Valencia Sky Homes for Sale in Naples, FL

Valencia Sky homes for sale in Naples, FL are single-family houses by GL Homes in a community of 574 homesites, on the east side of Santa Barbara Boulevard in unincorporated East Naples, ZIP 34112. County deeds show 191 closings since October 2025, and there is no CDD. Weigh other Naples communities before you tour.

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 Sky buyers in Naples

Valencia Sky in Naples is a GL Homes community still in its first sale, so most figures here come from county deeds, GL's own pages and one MLS export rather than from resale history. The eight points below give the shape of it, and each is sourced in the sections that follow.

• The 2026 county roll counts 574 homesites: Phase 1 has 323 and Phase II has 251, and every Phase II homesite is still developer-owned and vacant, in ZIP 34112, built by GL Homes.
• The recorded declaration carries a 55+ status under Article X, Section 2, at Official Records Book 6517, Page 2927, recorded October 16, 2025.
• 191 homes closed from October 22, 2025 to October 6, 2026; the county recorded 133 qualified sales in the 12 months to August 31, 2026, at a $852,900 median ($642,300 to $1,156,200), and no resale is on record yet.
• GL lists eight plans from $787,900 (Halo, Luna) to $936,900 (Aurora), 1,803 to 3,076 air-conditioned square feet, and 22 early move-in homes at $860,900 to $1,075,900, as of October 31, 2026.
• The association has issued no assessment amount we could find; MLS entries show $1,797 a quarter ($7,188 a year) in the October 29, 2026 export; there is no CDD, and the 2026 rate is 10.3696 mills.
• FEMA letters 25-04-1802A and 26-04-2228A removed the lots from the Special Flood Hazard Area, while the effective map layer still draws AE; certificates show floors at 12.10 to 12.85 feet, and the exact home's own determination decides.
• GL says the Community Center (February 2026) and the Racquet Club (August 2026) are open; the 35,000 square foot Clubhouse is under construction, with no opening date published by GL as of October 31, 2026.
• The recorded rules set a 7-month minimum lease and one lease in any 12 months, and the declaration discloses Wing South Airpark, a private airstrip next door.

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

Every Valencia Sky listing in Naples that the Southwest Florida MLS carries is one click away below; the community is identified by its MLS name and a map box around its county address points, and the price filters follow the 133 recorded sales of the past year. GL Homes also sells homes that never reach the MLS.

Our search reads the Southwest Florida MLS live, so what you see will differ from one day to the next.

Every listing, and what arrived in the last 30 days

• All Valencia Sky listings in Naples
• Valencia Sky listings added in the last 30 days

The first link returns the whole community. The second narrows that search to listings that have been online 30 days or less, a quick way to catch a new early move-in home or an owner's listing the week it posts.

Price filters sized to recorded sales

• Valencia Sky listings under $800,000
• Valencia Sky listings from $800,000 to $900,000
• Valencia Sky listings from $900,000 to $1 million
• Valencia Sky listings at $1 million and above

These four links filter by price alone; none of them narrows a search by plan, phase or lot. Their edges follow the county record of the 12 months to August 31, 2026, which holds 49 recorded sales under $800,000, 40 from $800,000 to $899,999, 26 from $900,000 to $999,999 and 18 at $1,000,000 and above. Every Valencia Sky house is single-family, so no property-type link is needed.

GL's early move-in list versus MLS listings

GL lists 22 early move-in homes at $860,900 to $1,075,900 on its own page as of October 31, 2026, and the full list sits under "Which GL Homes plans are built in Valencia Sky, Naples?". Nine of the 10 active list prices in the October 29, 2026 export also appear on that list. The count is explained under "What does the MLS show about Valencia Sky homes in Naples?". Because every early move-in home lists at $860,900 or more, the under-$800,000 link reaches build-from contracts and any owner's resale, not GL's finished inventory.

What the MLS calls Valencia Sky

In the October 29, 2026 export, all 36 Valencia Sky rows carry the Development name VALENCIA SKY, ZIP 34112 and a single Sub name, which our search writes as Valencia Sky. Our search pairs that name with a map box of 26.1330 north, 26.1170 south, 81.7195 west and 81.7015 east, about 1.12 by 1.11 miles, drawn around the 593 county address points with a small margin.

The name does the filtering. The box keeps the label from matching developments elsewhere that start with "Valencia", and it reaches into the edge of the Naples Heritage golf course, whose listings carry other labels. A box is a rough fence, not a boundary, and a listing filed under a different name could fall outside it; for a wider look, use all Naples listings.

Builder homes that never reach the MLS

The county recorded 191 closings in Valencia Sky through October 6, 2026, and the October 29, 2026 export holds 25 sold listings. The 25 are among the 191, not extra sales, because no resale exists yet. The 191 is therefore the complete count and the MLS shows only the listed share; "What have Valencia Sky homes sold for in Naples?" and "What does the MLS show about Valencia Sky homes in Naples?" take each set in turn.

What a search cannot filter

The links filter on price, recency and the MLS name only. They cannot separate phase, lake or preserve frontage, plan name, stories or the conditions on GL's credit, since the data behind them carries no usable entry for those items. Ask GL or read the listing for what the filters leave out; if you want a particular home before it is listed, we can ask: contact our team or reach our agents.

Which GL Homes plans are built in Valencia Sky, Naples?

GL lists eight plans at Valencia Sky in Naples, from 1,803 to 3,076 air-conditioned square feet, with two or three bedrooms plus a den and two-car garages, at build-from prices of $787,900 to $936,900 as of October 31, 2026. The tables carry GL's own figures; the plan's own page governs any detail.

Eight plans, one collection

GL sells every plan inside the Valencia Sky Collection and names no elevation styles beyond it. The table follows GL's collection page, read October 31, 2026, and every plan lists a great room.

GL lists, as of October 31, 2026

Plan (GL plan no.)	Beds	Baths	Den or flex	Garage	Air-conditioned sq. ft.	Total sq. ft.	Build From	Early Move-In From
Halo (482)	2	2	Den	2-car	1,803	2,493	$787,900	$860,900
Luna (483)	2	2	Den	2-car	1,805	2,420	$787,900	$860,900
Skyline (484)	3	3	Den	2-car	2,009	2,651	$811,900	$887,900
Eclipse (486)	3	3	Den	2-car	2,070	2,713	$817,900	$901,900
Stellar (489)	2	2 and a half	Den	2-car	2,079	2,732	$834,900	$932,900
Horizon (487)	2	2 and a half	Den or optional 3rd bedroom	2-car	2,273	2,937	$851,900	$1,037,900 (one home)
Solstice (485)	3	4	Den or optional 4th bedroom, loft	2-car	2,770	3,457	$881,900	$976,900
Aurora (488)	3	3 and a half	Den, bonus room or optional 4th bedroom	2-car	3,076	3,735	$936,900	not listed

Build-from prices by plan

GL's community headline reads "from the $780s", and its plan prices run from the two smallest plans at $787,900 to the Aurora at $936,900. Earlier GL marketing used lower starting figures, so compare any older price you saw against the page dated here. The next table divides GL's price by GL's air-conditioned square feet; it is arithmetic on builder figures, not a county figure and not a valuation.

GL price divided by GL air-conditioned square feet, computed

Plan	Build From per sq. ft.	Early Move-In From per sq. ft.
Halo	$437	$477
Luna	$437	$477
Skyline	$404	$442
Eclipse	$395	$436
Stellar	$402	$449
Horizon	$375	$457
Solstice	$318	$353
Aurora	$305	not listed

Early move-in homes: 22 listed, 8 available now

GL's early move-in page lists 22 homes across 7 plans at $860,900 to $1,075,900 as of October 31, 2026. GL's footnote says the listed price reflects a promotional credit that applies only when the buyer uses its lender or pays cash and uses Nova Title, so read the range with that condition beside it. GL shows a savings figure of $15,064 to $15,972 on each home.

GL lists, as of October 31, 2026

Plan	Homes	Price range	Availability per GL
Halo	3	$860,900 to $900,900	2 available now, 1 dated later
Luna	2	$860,900 to $921,900	2 available now
Skyline	3	$887,900 to $895,900	1 available now, 2 dated later
Eclipse	5	$901,900 to $1,004,900	all dated later
Stellar	3	$932,900 to $949,900	3 available now
Horizon	1	$1,037,900	February 2027, GL's first Phase II home
Solstice	5	$976,900 to $1,075,900	all dated later

Of the 22, GL marks 8 available now, 1 for November 2026, 3 for December 2026 and 10 for January to April 2027. "Available" is GL's date field, not a certificate of occupancy date. GL notes a "View More" link on some plans, so the list may run longer than the page shows; we have printed what GL's page lists.

Stories: what GL markets and what the Aurora material says

GL markets single-story designs; GL's own Aurora material describes a second-floor bedroom, so read the plan's own page for any plan's stories. GL's April 30, 2026 awards page and its February 16, 2026 Aurora release both point to an upstairs bedroom, and a November 18, 2025 GL post called the collection "one and two stories". We have not read each plan page for its story count.

Sizes: air-conditioned versus total square feet

GL gives two sizes per plan. GL's pages read do not define the difference, but the Halo shows 1,803 air-conditioned against 2,493 total, and the gap runs from 615 sq. ft. on the Luna to 690 on the Halo. Compare plans on the air-conditioned column, and ask GL what its total column includes.

Same plan, different price

One plan can carry very different early move-in prices. GL's five Solstice homes run from $976,900 to $1,075,900, a span of $99,000, and its three Halo homes from $860,900 to $900,900. GL does not say what separates them, but homesite and selections differ from home to home, so match each price to the finished home it describes.

Models, awards and what GL does not publish

GL says eight model homes are open daily at its sales center, 2841 Ridgecrest Place; its Aurora model opened in February 2026 and its Stellar model on May 15, 2026. GL also reports three 2026 Parade of Homes awards, for the Aurora, Horizon and Eclipse, without naming the categories in the pages we read.

Four items are not published by GL as of October 31, 2026, and each is in the purchase agreement: the deposit amount or schedule, the build time, options pricing and the structural warranty terms. The Phase II release date is also unstated; "How are Valencia Sky's Phase 1 and Phase II laid out in Naples?" shows what GL and the county have said.

What have Valencia Sky homes sold for in Naples?

Valencia Sky in Naples had 133 qualified sales recorded by Collier County in the 12 months to August 31, 2026, at a $852,900 median ($642,300 to $1,156,200), and 191 homes closed in all from October 22, 2025 to October 6, 2026, every one a first sale from GL Homes. The tables set out each window.

Data updated: October 2026. The county record below is the full count of closings; the MLS section after it covers only the listed share.

The 12 months to August 31, 2026

We tracked every closing deed the county recorded in the two Valencia Sky plat numbers, from the first closing on October 22, 2025 through October 6, 2026, and kept the qualified improved sales for the last fully qualified month, August 2026. That gives the first row below. The county marks each deed qualified or not qualified, and only qualified sales enter these medians.

Window	Qualified sales	Median	Range
12 months, September 1, 2025 to August 31, 2026	133	$852,900	$642,300 to $1,156,200
Partial, September 1 to October 31, 2026 (qualification still being marked)	11	$857,800	$712,600 to $1,142,200
All qualified improved, first deed to newest	144	$853,850	$642,300 to $1,156,200
First half of the 12 months (September 1, 2025 to February 28, 2026)	60	$801,650	$642,300 to $1,107,600
Second half of the 12 months (March 1 to August 31, 2026)	73	$879,400	$682,200 to $1,156,200

Which plans and homesites closed in each half is not recorded; the halves are not a price change for any plan. Where a group has an even number of sales, its median is the midpoint of the two middle sales. The 133 qualified sales equal 23.2 percent of the 574 homesites.

191 homes delivered, and why the county marks some sales not qualified

The county's 191 closings are every deed with a price from October 22, 2025 to October 6, 2026, all in Phase 1. The county marks a sale not qualified for many reasons, among them a multi-parcel deed, a related-party transfer, a financial institution as seller and a deed recorded before the roll caught up with the house, and we assign no reason to any sale. Each is still the closing of a new home, so each counts as delivered.

Group of closing deeds	Count
Qualified improved deeds	144
Not-qualified improved deeds	41
Deeds on homesites the roll still codes vacant	6
Homes delivered	191

The sum is 144 + 41 + 6 = 191, which is 33.3 percent of 574 homesites and leaves 132 of Phase 1's 323 homesites without a recorded closing. Some of those 132 are under contract, built or held as models, and the record does not say which.

Closings by month, October 2025 to October 2026

These are counts only. A month holds 4 to 22 qualified sales of different plans, so a monthly median would compare unlike homes and we do not print one.

Month	Improved deeds, any qualification	Qualified
October 2025	9	9
November 2025	20	18
December 2025	24	22
January 2026	11	4
February 2026	17	7
March 2026	20	5
April 2026	17	13
May 2026	12	12
June 2026	16	16
July 2026	16	15
August 2026	12	12
September 2026	11, plus 3 on vacant-coded homesites	11
October 2026, through October 6	0, plus 3 on vacant-coded homesites	0

Monthly improved deeds ran from 9 to 24 through September 2026. The two columns differ most from January to March 2026.

A 12-month price ladder

The first table groups the 133 qualified sales into the four price bands our search links use; the second is the county's own nine-band count.

Price band	Qualified sales	Median	Range
Under $800,000	49	$739,700	$642,300 to $797,800
$800,000 to $899,999	40	$855,300	$806,900 to $897,500
$900,000 to $999,999	26	$966,300	$901,100 to $997,700
$1,000,000 and over	18	$1,038,100	$1,007,600 to $1,156,200

County band	Qualified sales
Under $700,000	4
$700,000 to $749,999	27
$750,000 to $799,999	18
$800,000 to $849,999	17
$850,000 to $899,999	23
$900,000 to $949,999	9
$950,000 to $999,999	17
$1,000,000 to $1,099,999	16
$1,100,000 and over	2

How recorded closings relate to GL's October 2026 prices

A closing records the day the deed passed, and a contract can be signed months before it. So a sale in the record above may rest on a contract signed before GL's October 2026 lists, and the two are not like-for-like. GL's October 2026 build-from prices start at $787,900 and its early move-in homes at $860,900, while 31 of the 133 recorded sales, the first two county bands, were under $750,000. We draw no conclusion from that gap beyond the dates.

No resales yet, and no prior year

No homesite in the county bundle has two improved deeds, so there are no resales: every closing is a first sale from the builder. The 12 months from September 1, 2024 to August 31, 2025 hold 0 sales, because no home had closed. A first-sale community has no earlier year to set against, so read the figures above as a record of what GL delivered, not a trend.

Phase 1 only: why Phase II has no closings

All 191 closings are in Phase 1, the Valencia Sky Replat. Phase II has 0 closings, since its 251 homesites are still developer-owned and vacant on the 2026 roll. "How are Valencia Sky's Phase 1 and Phase II laid out in Naples?" gives the plats and what GL has said about timing.

What does the MLS show about Valencia Sky homes in Naples?

Valencia Sky in Naples shows 25 sold listings, 10 active and 1 pending in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, and every row is single-family. The MLS is the listed share of GL Homes' closings, not the whole, and the county section above holds the full count.

Data updated: October 2026. Every MLS figure below carries the October 29, 2026 export; the tables use the same label.

25 sold listings in the October 29, 2026 export

The export's sold window runs October 29, 2025 to October 29, 2026, and its 25 sold listings closed between October 30, 2025 and October 9, 2026.

Measure	Valencia Sky sold listings, the October 29, 2026 export
Sold listings	25
Median sold price	$852,900
Sold price range	$682,145 to $1,067,838
Median year built	2026

The MLS sold median is a figure drawn from 25 listings in one export window. The county's 12-month record is a separate set in a separate window, and the two are not read against each other.

Sold price band	Sold listings, the October 29, 2026 export
Under $700,000	1
$700,000 to $799,999	5
$800,000 to $899,999	11
$900,000 to $999,999	5
$1,000,000 and over	3

The listed share: 25 of 191 closings

The county's 191 closings and the export's 25 sold listings are one market seen through two record sets. 25 of 191 is 13.1 percent of the 191 closings. Most builder sales close without an MLS entry, so the county count is the complete one, and adding or averaging the two would count some homes twice.

Living area and price per MLS living square foot

The MLS field for approximate living area gives a median of 2,070 sq. ft. across the 25 sold listings in the October 29, 2026 export, from 1,803 to 3,076 sq. ft. The median sold price per MLS living square foot is $393 (n 25). Those sizes are the listing agents' entries, not GL's plan table, though the range matches the smallest and largest plans.

Bedrooms and dens

In the October 29, 2026 export the 25 sold listings split into 7 entered as 2 bedrooms plus a den, 2 as 3 bedrooms and 16 as 3 bedrooms plus a den. The MLS building design reads "Single Family" on all 36 rows, so no other product type appears.

Days on market and sold to last list

The median days on market for sold listings is 78 (n 18, the October 29, 2026 export), and the median sold price is 100.0 percent of the last list price (n 25). Seven sold rows carry no days-on-market value, so that median rests on 18 listings, not 25.

Active and pending at the export date

At the export date the October 29, 2026 export held 10 active listings, with a list median of $927,400 ($782,500 to $1,004,900), a median of 106 days on market and living areas of 1,803 to 2,770 sq. ft. These are counts at that date, not a current inventory.

Active list-price band	Active listings, the October 29, 2026 export
Under $800,000	1
$800,000 to $899,999	1
$900,000 to $999,999	7
$1,000,000 and over	1
Pending (list price $975,900)	1

Nine of the 10 active list prices in the October 29, 2026 export match a price on GL's early move-in list; the export carries no resale flag, so whether the tenth, at $782,500, is an owner's resale is not stated.

What the export cannot say

The export has no resale flag, no lake or preserve frontage, no pool entry and no garage depth we can use, and its fee fields are listing-agent entries that "What are Valencia Sky HOA fees in Naples, and what is published?" sets against what the association publishes. A fresh Matrix export would fill those gaps, and we will ask our agents to check any home you are weighing: contact our team.

Where is Valencia Sky in Naples, and how did it come about?

Valencia Sky in Naples sits on the east side of Santa Barbara Boulevard about one mile south of Davis Boulevard (State Road 84), in unincorporated East Naples, ZIP 34112. GL Homes builds it, with Naples Associates VI, LLLP as declarant, on land once called Sandy Lane and Shadow Wood. GL's sales center is at 2841 Ridgecrest Place.

On Santa Barbara Boulevard, about one mile south of Davis Boulevard

Santa Barbara Boulevard runs along the community's west side, and Davis Boulevard is the cross street a mile to the north. Santa Barbara Boulevard has no interchange with I-75. GL's own directions send a visitor off the interstate at Exit 101, south on Collier Boulevard, west on Davis Boulevard and south on Santa Barbara Boulevard for about one mile. Road distances sit in one labelled table under "What is near Valencia Sky in Naples, and which healthcare and services serve it?"

Unincorporated Collier County and ZIP 34112

The mailing address says Naples, but Valencia Sky is not inside the City of Naples. It lies in unincorporated Collier County, which issues its building permits, supplies its water and sewer and sets its zoning. Other places carry the Valencia name elsewhere, and some are also GL Homes communities. The name-trap table under "How do you buy a home in Valencia Sky, Naples, step by step?" sorts them out, and the Naples guide covers the wider area.

From Sandy Lane and Shadow Wood to Valencia Sky

The Phase 1 land was the Sandy Lane planned development, now the Valencia Sky RPUD, on 113.97 acres. Its 640-unit cap is zoning capacity and not a home count; the platted total is 574 homesites. The Phase II land sits in the Shadow Wood PUD, Ordinance 82-49 as amended by Ordinances 2020-17 and 2023-05. The county cut the plat from 372 units to 323 in 2024, changing lot depth and product type. "Sandy Lane" and "Shadow Wood" (or "Shadowwood") are former land and project names, not separate communities.

GL Homes and Naples Associates VI, LLLP

GL Homes is the builder. Naples Associates VI, LLLP, a GL Homes entity, is the declarant and title holder, and a December 2021 county excavation bond for the Phase II lakes already named it. GL says it dates to 1976 and calls itself the 8th largest private homebuilder in the U.S.; its About page, as of October 31, 2026, lists two Southwest Florida communities, Valencia Sky and Valencia Harbor in Fort Myers. Those are GL's claims. We found no newspaper coverage of the Naples community and no published land price.

A timeline, 2021 to 2026

Each row names its source; GL items are builder claims on the date shown.

When	What the record shows	Source
December 14, 2021	Excavation bond for the Phase II lakes names the declarant	County, as carried
2022 and 2023	Phase 1 land cleared, mainly	County footprints, as carried
January 24, 2023	Sandy Lane RPUD adopted (Ordinance 2023-04)	County, as carried
May 14, 2024	Plat approved at 372 units	County, as carried
October 28, 2024	GL announces the community	GL update
November 12, 2024	Plat cut to 323 units; Plat of Valencia Sky approved for recording	County, as carried
November 29, 2024	GL release: homes planned for 2025	PRWeb
February 7, 2025	FEMA letter of map revision, lots 1 to 323	See flood heading
April 17, 2025	Sales launch: 574 homes at completion, no CDD	Florida Weekly
Week of May 5, 2025	GL grand opening release	GL release
October 22, 2025	First closing deed	County deeds
February 2026	Community Center update; Aurora model opens; five common tracts deeded to the association	GL; county, as carried
March 23, 2026	FEMA letter of map revision, lots 324 to 574	See flood heading
August 2026	Racquet Club article (August 18); updated site plan	GL
October 6, 2026	Newest closing deed in the county bundle	County deeds
October 13, 2026	Commission releases a $397,080 Phase II excavation bond	County agenda, as carried

What it backs onto: the Naples Heritage golf course, Wing South Airpark and Santa Barbara Boulevard

The Naples Heritage golf course and its homes lie to the east, and Santa Barbara Boulevard to the west. Wing South Airpark, a fly-in community with a private airstrip, is next door; the FAA lists it as FA37, private use, with a lighted paved runway 18/36 of 4,400 by 100 feet (AirNav record, as carried).

The recorded declaration discloses the airpark. It says the community is adjacent to Wing South Airpark, which may operate at any hour, per the recorded declaration, with noise, odors and dust possible, and its legal description runs along a recorded runway and taxiway easement (Official Records Book 593, Page 301, as carried). We found no news, insurance or county source on noise levels or incidents, so this page says nothing either way. Read the disclosure before you sign.

Neighbors by name

Berkshire Lakes lies about 0.6 miles north. Naples Heritage, a private club with its own golf course, is next door to the east. These are neighbors, not parts of Valencia Sky. More Naples neighborhoods are in the Naples communities index.

How are Valencia Sky's Phase 1 and Phase II laid out in Naples?

Valencia Sky in Naples has 574 homesites in two phases. Phase 1, the Valencia Sky Replat, holds 323 and all 191 closings so far. Phase II holds 251 homesites still developer-owned and vacant on the 2026 county roll, and GL lists its first Phase II home for February 2027 (GL, as of October 31, 2026).

Phase 1: 323 homesites on the Valencia Sky Replat

Phase 1 covers lots 1 to 323. The county records it as the Valencia Sky Replat, Plat Book 76, Pages 52 to 70, a replat of the original plat at Plat Book 75, Pages 72 to 90. All 191 closing deeds fall in Phase 1, from October 22, 2025 to October 6, 2026; prices are under "What have Valencia Sky homes sold for in Naples?" The 2026 roll reflects January 1, 2026, so it shows only 97 residence rows, all with a year built of 2025, and 228 Phase 1 homesites still coded vacant. Read it as a snapshot that lags the build. The 132 homesites left after subtracting 191 from 323 have no recorded closing; some are under contract, being built or held as models, and the records do not say which.

Phase II: 251 homesites still held by the developer

Phase II covers lots 324 to 574. FEMA's March 23, 2026 letter cites Plat Book 77, Pages 82 to 88, and the county shows a plat amendment still under review. On the roll, 250 homesites are coded as acreage lots and one as vacant; none has a closing deed. On October 13, 2026 the county commission released a $397,080 excavation performance bond for the Phase II excavation permit, which covered three lakes. A bond release closes out an excavation permit; it is not a lot release and sets no sales date. GL's early move-in page lists one Phase II home, a Horizon on Summerfield Way, dated February 2027 (builder date).

Streets and homesite counts by street

County address points name 17 streets across the 574 homesites. Summerfield Way is largest with 80 homesites, then 65 on Sugartree Lane, 56 each on Aurora Boulevard and Woodleaf Way, and 55 on Ridgecrest Place; Sunset Boulevard has a single homesite. Aurora Boulevard runs through both phases, and this page does not split its 56 because the county records we hold do not. These are homesites, not finished houses, and the 17 counts add to 574. The phase column follows county address points, as carried, where II means Phase II and 1 means Phase 1. The recorded plat settles any doubt about a particular homesite, as the last section of this heading explains.

Street	Homesites	Phase
Summerfield Way	80	II
Sugartree Lane	65	II
Aurora Boulevard	56	Both
Woodleaf Way	56	II
Ridgecrest Place	55	1
Durham Circle	47	1
Kingfisher Drive	39	1
Cambridge Way	36	1
Hyacinth Place	29	1
Trevino Lane	24	II
Rockwood Lane	18	1
Bloomfield Way	18	1
Liberty Drive	17	1
Grenada Court	16	1
Meadowlark Way	10	1
Basil Bay Drive	7	1
Sunset Boulevard	1	1

The sales center, the models and the recreation site

The sales center is at 2841 Ridgecrest Place, and GL says eight model homes are open daily, as of October 31, 2026. GL's updates date the Aurora model to February 2026 and the Stellar model to May 15, 2026; the plans are under "Which GL Homes plans are built in Valencia Sky, Naples?" The county record shows a recreation site of about 6.48 acres on Aurora Boulevard, whose utilities the county accepted on September 8, 2026. The buildings GL has opened are described under "What amenities does Valencia Sky in Naples have, and what is still being built?"; we did not match each one to a tract. This page prints no sales center hours or telephone number.

Lakes, common tracts and what the county roll shows

The county carries 614 parcels under the two Valencia Sky numbers: the 574 homesites plus 40 common tracts, lakes, roads and buffers. GL gives no lake count and the county layers we read do not label lakes, so this page prints none. Five common tracts were deeded to the association in February 2026, and the recreation parcel was still titled to the declarant on the 2026 state roll, as carried. Who owns and maintains each tract matters at closing and at turnover, which "Who governs Valencia Sky in Naples, and when do owners take control?" takes up. The lake-use rules are under "What amenities does Valencia Sky in Naples have, and what is still being built?"

What the GL site plan does and does not show

GL links a site plan updated in August 2026. The file is a single embedded image with no text layer, and extracting it returned no street, lake or amenity labels, so this page reads no lot feature from it: not lake exposure, preserve adjacency, lot depth or easements. A site plan is a marketing drawing, not a survey. For a particular homesite, ask GL in writing which easements, drainage areas and common tracts touch the lot, then compare the answer with the recorded plat and the survey the title company orders. GL updates the file from time to time, so note the date on the version you are given and keep a copy with your contract.

Phase II timing: what GL and the county have published

GL publishes no Phase II release date, and its pages state no build time or deposit schedule. The only dated Phase II item is the one Horizon listed for February 2027. On the county side, the plat amendment is under review and the excavation bond is released; neither sets a sales date, and GL controls its own timing. This page projects nothing. To learn when a Phase II homesite is offered, ask GL's sales center to note your interest, check the live search under "What Valencia Sky homes are for sale in Naples right now?", or contact us and we will watch for it. Whatever you are told in conversation, ask for it in the purchase agreement.

Which phase a homesite is in: plat, lot and deed

The plat and lot on the deed settle which phase a homesite is in. Lots 1 to 323 belong to the Valencia Sky Replat, which is Phase 1, and lots 324 to 574 to Valencia Sky Phase II. A street name does not decide it, because Aurora Boulevard runs through both phases, and a listing's remarks do not either. Early move-in listings carry a street name, which helps only for streets that sit wholly in one phase. The phase matters for the FEMA letter that covers the lot, explained under "Is Valencia Sky in Naples in a flood zone?" Ask the title agent or one of our agents to check the plat and lot against the contract before you sign.

What amenities does Valencia Sky in Naples have, and what is still being built?

Per GL as of October 31, 2026, Valencia Sky in Naples has two amenity buildings open: the Community Center (February 2026) and the Racquet Club (August 2026). The 35,000 square foot Clubhouse is under construction with no opening date published. The entry has a gatehouse, GL lists a dog park, and the declaration lets the declarant change amenities.

Amenity	Status per GL	Date	What GL lists
Community Center	Open	February 2026	Fitness center and a social hub
Racquet Club with Pro Shop	Open	August 2026	3 lighted clay tennis, 9 lighted pickleball, 4 lighted clay bocce courts
Clubhouse, 35,000 total square feet	Under construction	No opening date published	Pool, fitness, spa rooms, social hall, restaurant
Entry with a gatehouse	Listed	Not dated	A gated entry
Dog park	Listed	Not dated	No size or location given

The Community Center

GL's February 2026 update announced the Community Center, which GL lists with a fitness center and a social hub for classes and events such as art classes and poker. GL describes it as the hub while the Clubhouse is built. GL also lists a full-time lifestyle director who plans weekly events, as of its October 2026 update; this page names the role and no person.

The Racquet Club and its courts

GL's August 18, 2026 article announced the Racquet Club and its Pro Shop and counts three tennis courts and nine pickleball courts. GL's lifestyle page, as of October 31, 2026, adds that the tennis courts are lighted clay, the pickleball courts are lighted, and four lighted clay bocce courts are included. We print those as GL's figures and name no court brand. GL also lists a sports director and organized play.

The Clubhouse: 35,000 square feet, no opening date published

GL lists the Clubhouse at 35,000 total square feet, and its October 8, 2026 update says work continues; no opening date appears on the GL pages we read. GL's current plan listing, a builder claim as of October 31, 2026, names a pool with a shaded beach entry, a resistance exercise pool and lap lanes, a whirlpool spa and cabanas, a fitness center, an exercise studio and steam rooms, massage treatment rooms, a cold plunge and a salt therapy area, locker rooms, a social hall, a pre-function lounge with a bar, a multi-sport simulator and a private restaurant for homeowners and invited guests. Some photos on that page show a clubhouse in another GL community, so confirm the final list with GL. The declarant reserves the right to "supplement, change or reduce" recreational facilities and disclaims any timetable (Article II, as carried).

The gatehouse

GL lists a gated entry with a gatehouse. GL markets a staffed gatehouse; the declaration leaves staffing to the Board and makes no security promise. The language is in Article II, Section 2.G of the recorded declaration, as carried; read it, and ask the manager what the Board has decided. GL's assessment coverage list includes the gated entry; see "What are Valencia Sky HOA fees in Naples, and what is published?"

Dog park, lakes and the lake rules

GL lists a dog park among the outdoor areas and gives no size or location; the dog rules are under "What leasing, pet, vehicle and design rules apply in Valencia Sky, Naples?" The lakes are the irrigation source, as carried. Under the declaration (Article II, Section 3, as carried), fishing is catch-and-release only, swimming is not allowed, and an owner whose lot is on a lake may launch a non-motorized or electric watercraft of up to 18 feet from that owner's own lot.

What the assessment does not cover: vendor charges and club costs

The declaration (Article VI, Section 9, as carried) bills food, beverage, fitness classes, tennis and pickleball classes, personal training and spa services to whoever uses them, outside the assessment. No minimum spend appears in the documents we read. No club membership purchase, initiation fee or equity is published by GL, GRS Community Management or any recorded document we read, so ask for the closing statement line items. Dollar figures are under the HOA fees heading.

Golf: none on site, Naples Heritage next door, public courses nearby

Valencia Sky has no golf course. Naples Heritage Golf and Country Club next door is a private club whose membership comes with homes there; this page prints none of its costs. Hibiscus Golf Club, a public daily-fee course, was sold to become a private club and is reported to stay open to the public into spring 2027, with sources differing between March and the end of April (Gulfshore Business). Lely Resort's Flamingo Island and Mustang courses take public tee times; its Classic course is private. We routed no golf distance.

What should a buyer check on a new GL Homes house in Valencia Sky, Naples?

Every Valencia Sky home in Naples is 2025 or 2026 construction, built under the Florida Building Code edition in force at its permit. GL lists impact-resistant windows, concrete block walls and concrete roof tile as standard, as of October 17, 2026. Your own checks are the contract, the permit record and an independent inspection.

Check	Document	Who issues it	When
Disclosure summary	Section 720.401 summary	GL as developer	Before signing
Deposit, build time, warranty	Purchase agreement	GL	Before signing
Lot's flood status	FEMA letter, elevation certificate	Surveyor or engineer; ask GL	Before closing
Permit record	County building file	Collier County	Before closing
Condition	Inspection report	Your licensed inspector	Before closing

What GL lists as standard construction

GL lists aluminum impact-resistant windows, steel-reinforced concrete block construction on all homes, concrete flat roof tile and 6-inch seamless gutters as standard (GL's Stellar plan page, as of October 17, 2026, as carried), and its October 2026 update repeats the windows and tile. These are builder claims; the purchase agreement and plans show what a given home receives.

Building code edition and the permit record

Homes permitted from 2024 to 2026 fall under the Florida Building Code, 8th Edition (2023), as adopted by Collier County, as carried. The county agenda of October 13, 2026 advertised an ordinance adopting the 9th Edition (2026). Published design wind speeds for the county disagree from source to source, so this page prints none; the wind design the building department applied is on the permit record for the exact home.

Independent inspections before closing and the warranty

Hire your own licensed inspector before closing. GL publishes no warranty terms: its About page lists a warranty telephone line and a portal and no coverage years. The purchase agreement holds the terms, the deposit and the build time, so read what is covered, for how long and when the clock starts.

The elevation certificate and the FEMA letter for the lot

Two FEMA letters of map revision cover the lots, and which one applies depends on the plat and lot. Ask GL for the elevation certificate of the exact home and compare it with the lender's flood determination; the details are under "Is Valencia Sky in Naples in a flood zone?"

Early move-in homes versus building from a plan

An early move-in home has its selections made; "Available" on GL's list is GL's own date field, not a certificate of occupancy date, so ask when the home will be complete. Counts, prices and the conditional credit are under "Which GL Homes plans are built in Valencia Sky, Naples?" Building from a plan means choosing a homesite and selections, and confirming in writing what the contract price includes and what is an extra.

After closing: the ACC, landscaping and the alarm

Exterior changes need the architectural committee's written approval, with fees and a deposit; the rules are under "What leasing, pet, vehicle and design rules apply in Valencia Sky, Naples?" The recorded declaration treats landscape service and the alarm as separate assessments on completed lots, a point covered in the fee heading.

What is near Valencia Sky in Naples, and which healthcare and services serve it?

From Valencia Sky in Naples, Publix Berkshire Commons is 2.5 route miles from the sales center, I-75 Exit 101 is 4.1 and Fifth Avenue South is 6.1. Physicians Regional on Collier Boulevard (5.4) and NCH Baker Hospital (6.3) list emergency departments. Fire, EMS, water and sewer come from county-level providers.

Place	Distance in route miles from the Valencia Sky sales center (open-source road routing on public map data, computed October 17, 2026, as carried)
Publix, Berkshire Commons	2.5
Publix, Kings Lake Square (pharmacy)	3.2
Publix, Naples Lakes Village Center	3.8
Publix, Shops at Hammock Cove	4.0
I-75 Exit 101	4.1
Publix, Naples Towne Centre	4.8
Fifth Avenue South	6.1
Naples Municipal Airport	6.4
Naples Pier	7.3
Coastland Center	8.2
Lowdermilk Park	8.5
Waterside Shops	11.0
Mercato	13.8
Vanderbilt Beach Park	14.9
Southwest Florida International Airport	34.0

Groceries and daily needs

Five Publix stores lie within 4.8 route miles of the sales center; the nearest, Berkshire Commons on Radio Road, is 2.5. The county's project status, as carried, shows Egret's Crossing, a retail node with a Wawa and a Goodwill, under construction about one mile away in a straight line. Vitano, a proposed mixed-use project in county permitting with a 2027 groundbreaking targeted, is not open.

Interstate, roads and airports

Trips to I-75 use Exit 101, 4.1 route miles away. FDOT project 425843-2 is rebuilding that interchange: $97 million over 1.3 miles, begun in early 2023, with an estimated completion of the current phase of "Early 2027" (FDOT project page, read October 31, 2026). Santa Barbara Boulevard along the community is six lanes, divided, at 47.1 percent of its service volume in the county's 2025 inventory, as carried. We found no county widening project on Santa Barbara, Radio or Davis near the community as of October 2026; a Davis Boulevard widening is an out-year item.

Beaches, downtown and shopping

The Naples Pier is 7.3 route miles from the sales center, Lowdermilk Park 8.5 and Vanderbilt Beach Park 14.9. Beach parking rules and fees are set by the City of Naples and Collier County and change, so this page prints none. Fifth Avenue South is 6.1. Coastland Center is 8.2, Waterside Shops 11.0 and Mercato 13.8.

Parks and the water

Straight-line figures are labelled. Golden Gate Community Park and Boat Ramp on Santa Barbara Boulevard, a county canal launch, is about 2.8 miles in a straight line, and Donna Fiala Eagle Lakes Community Park about 3.4. Sugden Regional Park, on a freshwater lake off Avalon Drive, has a paved trail but was not routed.

Hospitals, emergency departments and immediate care

Facility	Address	Distance in route miles from the Valencia Sky sales center
Physicians Regional Medical Center, Collier Boulevard (lists an emergency department)	8300 Collier Blvd	5.4
NCH Baker Hospital (NCH lists an emergency department there)	350 7th St N	6.3
Physicians Regional Medical Center, Pine Ridge (emergency services not checked)	6101 Pine Ridge Rd	8.8
NCH North Naples Hospital	11190 Health Park Blvd	Not routed
NCH Emergency Department, Northeast	15420 Collier Blvd	Not routed
NCH Medical Group Immediate Care, Southeast	7717 Collier Blvd, Suite 100	Not routed

The immediate-care site is the nearest in NCH's own directory; we checked no independent urgent care chain. Confirm services and hours with each facility.

Fire, EMS, sheriff, utilities and county project status

The fire authority is the Greater Naples Fire Rescue District, which appears as a line on the tax bill covered under "What are property taxes on a Valencia Sky home in Naples?", where the county solid waste assessment is also explained. Collier County EMS provides emergency medical service, and the Collier County Sheriff's Office serves unincorporated Collier; we did not read the sheriff's district map and name no district. Collier County supplies water and sewer, accepting the community's facilities in stages from September 23, 2025 to the recreation site on September 8, 2026; those utility phases sit inside the 323-lot plat and are not Phase II. Bundled TV and internet agreements may be charged to completed lots, and the provider and price are not published. Confirm the electric provider on a recent bill.

Two more county items, as carried: a Wing South Airpark extension is shown under construction about 1.1 miles away in a straight line, and a Naples Heritage clubhouse upgrade next door is shown under construction. School assignment is not covered on this page.

What does the recorded 55+ declaration for Valencia Sky in Naples say?

The recorded declaration for Valencia Sky in Naples sets the occupancy rule. Valencia Sky is a 55+ community under Article X, Section 2 of its Amended and Restated Declaration, recorded October 16, 2025 at Official Records Book 6517, Page 2927 (Instrument 6742100). Our summary is from a carried read, so read the recorded declaration before you sign.

Element	What the recorded declaration says, as carried	Document
Core test	At least one occupant 55 or older in each home, for so long as the federal housing-for-older-persons exemption applies	Declaration, same article
Board discretion	The Board has "absolute discretion" to allow up to 20 percent of homes to be occupied only by persons under 55	Declaration, same article
Residents 18 or younger (under 19)	No resident 18 or younger may live in a home, except visits totaling no more than 60 days in a calendar year	Declaration, same article
Verification	No sale or lease closes unless at least one intended occupant is 55 or older; an age verification form comes before occupancy; owners report changes	Declaration, same article
Impact-fee clause	Recorded covenants tied to a county impact-fee exemption, conditioned on the 18-or-younger rule; the covenant itself was not located	Declaration, Section 2.F

Where the rule is recorded

The rule sits in Article X, Section 2 of the Amended and Restated Declaration of Covenants, Restrictions and Easements for Valencia Sky (Instrument 6742100), at Official Records Book 6517, Page 2927. We carried the wording from an earlier read, and the recorded text controls over any summary, including ours.

At least one occupant 55 or older in each home

The test is counted per home: one occupant 55 or older, for as long as the federal exemption for housing for older persons is available. Ask GRS Community Management for the governing text.

The Board's 20 percent discretion and declarant sales

The Board holds "absolute discretion" over the 20 percent, and the declarant may sell inside it. At the first change of occupancy the 55 or older test applies again unless waived, so ask what exception, if any, a home carries.

Residents 18 or younger and the 60-day visit limit

The recorded declaration bars residents 18 or younger (under 19) from living in a home, with visits allowed up to a total of 60 days in a calendar year. GRS words its summary differently; the instrument governs.

Age verification before a sale or lease closes

GRS collects an age verification form before occupancy, and owners report later changes. If the form wording and the declaration differ, the declaration controls. Application fees are in "What are Valencia Sky HOA fees in Naples, and what is published?".

What Florida law says about qualifying housing

Florida Statutes, read October 31, 2026: s. 760.29(4)(b)3 treats housing intended and operated for occupants 55 or older as qualifying when at least 80 percent of occupied units have an occupant 55 or older, published policies show that intent, and the operator verifies occupancy under the federal rules (24 CFR part 100). Under s. 760.29(4)(a), the fair housing protections for households with members under 18 do not apply to qualifying housing for older persons. The 2026 text contains no registration requirement, so a claim that the Board must register is not supported. The declaration also says the impact-fee covenant, if the exemption is lost, makes the association liable for the fees (Section 2.F); that covenant was not located.

Who governs Valencia Sky in Naples, and when do owners take control?

Valencia Sky in Naples has one governing body, Valencia Sky Homeowners Association, Inc., a Chapter 720 association managed by GRS Community Management and controlled by the declarant, Naples Associates VI, LLLP, until turnover. Through October 6, 2026, 191 of 574 homesites had closed (33.3 percent), short of the 50 percent and 90 percent marks.

Body	Role	Record
The association (Chapter 720)	The one association for all 574 homesites	State corporate record and recorded declaration, as carried
GRS Community Management	Manager, Lake Worth office	Its own Valencia Sky page, read October 31, 2026
Naples Associates VI, LLLP	Declarant; names three of the directors	Restated Articles, as carried

The association and its record

The state corporate record, cited as text, shows a Florida not-for-profit filed September 15, 2021 under a different name, the Shadowwood association. An amendment executed January 24, 2024 renamed it Valencia Sky Homeowners Association, Inc., and restated articles were adopted September 24, 2025. It has no master above it and no sub-association.

GRS Community Management and what its page publishes

GRS's Valencia Sky page lists its Lake Worth office, says board meetings are "held at the discretion of the Board", and posts application, architectural, age verification and estoppel forms. It does not post Rules and Regulations. Billing details are under "What are Valencia Sky HOA fees in Naples, and what is published?".

Developer control and Class B votes

The declarant designates three directors; we print no names. The restated articles give Class B votes equal to the Class A votes multiplied by three, plus one, as carried. The declaration runs 139 pages, with the articles as Exhibit B and the bylaws as Exhibit C.

Turnover under s. 720.307 and the restated articles

Under s. 720.307, members other than the developer elect a majority three months after 90 percent of parcels in all phases are conveyed to them, or on the statute's other events, including developer abandonment, chapter 7 bankruptcy and loss of title. At least one director is owner-elected at 50 percent. Within 90 days of turnover the developer delivers deeds, records and funds. The restated articles name the earliest of three months after 90 percent of Total Developed Lots are conveyed, the declarant's written election, or when Chapter 720 requires it. The marks are 287 homesites (50 percent of 574) and 517 (90 percent, from 516.6). With 191 closed, no turnover date can be stated.

What the declarant reserved

Article II reserves the right to "supplement, change or reduce" recreational facilities and disclaims any construction timetable. The restated articles say the association may not object to rezonings, replats or development orders near the community (Article IV.C.13). Claims between the association and the declarant go to mandatory binding arbitration (Declaration Article XIV, Sections 23 to 25, headings read).

Common property and title

Five common tracts were deeded to the association in February 2026 (Official Records Book 6560, Page 2518). The recreation parcel was still titled to the declarant on the 2026 state roll, as carried. Ask for the current deed record; compare other Naples communities the same way.

What are Valencia Sky HOA fees in Naples, and what is published?

What Valencia Sky HOA fees cost in Naples is not published by the association, GRS Community Management or GL Homes. GRS bills quarterly on January 1, April 1, July 1 and October 1. Listing agents enter $1,797 a quarter on most Valencia Sky listings in the October 29, 2026 export, which is a listing entry, not a fee schedule.

Every MLS row below is a listing-agent entry (Southwest Florida MLS, as entered by listing agents, export of October 29, 2026; not published by the association).

Item	Entry	Basis
Quarterly assessment, amount	Unpublished: held in the adopted budget and the s. 720.401 disclosure summary	Association, GRS and GL pages, read October 31, 2026
Due dates	January 1, April 1, July 1, October 1; late after the 15th of the first month of the quarter	GRS page, read October 31, 2026
MLS master fee field	$1,797 Quarterly on 12 of 14 entries; the other two entries differ	MLS field entry
MLS HOA fee field	$599 Monthly on 9 rows; $1,797 Quarterly on 7 rows (16 entries)	MLS field entry
Annualized, both fields	$7,188 a year ($1,797 x 4)	Computed
MLS Total Annual Recurring Fees	Median $7,788 (30 entries); the field does not itemize what it adds	MLS field entry
MLS club, transfer and condominium fee fields	Club and transfer non-zero on 0 of 36 rows; condominium field empty on all 36	MLS field entry
Sale application; lease application	$200 each, payable to GRS	Per GRS's application packets, as carried
ACC fees	$50 processing (non-refundable); $350 review and inspection; $250 drainage review; refundable deposit $5,000 or $1,000	GRS ACC packet, March 10, 2026 revision, as carried
Estoppel certificate	Capped by s. 720.30851; Valencia Sky's own fee is not published	Statute, read October 31, 2026

The assessment: billed quarterly, amount not published

We tracked every fee field in the October 29, 2026 MLS export across all 36 Valencia Sky rows and set each against what the association, GRS and GL Homes publish. The entries agree with each other, but no published document confirms them. A "$0" entry is a missing value, not proof of no fee.

What the MLS fee fields show

The master and HOA fields both annualize to $7,188 a year. The recurring-fees field shows a median of $7,788 across 30 entries without saying what the extra amount is.

What GL says the fee covers and what the declaration bills separately

GL lists, per its November 29, 2024 release and its community page read October 31, 2026, yard and common area maintenance, amenity access, a full-time lifestyle director, a gated entry with a gatehouse, a monitored home alarm system and no CDD fees. The recorded detail differs: landscape service and the alarm are Special Service Assessments on completed lots, and dead plants and sod are the owner's cost. During build-out, per the recorded declaration, a Completed Lot's share of common expenses is 20 times, as carried, an Incomplete Lot's share; read the clause. The association may sign bundled TV and internet agreements charged to completed lots, and the declarant reserves the right to provide them; the provider and the price are not listed.

Vendor charges and club costs

Food, beverage, fitness and court classes, personal training and spa services are billed to the user, not the assessment (Declaration Article VI, Section 9, as carried). A food and beverage minimum is not published. No club membership purchase, initiation fee or equity is published by GL, GRS or any recorded document read; ask for the closing statement line items.

Application, ACC and estoppel fees

The application and ACC fees are in the table. Under s. 720.30851, the association issues an estoppel certificate within 10 business days of a request, valid 30 days (35 by mail). Base caps are $250 with no delinquency, $100 more if expedited within 3 business days, and up to $150 more if amounts are delinquent. The caps adjust every 5 years, and the adjusted amounts were not read for this page. No fee applies if the certificate is late.

How to get the real number

Ask for three documents: the adopted budget, the disclosure summary that "What does a Valencia Sky home in Naples cost to buy and close on?" explains, and, on a resale, the estoppel certificate. Contact us or reach our agents and we will help you request them.

What are property taxes on a Valencia Sky home in Naples?

Valencia Sky in Naples sits in one millage area, 105, at 10.3696 mills for 2026 on all 574 homesites, with no CDD line and a likely $269.77 solid waste assessment. A 2026 closer's first bill sits near the land-only median of $682.84; the finished house is assessed the next year.

Authority	Mills, 2026
County General Fund	3.0107
Greater Naples Fire Rescue District	2.0000
Unincorporated General MSTD	0.6844
Water Pollution Control	0.0246
Conservation Collier	0.1772
South Florida Water Management	0.0948
Big Cypress Basin	0.0978
School Board, state law	1.8990
School Board, local	2.2480
Collier Mosquito Control	0.1331
Total, area 105	10.3696

One millage area and its authorities

All 574 homesites share area 105. The county portion is 3.8969 mills, the school portion 4.1470 and other authorities 2.3257, with no municipal portion because Valencia Sky is unincorporated.

No CDD: five proofs

First, GL's page says "without any community development district fees". Second, the county's CDD layer shows none at three interior points, as carried. Third, the state's special district list has no Valencia Sky, Sandy Lane, Shadowwood or Wing South district, as carried. Fourth, tax code 105 carries no CDD line. Fifth, the 2026 authority list above shows none. The only bond on record is a developer's excavation performance bond, covered in "How are Valencia Sky's Phase 1 and Phase II laid out in Naples?"; it is not a homeowner cost.

The first bill: land only

The 2026 roll reflects January 1, 2026 and still codes 228 Phase 1 homesites as vacant, with a median 2026 just value of $45,942 and a median total tax of $682.84. That land-only figure is the best guide to a 2026 closer's first bill.

The 97 roll homes: partial-year bills

Ninety-seven roll parcels carry a residence row, all built in 2025. Their median 2026 just value is $649,898, their median total tax $6,802.67, and 31 carry a homestead. Homes finished during 2025 got partial-year assessments, so these are no guide to a full year, a just value is not a price, and a seller's bill is not the buyer's. A $269.77 line sits on 95 of the 97, $0.00 on 2; it is most likely the county solid waste assessment, so confirm it on the bill.

A full-year illustration at three sale prices

House assessed at	Full-year tax, with the $269.77 line	Per month	With homestead
$642,300 (lowest recorded sale)	$6,930.16	$577.51	$6,506.58
$852,900 (median of 133 recorded sales)	$9,114.00	$759.50	$8,690.42
$1,156,200 (highest recorded sale)	$12,259.10	$1,021.59	$11,835.52

These are illustrations, not bills. The Department of Revenue's page, read October 31, 2026, says the homestead exemption "may decrease taxable value by as much as $50,000", qualifies the home for Save Our Homes, and allows portability; forms PT-113 and PT-112 go through the county property appraiser. The saving here is $423.59.

What does a Valencia Sky home in Naples cost to buy and close on?

A Valencia Sky home in Naples at the $852,900 median of the county's 133 qualified sales runs about $5,409.50 a month in principal, interest and tax with 20 percent down at 7.24 percent, before association assessments and insurance. On a builder sale, the purchase agreement decides who pays title and deed stamps, so read the contract.

Monthly cost at the median, the lowest and the highest sale

Sale price	Loan	Principal and interest	Tax per month	Total	With homestead
$642,300	$513,840	$3,501.81	$577.51	$4,079.32	$4,044.02
$852,900 (county median)	$682,320	$4,650.00	$759.50	$5,409.50	$5,374.20
$1,156,200	$924,960	$6,303.59	$1,021.59	$7,325.18	$7,289.88

The first two loans sit under the $832,750 conforming limit; the $924,960 loan is jumbo. Outside every total: MLS field entry $1,797 a quarter, which is $599 a month, as entered by listing agents, the October 29, 2026 export; not published by the association.

What a rate a year earlier did

At 6.17 percent a year earlier, the same three loans would have carried principal and interest of $3,137.11, $4,165.72 and $5,647.10 a month. The 7.24 percent used here is the survey rate carried in our research file; a lender's quote on the day you lock governs.

Title, note stamps, intangible tax and deed stamps

Sale price	Owner's title policy	Note stamps	Intangible tax	Deed stamps	Title, stamps and intangible
$642,300	$3,286.50	$1,798.65	$1,027.68	$4,496.10	$6,112.83 (0.95 percent)
$852,900 (county median)	$4,339.50	$2,388.40	$1,364.64	$5,970.30	$8,092.54 (0.95 percent)
$1,156,200	$5,465.50	$3,237.50	$1,849.92	$8,093.40	$10,552.92 (0.91 percent)

Florida taxes the mortgage note and the deed, and charges an intangible tax on the loan. The $1,156,200 title figure uses the $2.50 per $1,000 tier above $1 million. Lender's policy, endorsements, settlement, recording, survey and inspection are not included. On a builder sale the contract decides who pays the owner's title policy and the deed stamps, and GL's credit requires Nova Title: read the contract.

GL's $15,000 credit and the lender and title condition

GL lists, as of October 31, 2026, "$15,000 towards options or closing costs" when a buyer uses GLFinancial (or pays cash) and Nova Title. GL also states that using GLFinancial or Nova Title is not required to buy a home. A $1,500 closing-cost credit for police, firefighters, EMTs, active and retired military and repeat GL buyers follows the same lender and title terms. GL may change or revoke offers without notice and prints no end date.

The disclosure summary before you sign

Under s. 720.401, read October 31, 2026, a buyer must be presented a disclosure summary before signing; the developer supplies it, or the owner on a resale. If it was not provided, the buyer may void the contract "within 3 days after receipt of the disclosure summary", and a waiver has no effect. The summary says membership is required, assessments may change, and the developer may amend covenants without owner approval.

What leasing, pet, vehicle and design rules apply in Valencia Sky, Naples?

The recorded declaration for Valencia Sky in Naples requires whole-home leases with a 7-month minimum and no more than one lease in any 12 months, association approval within 30 days for any sale or lease, breed limits on dogs, garage-only storage for boats and trailers, and written architectural approval for every exterior change, all as carried.

Topic	Recorded rule, as carried	Document	Who issues the form
Leasing	Whole home; 7-month minimum; one lease per 12 months	Declaration Art. X, Section 6	GRS
Sale or lease approval	30 days, else "deemed denied"	Declaration Art. XI	GRS
Pets	Common household pets; named breeds banned	Declaration Art. X, Section 7	GRS
Parking, boats, signs	Garage-only boats and trailers; no street parking; no resale signs while GL sells	Declaration Art. X, Sections 4, 12 and 14	Association
Exterior changes	Written approval first	Declaration Art. X, Section 8	ACC through GRS

Leasing (Article X, Section 6)

Leases cover the whole home. The minimum term is 7 months, with no more than one lease in any 12-month period. The lease copy and occupant names go to the association within 5 days; subleases and assignments need written approval. An owner delinquent to the association may not lease, and the association may collect rent from a tenant once an owner is more than 60 days delinquent. A lease addendum is mandatory. The lease application is $200 plus age verification. Short-term vacation rentals fall below the 7-month minimum. We print no rent level.

Sale and lease approval: 30 days or deemed denied

Article XI requires an application plus age verification before a sale or lease takes effect. The association has 30 days, approves in writing and in recordable form, and silence for 30 days means "deemed denied". The fees are in "What are Valencia Sky HOA fees in Naples, and what is published?".

Pets and breed limits

The declaration allows "only common domesticated household pets". Pit Bull-type dogs, Rottweilers, Presa Canarios and dogs classed as dangerous are banned. Pets must be leashed or carried outside; breeding, livestock, reptiles and poultry are not allowed. The declaration sets no numeric or weight limit; the sale application asks each pet's breed and weight.

Vehicles, boats, trailers and parking

Parking is limited to driveways, garages and association parking, with no street parking. Commercial vehicles, trailers, recreational vehicles, boats and boat trailers may stay overnight only inside the garage. Motor homes, buses and trucks larger than a full-size pickup are not allowed, and repairs lasting longer than a day belong in a closed garage.

Signs, drones and dishes during build-out

While the declarant or GL affiliates are selling, the declaration allows no "For Sale", "For Rent", "Open House" or directional signs, so an owner's yard sign for a resale is not allowed. Drones are banned except as the rules allow (Section 23), and satellite dishes of one meter or less may not sit on the front elevation.

Architectural approval: pools, fences, generators, shutters and screens

Every exterior change needs written approval, which "may be withheld for purely aesthetic reasons". The owner must have closed, and review runs 45 days from a complete package. Contractors carry liability insurance of at least $1 million. Permanent shutters may not stay closed outside a hurricane watch or warning. Generators cannot sit in a front yard, must be screened, and may run exercise cycles only 11 a.m. to 5 p.m. Fences are 4-foot bronze aluminum picket, and pools come after closing with screened equipment. Screen enclosures are bronze with charcoal or black screen, driveways and patio extensions are brick pavers, and front-yard artificial turf is out. We found no solar rule in the carried read. Fines need 14 days' notice and a three-member committee hearing; fines under $1,000 are not liens.

Is Valencia Sky in Naples in a flood zone?

Valencia Sky in Naples has two flood answers. FEMA removed every lot from the Special Flood Hazard Area by letters of map revision based on fill (25-04-1802A in 2025 and 26-04-2228A in 2026), yet the effective map layer still draws Zone AE over most of the land. The flood determination and elevation certificate for the exact home govern.

Record	Date	What it says	What it means for a lender
Letter of map revision, lots 1 to 323	February 7, 2025	Lots out of the hazard area by fill; new zone X (shaded); lowest lot 10.4 feet NAVD88	Lender may still keep a flood requirement
Letter of map revision, lots 324 to 574 (Phase II)	March 23, 2026	Same finding; lowest lot 10.8 feet	Same
Effective map layer	Map of February 8, 2024	Zone AE at 29 of 35 sampled points; base flood elevation lines of 9.0 to 10.5 feet	A map-only determination returns AE
Elevation certificates, 12 homes	2025	Floors 12.10 to 12.85 feet, slab on grade	Panel-based, so they show AE
Preliminary panels	March 20, 2025	Most Phase II points AH, most Phase 1 points AE	Letters' status on them unpublished

Two letters of map revision based on fill

The 2025 letter covers lots 1 to 323 (the original plat); the 2026 letter covers lots 324 to 574 (Phase II). Lowest lot elevations are 10.4 feet NAVD88 on most Phase 1 lots (10.5 feet on lots 265 to 276 and 11.0 feet on lots 277 to 287) and 10.8 feet in Phase II. The letters say "the Federal mandatory flood insurance requirement does not apply", but the lender may keep one. Which letter covers a homesite follows its plat and lot on the deed. Still, the flood determination and elevation certificate for the exact home govern.

What the effective map still shows

The effective layer, dated February 8, 2024, returned Zone AE at 29 of 35 sampled points, shaded X at 5 and nothing at 1. Its base flood elevation lines run 9.0 to 10.5 feet NAVD88, with 9.5 feet most common. That layer reflects the older map, not the letters, so the flood determination and elevation certificate for the exact home govern.

Elevation certificates: floors at 12.10 to 12.85 feet

Twelve 2025 certificates put the top of the bottom floor at 12.10 to 12.85 feet NAVD88, or 2.60 to 3.35 feet above the 9.5-foot base flood elevation printed on them. They show AE because they are panel-based; the letter governs the lot. We print the range only.

Preliminary maps and what is not yet published

Preliminary panels dated March 20, 2025 show most Phase II points as AH and most Phase 1 points as AE. The Federal Register notice of proposed determinations for Collier is dated December 18, 2025. Whether the two letters carry onto the new panels is unpublished: ask the county floodplain office and your lender how the new maps treat the letters.

Lenders, Citizens, the Community Rating System and the seller disclosure

Ask your lender in writing whether it accepts the letter, give the lender and the flood determination company both case numbers, and get a flood quote anyway. FEMA's Risk Rating 2.0 prices each building on its own characteristics. Unincorporated Collier is Class 5 in the Community Rating System, a 25 percent reduction for eligible federal policies. Citizens wind policies need flood coverage inside the hazard area now, outside it with Coverage A of $400,000 or more from January 1, 2026, and on all remaining policies from January 1, 2027; with the lots outside the hazard area, a Valencia Sky home on Citizens falls under those dates. Citizens' rules for new construction were not verified; its own page governs. Section 689.302, effective October 1, 2024, requires a flood disclosure form before or at contract on a resale; whether it reaches a builder contract was not verified. Through all of it, the flood determination and elevation certificate for the exact home govern.

Evacuation Zone D and Know Your Zone

The county layers return Zone D at all 35 sampled points, outside the Coastal High Hazard Area. Evacuation and flood zones answer different questions, and orders depend on the storm. Look up the exact address in the state's Know Your Zone tool before storm season.

How do storms, wind and insurance work for a Valencia Sky home in Naples?

A Valencia Sky home in Naples is insured on its own construction, roof and wind mitigation features, because no Valencia Sky home existed during Irma, Ian or Milton and the storm record describes the land. The only Collier insurance figure printed here is a county average, not a quote for any Valencia Sky home.

What the storm record shows for this location

The land was a rural assemblage during Irma (2017), Ian (2022) and Milton (2024), so these National Hurricane Center readings describe the location, not the houses. Irma: Naples Municipal Airport recorded a 123-knot gust. Ian: inundation in Naples reached 6 to 9 feet above ground level, along the coast. Milton: the Collier emergency operations center, about 1.5 miles southeast in a straight line, recorded 39-knot sustained winds and a 51-knot gust. Flooding on Santa Barbara Boulevard or at the site in Ian, Milton or Helene is not documented in the sources we checked.

Construction GL lists and the code in force

GL's standard-feature list and the building code edition are covered in "What should a buyer check on a new GL Homes house in Valencia Sky, Naples?". We print no design wind speed number. The wind design the county building department applied at permit is on the permit record for each home.

Wind mitigation on a new home

The wind mitigation inspection uses form OIR-B1-1802, with a new version required on or after April 1, 2026. On a new home the credited features, roof-to-wall connection, roof shape, opening protection and secondary water resistance, come from the build file. We print no credit percentages.

Roof rules and a new roof

Under s. 627.7011(5), an insurer may not refuse or nonrenew coverage solely because of a roof's years in service when the roof is under 15 years old; a 2025 or 2026 roof sits far inside that window.

A county average, not a quote

Florida insurance regulator data put the Collier County average homeowners policy cost with wind at $5,534 a year as of March 31, 2026 (as reported by WINK News). It is a county average across old and new homes and coastal exposure, not a quote for any Valencia Sky home.

Flood coverage decisions outside the mapped hazard area

With the lots outside the Special Flood Hazard Area, federal flood coverage is optional unless the lender requires it. Citizens' dates are in "Is Valencia Sky in Naples in a flood zone?". The My Safe Florida Home program is named only; whether a new home qualifies was not verified. Questions go to our agents or contact us; a licensed insurance professional prices the policy.

Where do Valencia Sky prices sit among comparable Naples communities?

Valencia Sky in Naples had 133 qualified county-recorded sales at an $852,900 median in the 12 months to August 31, 2026, and ten Naples peers are set beside it below from the same county data. Only Valencia Trails and Del Webb Naples are age-restricted among these peers, and the ten differ in builder, size and product.

Each row applies one county filter to qualified improved sales recorded September 1, 2025 to August 31, 2026; an even-sized group's median is the midpoint of its two middle sales. Single-family means county use code 1, which on some peers includes attached homes.

Community	All sales	Single-family	Condominium	Recorded occupancy rule	DRG page
Valencia Sky	133 at $852,900	all 133 are single-family homes; the roll still codes many sold homesites as vacant	0	yes	covered on this page
Valencia Trails (GL Homes, sold out)	42 at $945,000	42 at $945,000	0	yes	Valencia Trails
Del Webb Naples (Ave Maria)	140 at $452,500	104 at $452,500	14 at $260,000	yes, labelled by its builder	text only
Terreno at Valencia	118 at $696,000	61 at $690,000	0	no	text only
Naples Heritage (next door)	34 at $492,500	2 at $1,065,000	32 at $482,500	no	text only
Berkshire Lakes (master association area)	76 at $329,500	26 at $595,000	50 at $297,000	no	Berkshire Lakes
Esplanade by the Islands	210 at $816,500	111 at $1,093,200	59 at $560,000	no	Esplanade by the Islands
Winding Cypress	46 at $825,000	46 at $825,000	0	no	Winding Cypress
Isles of Collier Preserve	175 at $857,300	151 at $920,000	8 at $806,250	no	Isles of Collier Preserve
Naples Reserve	60 at $938,750	58 at $903,000	0	no	Naples Reserve
Bent Creek Preserve	24 at $678,500	24 at $678,500	0	no	text only

Valencia Trails, GL Homes' earlier community

Valencia Trails has a recorded occupancy rule, is sold out and sits off Immokalee Road in ZIP 34120. The county logged 42 qualified sales at $945,000, nearly all resales.

Del Webb Naples

Del Webb Naples, text only here, sits in Ave Maria with its own recorded occupancy rule and logged 140 sales at $452,500.

Naples Heritage next door and Berkshire Lakes to the north

Naples Heritage, text only here, lies next door to the east and has a golf course; under its county label, 34 sales recorded at $492,500. Berkshire Lakes, about 0.6 miles north, recorded 76 sales at $329,500 across its master area, 50 of them condominium sales.

Esplanade by the Islands, Winding Cypress and Isles of Collier Preserve

Esplanade by the Islands logged 210 sales at $816,500, Winding Cypress 46 at $825,000 and Isles of Collier Preserve 175 at $857,300, of which 151 were single-family at $920,000.

Naples Reserve, Terreno at Valencia and Bent Creek Preserve

Naples Reserve recorded 60 sales at $938,750. Terreno at Valencia, text only, recorded 118 at $696,000, and Bent Creek Preserve, also text only, recorded 24 at $678,500.

Why medians across communities do not line up

A median reflects only the sales recorded in the window. Condominium sales pull down the medians at Esplanade (59 of 210) and Berkshire Lakes (50 of 76), and Valencia Sky's 133 are all first sales while Valencia Trails is nearly all resale. The roll still codes 73 of Valencia Sky's 133 sold homesites as vacant, so its single-family cell is words.

How do you buy a home in Valencia Sky, Naples, step by step?

Buying in Valencia Sky in Naples runs through GL Homes, since the community is still in first sale. Each of the seven steps below names one document or decision and its issuer, and the budget request in the fourth step is worth starting early.

Name traps: which Valencia is this?

This page covers Valencia Sky, ZIP 34112, listed in the MLS as development VALENCIA SKY. The names below sit near it in searches, yet each is a different place.

Name	What it is	Telling it apart
Valencia Trails	GL Homes' earlier community with a recorded occupancy rule, sold out	Off Immokalee Road, ZIP 34120
Valencia Golf and Country Club	A separate Naples community built by D.R. Horton, then Lennar	Orangetree area, ZIP 34120; not a GL Homes community
Valencia Lakes	A separate community with its own page	Orangetree, ZIP 34120
Terreno at Valencia	A separate community with its own county record	Shown in the peer table above, not a Valencia Sky phase
Valencia Bonita	A community in Bonita Springs	Autocomplete pairs "Valencia Sky" with Bonita Springs
Valencia Harbor	A GL Homes community in Fort Myers	Autocomplete pairs "Valencia Sky" with Fort Myers
Naples Heritage	The community with its own golf course, next door to the east	A different neighbor with other MLS labels
Wing South Airpark	The fly-in community next door, with a private airstrip	Covered in the recorded airstrip disclosure
Sandy Lane and Shadow Wood	Former land and project names for the Valencia Sky land	Not separate communities

Register your agent before the first visit

GL's brokers page, read October 31, 2026, has the client and the broker both sign GL's registration form on the first visit, with the broker present, under a Broker Participation Agreement. Late additions are not addressed there.

Choose a plan or an early move-in home

Choose between building from a plan and buying an early move-in home. Dated plans and prices sit under Which GL Homes plans are built in Valencia Sky, Naples? and the checks that differ sit under What should a buyer check on a new GL Homes house in Valencia Sky, Naples?

Read the disclosure summary, the declaration and the budget before signing

Florida's s. 720.401 puts a disclosure summary in front of the buyer before signing. Ask GL for the adopted budget too, since no assessment figure is published. The occupancy rule is explained under What does the recorded 55+ declaration for Valencia Sky in Naples say?

Compare GL's lender and title company with your own

GL's credit applies when you finance with GLFinancial, or pay cash, and close with Nova Title, and GL says using either company is optional. Get your own loan estimate and title quote, weigh them against the credit, and read the contract for who pays title and stamp charges.

Inspections, the elevation certificate and the FEMA letter before closing

Hire an independent inspector; request the elevation certificate and the lot's FEMA letter. Flood steps sit under Is Valencia Sky in Naples in a flood zone? and insurance under How do storms, wind and insurance work for a Valencia Sky home in Naples?

Age verification and closing costs

Every sale needs an age verification certificate on GRS's form before occupancy; the recorded declaration controls over the form's wording. Closing figures sit under What does a Valencia Sky home in Naples cost to buy and close on?

Documents to gather before closing:

Item	Issued by	Settles
Purchase agreement	GL Homes	Price, deposit, build time, warranty and who pays title and stamps
Disclosure summary	GL Homes	The buyer's rights under s. 720.401
Recorded declaration	Collier County official records	Occupancy, leasing, pet, vehicle and design rules
Adopted budget	The association, through GRS Community Management	The assessment in force
FEMA letters and elevation certificate	FEMA and a surveyor	The flood status of the exact lot and home
Inspection report	An independent inspector	The condition of the finished house
Loan estimate and title commitment	Your lender and title agent	Monthly and closing costs
Age verification certificate	GRS Community Management	Eligibility to close

Frequently Asked Questions about Valencia Sky Naples FL homes for sale

Where is Valencia Sky in Naples, FL?

Valencia Sky sits on the east side of Santa Barbara Boulevard about one mile south of Davis Boulevard (State Road 84), in unincorporated East Naples. GL Homes' sales center is at 2841 Ridgecrest Place. Interstate 75 has no interchange there; GL routes visitors from Exit 101.

What ZIP code is Valencia Sky in, and is it in the City of Naples?

Valencia Sky is in ZIP 34112, which all 36 rows in the October 29, 2026 MLS export carry. Despite the Naples mailing address, it lies in unincorporated Collier County, outside the City of Naples, and its 2026 tax code shows no municipal millage.

Who builds Valencia Sky, and who is the declarant?

GL Homes builds Valencia Sky in Naples. Naples Associates VI, LLLP, a GL Homes entity, is the declarant and holds title to the land. The association is Valencia Sky Homeowners Association, Inc., managed by GRS Community Management and still under declarant control.

How many homes will Valencia Sky have?

Valencia Sky in Naples has 574 homesites on the 2026 Collier roll: 323 in Phase 1, the Valencia Sky Replat, and 251 in Phase II, still developer-owned and vacant. County deeds showed 191 homes closed through October 6, 2026, all in Phase 1.

Is Valencia Sky a 55+ community?

Valencia Sky in Naples is a 55+ community under Article X, Section 2 of its Amended and Restated Declaration, recorded October 16, 2025 at Official Records Book 6517, Page 2927. One occupant must be 55 or older, with Board discretion over up to 20 percent of homes. Read the recorded declaration.

What does the Valencia Sky declaration say about residents 18 or younger?

Per the recorded declaration, as carried, residents 18 or younger (under 19) may not live in a Valencia Sky home in Naples, except for visits totaling no more than 60 days in a calendar year. The declaration governs over any form wording. Read the instrument before signing.

What floor plans does GL Homes offer at Valencia Sky?

GL lists eight Valencia Sky plans in Naples as of October 31, 2026: Halo, Luna, Skyline, Eclipse, Stellar, Horizon, Solstice and Aurora. They run from 1,803 to 3,076 air-conditioned square feet. Tables sit under Which GL Homes plans are built in Valencia Sky, Naples?

Are all Valencia Sky homes one story?

Story counts differ by plan: GL presents single-story designs, yet its Aurora material shows a bedroom on a second floor, so check each plan page. GL's November 18, 2025 post called the Valencia Sky collection in Naples "one and two stories," so we do not call every home one story.

What do new Valencia Sky homes cost?

GL lists Valencia Sky build-from prices of $787,900 to $936,900 in Naples as of October 31, 2026, and early move-in prices of $860,900 to $1,075,900 with a conditional promotional credit. Separately, Collier County recorded 133 qualified sales in the 12 months to August 31, 2026, at an $852,900 median.

Are there early move-in homes at Valencia Sky?

Yes. GL's early move-in page lists 22 Valencia Sky homes in Naples across seven plans, as of October 31, 2026, at $860,900 to $1,075,900, with 8 marked Available Now. The prices carry a promotional credit with conditions, and "Available" is GL's date field, not a certificate of occupancy date.

How many Valencia Sky homes have closed, and at what prices?

County deeds show 191 Valencia Sky homes in Naples closed from October 22, 2025 to October 6, 2026, every one a first sale from GL Homes. The 133 qualified sales in the 12 months to August 31, 2026 ran from $642,300 to $1,156,200, at an $852,900 median.

How many Valencia Sky homes are for sale right now?

The live search on this page shows current Valencia Sky listings in Naples. The October 29, 2026 MLS export held 10 active and 1 pending, and GL's early move-in page listed 22 homes on October 31, 2026. Both change daily.

Are there resales in Valencia Sky yet?

No resale appears on the county record. No Valencia Sky homesite in Naples has two improved deeds in the bundle, so each of the 191 closings through October 6, 2026 is a first sale from GL Homes. A resale would first show as a second deed on the same homesite.

What are the HOA fees at Valencia Sky in Naples?

The assessment amount is not published by the association, GRS or GL Homes; the adopted budget, the disclosure summary and, on a resale, the estoppel certificate hold it. Billing is quarterly. See What are Valencia Sky HOA fees in Naples, and what is published?

Does Valencia Sky have a CDD?

No. Valencia Sky in Naples has no community development district. GL's community page says homes sell without district fees, tax code 105 carries no district line, and the state's official special district list names none. The only bond on record is the developer's excavation performance bond.

What are property taxes on a Valencia Sky home?

One millage area, 105, covers all 574 Valencia Sky homesites in Naples at 10.3696 mills for 2026. As an illustration, not a bill, a house assessed at the county median sale price of $852,900 would owe about $9,114.00 a year. A 2026 buyer's first bill is closer to the land-only median of $682.84.

What incentive does GL Homes offer at Valencia Sky, and do I have to use its lender?

At Valencia Sky in Naples, GL's offers page lists $15,000 towards options or closing costs when you finance with GLFinancial, or pay cash, and close with Nova Title. GL states that using GLFinancial or Nova Title is not required to buy. GL may change offers without notice.

Can I use my own real estate agent to buy at Valencia Sky?

Yes. As of October 31, 2026, GL's brokers page says the client and the broker both sign GL's registration form on the first visit, with the broker present, under a Broker Participation Agreement. Register your agent before your first Valencia Sky visit in Naples.

Is the Valencia Sky Clubhouse open?

No. GL lists the 35,000 total square foot Valencia Sky Clubhouse in Naples as under construction, with no opening date published by GL as of October 31, 2026. The recorded declaration also reserves the declarant's right to change or reduce amenities and disclaims any construction timetable.

What amenities are open at Valencia Sky now?

Per GL as of October 31, 2026, two Valencia Sky amenities are open in Naples: the Community Center, since February 2026, and the Racquet Club with Pro Shop, since August 2026. GL lists 3 lighted clay tennis, 9 lighted pickleball and 4 lighted clay bocce courts.

Which hospitals are near Valencia Sky in Naples?

In route miles from the Valencia Sky sales center (open-source road routing on public map data, computed October 17, 2026, as carried), Physicians Regional Medical Center on Collier Boulevard is 5.4 and NCH Baker Hospital is 6.3, each listing an emergency department. Physicians Regional's Pine Ridge campus is 8.8.

Does Valencia Sky have a gate?

Valencia Sky in Naples has a gated entry with a gatehouse, per GL Homes' pages as of October 31, 2026. The recorded declaration leaves gatehouse staffing to the Board and makes no promise. See What amenities does Valencia Sky in Naples have, and what is still being built?

Does Valencia Sky have a golf course?

No. Valencia Sky in Naples has no golf course. Naples Heritage, next door to the east, has a golf course and a private club whose membership comes with homes there. Hibiscus Golf Club, a public daily-fee course, is reported to stay open to the public into spring 2027.

Can you rent out a home in Valencia Sky?

Per the recorded declaration, as carried, a Valencia Sky home in Naples may be leased as a whole home only, for at least 7 months and no more than once in any 12-month period. The association must approve each lease within 30 days or it is deemed denied.

Are pets allowed in Valencia Sky?

Per the recorded declaration, as carried, Valencia Sky in Naples allows only common domesticated household pets and bans Pit Bull-type dogs, Rottweilers, Presa Canarios and dogs classed as dangerous. Pets must be leashed or carried outside, breeding is barred, and no numeric or weight limit is set.

Is Valencia Sky Naples in a flood zone?

FEMA removed every Valencia Sky lot from the Special Flood Hazard Area by two fill-based letters, yet the effective FEMA map layer still draws Zone AE over most of the land. Ask your Naples lender whether it accepts the letter; the flood determination and elevation certificate for the exact home govern.

What hurricane evacuation zone is Valencia Sky in?

All 35 sampled map points at Valencia Sky in Naples fall in evacuation Zone D, outside the Coastal High Hazard Area, per county layers as carried. Evacuation and flood zones answer different questions, so check the exact address in the state's Know Your Zone tool before storm season.

What is Wing South Airpark, and how does it affect Valencia Sky?

Wing South Airpark, FAA identifier FA37, is a private airstrip with a lighted paved runway of 4,400 by 100 feet beside Valencia Sky in Naples. The recorded disclosure says it may operate at any hour, per the recorded declaration, with noise, odors and dust possible.

When do Valencia Sky owners take control of the association from GL Homes?

Under s. 720.307 and the restated articles, owners other than the developer elect a board majority three months after 90 percent of parcels are conveyed, and one director at 50 percent. Valencia Sky in Naples had 191 of 574 homesites closed through October 6, 2026, against 287 and 517. No date can be stated.

Is Valencia Sky in Naples the same as Valencia Trails, Valencia Lakes or Valencia Harbor?

No. Valencia Sky is a GL Homes community in East Naples, ZIP 34112. Valencia Trails is GL Homes' earlier community in ZIP 34120, Valencia Lakes is in Orangetree, ZIP 34120, and Valencia Harbor is a GL Homes community in Fort Myers.

Thinking of buying or selling in Valencia Sky?

Whether you are buying or selling in Valencia Sky in Naples, the exact home's paperwork matters more than any community median: its plan, its FEMA letter, the disclosure summary and the closing statement. Our agents search the Southwest Florida MLS and can pull together every document named on this page.

Thinking of buying a Valencia Sky home?

• Every Valencia Sky home for sale in Naples
• New Valencia Sky listings from the past 30 days

Name a plan or price band and we will watch for matches. Write to us or meet our agents.

Thinking of selling a Valencia Sky home?

Collier County recorded 191 Valencia Sky closings from October 22, 2025 to October 6, 2026, all first sales from GL Homes, so the county record holds no resale yet. For your own figure, request a home valuation or contact us. For the neighborhood from an agent's side, see Jesse and Marc's Valencia Sky neighborhood guide on McGreevy and Comisar.

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.

Read every review on our Google Business Profile.

About Domain Realty Group in Naples

Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. This page draws on the county record of 133 qualified Valencia Sky sales in the 12 months to August 31, 2026, and on the state, federal and municipal records cited below.

Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.

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

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.

Sources

Records with no web address are cited as text.

County roll, deeds and tax

1. Collier County Property Appraiser, 2026 roll (October 27, 2026 bundle), local file
2. Collier County qualified improved sales, September 2025 to August 2026, local file
3. Collier County Clerk, Official Records, cited as text
4. Florida Department of Revenue, 2025 Collier tax codes
5. Florida Department of Revenue, exemptions

Recorded and state documents (text citations)

1. Amended and Restated Declaration, Instrument 6742100, cited as text
2. Florida Division of Corporations, association record, cited as text

GL Homes pages and releases

1. Valencia Sky
2. Collection
3. Stellar plan
4. Early move-in
5. Offers
6. Lifestyle
7. Brokers
8. Site plan, August 2026
9. October 2024 introduction
10. November 2025 homesites
11. February 2026 Community Center
12. April 2026 awards
13. August 2026 Racquet Club
14. August 2026 Clubhouse
15. September 2026 lifestyle
16. October 2026 Clubhouse progress
17. PRWeb, November 2024
18. PRWeb, February 2026
19. Grand opening release, May 2025
20. Florida Weekly, April 2025
21. Naples Press, Waterside Shops

The association and its manager

1. GRS Community Management
2. Architectural guidelines
3. Sale and lease application
4. Estoppel orders

MLS

1. Southwest Florida MLS, export of October 29, 2026, members only

Statutes, rules and rates

1. s. 720.401
2. s. 720.30851
3. s. 720.307
4. s. 760.29
5. s. 689.302
6. 24 CFR 100.305
7. Rule 69O-186.003
8. Freddie Mac rate survey

Flood, storms and insurance

1. Federal Register, December 18, 2025
2. FEMA Risk Rating
3. Citizens flood requirement
4. Collier 2026 flood newsletter
5. NHC, Irma
6. NHC, Ian
7. NHC, Milton

Healthcare, roads and services

1. Physicians Regional
2. NCH in Naples
3. FDOT, I-75 at SR 951
4. Commission agenda, October 13, 2026
5. AirNav, FA37
6. Wing South Airpark
7. Special district list
8. Special district profiles

Shopping and golf

1. Coastland Center
2. Waterside Shops
3. Gulfshore Business, Hibiscus Golf Club
4. Lely Resort

Our pages

1. Naples
2. Naples communities
3. Current listings
4. GL Homes, about GL Homes
5. GL Homes, Valencia Sky community updates
6. GL Homes, the Horizon model at Valencia Sky (May 2025)
7. GL Homes, the Eclipse plan at Valencia Sky (September 2026)