One gate, ten sections, 903 residences: 779 single-family homes and detached villas from the 1993 estate plats to the Estuary, 124 condos and coach homes, and 39 lots still waiting for a house. Every number below comes from the community’s own recorded deeds, the Collier County tax roll, and MLS living areas; deeds recorded through 2026-08-12, built 2026-09-03.
Data powered by Modern Signal Advisory
Median sold price per square foot by year closed: recorded deed prices over MLS living area, all floors, for qualified, arm’s-length sales of improved homes. Hover any point for the figure and the number of sales behind it.
How often Grey Oaks actually trades, what is on the market inside the gate right now, and why one community carries ten different price points.
The record above is the community; your home, or the one you are building, is a specific case on a specific line of it. Thirty minutes puts the two together.
Book a private consultAll 943 residential parcels, classified from the certified tax roll by owner structure, residence, and tenure. A primary-home community that is quietly moving into trusts.
When Grey Oaks actually closes, and who has been on the buying side of the deed, era by era.
Grey Oaks, on the record
What this study is, where the numbers come from, and how to read them against your own residence.
A deed-record study of one gate, ten sections and 903 residences: 779 single-family homes and detached villas from the 1993 estate plats to the Estuary, 124 condos and coach homes, and 39 lots still waiting for a house. It reads the community’s own recorded deeds, the Collier County tax roll and MLS living areas in four parts: the market per foot, velocity and the shelf across the ten sections, who owns Grey Oaks, and season and the buyer. It is built from the full record, 2,135 qualified sales since 1993, with deeds recorded through 2026-08-12 and built 2026-09-03.
Collier County Property Appraiser tax roll and recorded deed records, public record, qualified arm’s-length sales only, with price per square foot computed on MLS living areas. The market-right-now chart uses listing records from RentCast, matched to the community by address. The community covers the recorded Grey Oaks plats, the Estuary at Grey Oaks, Avila, Capistrano, Isla Vista, Venezia, Torino and Miramonte, Traditions, Terra Verde and L’Ermitage. Recent months are partial pending the county’s qualification coding. It is informational, not an appraisal.
The single-family market never left its surge. Median price per square foot went from $625 in 2021 to $1,021 in 2022 and has held above $1,000 every year since, reaching $1,088 through June 2026 on 23 sales with a matched living area. A real reversal here looked like 2007 to 2012, when per-foot pricing fell from $517 to $367, and the last four years do not resemble it. The attached side is different: condo price per square foot topped out at $821 in 2023 and has printed $768, $724 and $714 since, with each closing moving the median a long way on five to eight sales a year, so the direction is the signal and the decimal is not.
Now it does, and the premium has widened every year since 2023. For a decade the two lines traded places, because the 1993 to 2004 originals sat on the bigger lots; the surge repriced both to about $1,000 a foot in 2022, and since then the newer stock has pulled ahead: $1,092 and $1,095 in 2024 and 2025 against $1,006 and $1,052, and $1,228 against $1,018 through June 2026, a 21 percent premium on eleven sales at a $6.4M median. Homes built since 2015 clear $1,158 a foot against $1,006 to $1,045 for every older vintage: a measured premium, not a doubled one. True builder exits are rarer still, five sales in eight years; they are receipts, not a line.
About one home in twenty changes hands each year. The sellout ran to 109 single-family sales in 2001 and the bust cleared 98 in 2013; since 2022 the single-family side trades 34 to 42 times a year, with 24 recorded through June 2026, and the condos 5 to 17. New-construction closings ended in 2017 and 39 lots remain. The shelf has drained and what is left has been sitting: active single-family listings inside the gate peaked at 28 in February and March 2026 and are down to 13 in August with nothing new listed since June, asking a median $4.25M, about $1,166 a foot, against $1,064 a foot on the homes that actually closed since September 2024 and a sold-to-ask of 0.94.
No. The roll runs from Terra Verde and Avila near $1.5M to $1.9M, through Traditions, Torino and Miramonte, Capistrano, Venezia and Isla Vista in the $2M to $4M band, to the Estuary at $4.5M and the estate plats at $4.9M, where the 1993 originals and the 2025 completions share the same streets. Land is the majority of what changes hands: the county assigns 58.6 percent of single-family value to land, with a median land assessment of about $2.24M per parcel. The 511 owners who bought before 2020 paid a median $1.46M for homes the county now values at $3.82M, about 40 cents on today’s assessed dollar, and nobody holding that is forced.
The buyer replacing the seller looks like the seller. Trusts hold 43.2 percent of the single-family stock and took 44.4 percent of the 171 purchases from 2023 to 2026, individuals hold 49.3 percent and bought 48.5 percent, and LLCs are 7.4 percent against 7.0. It is a lived-in community: 65.2 percent of single-family homes carry a homestead exemption, four in five owners take their tax mail in Florida, and the out-of-state ownership is spread thin across the Midwest and Northeast, led by Illinois at 17 owners and Massachusetts at 16. The typical owner has been in place about eleven years. Deals record in the spring: May is the heaviest month at 251 closings, with February through May carrying 43 percent of the year, and out-of-state buyers are back to 34.1 percent of recent purchases.
A conversation with us about your Grey Oaks position against this record: where your section and vintage sit on the per-foot curve, what the shelf is asking against what has cleared, and whether the moment is now or a season from now, as an owner, a buyer, or an owner building new inside the gate. There is no obligation. Use the Book a private consult button below to pick a time.
Sellers get a pricing read against the community’s own deed record. Buyers, and owners building new, get the openings the record shows.
Book a private consult