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Valencia Trails · Compared

Valencia Trails vs. Greyhawk at Golf Club of the Everglades (2026)

Disclosure first: Valencia Trails is my home address. Greyhawk is its neighbor on the same 34120 corridor, and buyers who look at one almost always ask about the other. They are not the same product: one is a 55+ community with a single flat HOA bill and no club; the other has no age rule, a Rees Jones course out the back door, and a fee stack with three mandatory pieces. Here is the round-by-round, with every number sourced to the association documents.

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Before the rounds

Neighbors on the map, different deals on paper

Both communities sit east of Collier Boulevard in Northeast Naples, ZIP 34120, on the Immokalee Road / Vanderbilt Beach Road extension corridor — close enough that a buyer can tour both before lunch. Valencia Trails is GL Homes’ built-out, resale-only community of about 838 one-story homes (2026 association budget), age-qualified 55+, with one all-inclusive HOA payment and no CDD. Greyhawk is Pulte’s 564-home, all-ages community (2025 HOA budget) wrapped around the Golf Club of the Everglades, also resale-only and also without a CDD — but with an HOA plus a required club social membership plus a food-and-beverage minimum. The location is a tie. Almost nothing else is.

The corridor, dated. Phase I of the Vanderbilt Beach Road extension opened June 12, 2026 — six lanes from Collier Boulevard to west of Wilson Boulevard, then two lanes on to 16th Street NE (Collier County). Valencia Trails’ second, resident-only gate opens onto it; Greyhawk’s main entrance is on Greyhawk Trail off Vanderbilt Beach Road just east of Collier Boulevard. Phase II (16th Street NE to Everglades Boulevard) stood at 90% design with construction not started in the county’s June 2026 report, with a start projected toward early 2027. The closest emergency room we measured for both is NCH’s Northeast Emergency Department at 15420 Collier Boulevard, open 24 hours: about 4.2 miles / 8 minutes from the Valencia Trails clubhouse and 4.8 miles / 10 minutes from Greyhawk’s entrance (Google Maps, September 14, 2026, traffic-dependent). Everyday shopping is Founders Square at Immokalee Road and Collier Boulevard, open since 2022.

Round 1

The age rule — the fork that decides it for many households

Valencia Trails is an age-qualified (HOPA) community under its recorded documents. The Declaration recorded February 24, 2021 (Article X, Section 2) says that “at least one occupant in each Home in Valencia Trails must be at least fifty-five (55) years of age or older”; the same article carries exceptions and board discretion (the federal HOPA rule requires at least 80% of occupied homes to meet the 55-plus test), so read it in full before you rely on it. Greyhawk has no age restriction — nothing in its declaration, rules or resale packet conditions occupancy on age, its HOA site makes no age statement either way, and MLS listings there report it as not housing for older persons.

I do not rank this. One community restricts occupancy by age and the other does not; that is a difference in the recorded documents, not in quality. Verify the current occupancy rules with each association before you compare a single amenity — no clubhouse makes up for buying into rules that do not fit your household.

Round 2

The homes: one-story GL plans vs. Pulte one- and two-story on three lot sizes

Valencia Trails: roughly 838 single-family homes, all one-story, across 15 GL Homes plans; GL finished selling new homes here and moved on to Valencia Sky, so every purchase is a resale. Greyhawk: 564 single-family homes built by Pulte roughly 2016–2022 on 52-foot “Manor,” 67-foot “Estate” and 75-foot “Premier” lots, in one- and two-story plans from about 1,660 to 4,870 square feet in the MLS record; Pulte has sold out, so it too is resale-only. Greyhawk skews larger: its 2025 closings had a median living area near 2,500 square feet.

Round 3

The fee structures — one bill vs. three mandatory pieces

Per home, per year	Valencia Trails (2026)	Greyhawk (2025 schedule)
HOA assessment	$6,444 ($1,611 per quarter, flat for every home)	$7,444 / $7,556 / $7,664 (master $6,116 + lot-series $1,328 / $1,440 / $1,548 on the same invoice)
Club membership	none — no club	$1,253.30 social dues, required unless you buy Full Golf
Food & beverage minimum	none	$600 billed each January, use-it-or-lose-it
CDD on the tax bill	none	none
Mandatory recurring total	$6,444/yr · $537/mo	$9,297–$9,517/yr · $775–$793/mo

Valencia Trails: 2026 association budget — one flat quarterly assessment covering the amenity campus and lawn care. Greyhawk: 2025 Fee Summary (revised 12/05/2024) and 2025 adopted budget; cable and internet are not included in any Greyhawk fee. Greyhawk’s 2026 assessments, social dues and initiation are higher than the 2025 schedule shown — the 2026 sheet is not yet on file, so confirm current amounts with the HOA and the club. June 2026 listing sheets and a third-party directory both show the club social at $3,500 initiation and $1,356 a year (up from $3,000 and $1,253.30) — reported, not yet on a club document. Full Golf membership at Greyhawk costs more, not less, and the club sets it. Illustrative — verify per home.

Round 4

Buying in: what each collects at closing

Valencia Trails is unusual in Naples: a $100 application fee and no capital contribution or transfer fee at resale; the association’s estoppel certificate runs about $299, and the contract decides who pays it. Greyhawk’s 2025 resale packet stacks three items: a $150 non-refundable application fee (due with the application at least 20 days before closing), a $4,400 Resale Capital Contribution Amenity Fee paid at closing, and — for any owner who does not buy Full Golf — a $3,000 non-refundable club social initiation. Call it $7,550 to enter Greyhawk versus about $100 at Valencia Trails, before the first quarter’s dues on either side. Greyhawk routes estoppel requests through HomeWiseDocs (its fee is not published), and the $150 application fee also appears on the HOA’s currently posted resale application.

Round 5

Golf and the amenity campuses

Greyhawk is the golf answer, with a caveat. The Golf Club of the Everglades — an 18-hole Rees Jones design, per the club — is inside the community, and Full Golf membership is optional. What is not optional is belonging: every owner who skips Full Golf carries the club’s social membership, which the fee summary describes as covering off-season access to the golf facilities and in-season dining privileges at the club restaurant. The club has been owned by Concert Golf Partners since October 2024 (bought from PulteGroup) and publishes no price list; third-party directories disagree on Full Golf — initiation quoted anywhere from $75,000 to $105,000 and annual dues from about $10,000 to $18,240 (Naples Golf Guy and Golf Life Navigators, read September 14, 2026, neither dated) — so treat any golf figure as the starting point for a call to the membership office, not a fact. Greyhawk’s own HOA campus runs the resort pool and spa, a restaurant and bar, a tiki bar and fire pit, tennis courts with a pro shop, pickleball, bocce, a fitness center and movement studio, and a great lawn with a stage.

Valencia Trails has no golf and no club to join. Its campus is the 43,000-square-foot clubhouse on a 10-plus-acre site: resort and lap pools, the racquet club, a restaurant and bar, spa, walking trails and a dog park — all funded through the single HOA assessment, with an activities calendar built around the 55+ designation.

Round 6

Leasing rules — seasonal renting is possible in one, not really the other

Valencia Trails: a lease must run at least seven months, and a home may be leased no more than once in any twelve-month period — no seasonal churn, no short-term rentals. Greyhawk: a residence may not be leased for less than one month and no more than three times annually (rules revised 5/5/2025), so a winter-season rental is workable — but note the rule that an owner who leases transfers the homeowner amenity privileges to the tenant for the term. Whether the club’s social privileges follow a tenant is the club’s call, not the HOA’s; ask before you lease.

Round 7

What they cost to buy in 2026

Valencia Trails’ 2026 year-to-date median closed price is about $930,000 (MLS, one-story resales). Greyhawk closed 29 MLS resales in 2025 at a median of $1,310,000 (about $481 per square foot, a typical 72 days on market) and 15 more through mid-June 2026 at a median of $1.10M (about $466 per square foot, 68 days); 16 homes were active in June at a median asking price near $1.36M, listed from about $775K to $2.1M. Larger homes and bigger lots explain most of the gap. In both communities asking prices sit above recent closings, so there is room to negotiate on resales that have lingered.

Source: Southwest Florida MLS records for each community, retrieved June 2026; aggregated statistics only. Data deemed reliable but not guaranteed.

Round 8

Who should pick which — honestly

Valencia Trails fits if…

Your household meets the community’s recorded 55+ occupancy rule
You want one flat HOA bill with lawn care inside it, and no club obligation
You want to buy in for about $100 rather than $7,550
You prefer a one-story plan and do not need a golf course out the door
You are not planning to rent the home seasonally

Greyhawk fits if…

You need a community with no age rule
You want private golf inside the gates — or at least the option of it
You want a larger home or a two-story plan on a 67- or 75-foot lot
You are comfortable carrying a club social membership and a dining minimum on top of the HOA
Seasonal leasing (one-month minimum, up to three a year) matters to you

The honest framing: the two communities are a few minutes apart and both skip the CDD, so the location argument is a wash. The decision is the age rule, then the fee structure — roughly $6,444 a year and $100 in versus $9,297–$9,517 a year and $7,550 in, on the documents currently on file — then whether golf and a larger home are worth that difference to you.

Questions I hear most

Valencia Trails vs. Greyhawk, answered

Which costs less to own each year, Valencia Trails or Greyhawk?

Valencia Trails: one flat HOA payment of $1,611 per quarter ($6,444 a year, about $537 a month) that covers the amenity campus and lawn care, with no CDD and no club to join (2026 association budget). Greyhawk: an HOA bill of $7,444–$7,664 a year by lot size, plus a required Golf Club of the Everglades social membership of $1,253.30 a year for any owner who does not buy full golf, plus a $600 food-and-beverage minimum — about $9,297–$9,517 a year, or $775–$793 a month, on the 2025 fee summary, also with no CDD. Greyhawk’s 2026 figures are higher; confirm current amounts with each association.

Is Greyhawk a 55+ community like Valencia Trails?

No. Greyhawk is not age-restricted. Valencia Trails is an age-qualified (HOPA) community under its recorded documents — the Declaration recorded February 24, 2021 (Article X, Section 2) says at least one occupant in each home must be at least fifty-five (55) years of age or older, with exceptions and board discretion in the same article. Read the current governing documents for the exact rule before you rely on it.

Does either community have a CDD?

No. Neither Valencia Trails nor Greyhawk carries a Community Development District assessment on the Collier County tax bill — a real difference from many newer Naples communities. Property taxes and insurance still apply to both.

What does it cost to buy in at resale?

Valencia Trails collects a $100 application fee and no capital contribution; the estoppel certificate runs about $299 and who pays it is set by the contract. Greyhawk’s 2025 resale packet lists a $150 non-refundable application fee, a $4,400 Resale Capital Contribution Amenity Fee at closing and, for owners who do not buy full golf, a $3,000 non-refundable club social initiation — about $7,550 before the first quarter’s dues.

Can I rent out a home in either community?

Both allow leasing, on very different terms. Valencia Trails requires a minimum seven-month lease and no more than one lease in any twelve-month period. Greyhawk allows leases as short as one month, up to three times a year, and an owner who leases transfers the homeowner amenity privileges to the tenant for the term — the owner does not keep amenity access while the home is rented.

Go deeper

Go deeper on either community

Valencia Trails financials

The 2026 budget, the flat $1,611 quarterly assessment and what it covers.

Valencia Trails rules

Leasing, pets, parking and the architectural rules, from the documents.

Greyhawk guide

The full fee stack, membership tiers, rules and market on our Naples site.

Sources & notes: Valencia Trails figures from the association’s 2026 budget (flat $1,611 per quarter), its governing documents and rules (seven-month minimum lease, one lease per twelve months), the association’s closing-cost disclosures ($100 application fee, estoppel about $299) and MLS records through 2026. Greyhawk figures from the Greyhawk at Golf Club of the Everglades HOA 2025 Fee Summary (revised 12/05/2024, inside the resale application packet), the 2025 adopted budget (as of 11/18/2024), the Rules & Regulations revised 5/5/2025, and MLS records through June 2026; course design attributed to the club. Corridor and club facts from Collier County’s transportation project pages (Phase I opened June 12, 2026; Phase II status per the county’s June 16, 2026 quarterly report), the Greyhawk HOA’s public directions and resale pages, Concert Golf Partners’ October 23, 2024 acquisition release, the Valencia Trails Declaration recorded February 24, 2021 (Article X, Section 2), NCH’s facility directory and Google Maps drive measurements read September 14, 2026; third-party golf price directories are secondary and undated. Assessments change annually — Greyhawk’s 2026 figures are higher than the 2025 schedule shown — so verify current amounts with each association before relying on them. General information, not legal, tax or financial advice.

Torn between them?

Tour both with the fee sheets in hand

Tell me which way you are leaning and why — the age rule, budget, home size, golf, leasing — and I will lay out the side-by-side for your situation, including current listings in both worth your time. My house is in one of them, and I will tell you plainly if the other is the better fit.

Prefer to talk it through? Book a 30-minute call or dial (239) 877-4646.

Get the honest side-by-side

Your Valencia Trails specialist

Nicholas Nolan, REALTOR®

Realty ONE Group MVP · The Nicholas Nolan Team

Nicholas Nolan LLC · Florida Real Estate License SL3504588 ·

I live in Valencia Trails and specialize in its resales — the dues, the rules, the floor plans, and what homes here actually close for. Honest numbers before any showing.

📞 (239) 877-4646 nick@naplesliving.us Send a message

Brokerage. Nicholas Nolan (Florida Real Estate License SL3504588) is a licensed real estate sales associate of Realty ONE Group MVP, 1495 Pine Ridge Rd, Naples, FL 34109. The Nicholas Nolan Team is a team operating under the supervision of Realty ONE Group MVP. All real estate services are performed by Realty ONE Group MVP.

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Pricing & availability. Subject to change without notice. Valencia Trails is a resale community; verify all current pricing, availability, dues, and specifications with the listing, the association’s estoppel, and the governing documents before making purchase decisions.

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