Updated September 2026
Buying in Audubon Country Club means a mandatory club membership at closing, fees the club does not publish, and a flood zone that changes street by street. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Audubon Country Club, the gated golf community of 410 homesites off US 41 and Vanderbilt Drive in North Naples, Collier County, Florida 34110, is a different purchase from almost anywhere else in Naples. Club membership is mandatory at a minimum Social level for every buyer since April 17, 2006. The deed is not effective until the Foundation records a Certificate of Compliance. Three recurring fee layers are published nowhere, and the flood zone changes from street to street. This page is the step by step purchase path. For the full portrait of the community itself, its history, its club and its governance, read our Audubon Country Club community guide.
If you are choosing an agent before you choose a house, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own inside the gates and are selling to buy, start with how we sell homes in Audubon Country Club and a data-backed valuation of your Audubon Country Club home. Weighing another North Naples community as well? Our Autumn Woods buyer guide and our Estero buyer guide apply the same record-first method to two very different places.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and we will tell you which Audubon street your budget actually lives on before you spend a Saturday driving to the wrong gate.
Buying a home in Audubon Country Club takes four things most Naples purchases do not: a club application on the critical path to closing, estoppel certificates from one or two associations, a flood determination on the specific address rather than the community, and, at Montclair, the condominium’s milestone inspection and reserve study documents. Plan the calendar around all four.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026).
Everything below comes from the community’s current recorded governing document at Official Records Book 6078, Page 688, recorded January 31, 2022, from Collier County’s 2026 tax roll and deed record published August 29, 2026, from the Southwest Florida MLS pulled September 16, 2026, and from FEMA’s own flood layers. Where the public record is silent, this page says so and names the person who holds the answer.
The club organizes Audubon Country Club into two named halves, and it is the vocabulary residents and listing agents use. Club Side, which the club also calls Phase I, is entered from the US 41 gate on Tamiami Trail. It holds the clubhouse, the golf shop and the oldest housing in the community, built from 1989 through the 1990s. Bay Side, Phase II, is entered from the Vanderbilt Drive gate. It is the larger half by home count, built from 1993 forward, with homes completed as recently as 2025.
A buyer told that Audubon is off 41 and then shown a Bay Side listing will drive to the wrong gate and lose twenty minutes. Ask which side before you set the appointment. The two gates are about a mile apart, and the gate you use changes the beach and boat-ramp answers by a noticeable margin, which we cover in the local-life section below.
Collier County’s roll records 399 residential parcels carrying a dwelling, 363 single-family and 36 condominium, against 410 homesites in the community’s zoning. Inside that housing stock are four genuinely different purchases, and a buyer should decide which one they are making before looking at a single listing.
Each of those carries a different fee stack, a different flood profile and a different set of documents to request. That is why this page is organized around the purchase path rather than around amenities.
Three absences decide purchases here as often as any amenity does. There is no marina, no boat slips and no Gulf access for larger vessels; the water amenity is a community boardwalk and kayak launch onto the estuary backwaters. There is no private beach club and no beach shuttle; Collier County residents, including part-time seasonal owners, park free at county beaches with a free resident permit. And there is no Community Development District and no district assessment on the tax bill, which is worth real money over a hold period.
Add the boat rule, covered in full below, and the picture is clear. Audubon Country Club suits a buyer who wants a member-governed club, low density and preserve views, and it does not suit a buyer who needs a trailered boat at the house.
McGreevy and Comisar represent Audubon Country Club buyers from the recorded record outward: the Declaration at Official Records Book 6078, Page 688, Collier County’s 2026 tax roll, the Southwest Florida MLS and FEMA’s flood layers. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
That combination of market volume and primary-source discipline is what this community requires, because the facts that decide an Audubon purchase live in recorded instruments and county data rather than in listing remarks.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from real clients, rendered in the client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
Audubon Country Club is governed by a master homeowners association, the Audubon Country Club Foundation, Inc., and a separate country club, the Audubon Country Club Association, Inc., with two further neighborhood associations at Montclair and Devon Green. Three of the recurring fee layers are not published anywhere, the club’s fee schedule sits behind a member login, and the flood answer is parcel by parcel. An agent who has not read those instruments cannot tell you what you will pay or what you will be allowed to do with the house.
What we owe you is specific: the estoppel certificates ordered on day one rather than day nine, the club’s written membership schedule in hand before you go firm, the flood zone and any elevation certificate pulled on the building you are buying, the Montclair structural documents requested by name, and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.
This page runs long on purpose, in the order a purchase actually happens. Use the list below to jump to the section you need, or read it end to end before your first tour.
We track Audubon Country Club through two independent records rather than a portal: the Southwest Florida MLS, which counted 24 closings in the twelve months to September 16, 2026, and Collier County’s recorded deeds, which counted 23 qualified sales in the twelve months to June 23, 2026. The two medians landed $5,000 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll and deed record, published 29 Aug 2026).
In the last 12 months we tracked every Audubon Country Club closing in both systems. The MLS count is 24 closed listings at a median of $1,795,000. The county count is 23 qualified, improved, arms-length recorded sales at a median of $1,800,000, from June 23, 2025 through June 23, 2026. Those are different populations, brokered listings against qualified deeds, which is why the counts differ by one. When two independent records land within one transaction and $5,000 of each other, the number is real.
We tracked the fee disclosures on the same 24 MLS closings, the flood zone of all 447 Collier County address points inside the gates, the 2026 tax bill on all 399 residential parcels carrying a dwelling, and the recorded Declaration section by section. That is the evidence base behind every figure on this page.
Every figure on this page describes the Audubon Country Club market, not McGreevy and Comisar. Our credentials are stated in the section above as career numbers across Lee and Collier County, and we keep the two apart on purpose. A buyer deciding what to offer on a house on Cheshire Way needs the Cheshire Way record, not an agent’s scoreboard.
When you sit down with us, we will walk the specific street, the specific fairway or preserve exposure and the specific comparable set for the home you want, and we will show you the source line for every figure we use.
We bring three things to an Audubon Country Club offer that a general Naples search does not. First, the sale-to-list and days-on-market record for this development, which tells you how much room there usually is. Second, the fee disclosures from the last 24 closings, which tell you what the house will cost to carry before the estoppel arrives. Third, the flood and elevation position of the specific address, which tells you whether insurance is a line item or a negotiating point.
The Audubon Country Club market is thin but negotiable. The Southwest Florida MLS recorded 24 closings in the trailing twelve months at a median of $1,795,000, a median 88.5 days on market and a median sale-to-list of 90.01 percent, against only 5 active listings, which is about 2.5 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026).
Measure, trailing twelve months | Southwest Florida MLS |
|---|---|
Closed listings | 24 |
Median sale price | $1,795,000 |
Price range | $845,000 to $4,950,000 |
Total volume | $48,769,500 |
Median days on market | 88.5 |
Days on market range | 0 to 356 |
Median sale-to-list price | 90.01% |
Median price per square foot | $555 |
Aggregate price per square foot | $596 |
Median living area | 3,250 square feet |
Active listings today | 5 |
Median list price, active | $1,575,000 |
Months of supply | 2.5 |
Every metric in that table shares the same denominator of 24 closings. No row was dropped for a blank field.
At the median, Audubon Country Club buyers closed at roughly ten percent below the final asking price over the last twelve months. That is not a distressed-market signal. It sits beside only five active listings, which against 24 closings a year is about 2.5 months of supply, a tight number. Both facts are true at once: inventory is thin, and individual buyers are still negotiating hard on the individual house.
For a buyer that means two things. Do not assume a thin market means paying full price, and do not assume a 90 percent median means every seller will take ten percent off. The spread comes from a small number of homes that were priced ahead of their street, and our job is to tell you which kind of listing you are looking at before you write.
Days on market resets when a listing is terminated and relisted, so the 88.5 day median understates how long some Audubon homes actually take to sell. The highest sale of the year shows it: that home first listed at $5,895,000, was reduced to $5,750,000, was terminated, relisted at $5,500,000, and closed at $4,950,000. The closed listing reads 90.0 percent of list. The full journey was 84.0 percent of the first asking price.
When we look at a home for you, we pull its full listing history, not only the current MLS number. A property that has been on and off the market is a property whose seller has already been told something by the market, and that belongs in your offer strategy.
Five Audubon Country Club homes were active on September 16, 2026, at a median list price of $1,575,000, ranging from $1,235,000 to $2,895,000, with a median of 67 days on market. Two are Montclair condominiums, one is on Devon Green Lane and two are single-family homes elsewhere in the community. That is the whole community, every price band, at one moment.
Listings change weekly, so this page publishes the shape of the inventory rather than a list of addresses that would be stale within days. For the live list, and for homes about to come to market, call Marc Comisar at (239) 287-5873 or start with how we represent buyers in Naples.
Across the trailing thirty-six months, Collier County recorded 60 qualified improved sales in Audubon Country Club, which is about twenty homes changing hands in a year out of 399. The median time since the last qualified sale on a parcel is 7.3 years. Across ZIP 34110 as a whole, only 0.8 percent of the total housing stock is vacant and for sale (U.S. Census Bureau, ACS 5-Year Estimates 2020-2024).
For a buyer, low turnover means the home you want may not be for sale this season, and the answer is not to settle. The answer is to be financed, positioned and known to the listing side before the right home comes up.
Two price-per-square-foot figures describe Audubon Country Club, and they measure different things. The median, $555 on the MLS and $621 on the county’s deed record, is the middle transaction. The aggregate, $596 on the MLS and $674 on the county record, is total dollars divided by total square feet, so the largest and most expensive homes pull it upward. When someone quotes you one price per foot for Audubon, ask which one it is and which record it came from.
An Audubon Country Club home costs what its street costs. Collier County’s 2026 roll puts median assessed just value at $955,645 on Devon Green Lane and $6,452,810 on the newest Warwick Way homes, a 6.8 times spread inside one gate, and twelve months of recorded sales ran from $1,020,000 to $6,500,000.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll and deed record, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026).
Assessed just value is an assessment, not a price and not an estimate of market value, but measured the same way across every street it is the cleanest map of where the money sits.
Street or enclave | Homes | Median living sq ft | Median 2026 assessed just value |
|---|---|---|---|
Warwick Way, the newest two homes | 2 | 5,690 | $6,452,810 |
Warwick Way, the 2018 to 2022 section | 8 | 5,390 | $5,847,704 |
Bay Side streets | 166 | 3,831 | $2,252,811 |
Saint George’s Court and Portsmouth Court | 36 | 3,753 | $2,246,492 |
Pembroke Point | 8 | 3,737 | $2,121,246 |
Burnaby Drive | 36 | 3,382 | $1,977,571 |
Whitney Lane | 21 | 3,153 | $1,509,668 |
Ashburton Drive and Brentwood Point | 53 | 3,155 | $1,390,419 |
Montclair at Audubon | 36 | 2,578 | $1,088,310 |
Devon Green Lane | 33 | 2,206 | $955,645 |
Community-wide | 399 | 3,345 | $1,899,781 |
Collier County’s deed record, June 23, 2025 through June 23, 2026, qualified arms-length sales only. Sections with one or two sales are shown as individual sales rather than as a median, because two transactions do not make a market rate.
Street or enclave | Sales | Result |
|---|---|---|
Bay Side streets | 8 | median $2,175,000 |
Ashburton Drive and Brentwood Point | 6 | median $1,762,500 |
Burnaby Drive | 3 | median $2,455,000 |
Pembroke Point | 1 | one sale, at $2,600,000 |
Whitney Lane | 1 | one sale, at $1,525,000 |
Devon Green Lane | 2 | two sales, $1,165,000 and $1,500,000 |
Montclair at Audubon | 2 | two sales, $1,020,000 and $1,600,000 |
Saint George’s Court and Portsmouth Court recorded no qualified sale in that twelve-month window. Across the trailing thirty-six months the same section recorded eight, at a median of $2,574,800, so the gap is a supply drought, not a demand problem. The MLS splits its 24 closings three ways: 19 in the main community at a median of $1,875,000, 4 at Montclair at a median of $1,310,000, and 1 on Devon Green Lane at $1,165,000.
Read together, the county record and the MLS sort Audubon Country Club into four bands. They are a planning frame built from the tables above, not a price list.
Band | Where | What the record shows |
|---|---|---|
Entry | Montclair at Audubon, Devon Green Lane | Recorded sales from $1,020,000 to $1,600,000; MLS Montclair median $1,310,000; median assessed value $955,645 to $1,088,310 |
Core | Ashburton Drive and Brentwood Point, Whitney Lane | Six Ashburton and Brentwood sales at a $1,762,500 median; one Whitney Lane sale at $1,525,000 |
Upper | Bay Side streets, Burnaby Drive, Pembroke Point, Saint George’s Court and Portsmouth Court | Bay Side median $2,175,000 on 8 sales; Burnaby median $2,455,000 on 3; Saint George’s and Portsmouth $2,574,800 over thirty-six months |
Estate | Warwick Way | Median assessed value $5,847,704 to $6,452,810, the newest homes inside the gates |
The Warwick Way estate tier has no settled resale price per square foot yet, because its modern homes have not yet resold as improved homes on the county record. A buyer there is pricing against construction cost and a thin set of sales, and that is a conversation to have with us before any offer.
259 of Audubon’s 399 homes, 65 percent, were built before 2000, and the county-roll median year built is 1996. Roof age, impact glass, plumbing supply lines, electrical panels and the year of the last major renovation are the variables that separate two Audubon homes with identical square footage and identical golf views by several hundred thousand dollars. In this community the renovation record is part of the price, and it is the first thing we pull on any home you are considering.
Across all 399 residential parcels on Collier County’s 2026 roll, the median home has 3,345 square feet of base living area, with a 25th percentile of 2,674 and a 75th percentile of 4,036. The median single-family lot is 0.37 acres, with a maximum just under a full acre. Living area here is the county’s base living area on dwelling records only, excluding pools, screen enclosures and detached garages.
Audubon Country Club produced just 24 MLS closings in twelve months at a median of $1,795,000, and the right house on the right street may reach the market once a year. The buyer who wins it is the one already financed, already holding the club’s membership schedule and already clear on the flood position of the street.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home inside the gates to buy another? Start with a valuation of your current Audubon Country Club home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
Buying in Audubon Country Club runs in eight steps: choose the street, check its flood position, get the club’s written membership schedule, write the offer with the right calendar, order the estoppels and budgets, apply to the club, clear inspections and insurance, and close once the Foundation records its Certificate of Compliance. Each step below names the document.
Data updated: September 2026 (Collier County elevation certificate layer, retrieved 2 Sep 2026; Audubon Country Club golf page, retrieved 23 Sep 2026).
The order matters because three of those steps run on outside clocks: a ten business day statutory clock on a homeowners association estoppel, the club’s own application process, and the Foundation’s recording of the Certificate of Compliance. Put them in the contract at the start and none of them will push your closing date.
Decide which of Audubon’s four purchases you are making, then which street. Montclair and Devon Green Lane carry a second association layer and sit at the entry of the price range. Ashburton Drive, Brentwood Point and Whitney Lane form the core band. Bay Side streets, Burnaby Drive, Pembroke Point and Saint George’s Court sit higher, and Warwick Way is the estate tier. The street decides your fee stack, your flood profile and your comparable set before the house decides anything.
Tell us which gate you want to live behind as well. Club Side is entered from US 41 and holds the clubhouse. Bay Side is entered from Vanderbilt Drive and sits closer to Barefoot Beach and the Cocohatchee River Park boat ramp.
Before touring, look up the address on FEMA’s Map Service Center or Collier County’s flood map viewer, and call Collier County Flood Information at (239) 252-2942 to ask whether an elevation certificate is already on file. Collier County holds 178 elevation certificates for Audubon addresses. If the home sits in a Special Flood Hazard Area, get a flood quote on the effective February 8, 2024 zone for that exact address before you write.
Call Christine Bryant, Membership and Marketing Director, at (239) 592-4000 in the same week you plan to write an offer. Ask for one written, dated document covering initiation by category, annual dues by category, any capital dues in force, the food and beverage minimum, cart and trail fees, any transfer fee, whether the 340 golf membership cap is reached and whether a waiting list is running, and whether the membership is equity or non-equity.
The club does not publish its initiation fee or its dues, and no public record states them. That document is the only reliable number you will get, and it belongs in your budget before your offer, not after.
Write the inspection period long enough to receive the estoppel certificates, the club’s schedule and, at Montclair, the structural documents. Write the closing date with the club application and the Certificate of Compliance in mind. And price the offer against the street’s record, the house’s renovation history and the 90.01 percent median sale-to-list rather than against the asking price alone.
Under Florida Statute Section 720.30851 the master association must deliver an estoppel certificate within ten business days of a written request. Order it from Precedent Hospitality and Property Management on the day the contract is signed, with the current adopted budget, the current Rules and Regulations, the architectural review fee schedule and the lease transfer fee. At Montclair, order a Section 718.116(8) condominium estoppel from Gulf Breeze Management Services of SWFL, Inc. At Devon Green, order its estoppel and budget from Precedent as well.
The buyer applies to the club for the class of membership the buyer selects, at a minimum Social, and pays whatever the club requires for that class. Admission criteria are ministerial only: information for the club’s records, a standard application and payment. There is no committee vote and no blackball written into the recorded covenant, but the application is on the critical path to closing, so start it the week you go under contract.
Order a general inspection, a wind mitigation inspection on Florida form OIR-B1-1802, and a four-point inspection if your carrier asks for one. On a home built before 2000, which is 65 percent of Audubon, roof age and the attachment schedule drive the insurance quote. Bind flood coverage early if the home is in a Special Flood Hazard Area, because a 30-day waiting period applies unless the policy is bought in connection with a loan.
The seller notifies the Foundation of the sale in writing, the buyer’s club application is complete, and the Foundation records a Certificate of Compliance in the public records of Collier County. Only then is the deed effective. The recorded Declaration is blunt: no instrument transferring title to a Residential Plot is effective unless the Foundation certifies compliance. Confirm with your title agent that the certificate is scheduled to record with the deed.
Every Audubon Country Club buyer must join the club at a minimum Social level, a rule in force since April 17, 2006 under the recorded Declaration at Official Records Book 6078, Page 688. Golf is a separate election above that floor, capped at 340 memberships. Admission is ministerial, and the club bills separately from the homeowners association.
Data updated: September 2026 (recorded Declaration, Official Records Book 6078, Page 688; Audubon Country Club golf page, retrieved 23 Sep 2026).
Section 8.38.4 of the current recorded Declaration reads: “A Person or a corporation, partnership, trust or other entity obtaining title to a Residential Plot is required, as a use restriction incident to Residential ownership in the Audubon Country Club community, to become, at a minimum, a Social Member of the Club.”
Two phrases carry the weight: “is required” and “at a minimum.” Membership is a use restriction that runs with the plot, and the floor is Social.
The Declaration requires Social membership and does not require golf. Golf at Audubon is a separate election above the mandatory Social floor, with its own initiation and its own cap. The club’s golf page states that golf memberships are limited to a maximum of 340, which sits below the number of homesites. If golf is the reason you are buying, ask the club whether the cap is reached and whether a waiting list is running before you go firm.
The club publishes two categories on its membership page, Golf and Social, and its inquiry form separately splits Resident from Non-Resident. The club states it has over 140 tennis members, and its racquet program includes seven Har-Tru tennis courts and two pickleball courts.
Section 8.38.4.2 limits the criteria for club membership for a person under contract to purchase to three things: providing information reasonably required for club records, filling out a standard application, and paying the sums the club requires for the class selected. A buyer under contract cannot be refused on discretionary grounds. In a market with private clubs where a purchase is functionally contingent on a membership committee, that removes a real closing risk.
Owners of record who were not members on April 17, 2006 were grandfathered, and that small population is shrinking. No Certificate of Compliance is required for a surviving spouse taking by operation of law, a former spouse under a final divorce decree, or family members taking under a bona fide family planning device. A foreclosing mortgagee, the Foundation, a neighborhood association or the club may take title without joining, but every buyer from any of them must join, and so must a purchaser at a public, judicial or tax sale.
Section 6.11 of the Declaration places the financial obligations of club membership outside the association assessment. Audubon Country Club is mandatory and separately billed: two bills from two corporations, with a separate initiation. That is different from a bundled community, where golf sits inside the association bill, and from an optional one, where you can live there and never join. A buyer who assumes the wrong model builds the wrong budget.
Christine Bryant, Membership and Marketing Director, Audubon Country Club, (239) 592-4000. The club’s main line is (239) 566-9800, at 625 Audubon Blvd, Naples, FL 34110. Ask for initiation by category, annual dues by category, any capital dues or assessment in force, the food and beverage minimum, cart and trail fees, any transfer fee, the golf cap and waiting list status, and whether the membership is equity or non-equity, all in one written, dated document.
The recorded governing documents are silent on whether Audubon’s membership is equity or non-equity. What is established is that the club is member-governed, a Florida not-for-profit with an elected member board, operated under Troon Privé. Member-governed and equity are not synonyms. Ask the club directly, and ask whether anything is refundable on resignation.
The club is carrying out a clubhouse renovation in two phases across 2026 and 2027, with a grand opening it schedules for early 2028, and the club itself notes that the dates are approximate and subject to change. A buyer closing in 2026 or 2027 buys into a construction period with modified amenity operation. That cuts both ways: the buyer who tolerates the construction is buying before the finished product is priced in. Ask the club how dining and social programming are running during your first season.
An Audubon Country Club buyer should request five documents before the inspection period ends: the master association estoppel and adopted budget, a neighborhood estoppel at Montclair or Devon Green, the club’s written membership schedule, a prior-year tax bill on the parcel, and written confirmation of the current Resale Capital Contribution. Three recurring layers are published nowhere.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields on 24 closings, retrieved 16 Sep 2026; recorded Declaration, Official Records Book 6078, Page 688).
Every Southwest Florida MLS listing carries fee fields that the listing agent fills in for that specific home. That is not the association publishing and not the club publishing. It is what the agent who represented each home disclosed, and across the 24 Audubon Country Club closings in the trailing twelve months it is strikingly consistent.
Fee layer | What listing agents disclosed, 24 closings |
|---|---|
Master association assessment | $6,175 a year on 15 of 24, $6,075 on 8, $8,575 on 1 |
Mandatory club fee | $10,855 on 16 of 24, $13,770 on 6 of 24 |
Capital contribution at closing | $3,700 on 21 of 24, $4,000 on 2 |
Application fee | $150 on 23 of 24 |
Montclair condominium fee | $6,465 a year, on all 4 Montclair closings |
Total annual recurring, as reported | $17,030 on 9, $21,117 on 6, $42,890 on 4 |
The club fee falls into two tiers, $10,855 and $13,770, which matches the recorded structure of a mandatory Social floor with golf as a separate election above it. A single-family buyer taking the lower club tier is looking at roughly $6,175 plus $10,855, about $17,030 a year, which is exactly the total nine of the 24 listings reported. That is a planning figure, not a quote. It is not an initiation fee, it is not an estoppel, and it binds nobody. Confirm every layer in writing before your inspection period ends.
Section 6.6 of the Declaration sets a $3,000 Resale Capital Contribution, paid by the buyer at every conveyance and CPI-indexed, placed in a Capital Contribution Fund. Listing agents report $3,700 on 21 of the last 24 closings, which is exactly the drift the indexing clause allows. Budget it as a buyer closing cost, and confirm the current amount on your estoppel. Some transfers are exempt, such as transfers among co-owners or to an estate on death, and the next transfer after an exempt one triggers it again.
The Bylaws cap the regular annual assessment at 110 percent of the prior year without a member vote, and let the board adopt special assessments of up to $500 per plot per year, with anything larger requiring a member vote. Fines are capped at $100 per violation per day and $5,000 in the aggregate. The exception matters: self-help exterior maintenance performed by the association on a plot whose owner failed to do it is billed as an assessment and is expressly outside both caps.
Three of the five layers are unpublished, and the stack differs by street: a Montclair owner, a Devon Green owner and a Cheshire Way owner do not pay the same thing. A total built from estimates for the missing layers is not a calculation. The estoppels and budgets are obtainable inside a normal inspection period, and ordering and reading them quickly is part of what buyer representation is for.
Check the specific address, never the community. On FEMA’s effective map of February 8, 2024, 34.9 percent of Audubon Country Club’s 447 Collier County address points sit in a Special Flood Hazard Area and 65.1 percent do not, running from 73 percent on Saint George’s Court to zero on Chancery Circle and Greenfield Court.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary flood hazard layer, retrieved 2 Sep 2026; Collier County elevation certificate layer, retrieved 2 Sep 2026).
Each of the 447 address points was tested against FEMA’s National Flood Hazard Layer, and a second pass tested the centerlines of all fifteen internal streets. The two passes agree on every street’s zone mix.
Street | Address points | In a Special Flood Hazard Area | Share |
|---|---|---|---|
Saint George’s Court | 22 | 16 | 73% |
Haydon Circle | 5 | 3 | 60% |
Charleston Court | 28 | 16 | 57% |
Audubon Boulevard | 106 | 56 | 53% |
Portsmouth Court | 14 | 6 | 43% |
Ashburton Drive | 36 | 13 | 36% |
Cheshire Way | 60 | 16 | 27% |
Burnaby Drive | 39 | 9 | 23% |
Devon Green Lane | 34 | 7 | 21% |
Warwick Way | 14 | 3 | 21% |
Brentwood Point | 20 | 4 | 20% |
Whitney Lane | 22 | 3 | 14% |
Pembroke Point | 8 | 1 | 12% |
Chancery Circle | 23 | 0 | 0% |
Greenfield Court | 9 | 0 | 0% |
Charleston Court shows why the street is not enough either. Twenty-eight addresses on one street: sixteen in Zone AH and twelve in Zone X. Same street, same builder era, same gate, and a completely different federal flood insurance obligation. Montclair at Audubon is the high-water mark, with 44 of its 45 address points in Zone AH.
There is no Zone V or VE anywhere in Audubon Country Club, and no Coastal A or breaking-wave zone inside the community; Collier County’s Limit of Moderate Wave Action line does not enter it. No V-Zone design certificate, breakaway-wall requirement or open-foundation standard applies to a home here. The controlling base flood elevations are 9.5, 10.0 and 10.5 feet NAVD88, against a median bare-earth ground elevation of 11.55 feet NAVD88 at the address points. Bare-earth ground is not a finished floor, and only an elevation certificate establishes a specific structure’s position.
FEMA published preliminary flood maps on March 20, 2025 covering the Cocohatchee basins, where Audubon sits. Run against the same 447 address points, the community’s Special Flood Hazard Area share would fall from 34.9 percent to 12.8 percent, with 101 addresses coming out and 2 going in. As of Collier County’s August 2026 statement, that map is preliminary and not yet regulatory.
Lenders and insurers rate off the February 8, 2024 map and nothing else. A buyer on Saint George’s Court, Charleston Court or Ashburton Drive today is buying a home that carries a federal flood mandate now and that FEMA’s own proposal would take out of it. That belongs in your negotiation, not in your assumptions. Montclair is the one part of Audubon that largely stays in the Special Flood Hazard Area under the preliminary map, with 36 of its 45 addresses remaining in Zone AH.
Collier County holds 178 elevation certificates for Audubon Country Club addresses, including 31 on Cheshire Way, 28 on Audubon Boulevard, 22 on Burnaby Drive and 17 on Charleston Court. A buyer can check for one free by calling Collier County Flood Information at (239) 252-2942 or emailing [email protected], or by searching the address in the county’s 2024 flood map viewer. If none exists, a licensed surveyor produces one, and the county publishes a list of surveyors.
FEMA has granted nine Letters of Map Amendment inside Audubon Country Club, and every one returned “structure removed” from the Special Flood Hazard Area, most recently on the club’s own clubhouse and lifestyle building in 2025. FEMA charges no fee for a Letter of Map Amendment and responds within 60 days, and the application goes straight to FEMA. For a buyer of one of the 156 addresses currently mapped in a Special Flood Hazard Area, that is a real and inexpensive route to test after closing.
One caveat: a letter issued against a superseded map survives a new map only if FEMA revalidated it. If the home you are buying holds a pre-2024 letter, ask the seller for it and confirm its revalidation status with Collier County Floodplain Management before you rely on it.
A Montclair at Audubon buyer should check the milestone inspection report, the structural integrity reserve study and the reserve funding status before going firm. Montclair is six three-story buildings of thirty-six condominiums, recorded in 1990, inside the population Florida’s milestone and reserve study rules reach, and 44 of its 45 address points map Zone AH.
Data updated: September 2026 (FEMA National Flood Hazard Layer, retrieved 2 Sep 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026).
Florida’s milestone inspection requirement under Section 553.899 and its structural integrity reserve study requirement under Section 718.112(2)(g) both apply to condominium buildings three stories or more in height. The club’s own neighborhoods page states that Montclair’s condominiums are in six three-story buildings, with thirty-six condominiums of 2,500-plus square feet with enclosed balconies. At 34 to 36 years old, the buildings were due a first milestone inspection under either trigger. Whether it has been performed, and what it found, is not published anywhere, and it is answered by asking.
Request these from Gulf Breeze Management Services of SWFL, Inc. in Bonita Springs, with a condominium estoppel certificate under Section 718.116(8):
A Montclair owner pays three recurring layers: the Montclair condominium assessment, the master Foundation assessment and the club. Listing agents disclosed a condominium fee of $6,465 a year on all four Montclair closings of the last twelve months, which is a planning figure until the estoppel states the real one. Montclair’s four MLS closings carried a median of $1,310,000, and two Montclair homes were among the five active listings on September 16, 2026.
Under Section 718.111(11), the association insures the building as originally installed, and the unit owner insures what the statute excludes, such as floor, wall and ceiling coverings, appliances and built-in cabinets, on an HO-6 policy. Loss assessment coverage on that policy pays your share when the association levies a special assessment after a covered loss. Condominium flood coverage for the building is a separate association policy, and a unit owner still needs separate contents coverage. With Montclair’s median bare-earth ground at 9.69 feet NAVD88, the lowest in the community, these are the central questions, not side issues.
Insuring an Audubon Country Club home turns on four facts about the house: its flood zone, roof age, wind mitigation form and whether a federally backed mortgage is involved. On today’s map 156 of 447 addresses carry a federal flood mandate with such a mortgage, and Collier County’s CRS Class 5 rating cuts eligible flood premiums 25 percent.
Data updated: September 2026 (FEMA National Flood Hazard Layer, retrieved 2 Sep 2026; FEMA Community Status Book, Florida; Collier County 2026 flood protection newsletter).
Collier County states the rule plainly: flood insurance is mandatory if a structure has a federally backed mortgage and sits in a Special Flood Hazard Area, and structures outside one carry no federal requirement. Three nuances cost buyers money. A lender may require flood insurance anywhere. A cash buyer has no federal mandate in any zone, which is a decision rather than a permission slip, since more than a quarter of national flood claims come from Zone X. And a 30-day waiting period applies to new flood coverage unless it is bought in connection with a loan.
National Flood Insurance Program limits for a single-family home are $250,000 building and $100,000 contents. The median assessed just value in Audubon Country Club is $1,899,781. The federal building limit covers a fraction of a typical home’s replacement cost, so a serious buyer prices private excess flood coverage above the federal limit, and asks the question before the appraisal.
Florida Statute 627.0629 requires insurers to offer credits for verified wind-resistant construction, documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802. With a median year built of 1996, most Audubon homes predate Florida’s 2002 statewide building code and have likely been re-roofed since Wilma in 2005, Irma in 2017 or Ian in 2022. A modern re-roof with a sealed deck earns the largest available credits, and many owners have never ordered the inspection. Order one on every purchase.
In Collier County, if a building sits in a Special Flood Hazard Area with its lowest floor below the base flood elevation, improvements costing 50 percent or more of the building’s pre-improvement value must meet current construction standards, and the county does not allow the work to be phased around the rule. If you are buying one of the 156 mapped addresses with a major renovation in mind, price the rule in before you write the offer. Collier County Building Review is at (239) 252-4282.
Budget on the reset, not the seller’s bill. At Audubon Country Club’s median just value of $1,899,781, full 9.4020 mills and no homestead, the arithmetic gives about $17,861 a year against $10,508 for a homesteaded owner, an illustration of the reset mechanism computed from the county’s median just value at the full millage, not a quote for any specific home.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026; Collier County millage rate table for millage areas 143 and 168).
Component | Mills per $1,000 of taxable value |
|---|---|
Collier County | 3.9293 |
School | 4.1470 |
Other districts | 1.3257 |
Total | 9.4020 |
Audubon sits in unincorporated Collier County, in millage areas 143 and 168, which carry identical rates, so the side of the community a home sits on does not change the rate. Non-ad-valorem assessments on the roll for Audubon parcels are $0.00 in every case.
Owner group | Homes | Median 2026 bill | Median assessed just value | Effective rate on market value |
|---|---|---|---|---|
Homesteaded | 266 | $10,508 | $2,037,510 | 0.464% |
Not homesteaded | 133 | $13,378 | $1,488,820 | 0.894% |
The homesteaded group owns homes with a higher median value and pays a lower median bill. The difference is Florida’s Save Our Homes cap and the homestead exemption accumulated over years of ownership: 236 Audubon parcels carry a cap benefit, with a median of $716,796 of value sheltered. That benefit follows the owner, not the house. Budget roughly $7,353 a year more than the seller is paying at the median, and read your TRIM notice when it arrives in your first November.
Section | Homes | Median 2026 bill | Range |
|---|---|---|---|
Warwick Way estate section | 10 | see range | $23,703 to $57,053 |
Saint George’s Court and Portsmouth Court | 36 | $17,031 | $7,019 to $50,492 |
Cheshire Way, Chancery Circle, Charleston Court, Haydon Circle, Greenfield Court and nearby boulevard homes | 166 | $14,099 | $4,449 to $53,866 |
Burnaby Drive | 36 | $12,860 | $5,565 to $27,520 |
Ashburton Drive and Brentwood Point | 53 | $10,745 | $4,361 to $23,486 |
Whitney Lane | 21 | $10,628 | $4,484 to $15,841 |
Pembroke Point | 8 | $10,614 | $6,818 to $18,798 |
Montclair at Audubon | 36 | $9,135 | $3,091 to $10,514 |
Devon Green | 33 | $7,421 | $3,794 to $10,699 |
Audubon Country Club has no Community Development District and no district assessment on the tax bill, verified against the Collier County Clerk’s index, the county’s FY2026 final budget millage table, the Florida Department of Revenue’s taxing authority roster, the county’s own special districts roster and the recorded Declaration. In most Naples-area golf communities built after the mid-1990s, a CDD bond is repaid through a non-ad-valorem line that can run several thousand dollars a year for decades. Audubon’s roads, gates and water management were privately financed and are maintained by the association.
Five Audubon Country Club rules decide purchases: boats, trailers, campers and recreational vehicles are barred even inside a garage; leases run a two-month minimum, two a year, with board approval; architectural silence for 45 days is a denial; golf frontage carries a perpetual ball easement; and commercial vehicles face a four-hour limit.
Data updated: September 2026 (recorded Declaration, Official Records Book 6078, Page 688, via the Collier County Clerk official records, retrieved 2 Sep 2026).
Every provision below comes from the current recorded governing document, Official Records Book 6078, Page 688, recorded January 31, 2022. Request the association’s current Rules and Regulations with your estoppel, because the board can add rules the Declaration does not state.
Section 8.27.3 provides that no boat, boat trailer or other trailer, camper, mobile home or recreational vehicle shall be permitted within the community, even fully enclosed inside a structure on a plot, except for up to forty-eight consecutive hours with the manager’s advance written permission. A center console on a trailer inside your own three-car garage is not permitted. The practical answer for a boat owner is dry storage or a marina slip off site; Cocohatchee River Park at 397 Dockside Drive is about 1.7 miles from the Vanderbilt Drive gate.
Leases must be a minimum of two continuous calendar months, with no more than two lease occupancies per calendar year, and board approval is required, including on renewals. The board may interview proposed tenants, applications are due thirty days in advance, and a request not acted on within thirty days is deemed approved. If your plan involves seasonal rental income, run the numbers on two rentals a year, not on weekly bookings.
Exterior work, including repainting, requires Architectural Review Board approval, and if the board does not act within forty-five days of a complete application, the request is considered disapproved. Height is capped at thirty-five feet and two floors of living space, with a forty-foot exception on eight plots on Warwick Way and Audubon Boulevard. Window air conditioning units are prohibited outright. Plan any renovation timeline around the forty-five day clock.
If your plot fronts golf, Section 5.2.3 grants a permanent easement for golf play, expressly including the inadvertent overflight of golf balls, and no rule may be enacted to limit it. Walk a fairway lot during play and look at the screen enclosure and the exposed elevation before you write.
No commercial vehicle may park on a plot for more than four hours unless it is needed for construction, repair or grounds work, no truck may park overnight unless fully enclosed, and garage doors stay closed except when entering or exiting. Household pets such as dogs, cats and birds are allowed in reasonable numbers, contained on the owner’s plot. The Declaration sets no numeric cap, weight limit or breed restriction, but the board may set limits by rule, so get the current pet rule in writing if it matters to you.
Section 8.2 of the recorded Declaration reads, in full: “Children. There is no restriction on occupancy by children.” Section 14.14 bars any limitation on sale, lease or occupancy on protected grounds. Audubon Country Club is an all-ages community.
The Declaration states that the onsite lakes are part of the surface water management system and are for drainage purposes only, and swimming in them is prohibited, so expect water levels to move on a lakefront lot. It also states that the association is expressly not a guarantor or insurer of any owner’s health, safety or welfare. The gatehouse is a common expense, not a promise.
We find the right Audubon Country Club home by matching your budget and priorities to a street first, then watching a market of about twenty sales a year closely enough to hear about the right house early. The search covers gate side, product type, flood position, renovation history and club plans before a single showing is booked.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll and deed record, published 29 Aug 2026).
A price filter on a portal returns a mix of Montclair condominiums, Devon Green homes and Ashburton Drive homes that have almost nothing in common except the gate. We start the other way round. Tell us how you will use the club, whether you want maintenance included, how much renovation you will take on and whether flood exposure matters to you, and we will name the two or three streets that fit before we name a house.
With about twenty homes changing hands a year out of 399 and a median hold of 7.3 years, the Audubon search is a watch, not a sprint. We track new listings, price changes and relists daily, and we tell you when a home that fits your street list reaches the market, including the history of any home that has been listed before.
In a community this thin, some homes change hands with little public marketing time. We work the North Naples club corridor every week, and part of positioning a buyer is being known to listing agents and owners as a financed, prepared buyer with the club schedule already in hand. That preparation is what gets a call before a sign goes up.
On every tour we check four things a listing does not tell you: which gate serves the home and how the drive works in season; what the lot backs to, whether fairway, lake or preserve, and what the golf ball easement means on that lot; the roof age, window and door protection and last renovation; and whether the address sits in a Special Flood Hazard Area and holds an elevation certificate.
The right way to watch a community producing about two dozen sales a year is a saved search with alerts, tuned to the street, product type and features that matter to you. Set one up through our site and it will notify you when a matching Audubon Country Club home is listed. If you would rather we tune it, call Marc Comisar at (239) 287-5873 and describe what you want, or start from our buyer resources for Naples.
We negotiate an Audubon Country Club purchase on the record: a 90.01 percent median sale-to-list, an 88.5 day median on market that understates true market time, a 1996 median build year that puts roofs and systems on the table, and a club and estoppel calendar that has to be written into the contract from the start.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026).
We price your offer against the closed sales on the same street or enclave, the home’s own listing history including any terminated and relisted runs, and the renovation record. A home priced ahead of its street is where the ten percent median discount comes from, and a home priced at its street’s record is one you may need to move on quickly.
On a 1990s home, the roof, the window and door protection, the water heater, the air conditioning and the electrical panel all show up in the insurance quote and the inspection. A wind mitigation form and a flood quote obtained during the inspection period turn condition into numbers, and numbers are what move a seller.
An Audubon contract has more outside clocks than most. The master association estoppel runs on a ten business day statutory clock, the Montclair estoppel and structural documents take time to assemble, the club application must be complete before the Foundation records the Certificate of Compliance, and flood coverage carries a 30-day waiting period outside a loan. We write the inspection period and closing date around those clocks so none of them becomes the seller’s leverage.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that anything you need to know before you are committed, the estoppel figures, the club’s schedule, the Montclair reserve status and the flood quote, arrives before the date on which your deposit goes hard.
An appraisal and the county’s assessed just value are different numbers built for different purposes. The just value on the 2026 roll is an assessment, not a price. If an appraisal comes in below contract, we go back to the closed sales on the street, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk.
An Audubon Country Club buyer pays ordinary Florida closing costs plus community items: the Resale Capital Contribution, set at $3,000 CPI-indexed in the Declaration and disclosed at $3,700 on 21 of the last 24 MLS closings, a $150 application fee disclosed on 23 of 24, estoppel fees, and whatever the club requires at joining.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields, retrieved 16 Sep 2026; Florida Statutes, current text).
Florida is a promulgated-rate state for title insurance: the premium for a given policy amount is set under Florida Statutes 627.782 rather than by the individual title agent. What varies is the closing and settlement services around it. Who pays the owner’s title policy is a matter of local custom rather than law, and it is negotiable in every contract, so we raise it at the offer stage.
Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Florida Statutes 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Florida Statutes 199.133. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.
Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the reset. Association assessments are prorated on the same principle. The Resale Capital Contribution and the application fee appear as separate buyer charges, and the club’s joining sums arrive as their own line or their own invoice depending on the club’s process.
Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802, a four-point inspection where the carrier asks for one, and on a Montclair purchase the time to read the structural documents. A survey is worth ordering on a lot backing a lake, a fairway or a preserve, where knowing exactly where your line sits before you plan a pool cage or a fence is cheaper than finding out at architectural review.
Florida documentary stamp tax on the deed is $0.70 per $100 of consideration and is paid by the seller by Florida custom. Beyond that, seller costs in Collier County are customary rather than statutory and are negotiable in every contract. If you are also selling, our page on selling a home in Audubon Country Club runs the seller side in full.
The National Association of REALTORS practice changes took effect on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, that agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, it must prohibit the agent from receiving more than that from any source, and it must carry a conspicuous statement that broker fees and commissions are not set by law and are fully negotiable.
You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about a community or to visit an open house and speak to the host. You also do not need one to ask us what an Audubon estoppel typically discloses or to have us check the flood position of an address. The line is the tour.
Compensation to a buyer’s broker can still be negotiated, and a seller can still cover it or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.
In Audubon, representation earns its keep in the diligence: an unpublished master assessment, a club fee schedule behind a member login, a Certificate of Compliance on the closing path, a flood answer that changes by address, a condominium structural file at Montclair and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.
An Audubon Country Club address is zoned for the 2026-27 school year to Naples Park Elementary, North Naples Middle and Aubrey Rogers High, all graded A by the Florida Department of Education for 2025-26. NCH North Naples Hospital sits about 3.9 road miles from the US 41 gate, and Barefoot Beach about 2.9 miles from Vanderbilt Drive.
Data updated: September 2026 (Collier County Public Schools address-level zoning for 2026-27 and Florida Department of Education 2025-26 school grades, retrieved Sep 2026; road-network routing from both gates, run Sep 2026).
Level | School | Address of record | 2025-26 grade |
|---|---|---|---|
Elementary | Naples Park Elementary School | 685 111th Ave N, Naples, FL 34108 | A |
Middle | North Naples Middle School | 16165 Learning Ln, Naples, FL 34110 | A |
High | Aubrey Rogers High School | 15100 Patriot Pl, Naples, FL 34110 | A |
All fifteen internal streets returned the same zoning from Collier County Public Schools’ own address-level system. North Naples Middle has earned an A in every year the state file records, 2005 through 2026. Naples Park Elementary earned its A at 69 percent of points, is a Title I school, and 77.5 percent of its students are economically disadvantaged, reflecting a service area far wider than Audubon. The zoned high school changed to Aubrey Rogers in 2023-24, when it opened, so older listing copy may still show the prior assignment. If a school is decisive, confirm with CCPS Student Assignment at (239) 377-0540.
NCH North Naples Hospital, 11190 Health Park Boulevard, Naples, FL 34110, is in the same ZIP code as Audubon, with 311 licensed beds and a 24-hour emergency department, about 3.9 road miles and roughly 7 minutes off season from the US 41 gate. Collier County has no trauma center; the nearest is a Level II center in Lee County.
Measured over the road network in September 2026, free-flow and off season, so add materially between January and April:
Destination | From the US 41 gate | From the Vanderbilt Drive gate |
|---|---|---|
Barefoot Beach, county beach access | 4.2 miles | 2.9 miles |
Delnor-Wiggins Pass State Park | 5.1 miles | 4.0 miles |
Vanderbilt Beach public parking garage | 6.0 miles | 4.8 miles |
Cocohatchee River Park boat ramp | 2.8 miles | 1.7 miles |
Publix, 3304 Bonita Beach Rd | 2.0 miles | 2.0 miles |
Mercato | 4.5 miles | 5.2 miles |
Waterside Shops | 7.2 miles | 7.9 miles |
Southwest Florida International Airport | 23.9 miles | 24.3 miles |
Collier County residents, including part-time seasonal owners, park free at county beaches with a free resident permit from the Collier County Tax Collector. Delnor-Wiggins Pass is a state park at $6 per vehicle, where the county permit does not apply. Bonita Springs, at about 4.0 miles, is closer to the US 41 gate than Mercato.
Audubon Country Club and Pelican Marsh are the two North Naples golf communities buyers most often weigh against each other, and they sit at opposite poles. Choose Audubon for a mandatory, member-governed club, no CDD and about 400 built homes on 754.75 acres. Choose Pelican Marsh for optional golf, 26 villages and a deeper, lower-priced resale market.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon trailing twelve months retrieved 16 Sep 2026, Pelican Marsh trailing twelve months retrieved 25 Jul 2026; structure and governance from each community’s recorded documents and district records).
Question | Audubon Country Club | Pelican Marsh |
|---|---|---|
Must you join the club to buy? | Yes, at a minimum Social level, for every buyer since April 17, 2006, under the recorded Declaration | No. Golf is optional, and every owner already belongs to the Foundation of Pelican Marsh, which owns the racquet, fitness and spa facilities |
Golf | One eighteen-hole Joe Lee course, 1989, with golf membership capped at 340 | One eighteen-hole Robert von Hagge course, opened 1994, membership optional |
Size | 410 homesites, about 400 built, on 754.75 acres | 26 named villages on roughly 1,326 acres |
Community Development District | None, and no district line on the tax bill | Yes. The Pelican Marsh CDD operations and maintenance assessment is $1,725 per unit for fiscal 2026 |
Who governs | The Audubon Country Club Foundation (master association) and the Audubon Country Club Association (the club), plus a neighborhood association at Montclair and Devon Green | The CDD, the Foundation of Pelican Marsh, and a sub-association for each village |
Flood | 34.9 percent of address points in a Special Flood Hazard Area on the map in force, varying street by street | Predominantly FEMA Zone X, with no VE zone anywhere in the community |
Closed sales, trailing twelve months (MLS) | 24 | 115 |
Median sale price (MLS) | $1,795,000 | $910,000 |
Median price per square foot (MLS) | $555 | $436 |
Median days on market (MLS) | 88.5 | 67 |
Median sale to list price (MLS) | 90.0 percent | 95.0 percent |
The two MLS columns cover different twelve-month windows, stated above, so read them as the shape of each market rather than a same-day race.
Choose Audubon Country Club if the club is the reason you are moving and you are comfortable that membership is a condition of ownership rather than a choice. It suits a buyer who wants roughly four hundred neighbors instead of thousands, no district assessment, and single-family product in the upper band of North Naples, where the median closing ran $1,795,000 over the last twelve months.
Choose Pelican Marsh if you want the right never to join a golf club and still use tennis, pickleball, fitness and spa facilities through the Foundation. It suits a buyer who wants product choice across 26 villages, a more liquid resale market of 115 closings against Audubon’s 24, and a lower median entry of $910,000. Read our full breakdown of Pelican Marsh, its villages and its membership structure.
The table decides the structure. The address decides the rest, because fees, flood zone and resale depth change street by street in both communities. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific homes you are weighing.
Audubon Country Club is the right purchase for a buyer who will use a member-governed club, wants low density, 193 acres of conservation land and no CDD, and has a renovation budget. It is the wrong purchase for a buyer who wants an optional club, keeps a trailered boat or needs turnkey amenities through 2027.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026; FEMA National Flood Hazard Layer, retrieved 2 Sep 2026).
A personalized Audubon Country Club buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your budget to two or three streets, walk the fee stack and the club step for that street, check the flood position of any address you have in mind, and tell you honestly whether Audubon fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the technology, marketing, data and systems side of the partnership, which is why this page is built on the recorded Declaration, Collier County’s own tax roll, the Southwest Florida MLS and FEMA’s flood layers rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For an Audubon buyer that means the roof and window questions on a 1990s house, the fairway or preserve exposure of a lot, and the calendar that gets the club application, the estoppels and the Certificate of Compliance lined up with your closing. Reach him at (239) 287-5873.
An Audubon Country Club specialist matters because the facts that decide a purchase here, the Certificate of Compliance, the unpublished fee layers, the golf cap, the boat rule, the street-level flood split and the Montclair structural file, live in records a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; FEMA National Flood Hazard Layer, retrieved 2 Sep 2026).
This page is the purchase path. For the community itself, the golf course, the clubhouse renovation, the preserve, governance, the full flood and storm record and thirty-six years of price history, read our complete Audubon Country Club community guide.
If you are selling a home to buy in Audubon, including a move from one Audubon street to another, see how we sell Audubon Country Club homes and request a valuation of your Audubon Country Club home, or call Jesse McGreevy at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Audubon Country Club buyer page. They co-founded Domain Realty, lead roughly thirty agent partners across Lee and Collier County, and have spent two decades selling North Naples golf property, including the 34110 corridor around Audubon Country Club. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty, a brokerage they co-own rather than simply hang a license with.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Audubon Country Club, North Naples, Collier County, Florida 34110, answered from the recorded Declaration, Collier County’s records, the Southwest Florida MLS and FEMA. Where the public record is silent, the answer says so and names who holds it.
Audubon Country Club has 410 homesites, and about 400 of them are built. Collier County’s 2026 tax roll returns 399 residential parcels carrying a dwelling, 363 single-family and 36 condominium, which is the denominator every statistic on this page uses.
Yes. Every buyer since April 17, 2006 must join the club at a minimum Social level under the recorded Declaration at Official Records Book 6078, Page 688, and the deed is not effective until the Foundation records a Certificate of Compliance. Golf is a separate election above the Social floor.
No. Audubon Country Club is mandatory and separately billed. Section 6.11 of the Declaration places club obligations outside the association assessment, so an owner pays the master association and the club as two bills, with a separate initiation. Golf is not included in either unless you elect it.
The club does not publish its initiation fee or its dues, and no public record states them. Call Christine Bryant, Membership and Marketing Director, at (239) 592-4000 for a written schedule. Listing agents disclosed a mandatory club fee of $10,855 on 16 of the last 24 MLS closings and $13,770 on 6, which is a planning figure, not a quote.
Yes. The club’s golf page states that golf memberships are limited to a maximum of 340, which sits below the number of homesites. Ask the club whether the cap is currently reached and whether a waiting list is running before you go firm on a purchase made for golf.
Not on discretionary grounds. Section 8.38.4.2 of the Declaration limits the membership criteria for a person under contract to purchase to providing information for club records, completing a standard application and paying the sums required for the class selected. There is no committee vote and no blackball in the recorded covenant.
It is the document the Audubon Country Club Foundation records in the Collier County public records certifying that a plot complies with the Declaration, including the buyer’s club membership. Under the Declaration, no instrument transferring title to a residential plot is effective until the Foundation certifies compliance, so it sits on the critical path to closing.
Christine Bryant, Membership and Marketing Director, at (239) 592-4000. The club’s main line is (239) 566-9800, at 625 Audubon Blvd, Naples, FL 34110. Ask for one written, dated document covering initiation, dues, capital dues, the food and beverage minimum, transfer fees and cap status.
The recorded governing documents are silent on equity or non-equity, and the club’s fee schedule is not public. What is established is that the club is member-governed, a Florida not-for-profit with an elected member board, operated under Troon Privé. Ask the club directly whether anything is refundable on resignation.
The master association assessment is not published anywhere and comes only from an estoppel certificate. Listing agents disclosed $6,175 a year on 15 of the last 24 MLS closings and $6,075 on 8. The assessment is a flat charge per plot, equal for every home, under the recorded Declaration.
Yes. The Declaration sets a $3,000 Resale Capital Contribution, paid by the buyer at every conveyance and CPI-indexed. Listing agents disclosed $3,700 on 21 of the last 24 MLS closings, which matches the indexing clause. Confirm the current amount on your estoppel certificate.
Listing agents disclosed a $150 application fee on 23 of the last 24 MLS closings. The Declaration also authorizes lease transfer and architectural review processing fees set by the board, whose current amounts are not published, so request the fee schedule with your estoppel from Precedent Hospitality and Property Management.
No. Audubon Country Club has no Community Development District and no district assessment on the tax bill, verified against the Collier County Clerk’s index, the county’s FY2026 budget millage table, the state’s taxing authority roster and the recorded Declaration. Non-ad-valorem assessments on the roll for Audubon parcels are $0.00.
Audubon parcels carry 9.4020 total mills. The median 2026 bill on the county roll is $11,122, with a 25th percentile of $8,288 and a 75th percentile of $17,785. Your bill will depend on your purchase price and exemptions, not on the seller’s bill, because the Save Our Homes cap follows the owner.
Florida’s Save Our Homes cap follows the owner, not the house. At the county median just value and full millage with no homestead, the arithmetic gives about $17,861 a year against $10,508 for a homesteaded owner, an illustration of the reset mechanism computed from the county’s median just value at the full millage, not a quote for any specific home.
The Southwest Florida MLS recorded 24 closings in the twelve months to September 16, 2026, at a median of $1,795,000, ranging from $845,000 to $4,950,000, with a median 88.5 days on market and a median 90.01 percent of list price. Collier County’s deed record counted 23 qualified sales at a median of $1,800,000.
Five homes were active on September 16, 2026, at a median list price of $1,575,000 and a range of $1,235,000 to $2,895,000: two Montclair condominiums, one Devon Green Lane home and two single-family homes elsewhere in the community. That is about 2.5 months of supply against 24 closings a year.
At the median, Audubon buyers closed at 90.01 percent of the final list price over the last twelve months, so there is usually room, but it is concentrated in homes priced ahead of their street. We price every offer against the street’s recorded sales and the home’s full listing history, including any terminated and relisted runs.
Devon Green Lane and Montclair at Audubon sit at the entry of the range. Median 2026 assessed just value is $955,645 on Devon Green Lane and $1,088,310 at Montclair, and recorded sales in the last twelve months ran $1,165,000 and $1,500,000 on Devon Green and $1,020,000 and $1,600,000 at Montclair.
Montclair at Audubon is the community’s only condominium regime: thirty-six condominiums in six three-story buildings on Audubon Boulevard, with the declaration recorded in 1990. It carries its own condominium association, managed by Gulf Breeze Management Services of SWFL, Inc., on top of the master assessment and the club.
Yes. Florida’s milestone inspection requirement under Section 553.899 and its structural integrity reserve study requirement apply to condominium buildings three stories or more, and Montclair’s six buildings are three stories. Request the milestone report, the reserve study and the reserve funding status by name before you go firm.
Devon Green is thirty-three single-family homes on Devon Green Lane with their own residents’ association, which provides exterior maintenance including painting and roof maintenance. Its assessment is not published anywhere and comes from an estoppel certificate, and it is paid in addition to the master assessment and the club.
Part of it is. On FEMA’s effective map of February 8, 2024, 34.9 percent of Audubon’s 447 address points sit in a Special Flood Hazard Area and 65.1 percent do not, varying from 73 percent on Saint George’s Court to zero on Chancery Circle and Greenfield Court. Check the specific address.
Flood insurance is federally required only for a home in a Special Flood Hazard Area bought with a federally backed mortgage, which covers 156 of 447 Audubon addresses on today’s map. A lender may require it anywhere, and more than a quarter of national flood claims come from Zone X, so price it either way.
FEMA published preliminary maps on March 20, 2025 that would cut Audubon’s Special Flood Hazard Area share from 34.9 percent to 12.8 percent of address points. As of Collier County’s August 2026 statement the map is preliminary and not regulatory, so lenders and insurers still rate off the February 8, 2024 map.
Yes. Collier County holds 178 elevation certificates for Audubon Country Club addresses. Call Collier County Flood Information at (239) 252-2942 or email [email protected] with the address, or search the county’s 2024 flood map viewer, before paying for a new survey.
Yes. FEMA has granted nine Letters of Map Amendment inside Audubon Country Club, and every one returned “structure removed” from the Special Flood Hazard Area. FEMA charges no fee for a Letter of Map Amendment and responds within 60 days, based on an elevation certificate.
Yes. Every internal street in Audubon Country Club sits in Collier County hurricane Evacuation Zone A, the county’s first-considered zone. Collier County’s Coastal High Hazard Area line runs just west of the community, and 443 of its 447 address points sit landward of it. The two are different county instruments answering different questions.
No. Boats, boat trailers, campers and recreational vehicles are not permitted within the community, even fully enclosed inside a structure, except for up to forty-eight consecutive hours with the manager’s advance written permission. Cocohatchee River Park’s boat ramp is about 1.7 miles from the Vanderbilt Drive gate.
Yes, within tight limits. Leases must run a minimum of two continuous calendar months, with no more than two lease occupancies per calendar year, and board approval is required, including on renewals. That structure rules out weekly vacation rental strategies.
Yes. Commonly accepted household pets such as dogs, cats and birds may be kept in reasonable numbers, contained on the owner’s plot. The Declaration sets no numeric cap, weight limit or breed restriction, but the board may set limits by rule, so request the current Rules and Regulations with your estoppel.
Yes. Section 8.2 of the recorded Declaration reads in full: “Children. There is no restriction on occupancy by children.” The community is zoned to three A-graded Collier County public schools for 2026-27.
For the 2026-27 school year, Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School, confirmed against Collier County Public Schools’ own address-level system across all fifteen internal streets. All three earned an A from the Florida Department of Education for 2025-26.
The county-roll median year built is 1996, and 259 of 399 homes, 65 percent, were built before 2000. The earliest dwelling record is 1989 and the most recent 2025. Roof age, impact protection and renovation history separate otherwise similar homes by several hundred thousand dollars.
The median home has 3,345 square feet of base living area, from 1,590 to 6,371 square feet, and the median single-family lot is 0.37 acres, with a maximum just under a full acre. Living area is the county’s base living area and excludes pools, screen enclosures and detached garages.
There is no developer inventory left. The last developer lots, on Warwick Way, sold in 2019 and 2020, and Warwick Way holds the community’s modern estate homes built from 2018 onward. A buyer wanting a new home here is buying a recent resale or rebuilding an existing one through the Architectural Review Board.
Yes, through the Architectural Review Board, which must approve exterior work including repainting. If the board does not act within forty-five days of a complete application, the request is considered disapproved. In a Special Flood Hazard Area, Collier County’s 50 percent rule can require a substantially improved home to meet current elevation standards.
Plan for the master association’s ten business day estoppel clock, the club application and the Foundation’s Certificate of Compliance, and at Montclair the structural documents. Written into the contract from the start, those steps fit an ordinary financed closing timeline; left until late, they are what push a closing date.
Choose Audubon Country Club for a mandatory, member-governed club, no CDD and about 400 built homes. Choose Pelican Marsh for optional golf, 26 villages and a deeper market, with 115 MLS closings at a $910,000 median against Audubon’s 24 at $1,795,000. The decision table above sets out the full comparison.
No. The water amenity is a community boardwalk and kayak launch onto the estuary backwaters, with no marina and no Gulf access for larger vessels, and there is no private beach club. Collier County residents, including part-time seasonal owners, park free at county beaches with a free resident permit.
Yes, if the agent showing you the home participates in a multiple listing service. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour. You do not need one to talk to an agent, interview agents or visit an open house.
Yes. Broker fees and commissions are not set by law and are fully negotiable, and every written buyer agreement must say so conspicuously. There is no standard rate. Your agreement states what your agent is paid, and whether a seller covers any of it is negotiated separately in the transaction.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In a community producing about twenty resales a year, being financed and holding the club’s schedule before the right home lists is worth more than any tactic applied afterward.
These questions come from buyers who also have a home to sell, whether elsewhere in Florida, out of state or on another Audubon Country Club street. Each answer is a single paragraph, and our Audubon Country Club seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. In a community with about twenty sales a year, the right Audubon home may appear before your sale closes, so many buyers arrange financing that lets them buy first. We model both sequences with you before you list.
You can, but in a market this thin a sale contingency weakens an offer against a buyer without one. If you need one, pair it with a firm timeline, strong proof of funds and a clean inspection approach, and expect a seller to ask for a kick-out clause.
Yes, and it is a common move, for example from a larger home to Devon Green Lane’s maintenance-included homes or to Montclair. The buying side still requires the Certificate of Compliance for the new plot. Talk to the club about how your existing membership carries across before you contract.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to the statutory limits and deadlines. It is administered by the Collier County Property Appraiser, so ask that office about your specific numbers before you rely on it in your budget.
Your accumulated Save Our Homes benefit does not transfer to your buyer. On the 2026 roll, 236 Audubon parcels carry a cap benefit with a median of $716,796 of sheltered value, so your buyer’s tax bill will usually be materially higher than yours, and a well-prepared listing explains that up front.
Start with a valuation of your Audubon Country Club home built from the recorded sales on your street, then call Jesse McGreevy at (239) 898-6072. Assessed just value spreads 6.8 times across the community, so a community-wide median says little about your house.
Prepare the master association estoppel and budget, any neighborhood association documents, your wind mitigation form, any elevation certificate or Letter of Map Amendment, and your renovation and roof permit history. Assembled before listing, that package removes the most common source of renegotiation during a buyer’s inspection period.
No. Section 6.6 of the Declaration makes the Resale Capital Contribution payable by the transferee, which is the buyer, at conveyance. As a seller you notify the Foundation of the sale in writing so it can record the Certificate of Compliance with the deed.
If your out-of-state sale funds the purchase, align the two closings so your Audubon closing follows your sale by a comfortable margin, and build the club application and estoppel clocks into both calendars. We coordinate with your listing agent in the other state and can refer one if you need one.
That depends entirely on how your Audubon contract was written. A sale contingency with clear deadlines protects the deposit if you act inside them; without one, your deposit is at risk once your other contingencies expire. Decide this before you write the offer, not after.
Sources below were retrieved and checked in September 2026, with the MLS pulled 16 September 2026, the FEMA flood layers queried 2 September 2026 and Collier County’s 2026 tax roll published 29 August 2026. Every figure on this page traces to one of them.
Recorded documents and county records
Flood, storm and insurance
Florida Statutes and buyer representation
Schools, healthcare and local life
The club, first-party sources
Our own pages
These are the primary documents behind this buyer page, each linked to the authority that publishes it. Three documents that matter most to an Audubon buyer are not public: the club’s fee schedule, the association’s budget and estoppel, and Montclair’s structural file. Request them as set out in the fee and Montclair sections above.
Document | Authority | Link |
|---|---|---|
Official records search, including the Declaration at Official Records Book 6078, Page 688 | Collier County Clerk of the Circuit Court and Comptroller | |
Audubon Country Club corporate entity records | Florida Division of Corporations | |
Form 990, Audubon Country Club Association, Inc., FY2024 | Internal Revenue Service | |
Collier County PUD Master List, June 11, 2026 | Collier County | |
MT-1 application forms for a Letter of Map Amendment | Federal Emergency Management Agency | |
Collier County 2024 Flood Insurance Study | Collier County | |
Collier County list of surveyors for elevation certificates | Collier County | |
Florida Department of Education 2026 school grades data file | Florida Department of Education | |
Audubon Country Club community map | Audubon Country Club | |
Florida Statutes, including Chapters 718 and 720 and Section 553.899 | Florida Senate |
Market data from Southwest Florida MLS, pulled 16 September 2026, and Collier County’s 2026 tax roll, published 29 August 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.