Updated September 2026
Thirty-six identical residences, about four sales a year, two approvals and a seven-day document review. We match your budget to a floor and a view, read the milestone and fee records with you, and file both approvals on time.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Montclair at Audubon means buying one of 36 condominiums of 2,578 square feet inside Audubon Country Club in North Naples, with two approvals, mandatory Social club membership and a seven-day review of the condominium documents. About four residences sell a year, so preparation decides whether you get the one you want.
The full record of the building, the six buildings, the declaration, the milestone file and the flood map, is on our Montclair at Audubon guide, which this buyer page sits beside. This page is about the purchase: what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Montclair at Audubon homes or start with a free Montclair at Audubon home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific residence.
If you are searching for the best buyer’s agent for Montclair at Audubon in Naples, Florida, McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are relocating, buying a seasonal home or downsizing from a house, including in Audubon Country Club, Pelican Marsh, Sterling Oaks and the North Naples club corridor, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Montclair is the only condominium inside Audubon Country Club, a gated community of 410 homesites, about 400 of them built. Every buyer since April 17, 2006 must join the club at a minimum Social level. Membership is mandatory but not bundled: the club bills separately from the condominium and the master association, and golf is a separate election capped at 340 members.
The six three-story buildings, lettered A through F, stand at 551 to 599 Audubon Boulevard on the Club Side, entered from the US 41 gate, along the first fairway and a short walk from the clubhouse. Each holds six residences, two per floor, each with an exclusive-use garage and an assigned golf-cart space. Collier County records all 36 at 2,578 square feet.
Montclair has no private yard, no private pool and no room for a boat, pickup truck, motorcycle or trailer, and allows one small pet under 40 pounds. A buyer who needs any of those should look at Devon Green or Audubon’s single-family streets instead, and we cover both.
Montclair at Audubon buyers work with McGreevy and Comisar because a Montclair purchase turns on documents a general agent rarely reads: the 2015 condominium declaration, the Section 718.503 package, Collier County’s milestone file, the flood map and the club’s membership sequence. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Naples sets them side by side on the public record.
Your agent should tell you which floor’s sales your offer is really competing with, read the milestone summary and the budget with you inside the seven-day window, get the club’s written schedule before you go firm, and file both approval applications the week you sign. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: tours through the gate, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Montclair at Audubon market for a buyer from two independent records: the Southwest Florida MLS for closings, listings and fee disclosures, and Collier County’s recorded-sales file and 2026 roll for every qualified sale back to 1990. Each figure on this page names its window and date.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026; Collier County Property Appraiser files, published 29 Aug 2026)
In the last 12 months we tracked all four Montclair closings in the MLS against Collier County’s deed record, and the middle pair of the four deeds reproduces the MLS median of $1,310,000 to the dollar. We tracked every qualified Montclair sale in the county’s file back to December 1990, 91 in all.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. A buyer needs the whole building’s record to judge a price, and the whole record is what follows.
The same-floor sales, the live competition, the fee disclosures, the milestone record, the flood position and the declaration’s rules, assembled before you tour, so that when the right residence comes up you can write a clean offer inside days rather than weeks.
The Montclair at Audubon market is thin and balanced for buyers: the Southwest Florida MLS counts four Montclair closings in the twelve months to September 16, 2026, at a median of $1,310,000, and two listings were active that day, which is about six months of supply in a 36-residence building.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026; Collier County Property Appraiser recorded-sales file, published 29 Aug 2026)
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
July 2026 | Third | $1,637,500 | $635 |
July 2026 | Not stated in the record we hold | $845,000 | $328 |
Window: the 12 months to September 16, 2026. Four sales, total $5,102,500. Four sales are too few for a median to describe a market, so we list them.
On September 26, 2026 the MLS showed two Montclair listings, at $1,150,000 (reduced from $1,275,000) and $1,235,000, both the standard 2,578 square feet, one listed 77 days and the other 571. Listings change weekly; your search is set up to catch the next one the day it appears.
The MLS report does not break out sale-to-list for Montclair. Across all 24 Audubon closings in the same twelve months the median was 90.01 percent of list and 88.5 days on market. Audubon buyers negotiate, and at Montclair they negotiate with the same-floor sales in hand.
Two listings against about four closings a year is roughly six months of supply. That gives a prepared buyer room to negotiate on a residence priced above its floor’s sales, and little room on one priced right.
In the last five years Montclair has traded in two bands: about $825,000 to $1,020,000 for residences sold closer to original condition or on the second floor, and $1,300,000 to $1,900,000 for residences buyers valued as finished or better placed. Decide which band you are shopping before you tour.
Montclair at Audubon residences have cost $825,000 to $1,900,000 over the last 60 months for the identical 2,578 square foot plan, a median of $1,160,500 across 10 qualified sales. Every second-floor sale closed at $1,020,000 or less, while first- and third-floor sales reached $1,500,000 to $1,900,000.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file and 2026 roll, published 29 Aug 2026, retrieved 25 Sep 2026)
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
September 2021 | Second | $825,000 | $320 |
September 2021 | First | $825,000 | $320 |
April 2022 | Second | $950,000 | $369 |
June 2022 | Third | $1,301,000 | $505 |
September 2022 | First | $1,500,000 | $582 |
December 2023 | First | $1,649,000 | $640 |
September 2024 | Third | $1,900,000 | $737 |
October 2024 | Second | $975,000 | $378 |
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
Window: 60 months to the county’s August 29, 2026 file. Median $1,160,500; median $450 per square foot, mean of the per-sale figures $487.
A second-floor residence has been Montclair’s value entry: four sales from $825,000 to $1,020,000. The first and third floors have carried the building’s top prices. Ten sales cannot prove a floor discount, and condition explains more of any single price, but a buyer should know what each floor has actually cost.
Collier County’s 2026 roll values every first-floor residence at $1,058,310, every second-floor at $1,088,310 and every third-floor at $1,118,310. The roll does not distinguish a renovated residence from an original one, which is why recorded sales scatter so widely around it. An assessment is not a price.
Collier County’s file holds 91 qualified Montclair sales since December 1990: a developer-era median of $350,000 in 1990 to 1994, a trough median of $362,600 in 2010 to 2014, $735,000 in 2020 to 2021, and $1,400,500 in 2022 to June 2026. The 2024 high of $1,900,000 was the top of a run.
With two listings and about four sales a year, the buyer who is ready when the right residence lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Montclair at Audubon home valuation or call Jesse at (239) 898-6072.
The steps to buy a home in Montclair at Audubon are: choose the floor and view, check the fee layers and the club schedule, write the offer with both approvals in the calendar, read the condominium documents inside the seven-day window, apply to the Board and the club, order both estoppels, clear inspection and insurance, and close once both certificates are recorded.
Decide between the value band of the second floor and the higher bands of the first and third, and between fairway, lake and sunset outlooks. The floor decides what you pay; the view decides what you will enjoy.
Collect the condominium fee disclosure, the master assessment disclosure and the club’s written membership schedule before you write, because the club publishes no initiation fee or dues schedule online.
The Montclair Board acts within 15 days of a complete application or 60 days of notice, and the Foundation’s Certificate of Compliance needs your club application. Set the closing date with both clocks in view.
The seller must give you the declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary, the most recent structural integrity reserve study or a statement that none is complete, the frequently asked questions sheet and the governance form. You may cancel within seven days of receiving them.
File the condominium application the week you sign, with any pet application, and apply to Audubon Country Club at a minimum Social level. The Board may require an interview.
The condominium estoppel under Florida Statutes 718.116(8) states the fee, any special assessment and the account status; the master estoppel from the Audubon Country Club Foundation does the same for the master assessment. Order both on day one.
The owner maintains the windows, sliding doors, shutters, air conditioning, water heater and appliances under the declaration. Inspect every one, and check the water heater and dishwasher ages against the 10-year and 14-year replacement rules.
Quote your HO-6 policy against the master policy’s wind deductible, with the loss assessment coverage the declaration requires, and a unit-owner flood policy if your lender asks. Montclair sits in Zone AH.
Closing follows the recorded Certificate of Approval from the Montclair Board and the Certificate of Compliance from the Audubon Foundation. Your title company records both with the deed.
Mandatory club membership at Montclair at Audubon means every buyer since April 17, 2006 must become at least a Social Member of Audubon Country Club under the recorded master declaration, with golf a separate election above Social capped at 340 members, and club dues billed separately from both associations.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields on 24 Audubon closings, retrieved 16 Sep 2026)
The master declaration requires every person or entity taking title to a residential plot, a Montclair residence included, to become “at a minimum, a Social Member of the Club.” Golf is a separate category with its own initiation. Decide which you want before you write, because the cost differs.
Club dues are billed by the club, separately from the condominium fee and the master assessment. Listing agents disclosed a mandatory club fee of $10,855 on 16 of the last 24 Audubon closings and $13,770 on 6, a split that matches the Social floor with golf above it.
The master declaration limits the club’s criteria for a buyer under contract to information, an application and payment. The Foundation records a Certificate of Compliance before the deed is effective, which is why the club application sits on your closing calendar.
The club publishes no initiation fee or dues schedule, and no public record states them. Get the current figures in writing from the club’s membership office during your inspection period, for the category you intend to join.
The club operates a Joe Lee golf course opened in 1989, a 35,000 square foot clubhouse in a two-phase renovation scheduled through 2027 with a grand opening in early 2028, a 19,000 square foot Lifestyle Center with fitness, seven Har-Tru tennis courts, pickleball, bocce and croquet, and a boardwalk and kayak launch. The club states it is member governed and operated under Troon Privé.
A Montclair at Audubon owner pays three recurring bills: the condominium fee, disclosed at $6,465 a year on all four recent Montclair closings, the Audubon master assessment, disclosed at $6,175 on 15 of 24 Audubon closings, and the club, disclosed at $10,855 or $13,770. Add the Collier County tax bill and a one-time Resale Capital Contribution.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields on 4 Montclair and 24 Audubon closings, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 roll, published 29 Aug 2026)
$6,465 a year in the MLS fee field on 4 of 4 Montclair closings in the twelve months to September 16, 2026, billed quarterly on January 1, April 1, July 1 and October 1. Each residence pays one thirty-sixth of the common expenses. The fee funds exterior maintenance, roofs, insurance on the buildings, management, reserves, and water and sewer to the residences, which the declaration makes a common expense.
The Audubon Country Club Foundation assessment was disclosed at $6,175 a year on 15 of 24 Audubon closings, $6,075 on 8 and $8,575 on 1. It is levied equally per plot, so a Montclair residence pays the same as a lakefront estate.
A mandatory club fee was disclosed at $10,855 on 16 of 24 Audubon closings and $13,770 on 6. Get the current schedule in writing from the club; golf raises this line.
The master declaration requires a $3,000 Resale Capital Contribution, indexed to inflation and paid by the buyer at every conveyance, disclosed at $3,700 on 21 of 24 Audubon closings. An application fee of $150 appeared on 23 of 24.
Each layer is a disclosure from a different party on a different billing cycle, and the club publishes no schedule. A single total assembled from them would look precise and be wrong for someone. We put the estoppels from both associations and the club’s written schedule side by side for the specific residence before your inspection period ends.
A Montclair at Audubon seller must give you, under Florida Statutes 718.503, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the most recent structural integrity reserve study or a statement that none is complete, the frequently asked questions sheet and the governance form, and you have seven days to cancel after receiving them.
The inspector-prepared summary tells you what the engineer saw. Collier County lists all six buildings as “Milestone Completed” with the next inspection due in 2034, but the county layer does not say whether any building needed a phase two inspection or what repairs followed.
Florida law required associations of Montclair’s age to complete a structural integrity reserve study by December 31, 2025. We have not seen Montclair’s study and do not state its status. Read what you receive, and ask how the reserves are funded.
For budgets adopted after December 31, 2024, members may not waive or reduce the reserves a structural integrity reserve study requires. The 2026 budget is set under that rule. Read what it funds and whether any special assessment is levied or proposed.
The seven days exclude Saturdays, Sundays and legal holidays and start when you have both signed and received the documents. We read them with you inside that window, not after it.
Collier County’s Milestone Map shows all six Montclair at Audubon buildings, A through F, as “Milestone Completed,” cycle completed, with the next milestone inspection due in 2034. Florida’s milestone and reserve-study laws reach condominium buildings of three habitable stories or more, and Montclair’s six-residence, three-story buildings are within both.
Data updated: September 2026 (Collier County Milestone Map, milestone buildings layer, retrieved 25 Sep 2026)
Building | Address | County record | Status on the county layer | Next milestone inspection |
|---|---|---|---|---|
A | 599 Audubon Blvd | PL20230005961 | Milestone Completed | 2034 |
B | 591 Audubon Blvd | PL20230005957 | Milestone Completed | 2034 |
C | 583 Audubon Blvd | PL20230005956 | Milestone Completed | 2034 |
D | 567 Audubon Blvd | PL20230005953 | Milestone Completed | 2034 |
E | 559 Audubon Blvd | PL20230005964 | Milestone Completed | 2034 |
F | 551 Audubon Blvd | PL20230005974 | Milestone Completed | 2034 |
Collier County applies a 25-year first inspection to condominium buildings within three miles of salt water, and its buffer map places Montclair inside that line. For coastal buildings with a certificate of occupancy before July 1, 1997, the first-inspection deadline was December 31, 2024. A next inspection in 2034 is consistent with a cycle completed in 2024.
The association recorded an exterior repaint and stucco program in 1996, roof repairs on Buildings B, E and F in 1997, a re-roof of all six buildings under a July 2010 notice, and a permitted slab-edge repair at Building F in 2025. Read the 2010 re-roof as the start of a clock the reserve study should address.
Collier County’s public permitting portal searches by address and record number, and the milestone reports and letters are filed there under each record above. The recorded notices are on the Collier Clerk’s official records site.
You check flood zone and insurance for a Montclair at Audubon residence against FEMA panel 12021C0179J, effective February 8, 2024, where 44 of Montclair’s 45 county address points sit in Zone AH, with base flood elevations of 9.5 to 10 feet, and then price the association’s master policy and your own HO-6 and flood policies before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective 8 Feb 2024; FEMA preliminary map, 20 Mar 2025; USGS 3DEP elevation; Collier County 2026 flood protection newsletter, retrieved 25 Sep 2026)
Zone AH is a shallow-flooding Special Flood Hazard Area. A mortgage from a federally regulated or insured lender on a residence there requires flood insurance, which for a condominium usually means the association’s building policy plus, if the lender asks, a unit-owner flood policy. There is no Zone V or VE inside Audubon.
The median bare-earth ground elevation at Montclair’s address points is 9.69 feet NAVD88, the lowest of any section of Audubon, from 9.37 to 11.22 feet. That is ground, not a finished floor; only a surveyor’s elevation certificate states a building’s lowest floor for rating.
FEMA’s preliminary maps of March 20, 2025 would keep 36 of the 45 points in Zone AH and move 8 to Zone X. They are not yet effective, and lenders and insurers still rate from the 2024 map.
Section 15.3 of the declaration requires the association to insure the buildings against fire, windstorm and other perils and, where the zone requires, to carry flood insurance through the National Flood Insurance Program. Section 15.1 requires you to insure contents, finishes, cabinets, appliances, water heaters and improvements, with endorsements for leakage, seepage and wind-driven rain and for special assessment loss protection.
Loss assessment coverage pays your share when the association assesses owners after a covered loss inside the master deductible or above its limits. Quote it against the actual wind deductible. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible National Flood Insurance Program premiums.
The public record we examined contains no report of a Montclair building taking floodwater in Hurricanes Irma, Ian, Helene or Milton, and no report that it did not. The association’s minutes and insurance claim history hold that answer, and you are entitled to ask for both.
Property taxes after you buy at Montclair at Audubon start from Collier County’s full assessed value, not the seller’s bill. The 2026 preliminary roll puts the median Montclair bill at $9,135, and $9,871 for residences without a homestead exemption, against $5,314 for homesteaded residences, and there is no Community Development District line.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, published 29 Aug 2026, retrieved 25 Sep 2026)
Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead. When you buy, the assessment resets toward full value in the following year. The seller’s homesteaded bill tells you almost nothing about yours; the non-homesteaded median of $9,871 is the better planning figure for a seasonal buyer.
The 2026 preliminary bills across the 36 residences run from $3,092 to $10,514. The low end is long-held homesteads; the high end is recent non-homesteaded purchases.
If Montclair becomes your permanent Florida residence, apply for the homestead exemption with the Collier County Property Appraiser by the statutory deadline. Seventeen of the 36 Montclair residences are homesteaded today.
Audubon Country Club has no Community Development District, and no Montclair parcel carries a non-ad-valorem district line. Many newer Naples golf communities carry one, so compare total tax bills, not millage alone.
The Montclair at Audubon rules that decide fit are set by the 2015 Amended and Restated Declaration: one pet under 40 pounds, leases of at least 60 days no more than twice a year, all vehicles in the garage, no disruptive remodeling from November through April, Board approval for hard floors above the ground floor, and no more than two residences per owner.
One pet per residence, such as a cat or dog, under 40 pounds under the amendment adopted January 23, 2020, registered and approved by the Board with an annual veterinarian’s certificate. Tenants may not keep pets, and no pets are allowed in the recreation areas. A qualifying assistance animal is a reasonable accommodation rather than a pet.
Leases must be of the entire residence, at least 60 days, no more than twice a calendar year and no longer than one year, with notice 20 days before occupancy and approval by both the condominium and the Audubon Foundation. Seasonal leasing fits; year-round investor leasing does not.
Every owner and tenant vehicle must be parked inside the garage. Pickup trucks, commercial vehicles, motor homes, motorcycles, trailers, campers, boats and jet skis may not be parked or stored on the property. Sport utility vehicles and passenger minivans are allowed.
No major disruptive remodeling from November 1 to April 30, and all work Monday through Friday, 8:00 a.m. to 5:00 p.m. Any material alteration or exterior-visible change needs the Board’s written approval. Plan a renovation for summer.
Above the first floor, hard flooring needs sound-absorbent underlayment and Board approval. Balconies may not be enclosed or covered without approval, and hurricane protection must match the Board’s adopted standard. A buyer inherits responsibility for any unapproved alteration, so ask for the letters.
Charging an electric car on the property requires the Board’s prior written approval, a separate meter at the owner’s cost and payment of all charging costs. Florida law separately protects a condominium owner’s right to install charging in a limited common element parking area under conditions the association may set.
No person may own more than two Montclair residences, and an entity or co-owners must designate one approved primary occupant. When you are away, close relatives may use the residence for up to 30 days at a time, and other guests are limited to two stays a year. Montclair is not a 55+ community; there is no age restriction.
Montclair at Audubon and Devon Green are the two ways into Audubon Country Club under about $1.5 million. Buy at Montclair for a larger single-level residence with the building maintained and a fairway or lake view; buy on Devon Green for a detached house with a private pool on a street mostly outside the mapped flood zone.
Data updated: September 2026 (Collier County Property Appraiser roll and recorded-sales files, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026; FEMA effective map, 8 Feb 2024)
Question | Montclair at Audubon | Devon Green at Audubon |
|---|---|---|
What you own | A 2,578 sq ft condominium on one floor of a three-story building | A detached house and its lot, fee simple |
Homes | 36 | 33 |
Built | 1990 and 1992 | 1990 to 1994 |
Size | 2,578 sq ft, every residence | 2,206 sq ft median base area |
Lot and pool | No lot; no private pool | 0.17-acre lot; private pool on 32 of 33 |
Recorded sales, last 60 months | 10, median $1,160,500, $825,000 to $1,900,000 | 5, $1,165,000 to $1,500,000 |
MLS closings, last 12 months | 4, median $1,310,000 | 1, at $1,165,000 |
Listings on September 26, 2026 | 2, at $1,150,000 and $1,235,000 | 1, at $1,575,000 |
Median 2026 tax bill | $9,135 | $7,421 |
Exterior and roof | The condominium association maintains the buildings | The association paints and keeps the lawns; the owner repairs and replaces the roof |
Neighborhood charge | Condominium fee $6,465 a year on 4 of 4 MLS disclosures | Not published; estoppel |
Flood, effective map | 44 of 45 address points in Zone AH | 21 percent of street address points in Zone AH |
Milestone and reserve-study law | Applies | Does not apply to a detached house |
Pets | One pet under 40 lb; none for tenants | Master and neighborhood rules |
Club membership | Mandatory, minimum Social | Mandatory, minimum Social |
Choose Montclair if you want the most interior space inside the Audubon gate on one level, no roof, pool or yard to manage, a garage and golf-cart space, and a fairway or lake view from upstairs, and you are comfortable with condominium rules and a building-wide flood policy. Choose Devon Green if you want a house, a pool, room for a larger dog and lower flood exposure, and you accept a smaller plan and your own roof.
Devon Green’s five recorded sales in 60 months ran $1,165,000 to $1,500,000, overlapping Montclair’s upper band. A buyer with a budget in that overlap can have either; the decision is space and maintenance against a house and a pool.
We find you the right Montclair at Audubon residence by matching your budget to a floor and a view, watching a building of about four sales a year so you hear about a listing the day it appears, touring through the gate with the owner’s maintenance items in mind, and having the documents and fee layers ready before you write.
With every residence the same size, your budget buys a floor, a view and a level of finish. We show you what each floor has actually sold for, so you know whether your number buys a finished second-floor residence or an original first- or third-floor one.
Montclair turns over slowly, and the right residence for you may list once in a year. We keep your criteria on file and alert you when a Montclair residence comes to market, and when a Devon Green house does, because most Montclair buyers weigh both.
Some Montclair owners prefer a quiet sale. We work the North Naples club corridor every week and hear about residences before they reach the MLS, and we will tell you when one fits.
Tell the gate you are headed to the Club Side off US 41. On tour, look at the view from the balcony at the time of day you will use it, the windows, sliding doors and shutters, the water heater’s date, any hard flooring above the ground floor, and the garage and golf-cart space.
Ask Marc at (239) 287-5873 to set up a saved search for Montclair and Devon Green, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you at Montclair at Audubon at partner level, with the same-floor sales in hand, the owner’s maintenance items priced from the inspection, both approval clocks built into the contract dates, and the seven-day document review used as the moment to confirm the building’s finances before your deposit is at risk.
A list price above the floor’s recorded sales has to show why, with renovation, openings or view. If it cannot, we write to the sales. The 561-day listing on September 16, 2026 is the market’s own evidence of how Montclair treats a price above its sales.
Windows, sliding doors, shutters, air conditioning, the water heater and appliances are the owner’s under the declaration. A water heater over 10 years old or a dishwasher over 14 is already out of compliance, and a credit for each is a fair ask.
The seven-day cancellation right under Section 718.503, the inspection period and the approval clocks give you defined exits. We sequence them so your deposit is not at risk before you have read the milestone summary, the budget and both estoppels.
The Board has 15 days from a complete application, and the Foundation’s certificate needs your club application. We set a closing date that leaves room for both, and we file both applications the week you sign.
Closing costs when you buy at Montclair at Audubon include, by Collier County custom, the owner’s title policy and settlement fee, plus the buyer-paid Resale Capital Contribution disclosed at $3,700, the application fees, your lender’s charges if you finance, prepaid insurance including flood, and prorated taxes and assessments.
Data updated: September 2026 (Southwest Florida MLS Matrix fee disclosures on 24 Audubon closings, retrieved 16 Sep 2026)
In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. Florida sets the title premium by rule, so the rate is the same whichever title company is used. The contract controls the allocation.
The master declaration makes the $3,000 inflation-indexed Resale Capital Contribution the buyer’s, disclosed at $3,700 on 21 of the last 24 Audubon closings. Listing agents disclosed a $150 application fee on 23 of 24. The condominium’s application fee is separate; ask the manager.
Budget for your first year of HO-6 and any flood premium at closing, and for prorated condominium and master assessments from the closing date. The estoppels state what is due.
By custom the seller pays the documentary stamp tax on the deed at $0.70 per $100 and the estoppel fees. Those appear on the seller’s side of the closing statement.
Buyer’s agent compensation at Montclair at Audubon in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, offers of compensation cannot be advertised in the MLS, and every commission is negotiable and not set by law.
Before we tour a Montclair residence with you, we sign a written buyer agreement that states what we will do and how we are paid. It is short, and we walk through it line by line.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. We tell you plainly which approach fits the residence and the seller before you write.
The floor-by-floor sales, the document review inside seven days, both approvals filed on time, both estoppels read, the inspection priced against the declaration, and a closing that lands when the certificates are recorded.
Life around Montclair at Audubon runs through the club and the US 41 gate: a short walk or golf-cart ride to the clubhouse, the Vanderbilt Beach Road corridor a few minutes south, county beaches a short drive west, zoned A-rated public schools, and NCH North Naples Hospital in the same ZIP code.
Data updated: September 2026 (Florida Department of Education 2025-26 school grades and Collier County Public Schools zone finder, retrieved 25 Sep 2026)
The clubhouse sits on the lake that several Montclair residences overlook, and the club schedules its two-phase renovation for April to December 2026 and April to December 2027, with a grand opening in early 2028. Expect construction nearby through 2027 and a renovated club after it.
Level | School | 2025-26 grade |
|---|---|---|
Elementary | Naples Park Elementary School | A |
Middle | North Naples Middle School | A |
High | Aubrey Rogers High School | A |
Confirm any specific address with Collier County Public Schools Student Assignment; the district’s tool is not a guarantee of placement.
Vanderbilt Beach and the county’s beach parking are a short drive west, and Collier County residents, including part-time owners, can park free at county beaches with a resident permit. Shopping and dining along Vanderbilt Beach Road are a few minutes south of the gate.
Water and sewer come from the Collier County Water-Sewer District and are paid through the condominium budget. Electricity is Florida Power and Light, billed to each residence. The ZIP code is 34110. A moving truck may stay up to 48 hours with prior written approval.
You get a personalized Montclair at Audubon buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against each floor’s sales, walk through the fee layers and the club schedule, and set up alerts for Montclair and Devon Green.
Your budget against the same-floor sales, which floor and view fit how you will use the residence, the three recurring bills and the club category, the flood and insurance picture, the rules that affect you, and a timeline that fits both approvals.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Montclair, we sequence both sides with one calendar. Owners inside Audubon can read selling an Audubon Country Club home, and Montclair owners moving within the building can start with how we sell Montclair at Audubon homes.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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.” Andrew Capriglione, 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.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Montclair at Audubon specialist matters when you buy because the price turns on the floor and the finish rather than size, the building’s safety record sits in county milestone files and association reports, the sale needs two recorded approvals, and the declaration’s pet, leasing, flooring and vehicle rules decide whether a residence works for you.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Montclair residence off an Audubon single-family median, skip the milestone summary inside the seven days, miss the hard-floor approval letter, forget the club application until week three, or quote a buyer one estoppel instead of two. Each one costs a buyer money or a closing date.
For the single-family side of Audubon Country Club, our Audubon Country Club guide covers every street, and our Naples guide covers the city around it.
These are the questions buyers ask most about Montclair at Audubon, answered from the recorded condominium documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, each with its window and source.
The only condominium inside Audubon Country Club in North Naples: 36 residences of 2,578 square feet in six three-story buildings on Audubon Boulevard, declared in 1990 and completed by 1992.
Ten qualified sales in the last 60 months ran $825,000 to $1,900,000, median $1,160,500; four MLS closings in the last 12 months had a median of $1,310,000.
On September 26, 2026 the MLS showed two, at $1,150,000 and $1,235,000. Listings change weekly, and alerts catch new ones the day they appear.
On the recorded sales, the second floor: all four second-floor sales in 60 months closed between $825,000 and $1,020,000, below the first- and third-floor highs.
Collier County records every Montclair residence at 2,578 square feet of living area. The club describes them as “2,500+ sq. ft.” with enclosed balconies.
Yes. Each residence has the exclusive use of a garage, every owner and tenant vehicle must be parked inside it, and each residence has an assigned golf-cart space.
Listing agents disclosed $6,465 a year on all four Montclair closings in the twelve months to September 16, 2026. The condominium estoppel states the current figure.
Exterior walls, painting, waterproofing, roofs, stairways, railings, parking, fire sprinklers, grounds, building insurance, management, reserves, and water and sewer to the residences.
Yes. Every buyer since April 17, 2006 must join Audubon Country Club at a minimum Social level; golf is a separate election capped at 340 members.
The club publishes no schedule. Listing agents disclosed a mandatory club fee of $10,855 on 16 of 24 Audubon closings and $13,770 on 6. Get the current schedule in writing.
No. Membership is mandatory but not bundled; the club bills separately from the condominium and the master association.
A one-time buyer-paid charge under the master declaration, $3,000 indexed to inflation, disclosed at $3,700 on 21 of the last 24 Audubon closings.
Yes. The Board must approve every sale in writing, may require an interview, and acts within 15 days of a complete application; silence is approval.
Seven days, excluding weekends and legal holidays, after signing and receiving the documents Florida Statutes 718.503 requires.
Collier County’s Milestone Map lists all six buildings as “Milestone Completed,” next inspection 2034. The seller must give you the inspector’s summary.
We have not seen it and do not state its status. The seller must give you the most recent study or a statement that none has been completed.
Yes. On FEMA’s map effective February 8, 2024, 44 of Montclair’s 45 county address points are in Zone AH, with base flood elevations of 9.5 to 10 feet.
With a federally regulated or insured mortgage, yes, through the association’s policy and, if your lender asks, a unit-owner policy. Cash buyers are not federally required but should price it.
Contents, finishes, cabinets, appliances, water heaters and improvements, with endorsements for leakage, seepage and wind-driven rain and for special assessment loss protection.
Yes, for at least 60 days, no more than twice a year and no longer than one year, with both associations’ approval. Tenants may not keep pets.
One pet under 40 pounds, registered and approved by the Board with an annual veterinarian’s certificate. No pets for tenants.
No. There is no age restriction in the condominium or master declaration.
Above the ground floor, only over sound-absorbent underlayment and with the Board’s prior written approval.
Major disruptive work is barred from November 1 to April 30, and all work runs Monday through Friday, 8:00 a.m. to 5:00 p.m.
Yes, to the model, style and color the Board has adopted as the standard, with approval of any exterior change. Openings are the owner’s to maintain.
With the Board’s prior written approval, a separate meter at your cost and payment of all charging costs.
Yes, with Board approval, but the entity must designate one approved natural person as the primary occupant.
Up to two. The declaration bars any person from owning more than two.
Budget from the full assessed value: the 2026 preliminary median for non-homesteaded Montclair residences is $9,871. There is no CDD.
For 2026-27, Naples Park Elementary, North Naples Middle and Aubrey Rogers High, all graded A for 2025-26. Confirm the address with the district.
By Collier County custom, the buyer, the reverse of Lee County. The contract controls.
Yes. Since August 17, 2024, a written buyer agreement is required before touring with an agent, and compensation is negotiable.
Montclair is a larger single-level condominium with the building maintained and 44 of 45 points in Zone AH; Devon Green is a smaller detached house, most with a private pool, and 21 percent of street points in Zone AH.
Decide your floor and budget against the same-floor sales, get the club’s written schedule, and set up alerts. Call Marc Comisar at (239) 287-5873.
Every Montclair at Audubon figure on this page traces to a primary source below, listed as of September 25, 2026: recorded Collier County instruments, Florida Statutes and state agencies, Collier County and federal records, the club’s own pages, the Collier County Property Appraiser’s bulk files published August 29, 2026, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Montclair at Audubon buyer always opens the official, current copy. We host nothing ourselves.
Document | What it tells a Montclair buyer | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws (2015), OR 5151, Page 2476 | Every rule on this page: approvals, leasing, pets, vehicles, floors, remodeling | |
Pet amendment (adopted 2020, recorded 2021), OR 6021, Page 1658 | The one pet under 40 pounds rule | |
Declaration of Condominium (1990), OR 1573, Page 2028 | The original condominium and its one thirty-sixth shares | |
Notice of commencement, re-roof of all six buildings (2010) | The roof clock | |
Notice of commencement, slab edge repair, Building F (2025) | Recent structural work to ask about | |
Amended and Restated Articles of Incorporation (2015) | The association’s powers | |
Collier County three-mile saltwater boundary for milestone inspections | Why the first inspection came at 25 years | |
Collier County milestone buildings by year and reference number | The county’s milestone list | |
FEMA condominium flood coverage fact sheet | How the association’s and owner’s flood policies divide | |
Florida Statutes 718.503, disclosure prior to sale | The documents you receive and the seven-day right |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs, and Montclair at Audubon sits inside the North Naples club market they work every week. The first conversation costs nothing, and it usually saves a buyer more than any negotiation later.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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 at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 16, 2026, and from Collier County Property Appraiser files published August 29, 2026. Brokered by Domain Realty.