Trying to decide between a condo, a villa, or a single-family home in Mediterra? You have great choices, and each option delivers a different mix of space, maintenance, and outdoor living. If you want a simple lock-and-leave lifestyle, your answer will be different than if you want a private pool and full outdoor kitchen. In this guide, you’ll learn how each product type in Mediterra works, what fees usually cover, and the key questions to ask before you buy. Let’s dive in.
Mediterra home types at a glance
Condominiums and coach-style units
Condominiums are multi-unit buildings where you own the interior of your unit plus a share of common elements. In Mediterra, these often include low-rise or garden-style buildings and coach-style layouts. Listings highlight a lock-and-leave lifestyle, shared amenities like a community pool or fitness room, and covered or assigned parking.
Typical orientation: smaller private outdoor areas, such as a screened lanai or balcony. Buyers often choose condos for seasonal use or to reduce exterior upkeep.
Villas, attached or small detached
“Villa” is a flexible term in Southwest Florida. In Mediterra, villas can be attached homes that share a wall or smaller detached homes on modest lots. You typically get a private entry, a screened lanai, and sometimes a small yard. Many villa sub-associations include some exterior work, such as landscaping or painting, but coverage varies.
Typical orientation: more privacy than a condo with less yard work than a large estate. Villas appeal if you want a home feel with limited exterior maintenance.
Single-family estate homes
Single-family or estate homes are detached residences on larger lots. In Mediterra, these homes often deliver expansive indoor-outdoor living, including private pools, outdoor kitchens, and generous lanais. Owners typically handle most exterior maintenance and insure the full structure.
Typical orientation: primary residences and luxury buyers who want space, privacy, and full outdoor entertaining.
Space and footprint: what to expect
Use these ranges as orientation only. Exact square footage and lot sizes vary by building, floor plan, and remodels. Always verify room counts, interior measurements, and lot details through the MLS, association documents, and public records.
- Condos and coach-style units: roughly 1,000 to 2,200 interior square feet with about 1 to 3 bedrooms. Private outdoor space is typically a lanai or balcony.
- Villas (attached or small detached): roughly 1,500 to 3,000 interior square feet with about 2 to 4 bedrooms. Expect a screened lanai and modest yard.
- Single-family estates: roughly 2,500 to 6,000 plus interior square feet with about 3 to 6 or more bedrooms. Lots are larger with room for pool and full outdoor living.
For precise measurements and what counts as “living area,” review listing details, the Collier County Property Appraiser’s records, and any sub-association lot maps or plats.
Outdoor living and what is allowed
Outdoor living is a major draw in North Naples and Bonita Springs. What you can add and who maintains it depends on the sub-association and architectural guidelines.
- Lanais and screen enclosures: Common across all product types. Owners usually handle upkeep of private screens. Design standards often apply.
- Private pools: Common with single-family estates. Owners handle all maintenance, equipment, and safety features. Some villas also have private pools, with the owner responsible for upkeep.
- Community pools: Typical for condos and some villa clusters. The association maintains these and funds them through dues.
- Outdoor kitchens and hardscape: Usually allowed with association approval. Rules often cover materials, screening, and how far hardscape can extend near easements.
- Landscaping and irrigation: Coverage varies. Villas may include front-yard service through the HOA. Single-family owners often maintain their own landscaping outside any shared elements.
- Exterior equipment: Many sub-associations require screening or specific placement for HVAC units, generators, pool equipment, trash bins, and satellite dishes.
Before you plan upgrades, review the architectural review guidelines for your neighborhood and verify setbacks, drainage requirements, and any restrictions on screening or glass enclosures.
Fees, maintenance, and insurance: how they differ
Mediterra typically has a master association plus sub-associations for buildings or villages. Your costs and responsibilities will depend on both.
Condos: more included, higher sub-association dues
- Sub-association dues often cover building exterior, roof, common-area insurance for the structure, and shared amenities. Elevators and corridor maintenance, if applicable, are usually included.
- Owners typically pay for interior systems and utilities in the unit. The condo documents outline which insurance is the master policy vs. what the unit owner must carry.
- Review the reserve study to understand timing for roof and exterior cycles, as these often drive assessments.
Villas: some exterior coverage, varies by sub-association
- Dues are often mid-range and may include some exterior items, such as roof or exterior painting, plus community landscaping for shared yards. Coverage differs by neighborhood and whether the villa is attached or detached.
- Owners usually maintain private pools, screened enclosures, and interior systems.
- Verify inclusions line by line so you know exactly what you are responsible for.
Single-family estates: more owner responsibility
- Dues can be lower per square foot because fewer shared building components are included, though master association dues still apply.
- Owners usually handle roof, exterior maintenance, private pool care, and full-yard landscaping unless there is a separate lawn-care program.
- Owners carry full structure insurance for the home and detached improvements.
Reserves and special assessments
- Condos and attached-villa associations tend to have higher near-term capital needs for building components, so review reserve levels and recent special assessments.
- Single-family associations can also levy assessments for community projects. Review meeting minutes and reserve studies across the master and sub-associations.
Insurance and lending considerations
- Condos: Understand the master policy and unit-owner HO-6 coverage requirements. Lenders often review association reserves and insurance when approving condo loans.
- Single-family: You will carry a homeowner’s policy for the structure. Flood exposure is evaluated based on FEMA mapping for the Naples and Bonita Springs area, and lenders may require flood insurance.
Decision guide: choose your Mediterra fit
Use this quick framework to narrow your search before touring.
- If you want minimal exterior responsibility and lock-and-leave convenience: look at condos and coach-style units.
- If you want a private entry and modest outdoor space with limited upkeep: explore attached or small detached villas. Check if landscaping and exterior painting are included.
- If you want a private pool, expansive lanai, and maximum privacy: focus on single-family estates and plan for owner-paid exterior maintenance.
- Consider the Mediterra Club separately: membership in the private golf and social club is optional and carries separate initiation and dues. Verify details with the club.
Quick cost comparison exercise (hypothetical)
Use this simple approach to compare potential annual costs. Replace numbers with the actual figures from the HOA packets and quotes you receive.
- Condo example: master dues + condo sub-association dues + interior utilities + HO-6 insurance + optional club dues.
- Villa example: master dues + villa sub-association dues + private pool service if applicable + partial exterior responsibilities + homeowner’s insurance + optional club dues.
- Estate example: master dues + any neighborhood dues + landscaping contract + pool service + exterior maintenance + homeowner’s and flood insurance if required + optional club dues.
What to verify before you offer
Request documents early so you can confirm budget and rules.
- Exact HOA structure: names of the master and sub-associations and what each covers.
- Current monthly dues and a line-by-line inclusions list for master and sub.
- Reserve study summary, audited financials, and the last 12 months of meeting minutes.
- Any pending special assessments or large capital projects.
- Maintenance responsibilities for roof, exterior painting, landscaping, irrigation, and pest control.
- Pool responsibility: who maintains and pays for private or community pools.
- Rules for outdoor modifications, including screen enclosures, outdoor kitchens, solar panels, and generators.
- Insurance requirements: what the master policy covers and what you must insure.
- Rental and pet policies, if relevant to your plans.
- Mediterra Club membership options, initiation, dues, and any waitlist or transfer rules.
Avoid common surprises
- Do not rely on a single “HOA” number. Ask for a full breakdown of master vs. sub-association dues and what is included.
- Confirm who pays for roof replacement and exterior painting in attached products, since responsibilities vary.
- Review reserves and any recent special assessments, as these signal near-term costs.
- Check architectural rules before planning outdoor upgrades. Approvals can take time and may be restrictive.
- Obtain insurance quotes early, including wind and flood where applicable, and match policy type to your home type.
- If club access is important, verify membership costs and terms tied to the property before you commit.
Choosing the right Mediterra home type comes down to how you want to live day to day. If low maintenance and shared amenities top your list, a condo may be the best fit. If you want a private entry and just enough outdoor space, a villa balances convenience and privacy. If you want full outdoor living and room to entertain, a single-family estate offers the flexibility you need. If you would like tailored guidance and a short list of on-target options, connect with the family-led team at Burnham Group.
FAQs
What is the difference between condos, villas, and single-family homes in Mediterra?
- Condos are multi-unit buildings with shared amenities and more included exterior maintenance, villas are attached or small detached homes with modest private outdoor space and mixed maintenance coverage, and single-family estates are larger detached homes with full private outdoor living and more owner responsibility.
How do HOA dues work for Mediterra properties?
- You typically pay master association dues for community-wide items plus a sub-association or building fee that varies by product type; always request a line-by-line breakdown of what each covers and review reserves and meeting minutes.
Is Mediterra Club membership required when buying a home?
- Membership in the private golf and social club is optional and separate from HOA dues; confirm current initiation, dues, and any waitlist or transfer rules directly with the club.
Can I add a pool or outdoor kitchen at a Mediterra home?
- Many homes support robust outdoor living, but additions usually require architectural review and approval that addresses materials, enclosures, setbacks, and equipment placement; check your sub-association’s rules before planning.
What insurance do I need for each Mediterra home type?
- Condo owners typically carry an HO-6 policy for interior coverage while the association insures the building exterior; single-family and many villa owners insure the full structure and may need flood insurance depending on location and lender requirements.
How big are Mediterra homes on average?
- Condos often range from about 1,000 to 2,200 interior square feet, villas roughly 1,500 to 3,000, and single-family estates about 2,500 to 6,000 plus; confirm exact dimensions through listings and public records.
