Valencia Lakes Homes for Sale in Naples, FL

Valencia Lakes is a community of 456 single-family houses in Orangetree, ZIP 34120, with a Naples mailing address, platted as seven recorded phases with county residence years from 1999 to 2022. Collier County recorded 17 qualified home sales in Valencia Lakes in the 12 months to August 31, 2026, at a $515,000 median.

This page belongs to our Naples homes for sale guide and the Naples communities directory. It covers live search links, recorded sales, the Southwest Florida MLS layer, price history back to 2017 and the seven phases. Valencia Lakes here is not Valencia Golf and Country Club, not Valencia Trails and not Valencia Sky, each a separate community.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Valencia Lakes buyers in Naples

Valencia Lakes in Naples is a resale community of one product, the detached single-family house, platted in seven phases and sold through a homeowners' association. These eight sourced figures frame a purchase, and each is explained further down this page. Data updated: October 2026.

• The 2026 Collier County roll shows 456 single-family houses in Valencia Lakes on 484 parcels in seven phases, Phase 1-A to Phase 7-A, with no condominium or attached home.
• Collier County recorded 17 qualified home sales in the 12 months to August 31, 2026, at a $515,000 median; the prior 12 months had 10 at $467,500, and the last 24 months had 27 at $510,000.
• The Southwest Florida MLS, as entered by listing agents, shows 22 closings at a $505,750 median, a median living area of about 2,290 square feet, $215 per living square foot and 104.5 days on market.
• 421 of the 456 houses carry county residence years from 2001 to 2008, and 33 houses in Phase 6-A on the roll are dated 2021 and 2022.
• The association bills monthly, but none of its public pages or its managers' pages publishes an amount, so the estoppel certificate is the first document to request (checked October 31, 2026).
• Millage area 290 reads 12.1196 mills for 2026, the roll shows $269.77 in non-ad valorem charges on 454 of the 456 houses, and a $515,000 purchase would run $6,511.36 in first-year property tax, an illustration and not a bill.
• Four addresses we checked on Valencia Lakes-only streets on October 21, 2026 were all in Zone X, and the county evacuation layer placed the addresses tested in Zone E.
• The association lists a pool and spa, a fitness center, tennis and a clubhouse, and Valencia Lakes has no golf course.

What Valencia Lakes homes are for sale in Naples right now?

Five searches below open Valencia Lakes homes for sale in Naples, each filtered to the community's single MLS subdivision label and to a map boundary around its streets. Prices and counts are not printed here because the feed changes through the day. Data updated: October 2026.

Listings come through the MLS feed, which refreshes through the day, so these links open on today's list. This page prints no active-listing count and no asking price from the feed, because the files behind its numbers record closings.

• All Valencia Lakes homes for sale in Naples
• Valencia Lakes listings from the last 30 days
• Valencia Lakes homes for sale under $500,000
• Valencia Lakes homes for sale at $500,000 and up
• Valencia Lakes homes for sale at $600,000 and up

The searches filter on asking price, which can sit above or below the price a house later records. The sections after this one show what has recorded.

Valencia Lakes homes under $500,000

Of the 17 qualified county sales in the 12 months to August 31, 2026, 7 recorded between $400,000 and $499,999, and none recorded under $400,000. Over 24 months, 13 of 27 sales fell in that same band. The search under $500,000 filters on asking price, so a listing can open below the line and later record above it, or the reverse.

Valencia Lakes homes from $500,000 to $700,000

The other 10 of the 17 county sales in the latest 12 months recorded at $500,000 or more: 6 between $500,000 and $599,999 and 4 between $600,000 and $699,999. None recorded at $700,000 or above. The $500,000 and $600,000 searches reach those two tiers, and the 24-month record adds 1 sale between $700,000 and $799,999 and 1 at $800,000 or more.

The newest Valencia Lakes listings

The 30-day link lists homes that came onto the market in the last month, at any price. With 17 qualified county sales in a year, the 30-day list can be short, and an empty result means a slow month, not a broken link. A Domain Realty Group agent can set a saved search that alerts you when a new Valencia Lakes listing appears, pinned to a street if you prefer.

What the MLS calls Valencia Lakes

The MLS Sub/Condo field and the separate Development field both read exactly VALENCIA LAKES on all 22 closings in our MLS pull, one label with no phase suffix and no "at Orangetree" variant. Houses on Grove Dr that belong to Orange Tree or Citrus Greens carry their own labels, and three such rows were left out of our counts. Orange Tree Units One to Four and Lake Lucerne homes also sit on Orange Grove Trl and Grove Dr, so a street name alone does not place a home in Valencia Lakes; the MLS subdivision field does.

Why few Valencia Lakes homes are listed at once

County turnover was 17 of 456 houses in 12 months, 3.7 percent. At that pace, a handful of listings at a time is ordinary, and there will be weeks with very few. The files behind this page hold closed sales only, so we print no active count and no months of supply. For a house that is not yet listed, Domain Realty Group can check which streets have had recent sales.

Asking about a Valencia Lakes home before it is listed

Some houses change hands without a public listing period, and others reach an agent's network first. If you want a Valencia Lakes house and none of the five searches fits, contact Domain Realty Group with a price range, a bedroom count and the phases you would consider, and we will search the MLS and the county record for matches.

What have Valencia Lakes homes sold for in Naples?

Collier County recorded 17 qualified home sales in Valencia Lakes in the 12 months to August 31, 2026, at a $515,000 median in Naples ($415,000 to $680,000). The county had finished marking sales qualified through August 31, 2026, so the window ends there. Data updated: October 2026.

Medians below always show their count. Where the count is even, the median is the midpoint of the two middle sales. Where a group has only 1 or 2 sales, the sales are listed and no median is claimed. Every Valencia Lakes sale on the roll is a single-family house, so the all-homes row is one product.

Group	Last 12 months	Prior 12 months	Last 24 months	Last 36 months
All Valencia Lakes homes	17 at $515,000	10 at $467,500	27 at $510,000	46 at $520,000
Phases 1-A to 3-A	9 at $530,000	3 at $475,000	12 at $521,250	22 at $542,500
Phases 4-A to 7-A	8 at $498,750	7 at $455,000	15 at $482,500	24 at $505,000
Phase 1-A	3 at $499,000	0 sales	3 at $499,000	4 at $480,750
Phase 2-A	2 sales: $417,000 and $635,000	2 sales: $460,000 and $715,000	4 at $547,500	8 at $569,000
Phase 3-A	4 at $542,500	1 sale: $475,000	5 at $530,000	10 at $542,500
Phase 4-A	7 at $482,500	5 at $450,000	12 at $468,500	13 at $482,000
Phase 5-A	0 sales	1 sale: $535,000	1 sale: $535,000	2 sales: $500,000 and $535,000
Phase 6-A	1 sale: $615,000	1 sale: $825,000	2 sales: $825,000 and $615,000	3 at $700,000
Phase 7-A	0 sales	0 sales	0 sales	6 at $512,500

Source: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales (bundle dated October 27, 2026). Windows end August 31, 2026.

The last 12 months at a glance

Seventeen sales is a thin year, and the range from $415,000 to $680,000 is wide for one house type. The 17 recorded sales compare with 10 at $467,500 in the prior 12 months, a recorded difference and not a trend claim. No qualified vacant-lot sale appeared in 24 months, and no deed in the latest 12 months covered more than one house.

Phases 1-A to 3-A

The 199 houses in Phases 1-A to 3-A carry residence years from 1999 to 2007, with a median of 2003. In the latest 12 months they recorded 9 sales at a $530,000 median ($417,000 to $635,000), beside 12 sales at $521,250 over 24 months. The earlier phases are the older houses, and these figures describe what closed, not what a given house is worth.

Phases 4-A to 7-A

The 257 houses in Phases 4-A to 7-A carry residence years from 2004 to 2022, with a median of 2006. They recorded 8 sales at a $498,750 median ($415,000 to $680,000) in the latest 12 months and 15 at $482,500 over 24 months. In the prior 12 months this group had 7 sales at $455,000, so its latest-year median sits above the year before.

Phase by phase

Phase 4-A is the busiest phase, with 7 sales at $482,500 in the latest 12 months beside 12 at $468,500 over 24 months. Phase 3-A had 4 at $542,500 beside 5 at $530,000. Phase 1-A had 3 at $499,000 beside the same 3 over 24 months. Phase 2-A recorded two sales at $417,000 and $635,000, and Phase 6-A recorded one at $615,000 (two over 24 months, $825,000 and $615,000). Phases 5-A and 7-A had no qualified sale in the latest 12 months; Phase 5-A recorded one sale at $535,000 and Phase 7-A none in 24 months. We do not assign MLS closings to phases, because the MLS carries no phase.

Price bands

The two bands that hold nearly every sale are $400,000 to $499,999 and $500,000 to $599,999.

Price band	Last 12 months	Last 24 months
Under $400,000	0	0
$400,000 to $499,999	7	13
$500,000 to $599,999	6	8
$600,000 to $699,999	4	4
$700,000 to $799,999	0	1
$800,000 and up	0	1

Twenty-four months total 27 sales, which matches the table above.

A 24-month price ladder

Here are all 27 qualified county prices of the last 24 months, lowest to highest, with no dates and no addresses. The middle price, the 14th of 27, is the $510,000 median.

Rank	Prices
1 to 5	$415,000, $417,000, $420,000, $425,000, $450,000
6 to 10	$450,000, $455,000, $460,000, $462,500, $475,000
11 to 15	$482,000, $482,500, $499,000, $510,000, $512,500
16 to 20	$515,000, $530,000, $535,000, $555,000, $577,800
21 to 25	$590,000, $615,000, $635,000, $675,000, $680,000
26 to 27	$715,000, $825,000

What does the MLS show about Valencia Lakes sales in Naples?

The Southwest Florida MLS shows 22 Valencia Lakes closings in Naples at a $505,750 median, from $389,000 to $680,000, as entered by listing agents (closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026; actual closings September 19, 2025 to August 19, 2026). Data updated: October 2026.

The MLS counts closings, which include sales the county did not mark qualified, so it runs higher than the county. For the 22 closings the median list price was $522,000. Because 22 is even, the median is the midpoint of the two middle sales, as are the other medians in this section.

Measure (22 closings)	Value
Median sold price	$505,750
Range	$389,000 to $680,000
Quartiles	$450,000 and about $580,833
Median last list price	$522,000
Median days on market	104.5 (range 6 to 339)
Median sale-to-list	96.8 percent
Aggregate sale-to-list	96.4 percent
Median living area	about 2,290 square feet (1,514 to 3,254)
Median per living square foot	$215 ($164 to $305)

Source: Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026; figures as entered by listing agents.

Price per living square foot

The median is $215 per living square foot across the 22 closings, with a range from $164 to $305 and quartiles of $188 and $260. The smaller groups recorded the higher figure per foot. The table groups the closings by MLS living area.

MLS living area	Closings	Median sold price	Median per living square foot
Under 2,000 square feet	8	$450,000	$258
2,000 to 2,599 square feet	6	$490,500	$201
2,600 square feet and up	8	$583,889	$198

Living area as entered

MLS living area on the 22 closings runs from 1,514 to 3,254 square feet, with a median of about 2,290. These are the figures listing agents entered, not an appraiser's measurement, and the county's own square footage is not used on this page because it does not match the MLS on several sales. Treat any size as a starting point and confirm it on a plan or an appraisal.

Bedrooms, dens and baths

Counting bedrooms before any den, 9 of the 22 closings were three-bedroom houses, 6 were four-bedroom, 6 were five-bedroom and 1 listed six or more. Eight of the 22 list a den, and baths run from 2 to 4 full.

Bedrooms (before any den)	Closings	Median sold price
3	9	$450,000 ($389,000 to $555,000)
4	6	$482,250
5	6	$558,889
6 or more	1	$635,000 (one sale, no median)

Days on market

The median is 104.5 days, but the spread is wide. Five of the 22 closings sold within 30 days, 13 took 90 days or more and 6 took 180 days or more, with a quartile range from 41 to 188 days. Days on market is as entered in the MLS, and a relisting can reset the count.

Sale-to-list and the gap below list

The median closing recorded 96.8 percent of its last list price, and the aggregate (the sum of sold prices over the sum of list prices) was 96.4 percent. Two of the 22 closed at list, none above it, and the lowest closed at 86.5 percent. The median closing was $16,450 below its last list price. This uses last list price only, so earlier reductions are not measured.

MLS closings by price band and by month

Of the 22 MLS closings, 1 sold under $400,000, 10 between $400,000 and $499,999, 7 between $500,000 and $599,999 and 4 between $600,000 and $699,999, with none at $700,000 or more. By closing month, September 2025 had 2, December 2025 had 4, January 2026 had 1, March had 1, April had 4, May had 1, June had 4, July had 4 and August had 1. October and November 2025 and February 2026 had none. With 22 closings in 12 months, a single month can hold zero or four, so no month's count says much alone.

How the county and MLS counts compare

All 17 county deeds match an MLS closing within days, and their median is the same $515,000; the MLS adds five closings the county did not mark qualified, including one at $389,000, below the county's lowest qualified sale, which is why the MLS median is $505,750. We print each figure with its own label and window, and we never blend them.

How have Valencia Lakes prices moved in Naples since 2017?

Annual county medians for Valencia Lakes in Naples ran from $325,000 in 2017 to $666,500 in 2022, then $467,500 in 2025 and $542,500 for 2026 through August 31. They record what closed each year, one house type at a time, and are not an appreciation index. Data updated: October 2026.

Where the count in a year is even, the median is the midpoint of the two middle sales.

Year	Qualified sales	Median	Range
2017	37	$325,000	$255,000 to $455,000
2018	16	$325,000	$279,000 to $425,000
2019	18	$320,000	$267,500 to $457,000
2020	30	$352,500	$265,000 to $445,000
2021	32	$427,750	$339,900 to $625,000
2022	48	$666,500	$445,000 to $900,000
2023	22	$546,650	$405,000 to $675,000
2024	17	$558,000	$375,000 to $825,000
2025	12	$467,500	$417,000 to $715,000
2026 to August 31	12	$542,500	$415,000 to $680,000

2017 to 2020

From 2017 to 2019 the annual median held within a few thousand dollars of $325,000, between $320,000 and $325,000, on 37, 16 and 18 sales. In 2020 it recorded $352,500 on 30 sales. No sale in those four years recorded above $457,000.

2021 and the 2022 spike

The 2021 median recorded $427,750 on 32 sales, and the 2022 median recorded $666,500 on 48 sales, the busiest year in the table. About 30 of the 2022 sales were the first qualified sales of the new Phase 6-A houses, recorded from March to November 2022, so the 2022 median mixes new houses with resales. Read it as a blend, not as the price of one kind of house.

2023 to 2026

The 2023 median was $546,650 on 22 sales and 2024 recorded $558,000 on 17. The 2025 median was $467,500 on 12 sales, and 2026 through August 31 recorded $542,500 on 12. The 2025 and 2026 groups are small, and one sale at $715,000 or $825,000 moves a count of 12 more than it would a count of 48. We make no forecast.

Homes sold twice

The county shows 34 pairs in which the same house sold twice, both sales qualified and at least 6 months apart. The median change between the two sales was +31.8 percent over a median of 48 months, with a range from -14.8 to +97.6 percent. The pairs span different years and conditions, and each one depends on what was done to the house between the sales.

Sales per year against 456 houses

The annual counts show how often houses change hands. The 12 sales of 2025 equal 2.6 percent of the 456 houses, the 37 sales of 2017 equal 8.1 percent and the 48 sales of 2022 equal 10.5 percent, the last inflated by first sales of the new Phase 6-A houses. The latest 12 months, at 17 sales, equal 3.7 percent. Each share divides a year's qualified sales by today's house count, so it is a rough turnover measure, not a holding period.

Why a medians table is not an appreciation index

A median compares whichever houses sold that year, not the same houses over time. In a community of 456 houses, a year with several larger houses can lift the median with no change in any one house's worth. The 2022 median is the clearest case, because new houses entered the mix. For one house, a Domain Realty Group agent can compare it with the closest recorded sales.

What are Valencia Lakes' seven phases in Naples, and when were the houses built?

Valencia Lakes in Naples was platted as seven recorded phases, Phase 1-A to Phase 7-A, holding 456 single-family houses on 484 county parcels; the other 28 parcels are common land. County residence years run from 1999 to 2022, with a median of 2005, and 421 of the 456 houses fall in 2001 to 2008.

An Orange Grove Trl or Grove Dr address is not by itself a Valencia Lakes address: Orange Tree Units One to Four and Lake Lucerne homes also sit on those streets, 110 homes in all (50 on Orange Grove Trl and 60 on Grove Dr). Check the plat name on the county record or the MLS subdivision.

Phase	Houses (parcels)	Residence years (median)	Streets on the roll
Phase 1-A	41 (43)	1999 to 2004 (2002)	Grove Dr, Orange Grove Trl, Valencia Lakes Cir
Phase 2-A	53 (59)	2001 to 2004 (2002)	Grove Dr, Inlet Cove Ln, Orange Grove Trl, Valencia Lakes Cir
Phase 3-A	105 (108)	2003 to 2007 (2004)	Amberwood Ct, Amberwood Ln, Grove Dr, Orange Grove Trl, Rusty Fig Ct
Phase 4-A	103 (110)	2004 to 2006 (2005)	Citrus Key Lime Ct, Fishtail Palm Ct, Grove Dr, Orange Grove Trl
Phase 5-A	50 (52)	2006 to 2007 (2006)	Bergamot Ln, Inlet Cove Ln
Phase 6-A	46 (49)	2007 to 2022 (2022)	Grove Dr, Yellow Tavern Way
Phase 7-A	58 (62)	2006 to 2007 (2006)	Blossom Ct, Inlet Cove Ln
All seven phases	456 (484)	1999 to 2022 (2005)

Phase 2-A also has one 0.04-acre county parcel that holds no house, which is why it shows 59 parcels against 53 houses.

Phases 1-A to 3-A

Phases 1-A, 2-A and 3-A hold 199 houses, with residence years from 1999 to 2007 and a median of 2003. Phase 3-A is the largest single phase with 105 houses, and Phase 1-A the smallest with 41. The two 1999 rows in Phase 1-A predate the 2001 declaration and look like roll artifacts, so we print the range as the roll shows it and do not call 1999 the first year of building.

Phases 4-A, 5-A and 7-A

Phases 4-A, 5-A and 7-A hold 103, 50 and 58 houses, 211 together. Their residence years fall between 2004 and 2007, with medians of 2005, 2006 and 2006. Phase 4-A sits on Citrus Key Lime Ct and Fishtail Palm Ct, and Phases 5-A and 7-A on Bergamot Ln, Blossom Ct and Inlet Cove Ln. Phase 7-A has no qualified sale in 24 months, so its record begins in the 36-month view.

Phase 6-A: the 2021 and 2022 houses

Phase 6-A holds 46 houses, 33 of them with residence rows dated 2021 (1) and 2022 (32) on Yellow Tavern Way and on Grove Dr, which Orange Tree and Lake Lucerne homes also share. Those 33 were first sold improved from March to November 2022, 30 as first qualified sales. The lots were authorized for preliminary work in 2004 (as carried from county commission documents) and built out about 17 years later. We name no builder for them, because none is verified.

Valencia Lakes has no new construction today; see our Naples new construction guide for communities that do.

Residence years by count

Count of houses by county residence year, with no residence row dated 2009 to 2020. The peak is 92 in 2006. In five-year bands, 2 houses fall in 1995 to 1999, 202 in 2000 to 2004, 219 in 2005 to 2009 and 33 in 2020 to 2024. The median residence year of 2005 is 21 years before 2026.

Residence year	Houses
1999	2
2001	15
2002	45
2003	69
2004	73
2005	89
2006	92
2007	28
2008	10
2021	1
2022	32

Most Valencia Lakes houses carry residence years after the first statewide Florida Building Code took effect on March 1, 2002. A residence year is the county's structure year, not a permit date, so a 2001 or 2002 house may have been permitted under the earlier local code.

Common land: 28 parcels and 99.35 acres

Besides the houses, 28 parcels totaling 99.35 acres are lakes, preserves, entries and amenity land. The association owns 12 parcels of 27.19 acres, including a 1.55-acre recreation parcel at 2700 Orange Grove Trl, where the clubhouse stands, and a 7.19-acre parcel at 2680 Valencia Lakes Blvd. A land trust owns 14 parcels of 71.87 acres, including the lake and preserve tracts, and the county roll names the owner as the Roberto Bollt Land Trust. Two other parcels total 0.29 acres.

How Valencia Lakes was recorded, 2001 to 2007

As carried from recorded-document summaries, Valencia Lakes at Orangetree Homeowners' Association, Inc. was filed as a Florida not-for-profit on January 22, 2001, and the Declaration of Covenants was recorded on April 2, 2001 (O.R. Book 2799, Page 2131). Recorded declarant filings name Beazer Homes Corp. as successor declarant from 2003 to 2004, and an amendment recorded October 18, 2005 followed. A Naples Daily News transaction list of April 22, 2007 shows lot sales in Phases 5-A and 7-A. Those filings do not say who built each house.

The land sits inside the Orange Tree planned unit development, and owners also belong to the Orange Tree master association. A neighboring association, Citrus Greens HOA, describes Orangetree as more than 2,500 acres in four parts under a master association and calls Valencia Lakes at Orangetree its Phase II. A county plan document traces the land to the North Golden Gate Subdivision platted from 1967 to 1970.

The streets and the shared-street rule

By county roll count, Orange Grove Trl carries 140 Valencia Lakes houses, Grove Dr 106, Inlet Cove Ln 99, Amberwood Ln 20, Blossom Ct 19 and Valencia Lakes Cir 18. Orange Tree Units One to Four and Lake Lucerne homes also sit on Orange Grove Trl and Grove Dr, 50 and 60 of them. Every house on Valencia Lakes Cir, Inlet Cove Ln, Amberwood Ln and Ct, Bergamot Ln, Blossom Ct, Rusty Fig Ct, Fishtail Palm Ct, Citrus Key Lime Ct and Yellow Tavern Way is inside the Valencia Lakes set. Before an offer, confirm the plat name on the county record or the MLS subdivision. A Domain Realty Group agent can do that check in minutes.

How big are Valencia Lakes homes in Naples, and what are the floor plans?

Valencia Lakes homes in Naples measured 1,514 to 3,254 square feet of living area across 22 closings, with a median of about 2,290 square feet, in the Southwest Florida MLS, as entered by listing agents. Data updated: October 2026. Model and plan names are not in the public record.

Sizes in the 22 closings

Every size on this page comes from one place: the Southwest Florida MLS, as entered by listing agents, for closed sales in the 365-day pull ending September 3, 2026 (actual closings September 19, 2025 to August 19, 2026). Across the 22 closings the living area runs from 1,514 to 3,254 square feet. The median is about 2,290 square feet; because 22 is an even number, that median is the midpoint of the two middle sales. The sales section earlier on this page prints the three size groups with their prices, so this section looks at the same closings from the bedroom side instead.

We do not print county square footage for any Valencia Lakes house. The county's residence-row base area matched the MLS living area on many sales but not on several, so the county figure is not used as a size. Ask for a measured figure on any house you are considering.

Three-bedroom houses

Nine of the 22 closings were three-bedroom houses, the largest bedroom group. They sold between $389,000 and $555,000 with a median of $450,000, and their living area ran from 1,514 to 2,347 square feet, with a median of 1,915. Seven of the nine list two full baths and no den; two list a den in addition to the three bedrooms. In this sample the three-bedroom group holds both the smallest house and the lowest sale of the 22, though size and bedroom count do not line up neatly, as the next group shows.

Four-bedroom houses

Six closings were four-bedroom houses, selling from $449,900 to $675,000. The middle of the six, the midpoint of the two middle sales, was $482,250. Living area ran from 1,902 to 2,660 square feet. Notice the overlap with the group above: a four-bedroom house at 1,902 square feet is smaller than a three-bedroom house with a den at 2,347. Bedroom count alone is a weak guide to how much house you are buying here, so compare the MLS living area and the room layout rather than the bedroom number. One of the six lists a den.

Five- and six-bedroom houses and dens

Six closings were five-bedroom houses, from $512,500 to $680,000, with a median of $558,889. Their living area ran from 2,736 to 3,216 square feet. Five of the six list a den on top of the five bedrooms, so the MLS describes most of them as five bedrooms plus a den. One closing was listed as six or more bedrooms: 3,254 square feet, the largest in the sample, sold at $635,000. A single sale is a listing, not a median, so treat it as one data point and nothing more.

Dens appear in 8 of the 22 closings in all (2 among the three-bedroom houses, 1 among the four-bedroom houses and 5 among the five-bedroom houses). Baths run from two to four full: 13 closings list two full baths, 8 list three and 1 lists four, and 7 closings also list a half bath. Those counts come from our own tally of the MLS bath field, run with python on the 22 rows.

Garages, tile roofs and what the covenants require

Two construction details come from the recorded covenants rather than from any listing. As read in an earlier review of the recorded documents, the rules call for at least a two-car garage and bar a permanent garage enclosure. Tile roofs are recited in the supplements recorded in 2004 and 2005, as carried from that same review. Neither fact tells you what a particular house has today, because owners replace roofs and a prior owner may have sought approval for changes. The MLS export we hold has no garage, roof or lot field, so those are blank here, never zero.

For roof age and what insurers look at, see the section on insurance and inspections later on this page; this section stays with sizes and layouts.

What is not in the record

Several things a buyer expects on a floor-plan page are simply not public for Valencia Lakes, and we would rather say so than guess. No model or plan names appear in any first-party source we read. No lot sizes, pool status, view or waterfront field is in our MLS export. No year built appears in the export either; the county roll gives a residence year for every house, which is the earlier section's subject. Interior layouts, ceiling heights and fixtures are not described anywhere we could read.

What to do: when a house on the market interests you, ask the listing agent for the floor plan, the roof permit year, the lot survey and any architectural approvals on file with the association. You can start that request through our contact page, and we will pull what the MLS holds for the address.

Is there an HOA in Valencia Lakes, Naples?

Yes. Valencia Lakes in Naples has a homeowners' association, Valencia Lakes at Orangetree Homeowners' Association, Inc., and its owners also belong to a larger Orange Tree master association. Both are Florida not-for-profit corporations governed by Chapter 720, not condominium law. The documents below show which layer controls what.

The Valencia Lakes association and its board

The association is a Florida not-for-profit corporation filed January 22, 2001 and active, as carried from state records read in an earlier review. The association's own website calls it Valencia Lakes at Orange Tree HOA, a brand name that differs slightly from the filing name. Its About page, as the association's site stated when read October 31, 2026, lists a board by role only: a President, a Vice President and a Treasurer/Secretary. We print no names.

The recorded Declaration of Covenants and Restrictions was recorded April 2, 2001, at Official Records Book 2799, Page 2131, as carried from recorded-document summaries. The manager's Valencia Lakes page counts 458 single-family homes; the 2026 county roll shows 456 houses with a residence. We print both once and do not try to reconcile them further.

The Orange Tree master association

Above the Valencia Lakes association sits the Orange Tree master association, Orange Tree Homeowner's Association, Inc., a Florida not-for-profit filed January 22, 1987 and active (carried). Declaration section 15.11, as read in an earlier review of the recorded documents, makes Valencia Lakes owners members of it and bound to pay its assessments. The same section says the master amount may be collected through the Valencia Lakes billing and may include cable charges. The master association's own declaration is recorded at Official Records Book 1310, Page 1536. Section 6.12 adds that where the master association holds architectural control, its approval is needed as well as the local committee's.

Layer	Legal name	Law	What it governs
Local association	Valencia Lakes at Orangetree Homeowners' Association, Inc.	Chapter 720, homeowners' associations	Common areas, clubhouse, rules, local architectural review, assessments
Master association	Orange Tree Homeowner's Association, Inc.	Chapter 720, homeowners' associations	Master covenants; assessment amount not published; may hold architectural control where the master declaration says so

Chapter 720 and the recorded documents

Because Valencia Lakes is a homeowners' association community of detached houses, Florida's condominium reserve and milestone inspection rules do not apply to it (carried from the earlier review). What does apply is Chapter 720 of the Florida Statutes, including the sections on estoppel certificates and on assessments and liens, and the community's own recorded documents.

The manager's association-documents page lists exactly two recorded documents: the Declaration dated 04-02-2001 and an Amendment dated 10-18-2005 (the Certificate of Amendment recorded October 18, 2005). The Rules and Regulations were board-approved July 12, 2016 and revised October 23, 2025, as carried. Where the documents conflict, the Declaration and Bylaws control over the rules. We found no later recorded amendment on the manager's page, but a clerk search was not part of this research, so ask whether any exist.

Committees

The association's Committees page, as the association's site stated when read October 31, 2026, lists five: Architectural Review, Compliance, Landscaping, Newsletter and Social Scene. The Architectural Review Committee matters most to an owner planning exterior changes, and the rules section of this page covers how its approvals work. The page gives no meeting schedule, so ask the onsite office when committees meet.

How documents reach a buyer

The association's Resources page says full documents sit in the document library of the resident portal, which needs a login, so a prospective buyer cannot read them there. In practice a buyer receives them through the contract's disclosure package, from the seller, or from the manager.

Document to request	Why it matters	Where it comes from
Declaration (2001) and Amendment (2005)	Leasing, pets, working capital, architectural rules	Seller's package or the manager
Rules and Regulations, revised 2025	Vehicles, signs, lakes, trash, gate procedures	Seller's package or the manager
Current budget and reserve statements	Shows what the assessment funds	Association or seller
Estoppel certificate	The exact Valencia Lakes and master amounts for one address	Ordered through the manager
Architectural approvals for the house	Confirms past exterior changes were approved	Association

One caution: file names on the manager's site carry a prefix borrowed from another association's template, so file names do not decide what applies; the documents' contents do.

Who to call: two management firms and the onsite office

Two management firms appear on first-party pages read October 31, 2026. The association's own site names ICON Management of Fort Myers, with an onsite office assistant. GRS Community Management of Lake Worth publishes a Valencia Lakes association page carrying the billing, leasing and pet rules and the application and gate forms. State records, as carried, moved the association's principal address to the GRS office in February 2025, yet the association's own site still shows ICON.

We cannot tell from public pages which firm manages today. Confirm the current manager with the onsite office at the clubhouse, 2700 Orange Grove Trl, an address on a street that also carries Orange Tree homes outside Valencia Lakes. We print no phone numbers or emails; the association's own site lists them.

What are Valencia Lakes HOA fees in Naples?

Valencia Lakes HOA fees in Naples are billed monthly, but no dollar amount is published. None of the Valencia Lakes association's public pages or its managers' pages states the assessment (checked October 31, 2026). Ask the seller for the estoppel certificate, which states the Valencia Lakes and master amounts for one address.

Why no assessment amount is printed here

We looked for the number on the association's site, the manager's community pages and the application pages, and found none. We also found no assessment field in the MLS export we hold, so an amount from a listing would be an agent's entry we cannot check. Figures floating in search summaries and brokerage pages have no first-party source behind them, and we do not print them. A wrong number on a page like this one can cost a buyer real money, and a blank is more honest.

In the tables below, every assessment cell reads "Information not available at time of publishing (checked 2026-10-31)". That is a statement about what is public, not a claim that the fee is zero.

Monthly billing, due dates and late charges

The manager's Valencia Lakes page, as it stood when read October 31, 2026, lists "Monthly Maintenance Assessments", due the 1st and late after the 10th, and warns that a late payment "may incur a late penalty fee". One older listing note we saw suggested quarterly billing; it is unverified, and we go with the manager's monthly statement.

As read in an earlier review of the recorded documents, a late fee applies after 10 days, and a returned payment costs the greater of 10 percent or $25.00. Treat those two as "verify in the documents". The Declaration also lets the association accelerate assessments more than 30 days past due after written demand, as read.

What the assessment is said to fund

The Declaration, as read (sections 5.1 and 8.2), lists the common expenses as common-area landscaping, private roads, sidewalks, street lighting, common lakes, gate operation, the clubhouse and amenities, insurance and management. It splits budgeted common expenses equally across lots and lets the board levy special assessments. Lot lawns and irrigation are the owner's job (sections 5.2, 7.16 and 7.19). We do not print what the assessment includes beyond that list, because the current budget is not public.

The master association assessment

Owners are bound to pay the Orange Tree master association's assessment under section 15.11, as read. It may be collected through the Valencia Lakes billing and may include cable charges. The amount is not published. When you request the estoppel, ask that it show the master amount as a separate line, and ask what the master charge covers.

Working capital: new homes only

The Declaration, section 8.3 as read in an earlier review, sets a working-capital contribution of the greater of $150.00 or three months of assessments at the first conveyance of a newly built home. That is a first-owner charge, so it applies to new homes only. We found no resale transfer fee or resale capital contribution in the declaration as read; the estoppel shows any charge that applies to your closing. The newest houses on the roll, the Phase 6-A group dated 2021 and 2022, have already had their first sales, so this charge is not a resale item.

Application processing and registration

On a purchase, the manager asks for a Registration of Purchase form. The online application accepts a card and says "Additional processing fees will apply"; the amount is not published. A paper application is paid by check or money order. Leasing has its own application and Certificate of Approval, covered in the rules section. Ask the manager what the application costs for your purchase before you rely on any amount.

The estoppel certificate

An estoppel certificate is the written statement of what a given address owes and what it is charged. The manager takes the order through a login page, and the fee schedule is not public. Florida caps estoppel fees by statute (section 720.30851), and we print no dollar figure, because the cap varies with delivery time and whether the account is delinquent. Order it early: it is the single document that fills every blank in the table below.

Charges a buyer can trigger later

Some Valencia Lakes charges arise only if something happens, and all of them come from the documents as read in an earlier review.

• Mowing: if grass exceeds six inches and the association cuts it, the owner pays the cost plus a $25.00 service fee.
• Violation cure: if the association fixes a violation, the owner pays its cost plus a 25 percent service charge plus attorney fees, collectible as an assessment with lien rights.
• Key fob: sold at the association office; the price is not stated.
• Clubhouse: an after-hours, non-exclusive reservation is free to owners and lessees in good standing; larger gatherings need a rental agreement whose price is not stated.

Questions to ask before an offer

Layer	Amount	Source
Valencia Lakes assessment	Information not available at time of publishing (checked 2026-10-31); billed monthly	Manager's Valencia Lakes page
Orange Tree master assessment	Information not available at time of publishing (checked 2026-10-31); amount not published	Declaration section 15.11, as read
Special assessments	Information not available at time of publishing (checked 2026-10-31); ask the seller	Declaration section 8.2, as read
Application processing	Information not available at time of publishing (checked 2026-10-31)	Manager's application page
Working capital	$150.00 or three months of assessments, new homes only	Declaration section 8.3, as read
Estoppel	Capped by Florida law (section 720.30851); fee schedule not public	Statute; manager's order page

Before an offer, ask the seller or the manager for four things: the estoppel, the current budget, any approved or pending special assessment, and the master association's current amount and what it includes. Send your questions through our contact page and we will chase them with the manager.

What rules does a Valencia Lakes owner in Naples live under?

Valencia Lakes owners in Naples live under the recorded Declaration, the board's Rules and Regulations (revised October 23, 2025) and the master association's covenants. The rules below cover entry, leasing, pets, vehicles, exterior changes, signs, lakes and trash. The Declaration controls wherever a manager's summary words something differently.

Entry: the access-control form, fobs and call box

The association's manager posts a Gate Form and Security Information page with an access-control form (read October 31, 2026). The association's rules, as read in an earlier review of the recorded documents, describe automated gates with key fobs and a call box and no guard house; key fobs are sold at the association office. The manager's page itself gives no gate type, no fob price and no fee.

We name no entrance road. The sources we read disagree about which road leads in, and a wrong turn on a first visit is easy to avoid by asking the listing agent or the onsite office for directions. Guests and contractors enter by whatever procedure the office sets, so ask how they are added.

Leasing: four months minimum and three leases

Declaration section 7.21, as read, requires a written lease delivered to the association for approval before occupancy, bars any lease under 4 months, and bars leasing a home more than three times in any 12-month period without consent. The manager's page, as the manager's page stated when read October 31, 2026, says leases must run at least 4 months and no more than 1 year, with no more than three leases per calendar year, and each needs a Lease Application and a Certificate of Approval.

Those two summaries differ in small ways: a rolling 12-month window against a calendar year, and a one-year ceiling that appears only on the manager's page. The Declaration controls where the wording differs. Neither text allows short stays, and we make no promise about seasonal or brief-stay rental use. Anyone buying with a lease in mind should read section 7.21 and get the association's approval process in writing.

Pets

The manager's page says no more than two household pets per home and no dog over 100 pounds at maturity. The Declaration (section 7.26, as read) adds that only domestic pets are allowed, bars pit bull terriers, sets leash rules, and permits the association to require removal of a nuisance pet. Pets other than service animals are not allowed in the clubhouse, pool, courts or fitness room. Service animals are treated separately; read the section before you rely on the summary above if a particular animal matters to your purchase.

Vehicles, parking and carts

As read in an earlier review (Declaration section 7.2 and Rules, section VI), only private passenger vehicles may be parked outside a garage overnight. Trucks, recreational vehicles, campers, trailers and boats must stay inside a garage overnight. Street parking is barred overnight from midnight to 5:00 a.m. Low-speed carts are allowed only as converted low-speed vehicles with board approval, or under a disability exception. The streets are private, with a 25 mph limit.

Exterior changes and the Architectural Review Committee

Exterior changes need prior written approval through the Architectural Review Committee. The manager's architectural page, read October 31, 2026, offers an ARC Modification form dated 02-14-2025 and ARC Regulations dated 11-11-2021, with no fees or deadlines stated. As read in an earlier review:

• Fences may reach 6 feet in approved materials.
• A house must keep at least a two-car garage with no permanent enclosure.
• Central air conditioning is the Declaration's standard, and the rules allow properly installed mini-splits.
• Mailboxes are black with gold numbers.
• Where the master association holds architectural control, its approval is also needed.
• A business with customers or exterior signs is not allowed; drones and portable storage containers need approval.

Submit the form and wait for the written approval before a contractor starts, because an unapproved change can become a violation with the cure charges described in the fees section.

Signs, flags and dishes

Sale and lease signs are 10 by 18 inch green ovals. Open-house signs may stand at the entrance on Saturdays and Sundays from 12:00 p.m. to 5:00 p.m. One-meter satellite dishes are allowed, a portable American or Florida flag is allowed, and military flags are allowed on listed holidays (all as read in an earlier review of the 2025 Rules and the Declaration, amended section 7.24). If you plan to market a house yourself, confirm the sign standard with the office first.

Lakes, trash and roads

The 2025 Rules, as read, bar swimming in the lakes and allow catch-and-release fishing from the shore behind the clubhouse. Trash pickup is Tuesday and Friday, and recycling and yard waste are Tuesday. The roads are private, with a 25 mph limit. Collection days can change, so confirm the schedule with the hauler or the office.

Rule	Where it comes from	Label
Leases of at least 4 months; three leases	Declaration 7.21; manager's page	Declaration carried; manager verified
Two pets; dogs under 100 pounds at maturity	Manager's page; Declaration 7.26	Verified; carried
No overnight street parking, midnight to 5:00 a.m.	Rules, section VI	Carried
6-foot fences; two-car garage minimum	Declaration and Rules	Carried
Sale signs 10 by 18 inch green ovals	2025 Rules	Carried

What does it cost to own a Valencia Lakes home in Naples?

Owning a Valencia Lakes home in Naples at the $515,000 county median costs $3,350.39 a month in principal, interest and property tax, with 20 percent down at 7.24 percent, before association charges, insurance and flood. Data updated: October 2026. Those three lines are not published, so each is a blank to fill.

The monthly cost table

Line	Amount at $515,000	Source
Principal and interest	$2,807.77	Our calculation, 20 percent down, 30 years, 7.24 percent
Property tax, no homestead	$542.61	12.1196 mills plus $269.77, divided by 12
Valencia Lakes assessment	Information not available at time of publishing (checked 2026-10-31): ask for the estoppel	Manager's page: billed monthly
Master association	Not published	Declaration section 15.11, as read
Homeowners insurance (HO-3 with wind)	Quote required	Your insurer
Flood insurance	Quote required	Your insurer

The mortgage rate is the Freddie Mac 30-year figure our calculation used, 7.24 percent, against 6.17 percent a year earlier. Every example here is a conventional loan below the jumbo threshold. We name no lender, because lender terms vary by borrower and day.

A house at the $515,000 county median

Those 17 qualified county sales in the 12 months to August 31, 2026 had a $515,000 median. An all-homes median, so it is not a phase figure. At 20 percent down the loan is $412,000. Principal and interest is $2,807.77 at 7.24 percent, or $2,515.36 at 6.17 percent. Adding the tax illustration of $542.61 a month gives $3,350.39 a month; a homesteaded owner's tax of $499.82 gives $3,307.59. Those totals can differ by a cent from adding the printed parts, because each line is rounded on its own.

Phases 1-A to 3-A at $521,250

For Phases 1-A to 3-A, the 24-month county median is $521,250 on 12 sales (even n; the 12-month figure was 9 sales at $530,000). A 20 percent down payment leaves a $417,000 loan. Principal and interest is $2,841.85 ($2,545.88 at 6.17 percent). With the tax illustration the total is $3,390.77 a month, or $3,347.98 for a homesteaded owner. The 24-month figure is the better guide for this group because only 9 of its sales fall in the latest 12 months.

Phases 4-A to 7-A at $482,500

Phases 4-A to 7-A have a 24-month county median of $482,500 on 15 sales (the 12-month figure was 8 sales at $498,750, even n). A 20 percent down payment leaves a $386,000 loan. Principal and interest is $2,630.58 ($2,356.62 at 6.17 percent). With the tax illustration the total is $3,140.37 a month, or $3,097.58 for a homesteaded owner. These are county records of what closed, not appraisals, and an MLS sale is not mixed into them.

Mortgage rates a year apart

The two rates move the principal-and-interest line by a visible amount: at the $515,000 median, $2,807.77 at 7.24 percent against $2,515.36 at 6.17 percent. We do not forecast rates, and the comparison is two printed figures, not a trend. A quote from a lender on the day you apply is the only number that counts.

Insurance and flood lines you must quote

Two lines in the table above stay blank until a carrier prices them. A homeowners policy for a detached house is typically an HO-3 with windstorm coverage and, often, a separate hurricane deductible. Flood is a separate decision. We print no premium figure for either, because we hold no dated local quote. The insurance and flood sections later on this page explain what to ask for, and a quote request through our contact page starts the comparison.

What are property taxes in Valencia Lakes, Naples?

Property taxes in Valencia Lakes, Naples total 12.1196 mills for 2026 on all 456 houses, all in millage area 290: about $12.12 per $1,000 of taxable value. Data updated: October 2026. A $515,000 first-year illustration comes to $6,511.36, including a $269.77 non-ad valorem charge; the November tax notice controls.

Millage area 290 and its parts

All 456 Valencia Lakes houses sit in Collier County millage area 290, which Valencia Golf and Country Club shares; see our Valencia Golf and Country Club page for that neighbor. The 2026 total of 12.1196 mills breaks into county 3.8969, school 4.1470, municipal 0.0000 and other districts 4.0757 mills.

Part	2026 mills
County	3.8969
School	4.1470
Municipal	0.0000
Other districts	4.0757
Total	12.1196

We do not name the districts inside "other", because the older research we hold conflicts on the fire district, and the tax bill names each levy. The county's published rate tables are the final check.

The $269.77 charge

The 2026 roll shows a $269.77 non-ad valorem charge on 454 of the 456 houses; the same amount appears on the neighboring Orangetree communities' rolls (448 houses at Valencia Golf and Country Club, 423 at Waterways of Naples and 254 in Orange Tree Units One to Four), and your tax bill names the levy. Two Valencia Lakes homes carry larger non-ad valorem amounts, $3,230.42 and $4,707.83. We do not say who receives the $269.77.

No community development district appears for Valencia Lakes on the state's special-district list or the roll; check the tax bill.

Worked first-year bills

Illustrations assume the assessed value equals the sale price. They are not a bill. Each includes the $269.77 non-ad valorem charge, and the homestead saving is $513.55.

Price	Total, no homestead	Per month	Homesteaded
$515,000 (county 12-month median)	$6,511.36	$542.61	$5,997.81
$521,250 (Phases 1-A to 3-A, 24 months)	$6,587.11	$548.93	$6,073.56
$482,500 (Phases 4-A to 7-A, 24 months)	$6,117.48	$509.79	$5,603.92

The arithmetic for the first row: 515,000 times 12.1196 divided by 1,000 is $6,241.59, and adding $269.77 gives $6,511.36. Homestead exemption and the annual assessment cap change taxable value for an owner who qualifies; we print no portability dollar figure.

Roll medians and homestead by phase

The table shows what current owners pay on the 2026 roll, not what a buyer will pay. "Just value" is the appraiser's just value, not a market value. Across all 456 houses the median total tax is $3,807.26 and the median just value is $401,529. Phases 1-A to 3-A show $3,517.02 and $395,569; Phases 4-A to 7-A show $4,109.93 and $401,772.

Phase	Median 2026 tax	Median just value	Homesteaded
Phase 1-A	$3,073.79	$385,581	35 of 41 (85.4 percent)
Phase 2-A	$3,247.44	$361,504	42 of 53 (79.2 percent)
Phase 3-A	$4,047.28	$455,043	79 of 105 (75.2 percent)
Phase 4-A	$3,575.05	$390,888	77 of 103 (74.8 percent)
Phase 5-A	$3,547.67	$379,395	39 of 50 (78.0 percent)
Phase 6-A	$6,620.65	$579,581	34 of 46 (73.9 percent)
Phase 7-A	$3,921.10	$389,781	44 of 58 (75.9 percent)

Overall, 350 of 456 houses (76.8 percent) are homesteaded: 156 of 199 (78.4 percent) in Phases 1-A to 3-A and 194 of 257 (75.5 percent) in Phases 4-A to 7-A. Phase 6-A's higher figures reflect that newer houses carry higher just values. Because an owner who homesteads pays less than a buyer's first-year bill, a current owner's tax says little about what you will pay.

No CDD

No community development district appears for Valencia Lakes on the Florida Auditor General's special-district list, as carried from an earlier review. Neighboring Orange Blossom Ranch CDD and Orange Blossom Groves CDD are different districts. Compare the cost of a house across communities with our Naples communities guide, and keep the tax bill as the final check.

What does a buyer pay at closing in Valencia Lakes, Naples?

A buyer who finances 80 percent of a Valencia Lakes house in Naples at the $515,000 county median pays about $4,916.00 in customary Collier closing costs, 0.95 percent of the price, before the estoppel certificate and any association charges. Data updated: October 2026, from 17 qualified sales in the 12 months to August 31, 2026.

The $515,000 price is the county's 12-month median for all Valencia Lakes houses. The table also prices the two phase groups at their 24-month medians, $521,250 for Phases 1-A to 3-A and $482,500 for Phases 4-A to 7-A, so you can read the column nearest the house you are considering. Every house is a single-family house, and none of the three loans is a jumbo.

The Valencia Lakes closing-cost table

Each column assumes the buyer finances 80 percent of the price. Every line is an estimate built from state rules and Collier County custom, not a quote, and your purchase contract decides who pays what.

Line, estimate	$515,000	$521,250	$482,500
Price used	All houses, 12 months (17 sales)	Phases 1-A to 3-A, 24 months (12 sales)	Phases 4-A to 7-A, 24 months (15 sales)
Loan at 80 percent	$412,000	$417,000	$386,000
Owner's title policy	$2,650.00	$2,681.50	$2,487.50
Note stamps at $0.35 per $100 borrowed	$1,442.00	$1,459.50	$1,351.00
Intangible tax at 2 mills on the loan	$824.00	$834.00	$772.00
Subtotal	$4,916.00	$4,975.00	$4,610.50
Share of price	0.95 percent	0.95 percent	0.96 percent
Estoppel certificate	Capped by Florida law	Capped by Florida law	Capped by Florida law
Seller's customary cost: deed stamps at $0.70 per $100	$3,605.00	$3,648.75	$3,377.50

Source: Collier County Property Appraiser public data files, 2026 certified roll and recorded sales (bundle dated October 27, 2026); title, stamp and tax rates as modeled by our calculation; Collier County custom, as modeled by our calculation.

The Phases 1-A to 3-A median of $521,250 is the midpoint of the two middle sales among 12. Paying cash removes the note stamps and the intangible tax, which leaves the owner's title policy at roughly half a percent of the price. The table leaves out lender charges, recording fees, prepaid taxes and insurance, prorations, a lender's title policy and any home-inspection, survey or appraisal bill.

The stepped title rate

The title premium uses Florida's promulgated rate, which steps down per thousand as the price rises. Liability is rounded up to the next $100, then charged at $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 up to $1,000,000. At $515,000 that is $575.00 on the first tier plus $2,075.00 on the next $415,000, or $2,650.00.

At $521,250 the liability rounds up to $521,300, which is why the second column reads $2,681.50 and not a rounder figure. A refinance, a reissue rate or a seller-paid policy would change the line, so ask the title agent for the actual quote once you are under contract.

Collier customs on stamps and title

Collier custom puts the owner's title policy on the buyer, though a contract can shift it to the seller. A mortgage brings two state taxes that land on the buyer: documentary stamps on the note at $0.35 per $100 borrowed ($1,442.00 on the $412,000 loan) and the intangible tax at 2 mills on the same loan ($824.00). The seller customarily pays deed stamps of $0.70 per $100 of price, $3,605.00 at $515,000.

These are customs, not requirements. Read the closing-cost paragraph of the purchase contract before you rely on any column, and ask the title agent which side pays each line on your deal.

Association items at closing

Three items come from the Valencia Lakes association and its manager and not from the county: the estoppel certificate, the application or registration paperwork, and the key fob. None has a published price on the pages we read, which is why the table shows only the legal cap for the estoppel. The HOA fees section above explains each one and what the declaration says about working capital on a newly built house.

Because the manager and the onsite office handle these on their own clocks, order the estoppel and file the application as soon as the contract is signed, so a short closing timeline does not run into a paperwork wait.

Inspections, survey and elevation certificate

No Valencia Lakes price exists for the outside services, so each is a quote: the general home inspection, the four-point and wind mitigation inspections described in the insurance section below, a survey if the lender or title company wants one, and any elevation certificate already on file. Most Valencia Lakes houses carry residence years from 2001 to 2008, so the roof, air conditioner, water heater, screen enclosure and plumbing are the items an inspector will price first.

If you are looking at a house now, browse current Naples listings and bring these questions to the showing, or contact our team to line up the documents before you make an offer.

What amenities does Valencia Lakes in Naples have?

Valencia Lakes in Naples lists four amenities on its association's own amenities page, as the association's site stated when read October 31, 2026: a pool and spa, a fitness center, tennis and a clubhouse. The association lists no golf course, and hours, guest rules and amenity fees sit behind the resident portal.

The list below starts with the association's own words and adds only what the recorded rules, as read in an earlier review, say about use. Listing descriptions add details the association does not state, so we leave them out. The onsite office is the place to confirm anything that follows.

The clubhouse and the onsite office

The clubhouse stands on the association's 1.55-acre recreation parcel at 2700 Orange Grove Trl, and the association's rules, as read in an earlier review of the recorded documents, give the same address for the onsite office. An Orange Grove Trl or Grove Dr address is not by itself a Valencia Lakes address, because Orange Tree Units One to Four and Lake Lucerne homes also sit on those streets; the recreation parcel is the association's own.

The declaration, as read in an earlier review, lists the clubhouse and amenities among the costs the dues cover. Opening hours for the office are not stated in the sources we read, so call before you visit.

Pool and spa

The association's amenities page lists a "Pool & Spa", and the home page carries the caption "Tennis & Relax in The Pool". Those are the only first-party statements we found. We print no size, depth, water temperature, schedule or capacity, because none is published, and we do not echo any listing's wording about the pool.

The rules, as read, bar pets other than service animals from the clubhouse, pool, courts and fitness room, so a buyer who owns a dog should read the pet rules in the rules section before assuming anything about shared spaces.

Fitness center

A fitness center is the third item on the association's amenities page. The page gives no equipment list, hours or access method, and the rules we read add no detail beyond the pet restriction noted above. Ask the onsite office whether access runs on a key fob, what the hours are and whether a guest may use the room.

The declaration, as read, puts the upkeep of amenities among the costs the dues cover. The assessment amount is not published; the HOA fees section above explains how to get it from the estoppel.

Tennis and the other courts named in the rules

The association's amenities page lists tennis and prints no court count, surface or lighting detail, so we print none. The 2025 rules, as read in an earlier review, also name pickleball, basketball, a playground, a game room and a kitchen. Treat that as a list from a rules document, not as the association's current amenity list, and confirm each item with the office.

We found no Orangetree master-association amenity page, so do not assume Valencia Lakes owners can use facilities in neighboring communities. Access to anything outside the Valencia Lakes parcels is a question for that community's association.

Lakes and shoreline fishing

The rules, as read, allow catch-and-release fishing from the shore behind the clubhouse and prohibit swimming in the lakes. The county roll shows 99.35 acres of common land on 28 parcels, including lake and preserve tracts, so water is part of the property even though the rules limit how it is used.

We found no document that names the lake maintenance contractor, the depth of any lake or the stormwater basin. Ask the seller and the association who maintains the lakes and drainage, because that answer affects both upkeep costs and flood questions.

Reserving the clubhouse

The rules, as read, allow an owner or lessee in good standing to make a free, non-exclusive after-hours reservation of the clubhouse. A larger gathering needs a rental agreement, and the price of that agreement is not stated in anything we read.

The association also lists a Social Scene committee and a Newsletter committee on its committee page, as read October 31, 2026. We print them as committee names only; the pages give no event schedule.

No golf course

Valencia Lakes has no golf course. The public course at neighboring Valencia Golf and Country Club belongs to a different community with its own association, and nearness is not membership or access. Buyers who want golf can compare clubs on our Naples golf homes guide, which sets out how membership and access work at each club.

What is near Valencia Lakes in Naples?

Valencia Lakes sits in Orangetree, unincorporated Collier County, near where Randall Boulevard meets Immokalee Road, about 7.5 road miles east of I-75 Exit 111. Shopping at the Randall and Immokalee corner is about 0.5 mile away, Publix about 1 mile, and the nearest emergency department about 7 miles, all free-flow road estimates.

Every distance on this page is a road distance from a point in the middle of the Valencia Lakes street centers, modeled on the OSRM public router over OpenStreetMap data, with routes run October 31, 2026. Times are free-flow estimates and run longer in season and on Immokalee Road, so treat each as a floor. The clubhouse and onsite office are at 2700 Orange Grove Trl, an association parcel on a street that Orange Tree Units One to Four and Lake Lucerne homes also use. For other communities in the area, see our Naples communities index.

Immokalee Road, Randall Boulevard and I-75

Immokalee Road is the corridor that connects Valencia Lakes to I-75 Exit 111, about 7.5 road miles and 13 minutes away by free-flow estimate. The Randall Boulevard and Immokalee Road intersection is about 0.5 mile and 2 minutes from the community point. We name no entrance road for Valencia Lakes, because the sources we read disagree, so test the drive from the entrance you will actually use, at the hour you will use it. County road work near the intersection is covered in the schools, services and roads section below.

Groceries and the Randall Curve

Publix store 1527, at 13550 Immokalee Rd in the Neighborhood Shoppes at Orangetree, is about 1 mile and 3 minutes away. Publix lists floral, meats and cheeses, produce, bakery, deli and seafood departments for the store, with a separate pharmacy and liquor store at the address, as the Publix location page stated when read October 31, 2026.

Gulfshore Business reported that an Aldi opened at The Randall at Orangetree on November 20, 2025. Its column of January 10, 2025 listed a 7-Eleven, an Aldi, an AutoZone, a car wash, a proposed bank and 400 apartments at the Randall Curve, with more lots still marketed. Tenants change, so check current stores, and note that we list no hours, because each business publishes its own.

Parks: Big Corkscrew Island Regional Park

Big Corkscrew Island Regional Park, at 810 39th Ave NE, is about 3 road miles and 9 minutes from Valencia Lakes. It is a county park, so confirm facilities, hours and any fee with Collier County before you plan a visit. We list no park amenity here because we did not read the county's park page for this build.

Beaches and downtown Naples

The Gulf is a longer drive than the shopping corridor. The Vanderbilt Beach area is about 15 road miles from Valencia Lakes, measured to a library point on Vanderbilt Beach Road and not to the beach access itself, so the true beach distance is within about a mile of that figure. Fifth Avenue South in downtown Naples is about 23 miles and 37 minutes, and the Naples Pier about 24 miles and 39 minutes.

Valencia Lakes carries no beach rights, and parking rules at county beach accesses change, so check the county's pages before a visit.

Hospitals, the nearest emergency room and urgent care

The nearest emergency department we found is NCH Emergency Department Northeast, a freestanding department at 15420 Collier Blvd, about 7 road miles and 12 minutes away; NCH says it is open 24 hours. Collier Urgent Care, at 8845 Founders Square Dr, is about 6.7 miles and 12 minutes away, though the routed point is approximate. Urgent care is not an emergency department.

NCH North Naples Hospital is about 13 miles and 23 minutes away, Physicians Regional Pine Ridge about 14 miles and 24 minutes, Physicians Regional on Collier Boulevard about 18.6 miles and 32 minutes, and NCH Baker Hospital downtown about 22 miles and 36 minutes. In an emergency, call 911. We make no statement about the quality of any facility, and we describe none as a trauma center.

Ave Maria

Ave Maria Town Center is about 14 road miles and 25 minutes from Valencia Lakes. Ave Maria University's own directions run east on Oil Well Road about 10 miles from Immokalee Road to the Ave Maria Boulevard entrance. NCH has announced a hospital for Ave Maria, but it is planned and not built, so no emergency room exists there today.

Airports and drive times

Naples Municipal Airport is about 20.5 miles and 32 minutes from Valencia Lakes, and Southwest Florida International Airport in Fort Myers about 33 miles and 46 minutes; add a margin in season for a flight. The table gathers the modeled drives.

Place	Road miles from Valencia Lakes	Free-flow minutes	Note
The Randall at Orangetree and Winchester Center area	about 0.5	2	Randall Blvd at Immokalee Rd
Publix at Orangetree	about 1	3	13550 Immokalee Rd
Big Corkscrew Island Regional Park	about 3	9	County park
NCH Emergency Department Northeast	about 7	12	Freestanding emergency department
Collier Urgent Care	about 6.7	12	Routed point approximate
I-75 Exit 111 at Immokalee Road	about 7.5	13	Approximate interchange point
NCH North Naples Hospital	about 13	23	Emergency department
Physicians Regional Pine Ridge	about 14	24	Emergency department
Ave Maria Town Center	about 14	25	East on Oil Well Road
Mercato	about 15	27	Shopping and dining center
Vanderbilt Beach area (library point)	about 15	27	Not the beach access itself
Waterside Shops	about 18	30	Shopping center
Physicians Regional Collier Boulevard	about 18.6	32	Emergency department
Naples Municipal Airport	about 20.5	32	Regional airport
NCH Baker Hospital	about 22	36	Emergency department
Fifth Avenue South	about 23	37	Downtown Naples
Naples Pier	about 24	39	Beach destination
Southwest Florida International Airport	about 33	46	Fort Myers airport

Source: OSRM public router (OpenStreetMap data), routes run October 31, 2026, from a point at the middle of the Valencia Lakes street centers; free-flow estimates, longer in season and on Immokalee Road.

Buying a Valencia Lakes house in Naples: insurance, inspections and financing

Buying in Valencia Lakes in Naples means insuring one kind of structure: a detached single-family house, with no condominium master policy. The owner buys an HO-3 with windstorm coverage and decides on flood. This page prints no premium, because no dated, local, first-party figure exists for Valencia Lakes.

With 421 of the 456 houses carrying residence years from 2001 to 2008, roof age, opening protection and the four-point inspection drive most carrier decisions. Our Naples agents can ask the listing side for those documents for you.

Topic	Valencia Lakes houses
Owner policy	HO-3 with windstorm, often with a separate hurricane deductible
Who insures the structure	The owner; whether the association insures anything beyond its common areas, and any owner insurance requirement, is a question for the association
Roof	Owner's cost and risk unless the declaration shifts any part to the association
Flood	Owner buys federal or private flood; the lender decides by building
Citizens flood rule	Applies to Citizens wind policies by a replacement-cost schedule

Source: Florida statutes and Citizens notices as carried by our research files; the recorded declaration terms on roofs and insurance were not confirmed, so verify them.

HO-3, wind and the hurricane deductible

A Valencia Lakes house is an owner-insured structure. The owner buys an HO-3 on the dwelling, plus windstorm coverage that is often separate or carries its own hurricane deductible, and chooses whether to add flood. Which carrier writes the policy, and at what price, depends on the roof, the openings and the quote on the day, so collect two or three quotes before the inspection period ends.

Whether the association insures anything beyond its common areas and amenities is not stated in the sources we read. Ask for the association's insurance information with the other documents.

Citizens' flood requirement

Citizens' own notice, as carried, requires flood coverage on wind policies with a dwelling replacement cost of $400,000 or more from January 1, 2026, and on all remaining wind policies from January 1, 2027. Policies that exclude wind are exempt. A privately insured house keeps the choice.

This is the rule that catches buyers in a minimal-hazard zone: a house outside any mapped special flood hazard area can still need flood coverage to keep a Citizens wind policy. The test turns on the policy's replacement cost, and price is not insured value, so ask the agent which carrier will write the house and whether it requires flood.

Roof age and the 15-year rule

Florida's roof statute (section 627.7011, as carried) bars an insurer from refusing or nonrenewing a policy solely because the roof is under 15 years old. Once a roof reaches 15 years, the insurer must accept an inspection showing at least 5 years of remaining life.

The county's residence year marks the structure and not the roof, so a roof's age is unknown until you see a permit. If a roof is original, it is about 21 years old in 2026 on a 2005 house, and 18 to 27 years old across the 1999 to 2008 houses; on the 2021 and 2022 Phase 6-A houses it is about 4 to 5 years old. Reroof dates are unverified for every house, so ask for the roof permit year.

The four-point inspection and wind mitigation

Insurers commonly ask for a four-point inspection on older homes, covering the roof, electrical, plumbing and air conditioning. Florida's wind mitigation form, OIR-B1-1802 (Rev. 04/26), scores the roof covering, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection.

Credits are carrier-specific, and the statute sets no dollar amount. An inspection stays valid for up to five years, so a seller's recent form can save a buyer the cost of a new one. Ask what the form on file says and when it was done.

Build years and the 2002 code

The first statewide Florida Building Code took effect on March 1, 2002. Most Valencia Lakes houses carry residence years after that date, but the county year marks the structure, not the permit, so a 2001 or 2002 house may have been permitted under the earlier local code.

Group	Homes	Residence years	Likely code at permit
Phases 1-A to 3-A	199	1999 to 2007	Local codes before March 2002, then the statewide code
Phases 4-A to 7-A	257	2004 to 2022	Statewide code, with later editions for the newest houses
Phase 6-A newest houses	33	2021 to 2022	A 2020-era edition

Source: Collier County Property Appraiser public data files, 2026 certified roll (bundle dated October 27, 2026); code eras are likely, by residence year, and the permit date decides.

A 2005 University of Florida study, as carried, found that homes built to the 2002 code had less damage than homes built to earlier standards.

Phase 6-A's newer houses

The 33 Phase 6-A houses with 2021 and 2022 residence rows were built about 17 years after their lots were platted and authorized for work. Their roofs and openings are far younger than those in the rest of the community, which can change an insurer's questions, and the county's higher just values for them reflect recent sale-based values.

Ask for the permit set and the wind mitigation form on any of them, because the edition of the code in force at permit decides the credits.

Lenders, appraisals and documents to request

A lender orders the appraisal and a flood determination for the exact building. Before you commit, ask for these:

• The lender's flood determination, and any elevation certificate or map-amendment letter for the parcel.
• The roof permit and installation year, the most recent wind mitigation form, and a four-point inspection if the carrier asks.
• A quote for an HO-3 with wind, sized to the lender's requirement, including the hurricane deductible.
• The seller's flood disclosure under section 689.302.
• The claims history on the house and any repairs after storms since 2017.
• The association's documents, including any special assessment, via the estoppel.
• The evacuation zone for the exact address on the county's lookup.

Is Valencia Lakes in Naples in a flood zone?

Valencia Lakes in Naples has no single published flood zone. Four addresses we checked on October 21, 2026, on streets that belong only to Valencia Lakes, were all in Zone X, minimal flood hazard. Four of 456 houses is a sample, not every home, and your lender's flood determination for the exact building governs.

The sample comes from FEMA's National Flood Hazard Layer point queries run on October 21, 2026, as carried from an earlier review. We print no flood map panel number and no effective date for these streets, because we have not read them for this build.

What the four-address sample shows

The table lists the streets by name, with no house numbers. Two more points tested that day sat on Orange Grove Trl and Grove Dr, which Orange Tree Units One to Four and Lake Lucerne homes also use, so an address there is not by itself a Valencia Lakes address; we do not count those two.

Street sampled	Addresses	Zone found
Fishtail Palm Ct	1	X (minimal flood hazard)
Amberwood Ln	1	X (minimal flood hazard)
Valencia Lakes Cir	1	X (minimal flood hazard)
Inlet Cove Ln W	1	X (minimal flood hazard)
Total	4	4 in Zone X, none in a special flood hazard area

Source: FEMA National Flood Hazard Layer point queries run October 21, 2026, as carried from an earlier review; the street tally is ours.

Why ZIP 34120 tells you little

Flood results differ plat by plat inside ZIP 34120. Neighboring communities returned other zones in our checks, so the ZIP code tells a buyer nothing about one lot. We carry none of their results to Valencia Lakes. For another ZIP 34120 community with its own flood facts, see our Heritage Bay guide; nothing there transfers to a Valencia Lakes house.

Lakes, preserves and lot-by-lot variation

Valencia Lakes has 99.35 acres of common land on 28 parcels, including lake and preserve tracts, so flood exposure varies by address. Whether any Valencia Lakes lot sits in a special flood hazard area is unverified; confirming it for all 456 parcels would take a script run against the federal map, not a four-address sample.

Ask for an elevation certificate if one exists. We have no ground or finished-floor elevation for any house.

The preliminary countywide map

The county opened a 90-day appeal period on a preliminary countywide flood map on August 19, 2026. It is not in effect, and whether it changes any Valencia Lakes lot was not checked. A buyer closing in the next several months should ask the lender which map governs the determination.

Flood insurance: Risk Rating 2.0, CRS and NFIP authority

The federal lender mandate applies only in a special flood hazard area (42 U.S.C. 4012a), but a lender, an insurer or an association can still require flood coverage in Zone X, and FEMA says more than 25 percent of flood claims come from outside high-risk areas. Risk Rating 2.0, in effect for all policies since April 1, 2022, prices each policy from the building's features, not only from the map zone.

Collier County is a Community Rating System Class 5 community, which carries a 25 percent discount on federal flood premiums. NFIP authority was reported through December 11, 2026 after a brief lapse in February 2026; re-check at closing. Private flood policies have their own limits, waiting periods and underwriting.

Elevation certificates, the lender's determination and the seller disclosure

The lender's flood determination for the exact building is the document that decides the mandate. A seller must give a written flood disclosure at or before contract under section 689.302, Florida Statutes, in force since October 1, 2024.

Request the disclosure, any elevation certificate and any map-amendment letter with the offer, and ask for the claims history. Our Naples agents can request them from the listing side.

How have hurricanes affected Valencia Lakes in Naples?

Valencia Lakes in Naples is inland in Orangetree, and we found no public report naming Valencia Lakes for Irma, Ian, Idalia, Debby, Helene or Milton. The record below is regional and dated. Wind, rain and trees were the inland stories; storm surge was documented at the coast.

Ask the seller and the association for claim, repair and storm-assessment history since 2017. The regional record helps frame those questions, but it cannot say what happened to one house, and we claim nothing about damage or the lack of it at Valencia Lakes.

What the public record shows

No source we read names Valencia Lakes in any storm. The closest item is a National Weather Service rainfall table for Helene that lists a station named Orangetree at 3.26 inches on September 27, 2024; we did not verify where that station sits relative to Valencia Lakes. We found no county report of damage by neighborhood.

Irma, 2017

Irma crossed Southwest Florida in September 2017, and the National Weather Service described Category 1 to 2 conditions across greater Naples. Inland, the story was wind: trees, roofs and screen enclosures. We print no wind speed and no damage total, and we found nothing specific to Valencia Lakes.

Ian, 2022

The county's mandatory evacuation order for Ian covered Zone A, west and south of US 41. The National Weather Service placed Collier's extensive surge flooding south and west of US 41 and along named rivers. Valencia Lakes is inland in Orangetree, so surge is not the documented mechanism there. That is a statement about geography and not a claim that no house was affected.

Idalia, Debby, Helene and Milton

Idalia (2023) brought mostly minor Collier damage and more than 15 road closures, according to local news. For Debby (2024), the National Weather Service wrote that 4 to 6 inches of rain at high tide put 1 to 2 feet of water on many streets in Naples, North Naples and Golden Gate.

Helene (2024) overtopped dunes at Naples beaches with surge, and Milton (2024) led to a voluntary evacuation order for Zones A and B. The 2025 Atlantic season brought no hurricane landfall in the United States, according to NOAA.

Evacuation: Zone E at tested points

Collier County's evacuation layer placed the Valencia Lakes addresses tested on October 21, 2026 in Zone E; the number of points tested was not recorded. Zones are letters, and A is evacuated first. Confirm your exact address in the state's Know Your Zone tool before each season.

An evacuation zone is not a FEMA flood zone, and no one can promise a buyer they will not be ordered to leave. Officials decide the orders for each storm.

Questions to ask the seller and the association

Start with the claims history since 2017 and the date of any reroof. Then ask what repairs followed each storm, whether the association levied a storm-related special assessment, who maintains the lakes and drainage, and what shutters, impact glass or screen enclosure repairs the house has had.

Written answers belong in the file next to the wind mitigation form and the seller's flood disclosure, so your insurer and lender see the same record you do.

How does Valencia Lakes in Naples compare with Valencia Golf and Country Club?

Valencia Lakes in Naples recorded 17 qualified home sales at a $515,000 median in the 12 months to August 31, 2026, while neighboring Valencia Golf and Country Club, in the same ZIP 34120 and millage area 290, recorded 13 at $512,000. They are separate communities with separate associations. Data updated: October 2026.

Both communities are single-family houses in Orangetree, which makes this the closest like-for-like pairing on our site. Every county figure below uses one roll and one window, and a cell that no public page answers says so. An even-count median is the midpoint of the two middle sales. Valencia Golf and Country Club's association figures come from its own documents and carry their years.

Question	Valencia Lakes	Valencia Golf and Country Club
ZIP	34120	34120
Houses on the 2026 county roll	456 single-family	450 single-family
Residence years	1999 to 2022, median 2005	2004 to 2023, median 2007
County sales, 12 months to August 31, 2026	17 at $515,000, from $415,000 to $680,000	13 at $512,000, from $349,000 to $785,000
Prior 12 months	10 at $467,500	21 at $620,000
Turnover in 12 months	3.7 percent	2.9 percent
Roll median tax, 2026	$3,807	$4,698
Millage area and total	Area 290, 12.1196 mills	Area 290, 12.1196 mills
$269.77 non-ad valorem line	454 of 456 houses	448 of 450 houses
Golf	No golf course	Public 18-hole, par 72 course, pay as you play; membership optional (association documents, carried)
Entry wording	Access-control form on the manager's page; rules describe automated gates, key fobs, call box, no guard house (as read)	Guardhouse attended 6 a.m. to 10 p.m. per its 2018 and 2019 documents
Association amount published	Information not available at time of publishing (checked 2026-10-31)	$316.00 a month in its 2019 Welcome Packet; $264.00 a month in its 2018 FAQ; nothing published since
Application fee	Processing fee amount not published	$100
Leasing	At least 4 months, up to 1 year, three leases per calendar year (manager's page)	6-month minimum
Pets	Two household pets; no dog over 100 pounds at maturity	Maximum 2 pets
Community development district	None on the state's special-district list	None

Source: the county's 2026 roll and qualified sales to August 31, 2026; Valencia Lakes association and manager pages read October 31, 2026; Valencia Golf and Country Club documents as carried from our October 2026 research.

Price and houses

The two medians sit $3,000 apart, $515,000 against $512,000, on 17 and 13 sales. The ranges differ more: Valencia Lakes closed from $415,000 to $680,000, Valencia Golf and Country Club from $349,000 to $785,000. The prior 12 months show a wider gap, 10 sales at $467,500 against 21 at $620,000, a $152,500 difference, so one year's median is not a settled ranking.

Both are all-house communities, 456 and 450 single-family houses, so no condominium sales blur either median.

Age of the houses and size of the community

Valencia Lakes houses carry residence years of 1999 to 2022 with a median of 2005, and Valencia Golf and Country Club's run 2004 to 2023 with a median of 2007, so the median Valencia Lakes house is two years older on the county's structure-year field. Valencia Lakes has 6 more houses on the roll, 456 against 450. Neither figure is a permit date; a residence year is the county's structure year.

Golf and amenities

Valencia Lakes has no golf course. The public course at Valencia Golf and Country Club belongs to a different community, and nearness is not membership or access. Valencia Lakes' association lists a pool and spa, a fitness center, tennis and a clubhouse, as its amenities page stated when read October 31, 2026. Valencia Golf and Country Club's 2019 Welcome Packet lists what its monthly assessment covered: irrigation, landscaping, clubhouse, turf pest control, alarm monitoring and guardhouse access control.

Entry and hours

We repeat each community's own words and add none. Valencia Lakes' manager posts a Gate Form and Security Information page with an access-control form, and the rules as read in an earlier review describe automated gates, key fobs and a call box with no guard house. Valencia Golf and Country Club's FAQ and Welcome Packet give a guardhouse with posted hours of 6 a.m. to 10 p.m.; those hours date from 2018 and 2019 and may have changed.

Associations, published fees and leasing

Each has its own association and declaration. Neither publishes a current assessment: Valencia Golf and Country Club's newest published monthly figure is the 2019 packet's $316.00, and Valencia Lakes publishes none (checked October 31, 2026), so the estoppel certificate is the only way to compare one address with another. Leasing minimums differ, 4 months at Valencia Lakes and 6 months at Valencia Golf and Country Club. Valencia Lakes' pet rule allows two household pets and Valencia Golf and Country Club's maximum is 2.

Taxes in the same millage area

Both sit in millage area 290 at 12.1196 mills, about $12.12 per $1,000 of taxable value, so the same taxable value draws the same ad valorem bill in both. The roll medians, $3,807 for Valencia Lakes and $4,698 for Valencia Golf and Country Club, differ by $891 because the assessed values differ: the appraiser's median just value is $401,529 for Valencia Lakes and $456,458 for Valencia Golf and Country Club, a $54,929 gap. Just value is not market value.

How does Valencia Lakes in Naples compare with Valencia Trails, Heritage Bay, Waterways of Naples and Terreno at Valencia?

Valencia Lakes in Naples had a $515,000 county median on 17 sales in the 12 months to August 31, 2026, below Valencia Trails at $945,000 on 42 and Terreno at Valencia at $690,000 on 61, close to Waterways of Naples at $546,950 on 20 and Heritage Bay at $461,250 on 78. Data updated: October 2026.

All five sit in ZIP 34120 or share Valencia Lakes' master-association neighborhood, but they are different products, ages and rule sets. Millage areas differ for Valencia Trails (132), Heritage Bay (43 and 222) and Waterways of Naples (289), so the tax row is like for like only with Terreno at Valencia, which shares area 290. Heritage Bay mixes 252 single-family houses with 1,188 condominiums, so its all-homes median is not a house price.

Question	Valencia Lakes	Valencia Trails	Heritage Bay	Waterways of Naples	Terreno at Valencia
Homes on the 2026 roll	456 houses	838 houses	1,440 (252 single-family, 1,188 condominium)	423 houses	350 houses
Residence years	1999 to 2022 (2005)	2020 to 2025 (2023)	2006 to 2014 (2009)	1997 to 2003 (2001)	2023 to 2025 (2024)
Sales, 12 months to August 31, 2026	17 at $515,000	42 at $945,000	78 at $461,250 (14 single-family at $980,000; 64 condominium at $375,000)	20 at $546,950	61 at $690,000
Prior 12 months	10 at $467,500	139 at $1,069,700	61 at $470,000	18 at $561,250	143 at $745,300
Roll median tax, 2026	$3,807	$8,303	$4,886	$3,808	$8,878
Millage area and total	290, 12.1196	132, 10.3696	43 and 222, 9.3696	289, 12.1196	290, 12.1196
Entry wording	Access-control form; rules describe automated gates, key fobs, call box, no guard house (as read)	Gatehouse entry; staffing at Board discretion (declaration)	Gatehouse (staffing carried from an earlier read)	"The Waterways front gates" (its association's words)	"gated" (its builder's label)
Golf	No golf course	None	Bundled, mandatory, non-equity membership; 27 holes	None	None; no rights in the public Valencia course
Published assessment	Information not available at time of publishing (checked 2026-10-31)	2026 assessment not published	Club assessment $10,216 per home in 2026 plus a $1,000 food and beverage minimum	Not published	HOA dues not published; CDD $2,254.12 to $2,467.20 per home, FY2026/27
Age rule	None in the 2001 articles or the recorded declaration as read	Recorded 55-or-older occupancy rule (declaration recorded 2021-02-24)	No age clause in the Terrace I declaration read	Not established	No age clause in the documents read
Community development district	None on the state's list	Not checked here	Yes	Not checked here	Yes

Source: the county's 2026 roll and qualified sales to August 31, 2026; each community's own association, club or builder pages and recorded documents as carried from our October 2026 research.

Valencia Trails

Valencia Trails is the newest and largest of the group, 838 houses with residence years 2020 to 2025, and the priciest: 42 qualified sales at $945,000 in the 12 months to August 31, 2026, against 139 at $1,069,700 in the prior 12 months. Its roll median tax of $8,303 sits in a different millage area (132 at 10.3696). It has no golf course, and its 2026 association assessment is not published.

Heritage Bay

Heritage Bay is the only peer with bundled golf: a mandatory, non-equity club membership on every home across 27 holes, with a 2026 club assessment of $10,216 per home plus a $1,000 food and beverage minimum, and a resale capital contribution of $13,500 from January 1, 2026. Its 1,440 roll parcels are mostly condominiums, which is why its all-homes median of $461,250 sits near Valencia Lakes' $515,000 without describing a comparable house.

Waterways of Naples

Waterways of Naples is the closest peer by era and master association: 423 houses with residence years 1997 to 2003, in the same Orange Tree master-association neighborhood. Its 20 sales at $546,950 and roll median tax of $3,808 sit $31,950 and $1 above Valencia Lakes' figures. It sits in millage area 289 rather than 290, and its association does not publish an assessment on its public site.

Terreno at Valencia

Terreno at Valencia is a 350-house community with residence years 2023 to 2025; its 61 sales at $690,000 are mostly first sales of new houses, so they describe new construction, not resales. It shares millage area 290 with Valencia Lakes. Its recorded documents give its owners no right to use the public Valencia course, and a community development district charge of $2,254.12 to $2,467.20 per home appears on its tax bill.

How to compare total monthly cost

Compare layers, not one price. Heritage Bay's club assessment of $10,216 a year is $851.33 a month before neighborhood association dues, and Terreno's district charge of $2,254.12 to $2,467.20 a year is $187.84 to $205.60 a month on the tax bill before HOA dues. No community development district appears for Valencia Lakes, but its monthly assessment is unpublished; see the cost section earlier on this page and ask for the estoppel before comparing any two addresses.

Which Valencia is this? Name traps for Valencia Lakes in Naples

Valencia Lakes in Naples is a 456-house community in Orangetree, ZIP 34120, and it is not Valencia Golf and Country Club, Valencia Trails, Valencia Sky, Terreno at Valencia or any of the other places that share the Valencia name. The table below separates them, and the address check at the end settles any single listing.

Name	What it is	How it differs from Valencia Lakes
Valencia Golf and Country Club	450 houses in ZIP 34120 with a public golf course	Separate association and declaration; about 0.7 mile away per an earlier research pack
Valencia Trails	838 houses, ZIP 34120, builder GL Homes	Different association, newer houses, recorded occupancy rule
Valencia Sky	96 houses, ZIP 34112 in east Naples, builder GL Homes	Different ZIP and association; recorded occupancy rule
Terreno at Valencia	350 houses, ZIP 34120, DiVosta brand	Different association and a district charge
Valencia at Pelican Bay	Condominium in ZIP 34108	Different part of Naples, attached homes
Valencia Bonita	A community in Bonita Springs	Lee County, different city
Valencia Lakes in Boynton Beach and Wimauma	Same name, other Florida counties	Different associations entirely
"Valencia Lakes Country Club"	A portal label in search results	There is no country club at Valencia Lakes
Orange Tree Units One to Four and Lake Lucerne	254 houses in the Orange Tree units, plus Lake Lucerne lots	Different plats on streets Valencia Lakes shares

Valencia Golf and Country Club next door

Valencia Golf and Country Club has its own association, its own declaration and a public golf course. Its declaration is not Valencia Lakes' declaration, and this page never uses one for the other. Compare the two in the first comparison above.

Valencia Trails and Valencia Sky

Valencia Trails (838 houses, ZIP 34120) and Valencia Sky (96 houses, ZIP 34112) are both GL Homes communities with recorded age rules, described in our Naples 55+ communities guide. No age restriction appears in the association's 2001 articles or in the recorded declaration as read for Valencia Lakes, and the association's and manager's pages state no age rule (read October 31, 2026).

Orange Tree, Orangetree and the shared streets

Orange Tree, two words, is the planned unit development and its master association; Orangetree, one word, is the census place and the shopping-center name. Orange Grove Trl and Grove Dr also carry 110 homes in Orange Tree Units One to Four and Lake Lucerne that are not Valencia Lakes, 50 on Orange Grove Trl and 60 on Grove Dr, so an Orange Grove Trl or Grove Dr address is not by itself a Valencia Lakes address; check the plat name on the county record or the MLS subdivision.

Other Valencia Lakes in Florida and portal labels

A different Valencia Lakes association exists in Boynton Beach and another place of that name in Wimauma, in Hillsborough County. The county also lists a "Valencia Phase One" parcel on Approach Way, which is a Valencia Golf and Country Club plat. Some search summaries attach a location, a pool description, an entry claim and a resident label to Valencia Lakes; none is supported by the records read for this page. Corkscrew names the schools and the area along Corkscrew and Oil Well roads, and Corkscrew Swamp Sanctuary is another place.

How to check an address

Confirm three things before relying on any listing. The county record should show a legal description beginning Valencia Lakes Phase 1-A to Phase 7-A. The Southwest Florida MLS subdivision and development fields should both read VALENCIA LAKES; in our pull, Orange Tree and Citrus Greens rows on a shared street carried their own labels and three such rows were excluded. And an estoppel should come from the Valencia Lakes association, not a neighbor's.

What schools, services and roads are near Valencia Lakes in Naples?

Valencia Lakes in Naples is zoned, at the two addresses sampled on October 21, 2026, to Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High for 2026-27, with fire service from the North Collier Fire Control and Rescue District and county water and sewer inferred from the Orange Tree utility transfer. Confirm each for the exact address.

Zoned public schools and grades

The sample was two addresses on streets Valencia Lakes shares with Orange Tree, run through the district's address lookup, so confirm your exact address with Collier County Public Schools; zones are reviewed every year.

School	Address	2025-26 state grade	Earlier grades
Corkscrew Elementary	1065 Oil Well Road, Naples, FL 34120	A	A in 2024-25 and 2023-24
Corkscrew Middle	1165 Oil Well Road, Naples, FL 34120	A	A in 2024-25
Palmetto Ridge High	1655 Victory Lane, Naples, FL 34120	Local news reported in July 2026 that the grade moved from an A to a B; confirm on the state's school grade report	A in 2024-25

Corkscrew Middle's campus is about 1.5 road miles and 5 minutes from Valencia Lakes and Palmetto Ridge High about 2 miles and 8 minutes, free-flow estimates; Corkscrew Elementary shares Oil Well Road and was not routed. The state raises the grading scale in 2026-27, so a 2025-26 grade is not a forecast.

Fire, EMS and sheriff

North Collier Fire Control and Rescue District serves the Orangetree area, and its Station 10 at 13240 Immokalee Rd is listed as serving Orange Tree; Valencia Lakes parcels were not individually tested, and which station responds is a dispatch decision. For an emergency, call 911. The Collier County Sheriff's Office patrols unincorporated Collier County.

Water, sewer and electric

Collier County Water-Sewer District took over the private Orange Tree Utility after a 4-0 commission vote reported January 24, 2017, with county billing from March 1, 2017. Florida Power and Light is the electric utility for Collier County. No Valencia Lakes document read confirms the providers, so confirm account transfers with the seller and the association.

The Randall Boulevard and Immokalee Road project

The county's plan widens Randall Boulevard from two lanes to four divided, adds three left-turn lanes from westbound Randall, upgrades signals and adds a continuous-flow right turn, about 0.5 mile from Valencia Lakes. County materials in 2024 said construction in the third quarter of 2026, a January 14, 2026 county town hall deck showed design at 30 percent, and a May 2026 Naples Press report said construction was about two years away. Confirm status with Collier County Transportation.

Other road work near Orangetree

A second northbound right-turn lane at Immokalee Road and Oil Well Road drew a $807,029.10 contract approved June 23, 2026; construction status is unknown. I-75 at SR 951 (Exit 101) and Pine Ridge Road (Exit 107) have projects whose dates move, per FDOT. Vanderbilt Beach Road Extension Phase One opened June 12, 2026. A rezoning or large development next to Valencia Lakes was not searched; that is not the same as none.

Frequently Asked Questions about Valencia Lakes Naples FL homes for sale

Valencia Lakes Naples FL homes for sale are 456 single-family houses in Orangetree, ZIP 34120, with residence years 1999 to 2022. The questions below are the ones buyers raise most, answered from county, MLS, school district, state and association records. Data updated: October 2026.

Where is Valencia Lakes in Naples?

Valencia Lakes sits in Orangetree, unincorporated Collier County, ZIP 34120 with a Naples mailing address, near where Randall Boulevard meets Immokalee Road and about 7.5 road miles east of I-75 Exit 111. It is not inside the City of Naples. Distances are free-flow estimates and run longer in season and on Immokalee Road.

How many homes are in Valencia Lakes, Naples?

The 2026 Collier County roll shows 456 single-family houses in Valencia Lakes, platted as seven phases, Phase 1-A to Phase 7-A, on 484 parcels. The other 28 parcels are common land and similar non-home parcels. There is no condominium or attached home, and every house carries a residence year from 1999 to 2022.

Are there condos or villas in Valencia Lakes?

No. Every one of the 456 homes on the 2026 county roll is a detached single-family house, and the roll shows no condominium or attached unit in Valencia Lakes. The community is a Chapter 720 homeowners' association, not a condominium, so condominium reserve and milestone rules do not apply to it.

What do Valencia Lakes homes sell for?

In the county record, Valencia Lakes logged 17 qualified sales in the 12 months to August 31, 2026, median $515,000, from $415,000 to $680,000, against 10 sales at $467,500 in the prior 12 months. The Southwest Florida MLS shows 22 closings in its own window at a $505,750 median.

What is the price per square foot in Valencia Lakes?

Only the Southwest Florida MLS, as entered by listing agents, gives living area, and its 22 closings show a median of $215 per living square foot, from $164 to $305. Smaller houses cost more per foot: $258 under 2,000 square feet, $201 from 2,000 to 2,599 and $198 at 2,600 and up.

How long do Valencia Lakes homes take to sell?

In the Southwest Florida MLS, 22 closings had a median of 104.5 days on market, the midpoint of the two middle sales, ranging from 6 to 339 days. Five of the 22 sold within 30 days, 13 took 90 days or more, and 6 took 180 days or more.

Do Valencia Lakes homes sell below asking price?

Mostly yes, by a modest margin. The 22 MLS closings had a median sale-to-list ratio of 96.8 percent, and the median sale was $16,450 below the last list price; only 2 of 22 sold at list and none above. These use last list price only, not original list price, so they are not price-cut counts.

When was Valencia Lakes built?

The county roll shows residence years from 1999 to 2022 with a median of 2005. A total of 421 of the 456 houses carry residence years from 2001 to 2008, peaking at 92 in 2006, and 33 Phase 6-A houses carry 2021 or 2022, by county structure year.

Who built Valencia Lakes?

Recorded declarant filings name Beazer Homes Corp. as successor declarant from 2003 to 2004, as carried from recorded-document summaries. A declarant is the developer of record, not necessarily the builder of each house, and we found no public builder list. The builder of the 2021 and 2022 Phase 6-A houses is not verified; ask for permit records.

Are there newer homes in Valencia Lakes?

Phase 6-A has 33 houses with residence years of 2021 (1) and 2022 (32), on Yellow Tavern Way and Grove Dr, first sold between March and November 2022. Grove Dr also carries Orange Tree and Lake Lucerne homes that are not Valencia Lakes. No other Valencia Lakes phase has a residence year after 2008.

How big are Valencia Lakes homes?

In the Southwest Florida MLS, as entered by listing agents, the 22 closings had a median living area of about 2,290 square feet, ranging from 1,514 to 3,254. By bedrooms, 9 sales were three-bedroom, 6 four-bedroom, 6 five-bedroom and 1 six-bedroom or larger. Eight of the 22 list a den.

What are Valencia Lakes HOA fees?

The Valencia Lakes association bills regular assessments monthly, due the 1st and late after the 10th, but neither it nor its managers publish an amount (checked October 31, 2026). Ask the seller for the estoppel certificate, which states the Valencia Lakes and master association amounts, arrears and special assessments for one address.

Is there a master association over Valencia Lakes?

Yes. Owners also belong to the Orange Tree master association, Orange Tree Homeowner's Association, Inc., filed in 1987, under Declaration section 15.11 as read in an earlier review of the recorded documents. Its assessment may be collected through the Valencia Lakes billing and may include cable charges, and no amount is published.

Who manages the Valencia Lakes HOA?

Two management firms appear on first-party pages read October 31, 2026: the association's own site names ICON Management of Fort Myers with an onsite office, while GRS Community Management of Lake Worth publishes a Valencia Lakes page with billing, leasing and pet rules. Confirm the current manager with the onsite office at the clubhouse.

Is Valencia Lakes in Naples gated?

The association's own pages do not use the word gated; the manager posts a Gate Form and Security Information page with an access-control form (read October 31, 2026). The rules, as read in an earlier review, describe automated gates with key fobs and a call box and no guard house; fobs are sold at the office.

What amenities does Valencia Lakes have?

The association's amenities page listed a pool and spa, a fitness center, tennis and a clubhouse when read October 31, 2026. Hours, guest rules and amenity fees sit behind the resident portal, so ask the onsite office. The clubhouse is on the association's recreation parcel, and after-hours reservations are free to owners and lessees in good standing.

Does Valencia Lakes have a golf course?

No. Valencia Lakes has no golf course; the public course at neighboring Valencia Golf and Country Club belongs to a different community, and nearness is not membership or access. Buyers who want golf compare clubs separately, and any club fee would be a different charge from the Valencia Lakes assessment.

Can you fish in the lakes at Valencia Lakes?

The 2025 rules, as read in an earlier review of the recorded documents, allow catch-and-release fishing from the shore behind the clubhouse and forbid swimming in the lakes. The board revises its rules, most recently on October 23, 2025 as read, so confirm the current wording with the onsite office before relying on it.

Is Valencia Lakes a 55+ community?

No age restriction appears in the association's 2001 articles or in the recorded declaration as read, and the association's and manager's pages state no age rule (read October 31, 2026). Valencia Trails and Valencia Sky are different communities with recorded rules. Ask the association to confirm in writing.

Can you rent out a Valencia Lakes home?

Leasing needs approval. The Declaration, as read, requires a written lease approved before occupancy, no lease under 4 months, and no more than three leases in any 12 months without consent. The manager's page says at least 4 months, no more than 1 year and three per calendar year. The Declaration controls where the wording differs.

How many pets can you have in Valencia Lakes?

The manager's page, read October 31, 2026, allows no more than two household pets and no dog over 100 pounds at maturity. The Declaration, as read in an earlier review, adds domestic pets only, leash rules, and no pets other than service animals in the clubhouse, pool, courts or fitness room.

What are property taxes in Valencia Lakes, Naples?

All 456 houses sit in millage area 290 at 12.1196 mills in 2026, about $12.12 per $1,000 of taxable value. The roll's median total tax for current owners is $3,807.26, which is not a buyer's bill. At a $515,000 assessment, a first-year illustration is $6,511.36 including the $269.77 charge; the November notice controls.

Does Valencia Lakes have a CDD?

No community development district appears for Valencia Lakes on the state's special-district list or the county roll; check the tax bill. The roll does show a $269.77 non-ad valorem charge on 454 of the 456 houses, the same amount that appears on neighboring Orangetree rolls, and your tax bill names the levy.

Is Valencia Lakes in a flood zone?

Four addresses we checked on Valencia Lakes-only streets on October 21, 2026 were all in Zone X, minimal flood hazard; four of 456 is a sample, not every home, and your lender's flood determination for the exact building governs. A lender or insurer can still require flood coverage in Zone X, and an elevation certificate helps.

What evacuation zone is Valencia Lakes in?

The county's evacuation map put the Valencia Lakes addresses checked on October 21, 2026 in Zone E; the number of points tested was not recorded. Check the exact address in Know Your Zone each season. An evacuation zone is not a FEMA flood zone, and an order can change.

What schools serve Valencia Lakes, Naples?

At two addresses sampled on October 21, 2026, the district's lookup for 2026-27 zoned Valencia Lakes to Corkscrew Elementary, Corkscrew Middle and Palmetto Ridge High. Zones are reviewed every year, so confirm your exact address with Collier County Public Schools. The 2025-26 state grades were an A, an A and, per local news, a B.

How far is Valencia Lakes from I-75 and the beach?

By free-flow routing run October 31, 2026, I-75 Exit 111 at Immokalee Road is about 7.5 road miles and 13 minutes away, the Vanderbilt Beach area about 15 road miles, and Naples Pier about 24 miles and 39 minutes. Times run longer in season and on Immokalee Road.

Is Valencia Lakes part of Valencia Golf and Country Club?

No. Valencia Lakes and Valencia Golf and Country Club are separate communities with separate associations and declarations, in the same ZIP 34120. Valencia Golf and Country Club has 450 houses and a public golf course; Valencia Lakes has 456 houses and no golf course.

Is Valencia Lakes the same as Valencia Trails or Valencia Sky?

No. Valencia Trails has 838 houses in ZIP 34120 and Valencia Sky has 96 houses in ZIP 34112 in east Naples; both are GL Homes communities with their own associations. Neither is Valencia Lakes, which has 456 houses built mostly from 2001 to 2008.

How do I see Valencia Lakes Naples homes for sale?

Use the Valencia Lakes search links near the top of this page, which open today's Southwest Florida MLS list for the Valencia Lakes label, or call Domain Realty Group at 239-441-2816 and ask our agents to pull current listings and recorded sales for a street or phase before you tour.

Talk to a Domain Realty Group Valencia Lakes specialist

From our Galleria Court office in Naples, Domain Realty Group guides buyers through Valencia Lakes single-family houses using the 17 qualified Valencia Lakes home sales we tracked in the county record for the 12 months to August 31, 2026. Call 239-441-2816. Data updated: October 2026.

Ready to see Valencia Lakes homes?

Start with your price range and the phase, then settle what must be known before an offer: the estoppel certificate with the Valencia Lakes and master amounts, the association's approval steps, the home's flood zone and elevation certificate, and the roof's age and insurance quote. An agent can then pull the recorded sales for that phase before you tour. Contact us, or call 239-441-2816 to speak with our agents.

For Jesse and Marc's own neighborhood write-up, read the McGreevy and Comisar Valencia Lakes page. For the newest listings, open these searches, and see current listings across Naples.

• Valencia Lakes homes for sale
• Valencia Lakes homes listed in the last 30 days

Compare Valencia Lakes with its neighbors on our guides to Valencia Golf and Country Club, Valencia Trails and Heritage Bay, or browse all Naples communities.

Domain Realty Group, Naples office: 9180 Galleria Ct #200, Naples, FL 34109. Phone 239-441-2816.

Thinking of selling a Valencia Lakes home?

Of the 17 qualified Valencia Lakes sales the county recorded in the 12 months to August 31, 2026, 7 were $400,000 to $499,999, 6 were $500,000 to $599,999 and 4 were $600,000 to $699,999, so price depends heavily on the house. For a free estimate, open our home valuation page; to talk it through, use the contact page or call our agents at 239-441-2816.

What our clients say about Domain Realty Group

★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder."

Verified Google review. Michael Gatz, on working with Marc Comisar of Domain Realty Group.

★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team."

Verified Zillow review. mhhade, on working with Marc Comisar of Domain Realty Group.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."

Verified Google review. Christopher Dietz, on working with Marc Comisar of Domain Realty Group.

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About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team based at 9180 Galleria Ct #200 in Naples, with offices in Bonita Springs and Fort Myers, working 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. We tracked the county record of 27 qualified Valencia Lakes home sales over 24 months, and read the county, school district, state, insurer and lender documents, to build this page.

The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. 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 North Naples and Vanderbilt Beach to the city and East Naples.

Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
Bonita Springs and Estero office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
239-441-2816

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 and current listings.

Sources

Every figure on this page traces to a source below. County figures come from the Collier County Property Appraiser public data files, 2026 certified roll and recorded sales, with the sales window ending August 31, 2026 and the bundle dated October 27, 2026. Valencia Lakes association and manager facts were read on their own pages on October 31, 2026 unless dated; recorded-document facts and entries marked carried come from an earlier research read in October 2026 and were not re-requested.

Distances were computed by the OSRM public router (OpenStreetMap data), with routes run October 31, 2026. Listing portals, brokerage pages, data aggregators and the property appraiser's and clerk's websites are not cited or linked, by policy. The Southwest Florida MLS and the sites that display it are not linked.

Valencia Lakes figures: county records, MLS and distances

1. Collier County Property Appraiser public data files, 2026 certified roll and recorded sales (bundle dated October 27, 2026): 484 parcels, 456 homes with a residence, qualified sales to August 31, 2026, computed by script October 31, 2026
2. Collier County Property Appraiser public data files for the peer sets (Valencia Golf and Country Club, Valencia Trails, Heritage Bay, Waterways of Naples, Terreno at Valencia, Orange Tree Units One to Four), window ending August 31, 2026, computed by script October 31, 2026
3. Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026: 22 closings under the Valencia Lakes label
4. OSRM public router (OpenStreetMap data), routes run October 31, 2026 (method note for every distance)

Valencia Lakes association and manager (read October 31, 2026)

1. Valencia Lakes at Orange Tree HOA, home page, read October 31, 2026
2. Valencia Lakes association, About page, read October 31, 2026
3. Valencia Lakes association, Amenities page, read October 31, 2026
4. Valencia Lakes association, Committees page, read October 31, 2026
5. Valencia Lakes association, Resources page, read October 31, 2026
6. Valencia Lakes association, Contact page, read October 31, 2026
7. Valencia Lakes association, onsite manager page, read October 31, 2026
8. GRS Community Management, Valencia Lakes association page, read October 31, 2026
9. GRS Community Management, purchase application, read October 31, 2026
10. GRS Community Management, Gate Form and Security Information, read October 31, 2026
11. GRS Community Management, architectural modification form, read October 31, 2026
12. GRS Community Management, estoppel product page, read October 31, 2026
13. Florida Statutes 720.30851, estoppel certificates, read October 2026
14. Florida Auditor General, special districts list, read October 2026
15. Florida Commerce, special district profiles, read October 2026

Neighboring and peer communities (first-party pages, carried from October 2026 research)

1. Valencia Golf and Country Club homeowners association, read October 2026
2. Valencia Golf and Country Club, 2019 Welcome Packet, read October 2026
3. Valencia Golf and Country Club, 2018 FAQ, read October 2026
4. Valencia Golf and Country Club, purchase and lease application, read October 2026
5. Valencia Golf and Country Club, golf operator, read October 2026
6. Florida State Golf Association, club listing, read October 2026
7. Terreno at Valencia homeowners association, read October 2026
8. Terreno at Valencia, recorded declaration, read October 2026
9. Waterways of Naples homeowners association, read October 2026
10. Waterways of Naples, about page, read October 2026
11. Waterways of Naples, rules and regulations dated 2022-12-13, read October 2026
12. Heritage Bay Golf and Country Club, read October 2026
13. Heritage Bay Golf and Country Club, 2026 budget, read October 2026
14. Heritage Bay community development district, adopted budget FY2027, read October 2026
15. Valencia Sky, GRS Community Management association page, read October 2026
16. GL Homes announcement of Valencia Sky, PR Web, read October 2026
17. Citrus Greens HOA, neighbor statement on Orangetree, read October 2026
18. Collier County growth management plan, rural Golden Gate subelement, read October 2026
19. Domain Realty Group, Valencia Golf and Country Club, read October 2026
20. Domain Realty Group, Valencia Trails, read October 2026
21. Domain Realty Group, Heritage Bay, read October 2026

Schools, services, roads and nearby

1. Corkscrew Elementary School, read October 2026
2. Corkscrew Middle School, read October 2026
3. Palmetto Ridge High School, read October 2026
4. Collier County Public Schools, 2025-26 school and district grades, read October 2026
5. Collier County Public Schools, district announcement of the 2025-26 grade, read October 2026
6. Marco Eagle, Collier school grades, July 22, 2026, read October 2026
7. Naples Daily News, county takes over Orange Tree utility, January 24, 2017, read October 2026
8. Collier County, utility billing customer service, read October 2026
9. Collier County, transportation projects, read October 2026
10. Collier County, January 14, 2026 town hall transportation deck, read October 2026
11. Gulfshore Business, Randall Boulevard widening and intersection project, read October 2026
12. Gulfshore Business, county commission moves forward with Immokalee Road upgrades, read October 2026
13. Florida DOT, I-75 at SR 951 project, read October 2026
14. Florida DOT, I-75 at Pine Ridge Road project, read October 2026
15. Collier County, Vanderbilt Beach Road Extension Phase One, read October 2026
16. Publix, store 1527 at Neighborhood Shoppes at Orangetree, read October 2026
17. Gulfshore Business, Aldi and Publix openings, November 20, 2025, read October 2026
18. NCH, Emergency Department Northeast, read October 2026
19. Physicians Regional, Pine Ridge, read October 2026
20. Collier Urgent Care, read October 2026
21. Collier County Parks, Big Corkscrew Island Regional Park, read October 2026

Flood, storms, insurance and building code

1. Collier County, proposed Flood Insurance Rate Map, August 2026, read October 2026
2. Florida Division of Emergency Management, Know Your Zone, read October 2026
3. Florida Division of Emergency Management, Collier County evacuation zones, read October 2026
4. 42 U.S. Code section 4012a, flood insurance purchase requirement, read October 2026
5. Citizens Property Insurance, flood coverage rules, read October 2026
6. Florida Realtors, new Florida flood disclosure requirements, read October 2026
7. National Weather Service Miami, Hurricane Irma, read October 2026
8. National Weather Service Miami, Hurricane Ian summary, read October 2026
9. National Weather Service Miami, Tropical Storm Debby summary, read October 2026
10. National Weather Service Miami, Hurricane Milton impact narratives, read October 2026
11. National Weather Service Miami, Hurricane Helene rainfall table, read October 2026
12. NOAA, 2025 Atlantic hurricane season, read October 2026
13. Florida Building Commission, Florida Building Code, read October 2026