2026.
How long can you cancel a Coach Homes or Carriage Homes contract?
Florida gives a condominium resale buyer 7 days, not counting weekends or legal holidays, to void in writing once the contract is signed and the required documents arrive. That right comes from s. 718.503(2) and stops at closing, so read the documents early.
Are there pending court cases involving LaMorada associations?
Yes. On the docket read September 6, 2026, four associations had cases pending in Collier County Circuit Court, and the associations allege; no court has found that any defect exists. Ask for the current budget, the reserve schedule, recent board records and each association's written answer on any charge tied to those cases.
Do milestone inspection rules reach LaMorada condominiums?
Florida's milestone and reserve study rules reach condominium buildings of three habitable stories or more, and the recorded declarations for Coach Homes I and both Carriage Homes condominiums describe two-story buildings. This page states no result for any building, so ask each association in writing.
Can you lease a LaMorada home?
Yes, within the recorded rules. Declaration section 10.3.3 sets a 30-day minimum, counted in consecutive days, and a cap of three leases each calendar year, and the owner gives the association notice before a tenant occupies. Read the governing documents for the exact unit.
Are pets allowed in LaMorada?
Yes, within limits. Declaration section 10.7.1 allows no more than two dogs, cats or birds in any combination, plus fish, and lists excluded breeds and species as recorded. Section 10.8 lets the board set different rules by neighborhood, so ask the association.
Can you add a room or garage bay to a LaMorada home?
No. A recorded amendment dated April 30, 2024, Declaration section 10.31, bars added square footage, room enlargements and added garage space. Other exterior work, including paint, landscaping and hurricane protection, needs written Design Review Board approval before work starts on the home.
What amenities does LaMorada have?
The club's public page lists a 13,700-square-foot clubhouse, a fitness studio, a spa treatment room, a theater, a culinary arts studio, two lighted Har-Tru tennis courts, two pickleball courts, bocce, a pool with a lap lane and three sun shelves, and The Oasis, a covered 80-seat poolside bar.
Does LaMorada have a golf course?
No. LaMorada has no course and no driving range inside its boundary. Calusa Pines Golf Club next door is a separate private club, and Heritage Bay north across Immokalee Road is a separate community. Nothing recorded conveys golf rights to a LaMorada owner.
Which schools serve LaMorada?
A Collier County Public Schools lookup for LaMorada streets returned Bear Creek Elementary, Oakridge Middle and Gulf Coast High for 2026 to 2027. Attendance areas get a review every year and follow the exact address, so check the district's tool before you write an offer.
How far is LaMorada from downtown Naples and the airport?
From the main gate, Fifth Avenue South is 17.9 route miles on the Domain Realty Group route table, the Naples Pier is at 19.1 and Southwest Florida International Airport (RSW) is at 27.8. NCH North Naples Hospital sits at 8.0 route miles, all free-flow distances.
Ready to buy or sell in LaMorada, Naples?
LaMorada in Naples is a finished resale market of detached homes and condominium units under four associations, with no builder selling today. Our Naples team can set a listing search, walk you through the association papers and the flood letters, or talk through selling a LaMorada home you own.
Thinking of buying in LaMorada?
Tell us the product and your price band, and we will watch the next listings for you. Contact us or meet the Domain Realty Group agents.
Thinking of selling in LaMorada?
Recorded county deeds put 12 LaMorada detached home sales at a $1,025,000 median from September 1, 2025 through August 31, 2026. Ask for a home valuation or reach our Naples team, and for the neighborhood read McGreevy and Comisar's LaMorada neighborhood guide.
What our clients say about Domain Realty Group
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About Domain Realty Group
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 more than $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across LaMorada, from the detached houses on the LaMorada plat to the condominium units of Coach Homes I, Carriage Homes I and Carriage Homes II.
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 and North Naples.
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Naples office: 9180 Galleria Ct #200, Naples, FL 34109
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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.
Data updated: November 2026. County figures run to August 31, 2026. MLS figures come from the October 29, 2026 export.
Sources
Records cited as text
- Collier County 2026 roll and deed files, October 27, 2026
- Southwest Florida MLS export of October 29, 2026
- FEMA panel 12021C0218H and five letters of map revision based on fill, carried record
- Collier County evacuation zone layer, carried record
- Collier County Public Schools address lookup for the 2026 to 2027 year, carried record
- Recorded master and condominium declarations and recorded liens, carried record
- Collier County civil docket for the four association cases, read September 6, 2026, carried record
- Route table, Domain Realty Group, November 3, 2026
The club and the associations
- Club Lamorada, home page
- Club Lamorada, Amenities
- Club Lamorada, Hours
- Club Lamorada, Locations directions
- Club Lamorada, Contact U.S.
- KW Property Management, home page
- KW Property Management, Estoppel request
- KW Property Management, page
- websites.kw-ic.com, Lamorada
- build-gh.com, Lamorada clubhouse
Builders and history
- Business Observer, Wci communities pays 325m land near calusa pines golf club
- Lamorada, home page
- Lamorada, Lamorada club
- Lamorada, Homes
- Lamorada, Antigua
- Lamorada, Montserrat
- Lamorada, Key largo ii
- Lamorada, Michelangelo
- Lamorada, Kiawah
- HousingWire, 39184 lennar finalizes 643 million acquisition of wci communities
- Lennar, Warranty
- Lennar, article 61575
Neighboring names
Florida statutes, taxes and condominium rules
- Florida Statutes, section 718.503
- Florida Statutes, section 720.401
- Florida Statutes, section 720.30851
- Florida Statutes, section 689.261
- Florida Statutes, section 196.031
- Florida Statutes, section 193.155
- Florida Statutes, section 193.1554
- Florida Statutes, section 553.899
- Florida Statutes, section 718.112
- Florida Department of Revenue, Cpi homestead exemption (PDF)
- Florida Department of Revenue, SaveOurHomes (PDF)
- boarddeadline.com, Florida condo inspection law
- taylorforensicsandengineering.com, Milestone I ii and SIRS
- m2e.com, Florida milestone inspections guide
- Collier County, Milestone Inspections
Court cases
- Gulfshore Business, Lamorada condo group files suit against lennar homes
- law.com, FL colliercounty 606665 carriage homes at lamorada condominium association Inc. v lennar homes LLC
Flood maps, insurance and storms
- Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk
- Collier County, 2025 flood protection newsletter 1 (PDF)
- Collier County, A 105 hurricane mitigation retrofits on re roofing (PDF)
- federaltitle.com, page
- National Hurricane Center, AL092022 Ian (PDF)
- National Weather Service, Hurricaneirma
- National Weather Service, HurricaneIanSummary (PDF)
Schools, hospitals and the area around the community
- Collier County Public Schools, home page
- Collier County Public Schools, Attendance boundaries
- NCH Healthcare System, Emergency services
- NCH Healthcare System locations, Naples
- NCH Healthcare System locations, NCH emergency department northeast
- Physicians Regional Healthcare, Physicians regional collier boulevard
- Physicians Regional Healthcare, Hospitals
- Coastland Center, home page
- aa.com, Rsw airport
- REBusiness, Partnership breaks ground on 55 acre mixed use development in naples florida
- Collier County, Vanderbilt Beach Road Extension Phase One Project Opening Soon
- Gulfshore Business, Vanderbilt beach road extension opens june 12 in collier county