Until October, two of Lennar’s four plans at Valencia started under $500,000. On 26 October 2026 Lennar’s page showed the Tivoli $5,000 lower and the Princeton II $10,000 lower, and the Princeton II crossed the line. Here is the new table, the per-square-foot order it produces, and the honest asterisk on every base price.
The four plans, 26 October 2026
| Plan | Beds / baths | Garage | Sq ft | Base price | Change | Per sq ft |
|---|---|---|---|---|---|---|
| Trevi | 4 / 3 | 2-car | 2,032 | $463,999 | unchanged | $228.35 |
| Tivoli | 4 / 3 | 3-car | 2,267 | $485,999 | −$5,000 | $214.38 |
| Princeton II | 4 / 2 | 3-car | 2,244 | $491,999 | −$10,000 | $219.25 |
| Summerville II | 3 + den / 3 | 3-car | 2,444 | $520,999 | unchanged | $213.17 |
Base prices are Lennar’s published starting prices, 26 October 2026. Price per square foot is base price divided by published living area, to the cent.
What the order says
The Tivoli is now the four-bedroom value. At $214.38 a square foot it is within $1.21 of the Summerville II, the cheapest square footage in the community, and it is the only Valencia plan with four bedrooms, three full baths and a three-car garage. Five thousand dollars is not a large cut, but it moved the Tivoli from third to second on price per foot.
The Princeton II is the plan to re-examine. Four bedrooms, two baths and a three-car garage for $491,999 — $28,000 more than the Trevi for 212 more square feet and the third garage bay, and $6,000 more than the Tivoli for one fewer bathroom. Our plan comparison runs five household scenarios across the four; the repricing changes the answer for a buyer who wants the garage but not the third bath.
The Trevi remains the cheapest house and the dearest space. $463,999 for 2,032 square feet is $228.35 a foot — the arithmetic of a two-car garage plan carrying a full kitchen, three baths and a roof over the smallest footprint.
The asterisk on every base price
A base price is the house with nothing chosen and nowhere to put it. At Valencia’s final phase every remaining homesite is on Double Eagle Trail, and the four finished homes Lennar listed on 26 October ran from $538,999 to $674,783 — $53,000 to $154,000 above their plan bases, with the homesite, elevation, options and (on three of them) the pool inside the number. Our under-$500,000 guide is blunt about this: a sub-$500,000 base is where the conversation starts, not where it closes. The current homes page has each finished price beside its plan base.
What is not in any of these numbers
Lennar publishes an approximate HOA of $399 a month at Valencia, golf is public and pay-as-you-play at about $30 a round with membership optional, and Collier County property tax and homeowners insurance are the two lines that have to be quoted for the specific home. Our cost of ownership page works an example on the $538,999 Tivoli. Call or text (239) 208-0906 and we will run it on the plan and homesite you are actually considering.
Questions people ask
Which Valencia plans start under $500,000?
As of 26 October 2026: the Trevi at $463,999, the Tivoli at $485,999 and the Princeton II at $491,999. The Summerville II starts at $520,999.
Did Valencia prices go down?
Two plan bases did in October 2026: the Tivoli by $5,000 and the Princeton II by $10,000. Two of the four finished homes on the sheet were also reduced.
Which plan is the best value per square foot?
The Summerville II at $213.17, then the Tivoli at $214.38. The Trevi is the most expensive square footage at $228.35 and the cheapest total price.
Can I actually close under $500,000 at Valencia?
Only on a plan base with a standard homesite and no options, which in a final phase on Double Eagle Trail is rare. Expect the homesite and selections to add to the figure; we price the specific lot for you.
