Naples, Florida
Buy a home in Cedar Hammock in Naples with the numbers by home type: Terrace and Veranda county medians, the $13,674 club bill, the $12,550 buyer club cash at closing, condo cancellation rules and flood by address, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · Market data from the Southwest Florida MLS Matrix export of September 29, 2026 and Collier County recorded qualified sales through October 16, 2026
Buying a home in Cedar Hammock means buying into a gated, bundled golf community of 799 entitled homes on about 419 acres off Davis Boulevard in Naples, ZIP 34112, where every owner becomes a member of one 18-hole club at closing. Our Cedar Hammock community guide covers the land, the governance and the club in full. This page covers what a buyer pays, signs and asks before an offer: the four home types and what each recorded, the yearly bill, the cash due at closing, the mortgage math, the condominium statutes, flood by address and the rules you will live under.
Cedar Hammock is four purchases behind one gate: Terrace (330 condominium units, four-story, six associations), Veranda (228 units, two-story, five associations), the Villas (176 attached homes, four associations) and 65 single-family homes on Cedar Hammock Court and Wax Myrtle Run. Every figure below names its product, because a community median is not the price of any one of them.
The short version. Collier County recorded 15 qualified Terrace sales at a $260,000 median and 18 Veranda sales at a $385,000 median from October 17, 2025 to October 16, 2026. The club bills $13,674 a year to an enrolled home, the same on all four types, and the buyer pays a $12,000 resale capital contribution plus a $550 transfer fee to the club at closing. Selling first? Read our guide to selling a Cedar Hammock home and our Cedar Hammock home valuation guide, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and you can call Marc at (239) 287-5873 before you tour a single home.
McGreevy and Comisar represent Cedar Hammock buyers from the documents forward: the club rate sheet, the recorded Declaration, the district budget on the tax bill, the condominium reserve file, the flood map for the exact address and the association estoppel, all read before an offer. We are the #5 real estate team in Florida (RealTrends 2026).
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. Those are career totals. For this page we tracked the 35 qualified sales Collier County recorded in Cedar Hammock and the 34 closings in the Southwest Florida MLS before writing a single figure. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then book your Cedar Hammock buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
In Cedar Hammock the paper sets the cost: a club rate sheet with no fiscal year printed, a $415 quarterly special assessment that continues with a buyer, a capital contribution set by board resolution, and 17 associations that do not publish their dues. We read all of it before your inspection period starts.
Before you tour, we agree which of the four home types you are buying and what you need from it: living area, floor and building for a Terrace, a garage, golf or lake frontage, and the yearly cost. We then pull the active listings, the matching recorded sales and the documents for each home you like, and write the offer with the contingencies Cedar Hammock’s paperwork needs. Call Marc at (239) 287-5873.
These are the facts a Cedar Hammock buyer needs in November 2026, each from the county record, the Southwest Florida MLS export of September 29, 2026, the club’s own rate sheet, the district budget, FEMA or Florida law, and each explained in its own section below.
Buying in Cedar Hammock right now means choosing among 11 homes the Southwest Florida MLS showed active on September 29, 2026: 6 Terrace units, 4 Veranda units and 1 villa or single-family home. Against 34 closings in the prior 365 days, that is about 3.9 months of supply, our arithmetic.
Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)
The MLS figures below come from one dated export and follow the building names as the MLS labels them; one active labelled Veranda carries the 1,232 square foot Terrace floor plan. A fresh Matrix pull is queued.
| Product, as the MLS labels it | Closings | Median sold price | Median days on market | Median sold-to-list | Sold at or above list | Median per MLS living square foot |
|---|---|---|---|---|---|---|
| Terrace | 16 | $255,000 | 79.5 | 90.97% | 0 of 16 | $204.06 |
| Veranda | 16 | $360,000 | 73 | 93.56% | 0 of 16 | $253.20 |
| Villa or single-family | 2 | $695,000 | 26 (one record) | 98.58% | 1 of 2 | $387.98 |
Source: Southwest Florida MLS Matrix export saved September 29, 2026, Development CEDAR HAMMOCK, closed in the prior 365 days. One Terrace II closing at $175,000 against a $335,000 list price in February 2026 has no matching qualified sale in the county’s file, and it pulls the Terrace sold-to-list median down; read the 90.97% with that sale in mind. Across all 34 closings the median was $328,500, at 93.2 percent of list.
| Product, as the MLS labels it | Active | Median list price | Median days on market | Closings, prior 365 days | Months of supply (our arithmetic) |
|---|---|---|---|---|---|
| Terrace | 6 | $302,450 | 151 | 16 | 4.5 |
| Veranda | 4 | $432,000 | 9 | 16 | 3.0 |
| Villa or single-family | 1 | $1,050,000 | 18 | 2 | 6.0 |
| All Cedar Hammock | 11 | $334,900 | 34 | 3.9 |
Months of supply is our arithmetic: actives at the export divided by the monthly closing pace of the prior 365 days, so 6 / (16 / 12) = 4.5 for Terrace, 4 / (16 / 12) = 3.0 for Veranda, 1 / (2 / 12) = 6.0 for the villa and single-family group and 11 / (34 / 12) = 3.9 overall. The villa and single-family figure rests on one active home and two closings, which is too few to lean on.
We tracked Collier County’s qualified sales file as a second, separate record with its own window, October 17, 2025 to October 16, 2026, and its own denominator, the county’s heated square feet. It recorded 35 qualified improved sales in Cedar Hammock: 15 Terrace, 18 Veranda, 2 villas and no single-family home. We never add the county and MLS figures together or set one against the other.
Recording months lag contract dates, so the county’s month-by-month counts show when deeds recorded, not when buyers agreed; they appear in the FAQ below.
The numbers describe room, not a direction. No Terrace or Veranda closing sold at or above list, and Terrace actives had a median of 151 days on market at the export against 9 for Veranda. We price each offer against closed sales of the same product and floor plan, not the list price.
The Cedar Hammock home type that fits your budget starts with the county record: Terrace sold at a $260,000 median and Veranda at $385,000 in the 12 months to October 16, 2026, villas at $705,000 and $775,000, and single-family homes at $950,000 and $1,300,000 over 24 months.
Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)
The county tables use the county’s product split and heated square feet, with each window named. Read more about each block in our Cedar Hammock community guide.
| Product | Sales | Median | Low | High | Median per county heated square foot |
|---|---|---|---|---|---|
| Terrace | 15 | $260,000 | $205,000 | $432,000 | $205.19 |
| Veranda | 18 | $385,000 | $320,000 | $525,000 | $261.67 |
| Villa | 2 | listed below | $705,000 | $775,000 | listed below |
| Single-family | 0 | none recorded |
Over 24 months to October 16, 2026 the county recorded 30 Terrace sales at a $286,500 median, 25 Veranda at $400,000 and 10 villas at $702,500; over 60 months, 79 Terrace at $320,000, 47 Veranda at $420,000, 22 villas at $662,500 and 7 single-family homes at $1,057,600 (Collier County interface files of October 27, 2026).
Floor plan size explains more of a Cedar Hammock price than the community median does, but the same size still sold across a wide band.
| Product | County heated square feet | Sales | Low | Median | High |
|---|---|---|---|---|---|
| Terrace | 1,194 | 9 | $205,000 | $245,000 | $374,000 |
| Terrace | 1,232 | 16 | $205,000 | $294,000 | $432,000 |
| Terrace | 1,408 | 5 | $252,000 | $330,000 | $400,000 |
| Veranda | 1,414 | 19 | $320,000 | $370,000 | $525,000 |
| Veranda | 1,661 | 6 | $430,000 | $467,500 | $510,000 |
| Villa | 1,705 | 6 | $600,000 | $753,700 | $775,000 |
| Villa | 1,765 | 3 | $655,000 | $659,900 | $665,000 |
| Villa | 1,865 | 1 | $705,000 | $705,000 | $705,000 |
| Single-family | 3,308 | 1 | $950,000 | $950,000 | $950,000 |
| Single-family | 3,489 | 1 | $1,300,000 | $1,300,000 | $1,300,000 |
Source: Collier County interface files of October 27, 2026, qualified improved sales October 17, 2024 to October 16, 2026, grouped by heated square feet. A 1,232 square foot Terrace sold anywhere from $205,000 to $432,000, a spread of $227,000 by our arithmetic. Floor, building, view, condition, roof and reserves sit inside that spread; we name those factors and do not price any one of them.
Terrace is the four-story condominium block: 330 units in six associations, Terrace I to VI, from 1,194 to 1,408 heated square feet, built 2000 to 2004 (Collier County parcel roll, October 27, 2026). A Terrace purchase brings the state’s milestone inspection and reserve study rules for buildings of three or more stories. Whether a building has an elevator is not stated in the records we read.
Veranda is the two-story condominium block: 228 units in five associations, Veranda I to V, at 1,414 or 1,661 heated square feet, built 2000 to 2004. The county recorded 18 Veranda sales at a $385,000 median, $320,000 to $525,000, in the 12 months to October 16, 2026. Two-story buildings fall outside the milestone rule. Terrace and Veranda buildings are interleaved on Cedar Hammock Circle and Sawgrass Way, so the legal name on the deed, not the street, tells you which condominium applies.
The Villas are 176 attached homes, grouped in pairs, from 1,705 to 2,165 heated square feet, built 2000 to 2005, on Cedar Hammock Boulevard, both sides of Buttonwood Way and Cordgrass Way, in four villa associations. Only two villas recorded in the latest 12 months, so we list the sales rather than lean on a median. These are the ten qualified villa sales the county recorded over 24 months to October 16, 2026, by month and street.
| Month recorded | Street | Price |
|---|---|---|
| October 2024 | Buttonwood Way | $659,900 |
| January 2025 | Cedar Hammock Blvd | $665,000 |
| March 2025 | Cedar Hammock Blvd | $748,400 |
| March 2025 | Cordgrass Way | $760,000 |
| March 2025 | Buttonwood Way | $759,000 |
| April 2025 | Cordgrass Way | $655,000 |
| May 2025 | Cedar Hammock Blvd | $700,000 |
| August 2025 | Cedar Hammock Blvd | $600,000 |
| October 2025 | Buttonwood Way | $705,000 |
| May 2026 | Cedar Hammock Blvd | $775,000 |
Source: Collier County interface files of October 27, 2026, qualified improved sales, street only. The county roll codes the villas as condominium use, while the Villas III documents describe a neighborhood homeowners association, so we confirm the legal regime from the recorded declaration of the villa you choose.
The 65 single-family homes sit on two streets, 33 on Cedar Hammock Court (2,208 to 3,650 heated square feet) and 32 on Wax Myrtle Run (2,332 to 4,139), built 2000 to 2024, in two homeowners associations. The county recorded no single-family sale in the latest 12 months and seven over 60 months, listed here.
| Month recorded | Street | Price |
|---|---|---|
| December 2021 | Cedar Hammock Ct | $633,000 |
| August 2022 | Cedar Hammock Ct | $910,000 |
| April 2023 | Wax Myrtle Run | $1,275,000 |
| June 2023 | Wax Myrtle Run | $1,057,600 |
| January 2024 | Cedar Hammock Ct | $1,300,000 |
| February 2025 | Wax Myrtle Run | $1,300,000 |
| March 2025 | Wax Myrtle Run | $950,000 |
Source: Collier County interface files of October 27, 2026, qualified improved sales October 17, 2021 to October 16, 2026, street only.
The club bill is identical on every enrolled home, so it is a different share of each product’s price. Our arithmetic on the county medians: $13,674 is 5.26 percent of the $260,000 Terrace median, 3.55 percent of the $385,000 Veranda median, 1.85 percent of $740,000 (the midpoint of the two villa sales, $705,000 and $775,000) and 1.22 percent of the $1,125,000 single-family median over 24 months.
Every Cedar Hammock purchase starts with the product and the yearly bill: a $260,000 county median Terrace and a $385,000 county median Veranda carry the same $13,674 club bill. Start your Cedar Hammock buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every year a Cedar Hammock owner pays $13,674 to the club for an enrolled home, $709.11 to the community development district, property tax at 10.3696 mills in 2026, and neighborhood association dues that the 17 associations do not publish. Our worked totals below run from about $17,079 for a Terrace to about $26,319 for a single-family home before dues.
The club figures come from the club’s rate sheet, a PDF with no fiscal year printed on it, read in November 2026 (Cedar Hammock rate sheet). The district figure comes from its fiscal year 2027 adopted budget (Cedar Hammock CDD).
| Layer | Amount | Period | Who bills it | Source |
|---|---|---|---|---|
| Club annual assessment | $9,788 | Per year, 4 x $2,447 | Club | Club rate sheet, undated |
| Club cable and internet | $1,226 | Per year, 4 x $306.50 | Club | Club rate sheet, undated |
| Food and beverage minimum | $1,000 | Per year | Club | Club rate sheet, undated |
| Club special assessment | $415 | Per quarter through 2032 ($1,660 a year); not all properties enrolled | Club | Club rate sheet, undated |
| District operations and maintenance | $709.11 | Per year, on the tax bill | Cedar Hammock CDD | FY2027 adopted budget |
| County non-ad valorem line | $269.77 more on villa and single-family parcels ($978.88 in total) | Per year, on the tax bill | Collier County tax roll | County roll, October 27, 2026 |
| Neighborhood association dues | Not published | Quarterly, paid to your association | Your association | Association budget and estoppel |
| Property tax | 10.3696 mills in millage area 105 | Per year | Collier County Tax Collector | County millage table, 2026 |
Our arithmetic from the rate sheet: $9,788 + $1,226 + $1,000 + ($415 x 4 = $1,660) = $13,674 a year to the club for an enrolled property, $1,139.50 a month. With the $709.11 district charge it is $14,383.11 a year, about $1,198.59 a month, before neighborhood dues and property tax. The district charge is flat for all four products, up 7.59 percent from $659.11, with no bond debt in its fiscal year 2025 audit (Florida Auditor General).
The club says neighborhood association dues are “paid quarterly directly to your HOA, not to Cedar Hammock,” and that they vary. None of the 17 associations publishes its dues, so we print no figure. The association’s budget and estoppel certificate give the amount, and for a Terrace or Veranda unit the budget also carries the building insurance and reserves.
The rate sheet lists the $415 quarterly special assessment through 2032, says not all properties are enrolled, says it continues with a buyer and says a buyer cannot prepay it. As an illustration, a closing at the start of 2027 would leave 24 quarterly payments through 2032, 24 x $415 = $9,960 by our arithmetic. Enrollment and the last quarter come from the club’s estoppel; the club publishes no purpose for the assessment.
All 857 Cedar Hammock parcels sit in millage area 105 at 10.3696 mills for 2026: county 3.8969, school 4.1470 and other 2.3257 (Collier County millage table in the 2026 certified roll, file dated October 27, 2026). Every $100,000 of taxable value adds $1,036.96 a year at that rate, our arithmetic. A November payment earns a 4 percent discount, and taxes are delinquent April 1 (Collier County Tax Collector).
Florida reassesses a home at just value as of January 1 of the year after a change of ownership (section 193.155(3)(a), Florida Statutes), and the seller’s Save Our Homes cap does not carry to you. That cap holds a homestead’s assessment increase to the lower of 3 percent or the change in the Consumer Price Index, which the Department of Revenue sets at 2.7 percent for 2026 (Florida Department of Revenue, Save Our Homes). A homestead exemption can reduce taxable value by as much as $50,000 (Department of Revenue exemptions), and portability under section 193.155(8) can carry up to $500,000 of a prior Florida homestead’s difference.
These totals are illustrations, not quotes: a non-homestead owner whose taxable value equals the county median for the product, enrolled in the special assessment, before neighborhood dues and insurance.
| Product (county median used) | Club bill | District and county lines | Illustrative property tax at 10.3696 mills | Yearly total before dues (our arithmetic) | Per month |
|---|---|---|---|---|---|
| Terrace ($260,000, 12 months) | $13,674 | $709.11 | $2,696.10 | $17,079.21 | $1,423.27 |
| Veranda ($385,000, 12 months) | $13,674 | $709.11 | $3,992.30 | $18,375.41 | $1,531.28 |
| Villa ($740,000, midpoint of 2 sales) | $13,674 | $978.88 | $7,673.50 | $22,326.38 | $1,860.53 |
| Single-family ($1,125,000, 24 months) | $13,674 | $978.88 | $11,665.80 | $26,318.68 | $2,193.22 |
Our arithmetic, for the Terrace row: $260,000 divided by 1,000, times 10.3696, is $2,696.10; $13,674 + $709.11 + $2,696.10 = $17,079.21; divided by 12 is $1,423.27. The villa and single-family rows add the $269.77 county non-ad valorem line to the $709.11 district charge, $978.88 in all. A home not enrolled in the special assessment pays $1,660 a year less.
At a Cedar Hammock closing the buyer owes the club a $12,000 resale capital contribution and a $550 transfer fee, $12,550 by our arithmetic, and in Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent. A financed buyer also pays note stamps and intangible tax on the mortgage. The contract controls every allocation.
The club’s rate sheet lists a $12,000 capital contribution at resale, and the recorded Declaration, section 9.11, makes it an obligation of the buyer, due on the closing date, in an amount set by resolution of the club’s board (Amended and Restated Declaration, recorded May 20, 2015). The rate sheet prints no refund terms and no initiation fee, and the $550 transfer fee is waived for current owners. The club needs all payments and a deed before a new owner checks in, then up to three business days for account setup.
The club’s estoppel is $150, or $250 if requested with under 30 days’ notice, and by contract custom it is a seller-side cost, which is why it is not in the buyer’s $12,550. Your neighborhood association issues its own estoppel. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027; DBPR estoppel fee schedule). A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112).
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamps on the deed, $0.70 per $100 of price. The contract can reassign any of them. Florida promulgates the owner’s policy premium, so every title company charges the same premium for the same coverage: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Florida Administrative Code Rule 69O-186.003). Settlement and search fees are not promulgated and vary by company.
Florida’s Department of Revenue sets documentary stamp tax on notes and mortgages at 35 cents per $100 of the amount secured, and the nonrecurring intangible tax at 2 mills, the amount secured times 0.002 (Florida Department of Revenue, documentary stamp tax; nonrecurring intangible tax). A cash buyer pays neither. Recording the deed costs $10.00 for the first page and $8.50 for each additional page under section 28.24, Florida Statutes, about $18.50 to $35.50 for a typical deed.
This example uses the $385,000 county median Veranda price for the 12 months to October 16, 2026 and a loan of 80 percent of the price. Every line is labelled. Lender fees, inspection, survey, prepaid insurance and prorations are quoted by each provider and not estimated here.
| Line | Amount | Basis |
|---|---|---|
| Down payment, 20 percent | $77,000 | Illustration: $385,000 x 0.20 |
| Club resale capital contribution | $12,000 | Club rate sheet; Declaration section 9.11 |
| Club transfer fee | $550 | Club rate sheet |
| Owner’s title policy premium (buyer by Collier custom) | $2,000 | Promulgated rate: $100,000 x $5.75 per $1,000 + $285,000 x $5.00 per $1,000 |
| Note stamps on a $308,000 mortgage | $1,078 | $308,000 / $100 x $0.35 |
| Intangible tax on a $308,000 mortgage | $616 | $308,000 x 0.002 |
| Deed recording | about $18.50 to $35.50 | Section 28.24 page fees |
| Itemized buyer costs above, excluding the down payment and recording | $16,244 | Our arithmetic: $12,550 + $2,000 + $1,078 + $616 |
The seller’s documentary stamps on the deed, $2,695 on $385,000 by our arithmetic at $0.70 per $100, are customarily the seller’s in Collier County and are not in the buyer’s total. The contract controls every line.
The rate on a Cedar Hammock payment starts with Freddie Mac’s Primary Mortgage Market Survey: the 30-year fixed rate averaged 7.18 percent and the 15-year 6.57 percent as of November 5, 2026. At 7.18 percent with 20 percent down, principal and interest on a $385,000 Veranda is about $2,086.50 a month, before the $1,139.50 monthly club bill.
These are illustrations, not loan quotes: a 30-year fixed loan at the 7.18 percent survey average for the week of November 5, 2026 (Freddie Mac PMMS), 20 percent down, principal and interest only, plus the club bill ($13,674 / 12 = $1,139.50) and the district charge ($709.11 / 12 = $59.09). Insurance, property tax and neighborhood dues are not included.
| Product price (county record) | Loan at 80 percent | Principal and interest | Plus club and district (our arithmetic) |
|---|---|---|---|
| $260,000 Terrace (12-month median) | $208,000 | $1,409.06 | $2,607.65 |
| $385,000 Veranda (12-month median) | $308,000 | $2,086.50 | $3,285.09 |
| $740,000 villa (midpoint of the 2 sales) | $592,000 | $4,010.41 | $5,231.48 |
The villa row also adds the $269.77 county non-ad valorem line, $22.48 a month. Our arithmetic uses the standard amortization formula on 360 monthly payments. Your rate depends on your credit, the loan type, points and the day you lock, and Freddie Mac updates the survey every Thursday.
A lender on a Terrace or Veranda loan reviews the association as well as the borrower: budget, reserves, insurance, special assessments and, for Terrace, the reserve study. We request the lender questionnaire early. A cash buyer still receives and should read the same package.
Before you offer on a Cedar Hammock condominium, know which law governs it. Terrace and Veranda units sit in 11 condominium associations under chapter 718, and the four-story Terrace buildings also fall under the milestone inspection and structural integrity reserve study rules. The club and the single-family associations sit under chapter 720. This is information, not legal advice.
Cedar Hammock Golf and Country Club, Inc. is the master association every owner belongs to, incorporated under chapter 720, Florida Statutes, and the two single-family homeowners associations are chapter 720 associations as well. The six Terrace and five Veranda associations are condominiums under chapter 718, recorded with the state from 2000 to 2003. For a villa, the county roll codes condominium use while the Villas III documents describe a homeowners association, so the recorded declaration decides. Your closing agent or attorney confirms the regime and deadlines for your contract.
Section 718.503, Florida Statutes, requires a condominium resale contract to state that it is voidable by the buyer by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required documents, and the buyer may extend closing by up to 7 days on the same count. A waiver of the right has no effect, and the right ends at closing (section 718.503). The seller pays to deliver the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector’s summary of any milestone inspection report, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the association’s frequently asked questions document.
For a home governed by a chapter 720 homeowners association, section 720.401 says a prospective owner “must be presented a disclosure summary before executing the contract for sale,” and if it is not, the buyer may void the contract “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first.” The same section “does not apply to any association regulated under chapter 718,” so a Terrace or Veranda purchase runs on section 718.503 instead (section 720.401). How the club’s chapter 720 status interacts with a condominium purchase is a question for the closing agent or attorney, not for this page.
Section 553.899 requires a milestone inspection for condominium buildings “three habitable stories or more in height,” due by December 31 of the year the building reaches 30 years of age and every 10 years after, and it lets the local enforcement agency set the first inspection at 25 years based on local conditions (section 553.899). The district’s unit table counts 330 four-story units (Terrace), 228 two-story units (Veranda) and 176 duplex villas. So the Terrace buildings are inside the rule, and the Veranda buildings, villas and single-family homes are outside it. We print no inspection year; ask the association where it stands.
Section 718.112(2)(g) requires a structural integrity reserve study for each condominium building three habitable stories or higher, at least every 10 years, covering the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 whose failure would affect those (section 718.112). The Florida Division of Condominiums lists December 31, 2025 as the deadline for the study (Division of Condominiums, milestone and SIRS reporting), and reserves for study items cannot be waived for budgets adopted on or after December 31, 2024. We state no building’s status; ask for the study.
Ask for the budget and reserve schedule, the reserve study or the statement that none exists, any milestone summary, the master insurance certificate and wind deductible, 12 months of board minutes, any special assessment and the leasing and approval rules. We read it with you inside the 7-day window.
Flood status in Cedar Hammock depends on the address. A 16-address check of FEMA’s flood map dated October 30, 2026 found 13 addresses in Zone X and 3 in Zone AH, a shallow flooding zone inside the Special Flood Hazard Area, so a blanket answer for the community is not supported. Check the exact address before you offer.
| Product group | Addresses checked | Zone X | Zone AH |
|---|---|---|---|
| Club (clubhouse parcel) | 1 | 1 | 0 |
| Terrace buildings | 5 | 5 | 0 |
| Sawgrass Way, Terrace and Veranda area | 1 | 0 | 1 |
| Villas | 3 | 2 | 1 |
| Single-family homes | 6 | 5 | 1 |
| Total | 16 | 13 | 3 |
Source: FEMA National Flood Hazard Layer queried by our team, result carried from a file dated October 30, 2026; effective map, panel 12021C0414J effective February 8, 2024, which 13 of the 16 records show. The 16 addresses are not a random sample, and no base flood elevation was captured.
A Zone AH address is in FEMA’s Special Flood Hazard Area, which lenders on federally backed mortgages treat as requiring flood coverage; Zone X is outside it. Citizens Property Insurance no longer requires flood coverage for condominium unit-owner policy types such as the HO-6, though other policy types with wind coverage in a Special Flood Hazard Area still must carry it (Citizens, updated flood requirements).
Look up the address on FEMA’s Map Service Center. Legal flood status is the effective map plus any Letter of Map Amendment; we found none for Cedar Hammock lots in our files. Ask the seller for an elevation certificate if one exists, and read the seller’s flood disclosure under section 689.302, which asks whether the seller knows of flooding that damaged the property during the seller’s ownership, filed a flood insurance claim or received federal flood assistance (section 689.302).
FEMA’s preliminary Collier County flood map is dated March 20, 2025 (Federal Register), with a county target effective date of summer 2027. We did not obtain Cedar Hammock’s result on the preliminary map, and a preliminary map changes no lender requirement until it takes effect.
No community-specific damage report for Cedar Hammock was published for Irma (2017), Ian (2022), Helene (2024) or Milton (2024) in any source we read. The National Weather Service placed Ian’s surge flooding south and west of US 41, and Cedar Hammock sits north of it on Davis Boulevard (NWS Miami, Hurricane Ian summary). Evacuation zones are separate from flood zones; look up the address in the state’s Know Your Zone map.
Insurance on a Cedar Hammock home depends on the product: a Terrace or Veranda owner carries a unit-owner policy while the condominium association insures the building, and a villa or single-family owner reads the association documents to see who insures the exterior and the roof. No Cedar Hammock premium is published, so we print none.
Citizens Property Insurance’s July 2026 update reports an average 8.8 percent decrease for homeowners multiperil policies and 5.1 percent for wind-only, with primary HO-6 condominium unit-owner policies capped at a 2 percent decrease (Citizens, July 2026 rate updates). Those are statewide averages; get quotes on the exact unit during your inspection period.
Florida Office of Insurance Regulation data, as reported, show the average condominium association master policy premium rising from $72,570 in June 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent (InsuranceNewsNet). That is a statewide average; each Cedar Hammock building’s carrier, premium and wind deductible are in the association’s insurance certificate and budget.
Roof responsibility is set by each association’s documents. At Villas III at Cedar Hammock the association is “responsible for the maintenance, repair, and replacement of the roofs of the Villas” (Villas III Solar Roof Agreement). Other associations may differ, and we do not generalize from one.
Section 627.0629, Florida Statutes, requires insurers’ rate filings to include credits for roof strength, roof-to-wall strength, opening protection and similar features (section 627.0629). The first Florida Building Code took effect March 1, 2002 (International Code Council), and most Cedar Hammock homes were built from 2000 to 2005, straddling that date. The wind mitigation report sets the credit.
Cedar Hammock rules come from the club’s recorded Declaration, its 2017 Rules and Regulations, its October 2026 lease packet and each neighborhood association’s own documents: a 30-day minimum lease, a two-pet limit, vehicle limits, two-step architectural approval and a staffed gate. Several club documents are dated, and the association’s documents control where stricter.
No lease may run under 30 consecutive days (Declaration section 5.24), and the lease packet says there are no exceptions (Cedar Hammock lease application). The club offers a Transferee lease, where the owner’s club privileges pass to the tenant, or a Renter lease, which carries no access to the clubhouse, golf, pools, tennis, fitness, bocce, practice areas, dining or events except as a guest of a member. Owners from before July 23, 2024 may choose not to transfer privileges, per the form. Fees are $150 to the neighborhood association plus $550 (Transferee) or $150 (Renter) to the club, filed 30 days before occupancy.
The club describes no buyer interview. Villas III, one of the 17 associations, publishes an “Application for Approval to Lease or Purchase” with a $150 fee (revision dated February 3, 2025), so at least one association reviews purchases as well as leases. Each estoppel states its association’s requirements, and we build approval time into your closing date.
The Declaration, section 5.25, allows no more than two household pets, leashed outdoors, and the club rules bar pets from the clubhouse, fitness center, pool areas, tennis courts, golf course and driving range. Under the lease packet, leased units are not allowed pets. The 2017 Rules bar commercial vehicles, boats, trailers and campers beyond 12 hours, the 2025 club form allows trucks only in an enclosed garage, and no boat or RV storage lot appears in any club document.
The 2017 Rules list a gate house on Davis Boulevard staffed 24 hours a day that logs visiting vehicles by license tag (Cedar Hammock Rules and Regulations, 2017); a current guard-hours statement was not found, so confirm with the club. The gate does not accept packages or keys. Roads are posted at 23 miles per hour, and walking, biking and pet walking are not allowed on the golf course or cart paths.
Any exterior change needs approval from the neighborhood association and then from the Cedar Hammock Architectural Review Committee, with both signatures before work begins, per the Request for Architectural Change form effective January 1, 2012 (architectural review form). On resale the new owner becomes responsible for prior modifications.
Every Cedar Hammock owner becomes a member of Cedar Hammock Golf and Country Club at closing, in one category, so the course, pools, courts, fitness center and dining are part of the $13,674 yearly club bill rather than a separate purchase. Owners pay $25 for 18 holes with a cart, and there is no separate golf equity to buy.
The club describes itself as “a Common Interest Realty Association (CIRA), a bundled community in which each Owner becomes a Member of the Club with the purchase of their property,” and says “There are no other categories of membership offered” (Cedar Hammock Golf and Country Club, About Us, read November 5, 2026). The membership follows the deed. See the full club section of our Cedar Hammock community guide.
The course is 18 holes, par 72, 6,680 yards from the back tees, with nine sets of tees and Tifeagle Bermuda greens, credited to Jed Azinger and Gordon Lewis and redesigned by Kipp Schulties, per the club (club amenities page; club real estate page). Water comes into play on most holes; rating and slope are not published.
Owner golf is $25 for 18 holes and $17.80 for 9 holes, January to December, with the cart included, plus sales tax, and bag storage is $130 a year (club rate sheet, undated, read November 2026). Guests pay $108 for 18 holes from November to April and $59 from May to October with a cart, or $30 walking. Our arithmetic: 100 owner rounds in a year cost $2,500 before sales tax.
The club lists four Har-Tru clay tennis courts with a pavilion, two bocce courts, four resort-style pools, a two-story Fitness and Wellness Center and two full kitchens serving the Veranda and Grill Room at midday and the Main Dining Room and the Hammock cabana bar in the evening. Pickleball does not appear on any club page or the rate sheet. No spa, marina or beach club is published.
From Cedar Hammock, the Collier County Public Schools address lookup for the 2026-2027 school year returned Calusa Park Elementary, East Naples Middle and Lely High at all 10 addresses we tested on November 5, 2026, across every product. The Davis Boulevard gate is about 6.3 road miles from Fifth Avenue South and about 34 miles from Southwest Florida International Airport.
| School | Road miles and minutes from the Davis Boulevard gate | State grades, 2021-22 through 2025-26 |
|---|---|---|
| Calusa Park Elementary | 2.1 miles, 5 minutes | A, A, A, A, A |
| East Naples Middle | 4.1 miles, 7 minutes | C, B, A, A, A |
| Lely High | 5.6 miles, 13 minutes | C, B, B, A, B |
Sources: Collier County Public Schools address lookup, November 5, 2026, and the district’s 2026 accountability brief dated July 1, 2026 (Collier County Public Schools, school grades); drive times from OSRM free-flow routing, November 5, 2026. Attendance areas are evaluated every year (attendance boundaries), so confirm your address.
| Destination | Road miles | Minutes, free-flow |
|---|---|---|
| Naples Airport (APF), approximate point | 6.1 | 13 |
| Fifth Avenue South | 6.3 | 12 |
| Naples Pier | 7.5 | 15 |
| Southwest Florida International Airport (RSW) | 34.6 | 43 |
Source: OSRM public routing server, car profile, free-flow, from the Cedar Hammock Davis Boulevard gate, run November 5, 2026; traffic adds time. The I-75 interchange at Collier Boulevard (Exit 101) is under reconstruction, with completion listed as early 2027 by the Florida Department of Transportation (FDOT project 425843-2), and the county’s 2025 AUIR rates Collier Boulevard from Davis Boulevard to Rattlesnake Hammock Road over capacity on its concurrency measure.
Cedar Hammock and Naples Heritage are both 799-unit golf communities on the Davis Boulevard corridor, and a buyer comparing them is comparing land, product mix and build-out more than unit count. On the county’s own PUD figures, Cedar Hammock gives more of its land to golf and carries more multifamily product, while Naples Heritage carries more conservation land.
| Measure (Collier County PUD Master List, February 26, 2026) | Cedar Hammock | Naples Heritage |
|---|---|---|
| PUD acres | 418.80 | 558.00 |
| Single-family units | 65 | 89 |
| Multifamily units | 734 | 698 |
| Total residential units (entitlement) | 799 | 799 |
| Multifamily share (our arithmetic) | 92 percent | 87 percent |
| Gross density, units per acre | 1.90 | 1.43 |
| Golf acres and holes | 224.00, 18 holes | 103.50, 18 holes |
| Golf share of PUD acres (our arithmetic) | 53.5 percent | 18.5 percent |
| Conservation share of PUD acres (our arithmetic) | 26.6 percent | 44.4 percent |
| County status and estimated build-out year | Built out, 2003 | Built out, 2005 |
| Club charges stated publicly | Rate sheet published: $13,674 a year by our arithmetic | Not recorded here |
Source: Collier County PUD Master List, February 26, 2026; Cedar Hammock rate sheet, undated, read November 2026. The 799 totals are entitlement ceilings, not built counts, and the county’s Naples Heritage row adds to 12 fewer units by type than its total. Naples Heritage states “Bundled and Gated” on its own membership page (Naples Heritage membership page).
If you want the largest share of land in golf, the county’s figures point to Cedar Hammock; if you want more conservation land and lower density, they point to Naples Heritage. Price comparisons need each community’s own sales, product by product, in the same window, and we build that table for you. Read our Naples Heritage Golf and Country Club community guide and our Forest Glen community guide. If you are weighing another nearby Naples golf community, our guides to buying a home in Forest Glen, buying a home in Naples Lakes Country Club and buying a home in Lely Resort set out the same buyer questions.
We find the right Cedar Hammock home by setting the search by product, floor plan and yearly cost, then negotiating from closed sales of that product: the MLS export of September 29, 2026 shows Terrace closings at a 90.97 percent median sold-to-list and Veranda at 93.56 percent, with no closing of either at or above list.
Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)
We set your MLS alerts by product and floor plan size, adding the building and floor for a Terrace and the street for a villa or single-family home. New listings reach you the day they enter the MLS.
For a Terrace, the MLS median sold-to-list of 90.97 percent includes the $175,000 closing against a $335,000 list price that the county did not qualify, so we read the Terrace room from the county’s same-size sales instead: 16 sales of the 1,232 square foot plan from $205,000 to $432,000 over 24 months. For a Veranda, 93.56 percent of list was the MLS median over 16 closings, and the 4 Veranda actives had a median of 9 days on market at the export. For a villa or single-family home, two MLS closings and one active listing are too few to read, so we compare the house against the county’s villa and single-family sales listed above. None of this is a promise of a price.
In Cedar Hammock the terms carry real money: who pays the $12,000 capital contribution and the $550 transfer fee (the club bills the buyer; the contract can shift it), whether the home is enrolled in the $415 quarterly special assessment, who pays the estoppels, the closing date against the association’s approval time, the inspection period against the 7-day condominium document window, and repairs found on inspection. We write each into the offer explicitly.
For a Cedar Hammock purchase in 2026, you sign a written agreement with your buyer’s agent before touring, offers of compensation no longer appear on the MLS, and what the buyer’s agent is paid, and by whom, is fully negotiable. These are the National Association of Realtors practice changes that took effect August 17, 2024.
The National Association of Realtors says MLS participants “will be required to enter into written agreements with buyers before touring a home” (NAR, what the settlement means for buyers and sellers). We walk you through ours at the consultation, in plain terms, before you see a Cedar Hammock home.
NAR says offers of compensation “are no longer allowed on Multiple Listing Service (MLS) platforms” and that “Agent compensation for home buyers and sellers continues to be fully negotiable” (NAR settlement FAQs). A seller may still agree to pay some or all of it in the contract.
You can see current Cedar Hammock listings on our sister site, Domain Realty Group, and you can have new ones sent to you. At the MLS export of September 29, 2026, 11 Cedar Hammock homes were active from $245,000 to $1,050,000; any day since, the count will differ, so we send you the current list.
Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)
For every active home in the community, see the current Cedar Hammock listings on Domain Realty Group, our team’s listing site, updated from the MLS.
Set up custom listing alerts through our buying page, where saved searches route straight to our team, and call Marc at (239) 287-5873 for a count and a list of homes that have come to market since the September 29, 2026 export. If you are still choosing between parts of the city, our Naples buyer guide covers the process citywide.
To start your Cedar Hammock buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active Cedar Hammock homes that fit your product and budget, the recorded sales that match them, the yearly cost of each and the documents to request first.
Active homes and matching county sales for your product and floor plan, a yearly cost sheet built from the $13,674 club bill, the $709.11 district charge, the tax roll and the association budget once we have it, the condominium or homeowners association document list, the club’s closing charges and a plan for your tours and first offer. It is confidential and carries no obligation.
Call Marc at (239) 287-5873, or use the Cedar Hammock buyer consultation form or our buying page. Selling a home before you buy? Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar and Jesse McGreevy are top-reviewed Southwest Florida realtors, and a Cedar Hammock buyer should know what working with us is like. These are buyers in their own words, quoted exactly as they posted them, from across Southwest Florida; they describe our team, not the Cedar Hammock community.
★★★★★ “Marc is very professional, attentive, and, patient; providing quick, courteous feedback. He is straight forward, telling you like it is and he’s on top of the local market. Marc made my home shopping process a very positive experience. He is a wonderful realtor!!” Verified Zillow review
★★★★★ “Marc did a great job for us. He listened to our needs and was great throughout the process! He ensured we knew all of our options and informed us of the area, both positives and negatives. Surprisingly he was also knowledgeable about layouts of new homes when we bought our lot. Thank you Marc.” Verified Zillow review
★★★★★ “I was with another agent prior to Marc and we just couldn’t close on a house. As soon as we switched to Marc it was night and day how quickly we could get the house we wanted. If you’re looking for someone to have your back at all steps in the home buying process, go with Marc.” Verified Zillow review
These are the questions Cedar Hammock buyers ask, answered from the Collier County record through October 16, 2026, the Southwest Florida MLS export of September 29, 2026, the club’s rate sheet and Declaration, the district budget, FEMA and Florida law. For today’s count, call Marc at (239) 287-5873; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on the product. The county recorded a $260,000 Terrace median and a $385,000 Veranda median in the 12 months to October 16, 2026, villas at $705,000 and $775,000, and single-family homes at $950,000 and $1,300,000 over 24 months. The buyer also pays the club $12,550 at closing.
799 entitled homes: 330 Terrace condominium units in four-story buildings, 228 Veranda units in two-story buildings, 176 attached villas and 65 single-family homes, 330 + 228 + 176 + 65 = 799 by our arithmetic, in 17 neighborhood associations under one club.
At the MLS export of September 29, 2026, 11 were active: 6 Terrace, 4 Veranda and 1 villa or single-family home, as the MLS labels them, at a $334,900 median list price. The count changes daily; call Marc at (239) 287-5873 for today’s list.
The 33 MLS closings with a market-time record in the 365 days to September 29, 2026 had a median of 77 days on market: 79.5 for Terrace and 73 for Veranda. Twelve closed in 30 days or less and 7 took 180 days or more.
The MLS export shows a 90.97 percent median sold-to-list for Terrace and 93.56 percent for Veranda, and none of those 32 closings sold at or above list. The Terrace figure includes a $175,000 closing the county did not qualify. We set offers from same-size county sales.
Yes. The club calls itself “a bundled community in which each Owner becomes a Member of the Club with the purchase of their property” with no other membership category (club About Us page, read November 5, 2026). Membership follows the deed.
$13,674 a year for an enrolled home, by our arithmetic from the club rate sheet: $9,788 annual assessment, $1,226 cable and internet, $1,000 food and beverage minimum and $1,660 of special assessment. That is $1,139.50 a month on every product.
$12,000, paid by the buyer to the club on the closing date under Declaration section 9.11, set by board resolution. With the $550 transfer fee, waived for current owners, the buyer’s club cash is $12,550 by our arithmetic. The contract can allocate it differently.
A chapter 190 special district created by Collier Ordinance 99-81 on November 23, 1999. It levies $709.11 per unit for fiscal year 2027 on all four products, up 7.59 percent from $659.11, on the tax bill, and its fiscal year 2025 audit shows no bond debt.
Every parcel sits in millage area 105 at 10.3696 mills for 2026. As an illustration only, a $385,000 taxable value with no exemption pays $3,992.30, our arithmetic, before the $709.11 district charge. Taxable value is not the sale price.
Usually not. Florida reassesses at just value on January 1 after a sale (section 193.155(3)(a)), and the seller’s Save Our Homes cap does not transfer. The section 689.261 disclosure tells you not to rely on the seller’s current taxes.
They are not published. The club says they are paid quarterly to each association and vary, and none of the 17 posts a figure. The association’s budget and estoppel certificate give the real amount, and we request both before your inspection period ends.
The club lists $415 a quarter through 2032. Not all properties are enrolled, it continues with a buyer, and a buyer cannot prepay it. A closing at the start of 2027 would carry 24 quarters, $9,960 by our arithmetic. The club’s estoppel confirms enrollment.
Terrace is the four-story block, 330 units at 1,194 to 1,408 heated square feet; Veranda is the two-story block, 228 units at 1,414 or 1,661. County medians in the 12 months to October 16, 2026 were $260,000 and $385,000. Only Terrace falls under the milestone rule.
The county recorded 10 villa sales in the 24 months to October 16, 2026 at a $702,500 median, $600,000 to $775,000, including two in the latest 12 months at $705,000 and $775,000. Villas run 1,705 to 2,165 heated square feet.
Yes, 65: 33 on Cedar Hammock Court and 32 on Wax Myrtle Run, built 2000 to 2024. The county recorded none in the 12 months to October 16, 2026, two in 24 months at $950,000 and $1,300,000, and seven in 60 months at a $1,057,600 median.
County medians in the 12 months to October 16, 2026 were $205.19 per county heated square foot for Terrace and $261.67 for Veranda; the MLS export shows $204.06 and $253.20 per MLS living square foot. Compare within one record only.
Yes. Section 553.899 covers condominium buildings of three habitable stories or more, and Terrace buildings have four. Veranda buildings, villas and single-family homes fall outside it. We print no inspection year; ask the association where its inspection stands.
Yes, to the four-story Terrace buildings. Section 718.112(2)(g) requires one at least every 10 years for condominium buildings three habitable stories or higher, and the state deadline was December 31, 2025. Ask for it in the resale package.
For a Terrace or Veranda resale, section 718.503 makes the contract voidable by written notice within 7 days, excluding weekends and legal holidays, after signing and receiving the required documents. The right ends at closing. This is information, not legal advice; confirm dates with your closing agent.
Under section 720.401 a buyer in a chapter 720 homeowners association gets a disclosure summary before signing, or may void within 3 days of receiving it or before closing. It does not apply to chapter 718 condominiums, and each villa’s regime is confirmed from its declaration.
It depends on the association. Villas III publishes an “Application for Approval to Lease or Purchase” with a $150 fee, and a condominium association may charge up to $184 per applicant under DBPR’s adjusted cap. The estoppel names each association’s requirement.
It depends on the address. A 16-address check of FEMA’s map dated October 30, 2026 found 13 in Zone X and 3 in Zone AH, inside the Special Flood Hazard Area where federally backed lenders require flood coverage. Check the exact address with FEMA.
No Cedar Hammock premium is published, so we print none. Citizens’ July 2026 update averages an 8.8 percent decrease for homeowners multiperil policies statewide, with HO-6 unit-owner rates capped at a 2 percent decrease. Ask for the association’s master policy and wind deductible.
Yes, within the rules: no lease under 30 consecutive days (Declaration section 5.24), a Transferee lease that passes club privileges or a Renter lease that does not, $550 or $150 to the club plus $150 to the association. Associations may be stricter.
Declaration section 5.25 allows no more than two household pets, leashed outdoors, and club rules keep pets out of the clubhouse, fitness center, pools, courts, golf course and range. Leased units may not have pets under the club’s lease packet.
Yes. The club’s 2017 Rules describe a Davis Boulevard gate house staffed 24 hours a day that logs visitors by license tag. A current guard-hours statement was not found, so confirm with the club office at 239-354-1175.
The district lookup for 2026-2027 returned Calusa Park Elementary, East Naples Middle and Lely High at all 10 addresses tested on November 5, 2026, with 2025-26 grades of A, A and B. Attendance areas are reviewed yearly; confirm your address.
From the Davis Boulevard gate, Naples Pier is 7.5 road miles and about 15 minutes free-flow, Fifth Avenue South 6.3 miles and 12 minutes, and Southwest Florida International Airport 34.6 miles and 43 minutes (OSRM routing, November 5, 2026).
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the seller customarily pays deed stamps at $0.70 per $100. The contract controls. The promulgated premium on a $385,000 Veranda is $2,000 by our arithmetic.
At Freddie Mac’s 7.18 percent 30-year average for the week of November 5, 2026 with 20 percent down, principal and interest is about $1,409.06 on a $260,000 Terrace and $2,086.50 on a $385,000 Veranda, or $2,607.65 and $3,285.09 with the club and district charges.
Lenders review the association as well as you: budget, reserves, insurance, special assessments and, for a Terrace building, its structural integrity reserve study. Whether a building meets a lender’s standard is the lender’s call, so we request the association’s lender questionnaire early.
Yes. Since August 17, 2024, NAR’s rules require a written buyer agreement before touring, offers of compensation are off the MLS, and compensation is fully negotiable. A seller may still agree to pay some or all of it in the contract.
Owner golf is $25 for 18 holes and $17.80 for 9, cart included, plus sales tax, and bag storage is $130 a year (club rate sheet, read November 2026). Guests pay $108 for 18 holes from November to April and $59 from May to October.
Pickleball does not appear on any club page or the rate sheet we read on November 5, 2026. The club lists four Har-Tru clay tennis courts and two bocce courts. A buyer who plays should ask the club in writing before an offer.
The club’s estoppel is $150, or $250 with under 30 days’ notice, customarily a seller-side cost. Each association issues its own, capped at $299 on a current account, plus $119 if rushed and up to $179 if delinquent, under DBPR’s adjusted amounts.
In the county file for the 12 months to October 16, 2026, March 2026 recorded the most qualified sales (6), then April (5); January and August 2026 recorded 1 each. Recording lags contracts, so this is not a forecast or a best time to buy.
Still weighing a Cedar Hammock purchase? Call Marc at (239) 287-5873 or start your Cedar Hammock buyer consultation.
If you are selling a home before you buy in Cedar Hammock, time the two contracts together: the club’s $12,550 in buyer charges, your down payment and the condominium document window all fall due on the purchase side while your sale is still closing. Jesse leads listings and seller strategy; Marc leads the purchase.
We set the sale’s closing date first, then write the Cedar Hammock offer to fit it, so the 7-day condominium or 3-day homeowners association window runs while you can act on it. For the selling side, read our guide to selling a Cedar Hammock home or start with a Cedar Hammock home valuation, and call Jesse direct at (239) 898-6072.
The rate sheet waives the $550 transfer fee for current owners, and the capital contribution is set by board resolution, so ask the club how both apply. Call Jesse direct at (239) 898-6072 about the sale and Marc at (239) 287-5873 about the purchase.
Every Cedar Hammock figure on this page traces to a primary source below: the club’s own pages and documents, the district’s budgets and audit, the Collier County record, FEMA, the school district, Freddie Mac, the National Association of Realtors, Florida agencies and the Florida Statutes. Each was retrieved November 5, 2026 unless noted, and no listing portal or brokerage site is cited.
These official documents bear most directly on buying in Cedar Hammock: the club’s rate sheet, lease packet and recorded Declaration, the district budget, the statutes behind a buyer’s cancellation rights and estoppel caps, FEMA’s map service and the county’s zoning list, each linked to the issuing authority’s copy.
| Document | Issued by | What it tells a buyer | Link |
|---|---|---|---|
| Club Rate Sheet (undated, read November 2026) | Cedar Hammock Golf and Country Club | The $13,674 club bill lines, the $12,000 contribution, the $550 transfer fee, estoppel and golf rates | Open the rate sheet |
| Lease Application, October 2026 | Cedar Hammock Golf and Country Club | Transferee and Renter leases, fees and tenant rules | Open the lease packet |
| Amended and Restated Declaration (2015) | Cedar Hammock Golf and Country Club | Membership, assessments, the capital contribution (9.11), leasing (5.24) and pets (5.25) | Open the Declaration |
| CDD FY2027 Adopted Budget | Cedar Hammock Community Development District | The $709.11 per unit assessment for all 799 units | Open the budget |
| Section 718.503, condominium resale | Florida Legislature | The 7-day cancellation clause and the seller’s document package | Read section 718.503 |
| Section 720.401, prospective purchasers | Florida Legislature | The homeowners association disclosure summary and the 3-day right | Read section 720.401 |
| Estoppel certificate fee schedule | Florida DBPR | The $299 cap and the $184 condominium transfer cap | Open the fee schedule |
| Section 553.899, milestone inspections | Florida Legislature | Inspections for condominium buildings of three or more stories | Read section 553.899 |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for your exact address, panel 12021C0414J | Open the map service |
| Collier County PUD Master List | Collier County Planning and Zoning | Acres, units, golf and conservation land for Cedar Hammock and Naples Heritage | Open the list |
The 17 neighborhood associations do not publish their budgets, reserve schedules or estoppel fees; those come with the estoppel certificate and the resale documents at a sale, and recorded instruments can be requested from the Collier County Clerk.
Your Cedar Hammock buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the Cedar Hammock club, district and association documents with you before an offer, and every figure on this page traces to the sources listed above.
If you’re searching for “the best buyer’s agent in Cedar Hammock, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Our team provides honest market guidance and partner-level negotiation, starting from our Cedar Hammock community guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Cedar Hammock? Start your Cedar Hammock buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled September 29, 2026 (Matrix export, Development CEDAR HAMMOCK). Collier County certified 2026 roll and recorded qualified sales through October 16, 2026. McGreevy and Comisar, buy a home in Cedar Hammock with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.