What does Lennar’s “Everything’s Included” actually mean?
It means the features most builders sell you from an options menu are standard in the base price instead — so at Valencia, things like hurricane impact windows and panels, a Ring Video Doorbell and designer-selected cabinetry come with the house rather than being added to it in a design studio.
The practical effect is that there is no long upgrade appointment where the price of your house quietly climbs by tens of thousands of dollars. The practical consequence is that you cannot compare a Lennar base price to another builder’s base price without accounting for what is inside each one.
This page covers what is verified as included here, why that changes how you should read a price comparison, and — the part nobody writes down — what Everything’s Included does not mean.
What is included in every home Lennar builds at Valencia?
These features are standard across all four plans — Trevi, Tivoli, Princeton II and Summerville II. The finish level is not what separates the plans; layout and garage bays are.
- Hurricane impact windows and panels. Structural protection built in, not an upgrade line. This is the one that matters most in Southwest Florida, and it is a wind mitigation feature insurance carriers take into account.
- Ring Video Doorbell. Installed, not a box on the counter at closing.
- Honeywell thermostat. Programmable climate control as standard equipment.
- Stainless steel slide-in electric range. Stainless is the standard appliance finish, not a step-up package.
- Designer-selected cabinetry with hardware. Cabinet pulls included — a small thing that is a surprisingly common line item elsewhere.
- Sherwin-Williams low-VOC interior paint. A named brand and a lower-VOC formulation as the base spec.
- 2″ faux wood blinds. Window coverings on day one, which is otherwise a four-figure move-in expense.
- Ceiling-fan pre-wire in bedrooms and the great room. The wiring is in place, so adding fans later does not mean opening ceilings.
All four plans are single-story with a covered lanai. If you want the layout differences rather than the feature list, the floor plans page puts all four side by side.
Included features as published by Lennar for this phase. Specifications, brands and availability can change without notice; we confirm what a specific home actually has in writing before you go under contract.
Why can’t you compare base prices between builders?
Because a base price only means something once you know what it contains, and two builders in the same zip code can define “base” very differently.
A conventional builder publishes an attractive base price and then sells the house upward: appliance packages, cabinet upgrades, flooring, window treatments, hardware, smart-home items, sometimes impact glass. The advertised number is a starting point and a marketing device. The number you actually sign is discovered later, in a design studio, over several hours, when you are already attached to the house.
Lennar’s model pushes those items into the standard spec and prices the house accordingly. The advertised number is closer to the finished number, because there is less menu to climb.
Neither approach is dishonest. But comparing them naively is, and it is the single most common mistake we watch buyers make. If you are cross-shopping Valencia against another Naples community, do not compare the two advertised prices. Compare the two specification lists first, then price the gap.
How to run the comparison properly
- Get both spec sheets in writing. Not the brochure — the actual list of what is standard.
- Price the delta. Ask the other builder what impact windows, window coverings, stainless appliances, cabinet hardware and a video doorbell cost as options on their base house. Add it to their number.
- Check the flooring spec on both. It is the most expensive square-foot decision in the house and the one most often left vague.
- Ask what is not in either. Landscaping, driveway finish, screen enclosure, gutters.
- Then compare monthly, not sticker. HOA structure, whether golf is mandatory, and taxes differ enormously community to community. Lennar publishes an approximate HOA of $399 per month for this phase here, and golf is optional and not bundled — two things that are not true everywhere.
We do this comparison for clients as a matter of routine, including against communities we are not selling. That is what having your own representation is for — see how buyer representation works.
What does Everything’s Included not mean?
It does not mean everything about the house is decided for you, and it does not mean nothing can be chosen. It means the finish package is standardized — the house itself still has decisions attached to it.
You still choose the homesite. Which lot, what it backs to, how it is oriented, whether you look at fairway, water, preserve or a neighbor. This is the decision with the longest tail and the one no feature list addresses. Lot premiums vary, and so does how a house lives on a given site. Start with the community map.
You still choose the elevation. The exterior architectural treatment on the same floor plan, which changes the street presence of the house considerably.
There is still a limited set of structural options. Standardized finishes do not mean a fixed shell. What is offered varies by plan and by homesite, and it narrows as construction progresses — some choices simply close once a slab is poured. We confirm exactly what is still open on a specific home rather than assuming, because the honest answer changes week to week.
And a move-in-ready home has already made all of it. If you buy one of the completed or near-complete homes, the lot, the elevation and the structural choices were made months ago by the builder. That is the trade: you give up the choices in exchange for seeing the actual house, knowing the actual price, and a much shorter timeline. Several of the available homes have pools; several do not, and that is exactly the kind of decision that was already made for you.
What buyers ask about Everything’s Included.
What does Lennar’s Everything’s Included mean in Naples?
It means features that other builders sell as optional upgrades are standard in the base price instead. At Valencia Golf & Country Club that includes hurricane impact windows and panels, a Ring Video Doorbell, a Honeywell thermostat, a stainless steel slide-in electric range, designer-selected cabinetry with hardware, Sherwin-Williams low-VOC paint, 2″ faux wood blinds and ceiling-fan pre-wire in the bedrooms and great room. There is no long design-studio appointment where the price climbs, because the package is already in the house.
Does Everything’s Included mean I can’t choose anything?
No. You still choose the homesite, the elevation and a limited set of structural options, and which of those are still open depends on the plan, the lot and how far along construction is — some choices close once a home is underway. What is standardized is the finish package, not the whole house. If you buy a move-in-ready home, those decisions have already been made by the builder, which is the trade-off for a finished house and a short timeline.
Is a Lennar base price comparable to another builder’s base price?
Not directly. Lennar’s base price carries the included-features package, while a conventional builder’s base price is a starting point you build upward from with options. To compare fairly, get both written specification lists, ask the other builder what impact windows, window coverings, stainless appliances, cabinet hardware and a video doorbell cost as options, and add that to their advertised number. Then compare monthly cost too — HOA structure and whether golf is mandatory differ enormously between Naples communities.
Are hurricane impact windows standard at Valencia?
Yes. Hurricane impact windows and panels are part of the included-features package on all four plans Lennar builds here, rather than an upgrade. That matters twice: once for storm protection, and again for insurance, since impact glass is a wind mitigation feature carriers take into account when pricing a policy. Get written quotes for the specific home rather than working from an estimate — Florida premiums vary widely.
What we verify for you before you sign
We get the current written feature specification for the specific home you are considering — not the brochure — and confirm what is actually in it, what structural choices remain open, and what is excluded. We also confirm what incentives are genuinely available on that home today, because builder promotions change week to week and we will not repeat a figure we have not confirmed. Then we compare it against whatever else you are shopping, honestly, including communities we have nothing to do with.
Call or text (239) 208-0906.