Updated October 2026
Buying at Vanderbilt Beach means choosing a building as much as a home: about 50 condominiums with their own budgets, estoppels and milestone records, the Conners canal homes with seawalls and docks, and a flood zone that changes address by address. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Vanderbilt Beach means choosing between two different purchases: a residence in one of about 50 separately governed condominiums along the Gulf and the bay, or a canal-front house in Conners Vanderbilt Beach Estates. Vanderbilt Beach is a beachfront neighborhood of Gulf-front condominium towers and canal-front homes in Naples, Florida, in unincorporated Collier County, ZIP 34108, with no master association. This page is the purchase path. For the neighborhood itself, its history, governance, flood history and market, read our Vanderbilt Beach community guide.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873, or start with our buyer process. Before you tour a single unit, we will show you which building or street fits how you want to live and which documents decide what it really costs.
If you already own in Vanderbilt Beach and are selling to buy again, see how we sell Vanderbilt Beach homes and how our Vanderbilt Beach home valuation works. Call Jesse direct at (239) 898-6072 for the sale side of a move.
Buying a home in Vanderbilt Beach takes four decisions most Naples purchases do not: choosing among about 50 separately governed condominiums or a platted canal-home grid, reading each association's budget and estoppel before you commit, checking the flood zone and milestone status of the exact building, and accepting that no master association stands behind the neighborhood.
Vanderbilt Beach is not one product. The Collier County Property Appraiser's 2026 preliminary roll counts 2,577 residential parcels: 439 single-family lots in Conners Vanderbilt Beach Estates and 2,137 condominium parcels in about 50 condominiums, where some condominium parcels are cabanas, garages and boat slips rather than residences. A buyer is really choosing among three things: Gulf-front and Gulf-view towers along Gulf Shore Drive, the Bluebill Avenue and Regatta towers a short walk or drive from the sand, and the canal homes of Conners. Each has its own legal form, its own insurance profile and its own documents.
Vanderbilt Beach has no master association and no city government. The county's 2026 preliminary millage files show zero municipal millage on every parcel, and the county's commissioner district layer places all 55 associations and plats in Commissioner District 2. What does exist is a layer cake: each condominium association, a voluntary civic group called the Vanderbilt Beach Residents Association (founded in 1968, no assessments, no authority over any building), two county municipal service taxing units for beautification and waterways, and the North Collier Fire Control and Rescue District. The practical meaning is that one building's rules say nothing about the next building's.
Several east and central Naples places carry the Vanderbilt name and are not this neighborhood: Vanderbilt Country Club, Vanderbilt Lakes and the Vanderbilt Drive corridor in ZIP 34110. Vanderbilt Beach is ZIP 34108 on the Gulf, centered on Gulf Shore Drive, Bluebill Avenue, Vanderbilt Lagoon and Vanderbilt Beach Road at the sand. A Collier County Public Schools address search for "Vanderbilt Beach Rd" also returns addresses in ZIP 34109, 34119 and 34120 that are inland, so confirm the ZIP before you trust a listing's neighborhood label.
Within the first week of a contract we ask for seven things, each explained in its own section below: the association budget and a current estoppel certificate, the milestone inspection and structural integrity reserve study status, the declaration's lease and pet sections, an elevation certificate or flood determination, a wind mitigation report, a flood insurance quote, and, for a canal home, the seawall and dock permit history. Our full checklist is in What Should You Ask for in the First Week?.
Vanderbilt Beach buyers work with McGreevy and Comisar because the neighborhood rewards a buyer's agent who reads the building documents, the flood map and the county's milestone list before the first showing. We lead Domain Realty Group, we represent buyers across Southwest Florida, and we put the source line behind every Vanderbilt Beach number we show you.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and between them Jesse McGreevy and Marc Comisar have over $900 million in personal sales. Those are team numbers. Everything about Vanderbilt Beach itself on this page comes from the Southwest Florida MLS, county, state and federal records, and in the last 12 months we tracked 114 Vanderbilt Beach closings in the MLS pull described below. If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city's teams side by side.
A buyer's agent in this neighborhood does four jobs a portal cannot. First, matching your plans to a building: whether you intend to rent, keep a pet, host guests or leave for the summer decides which of the 50 or so condominiums is even eligible. Second, pulling the paper: the declaration, rules, budget, estoppel, milestone and SIRS status. Third, reading the map: flood zone, base flood elevation and the 50 percent rule. Fourth, negotiating with the full cost of ownership on the table rather than the list price alone.
Before a Vanderbilt Beach showing we confirm the building's county milestone status, the street's school zone, the flood zone at the address, whether the building sits inside the Vanderbilt Waterways taxing unit, and whether the association publishes its rules. We also check whether the unit is a residence or one of the cabana, garage or boat-slip parcels that share the county's condominium count. A tour then answers the questions only a walk-through can: floor, view, noise from Gulf Shore Drive, and how the building handled the last few storms.
These are the facts that most change a Vanderbilt Beach purchase, each sourced in the sections below. Vanderbilt Beach is a market of two halves, with condominiums behaving differently from canal homes, and every figure is dated October 2026 from the Southwest Florida MLS pulled October 7, 2026.
This page follows the order of a Vanderbilt Beach purchase: choose a building or a canal home, price it, document it, insure it, finance it, close it and live in it. Use the list below to jump to the part that matters to you, or call Marc at (239) 287-5873 and we will walk it with you.
We track Vanderbilt Beach through two independent sources: the Southwest Florida MLS Matrix pull of October 7, 2026, filtered to the Vanderbilt Beach street footprint, which counted 114 closings in the last 12 months, and the Collier County Property Appraiser's 2026 preliminary roll, which counts 2,577 residential parcels. Both are labeled here and never blended.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026).
The pull is every Southwest Florida MLS residential closing in the Vanderbilt Beach footprint (filtered to the neighborhood's streets) for the 60 months ending October 7, 2026, plus the active and pending inventory on that date. Sold Data Entry closings, which the MLS records without a full listing history, are counted in closings, medians, price ranges and volume, and left out of days on market and sold-to-list, whose sample sizes are stated beside each figure. Medians use the middle value for an odd count and the mean of the middle pair for an even count.
Vanderbilt Beach mixes a $335,000 median at Vanderbilt Towers, a $1,260,000 median at Regatta, a $6,450,000 median at Moraya Bay and a $22,050,000 beach-club land sale. A median across all of it moves with the mix of what happened to sell, not only with prices. That is why this page prices by building and by product, never by one neighborhood number, and why the tables below separate condominiums from canal homes.
Every figure about Vanderbilt Beach on this page describes the public market, not McGreevy and Comisar. A buyer deciding what to offer on a Bluebill Avenue unit needs that building's sales, not an agent's scoreboard, and when we sit down with you we show the source line for every figure we use.
The Vanderbilt Beach market favors a prepared buyer. The Southwest Florida MLS recorded 114 closings in the last 12 months, a median sold price of $1,180,000, a median 98 days on market and a median sold-to-list ratio of 93.62 percent, against 66 active listings on October 7, 2026, which is about 6.9 months of supply.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026).
All of Vanderbilt Beach, by window ending October 7, 2026:
Window | Closings | Median sold price | Price range | Volume | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|---|
Last 12 months | 114 (3 SDE) | $1,180,000 | $150,000 to $22,050,000 | $253,819,500 | $762.08 | 98 (n=111) | 93.62% (n=111) |
Prior 12 months | 79 (2 SDE) | $1,800,000 | $375,000 to $10,000,000 | $188,910,500 | $929.28 | 75 (n=77) | 92.86% (n=77) |
Last 24 months | 193 (5 SDE) | $1,500,000 | $150,000 to $22,050,000 | $442,730,000 | $831.79 | 93.5 (n=188) | 93.33% (n=188) |
Last 60 months | 469 (23 SDE) | $1,420,000 | $150,000 to $22,050,000 | $993,756,301 | $830.42 | 54.0 (n=446) | 94.92% (n=446) |
Condominiums, which are 88 of the 114 closings in the last 12 months:
Window | Closings | Median sold price | Price range | Volume | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|---|
Last 12 months | 88 (2 SDE) | $950,000 | $150,000 to $12,600,000 | $131,519,500 | $631.67 | 94.5 (n=86) | 94.24% (n=86) |
Prior 12 months | 57 (2 SDE) | $1,400,000 | $375,000 to $6,550,000 | $99,275,500 | $850.52 | 77 (n=55) | 93.33% (n=55) |
Last 24 months | 145 (4 SDE) | $1,100,000 | $150,000 to $12,600,000 | $230,795,000 | $749.71 | 91 (n=141) | 93.94% (n=141) |
Last 60 months | 362 (16 SDE) | $1,100,000 | $150,000 to $12,600,000 | $548,653,210 | $728.61 | 46.5 (n=346) | 95.94% (n=346) |
Single-family homes (the Conners canal grid), 26 of the 114 closings in the last 12 months:
Window | Closings | Median sold price | Price range | Volume | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|---|
Last 12 months | 26 (1 SDE) | $3,125,000 | $1,600,000 to $22,050,000 | $122,300,000 | $1,024.08 | 133 (n=25) | 91.84% (n=25) |
Prior 12 months | 22 (0 SDE) | $3,280,000 | $1,825,000 to $10,000,000 | $89,635,000 | $1,092.82 | 72.5 (n=22) | 91.08% (n=22) |
Last 24 months | 48 (1 SDE) | $3,200,000 | $1,600,000 to $22,050,000 | $211,935,000 | $1,025.23 | 109 (n=47) | 91.25% (n=47) |
Last 60 months | 107 (7 SDE) | $3,250,000 | $1,600,000 to $22,050,000 | $445,103,091 | $1,146.63 | 71.0 (n=100) | 92.29% (n=100) |
$ per square foot uses MLS living area. SDE means Sold Data Entry closings.
At the median, Vanderbilt Beach buyers closed at about 93.6 percent of the final asking price, and the figure is lower for canal homes (91.84 percent) than for condominiums (94.24 percent). Because the ratio is measured against the final list price, a home that was cut before you arrived still shows a strong ratio, so we pull each listing's full price history and the building's own comparable sales before we recommend an offer. With 6.9 months of supply, a full-price offer should be a decision made on the comparables, not a reflex.
The area median fell mostly because of what sold. Condominium closings rose from 57 to 88 and their median fell from $1,400,000 to $950,000, while the canal-home median stayed in a narrow band, $3,280,000 in the prior 12 months and $3,125,000 in the last 12. Eighty-eight of 114 closings were condominiums, so the area median now sits much closer to the condominium median. Read it as a mix shift toward lower-priced tower resales, not as one number describing every home.
The 98-day area median (75 days in the prior 12 months) hides a wide split. Condominiums took a median 94.5 days and canal homes a median 133 days, up from 72.5 days a year earlier. Fastest-moving buildings are in the building table below, and some of the quickest closings in the last 12 months came in under two days. A well-priced Bluebill Avenue or Conners listing may not last a weekend; a Gulf-front resale often gives you time to read the documents.
Segment | Active listings | Median list price | List price range | Pending (P and PC) | Months of supply |
|---|---|---|---|---|---|
All Vanderbilt Beach | 66 | $1,824,500 | $219,000 to $20,800,000 | 13 | 6.9 |
Condominiums | 49 | $1,249,000 | $219,000 to $8,350,000 | 7 | 6.7 |
Single-family homes (Conners) | 17 | $4,900,000 | $2,485,000 to $20,800,000 | 6 | 7.8 |
Months of supply is active listings divided by the average monthly closings over the last 12 months, our arithmetic on the MLS rows. For the live list, search current listings on the team's home search site, DomainRealtyGroup.com, linked in the footer block of this page.
Closed price band | Closings |
|---|---|
$0 to $500,000 | 12 |
$500,000 to $1,000,000 | 37 |
$1,000,000 to $2,000,000 | 31 |
$2,000,000 to $4,000,000 | 19 |
$4,000,000 and up | 15 |
These are public MLS closings, not sales by this team:
The top two lines are not typical home sales. They are Gulf-front Conners lots at 10047 and 10021 Gulf Shore Dr, and the county recorded the land sales at 10025 Gulf Shore Dr ($22,050,000, March 18, 2026) and an adjoining 0.65-acre parcel ($22,150,000, March 25, 2026) as non-qualified. 10025 Gulf Shore Dr is the site the Board of County Commissioners approved on October 14, 2025 for a private beach club. They are counted in the MLS figures above. The highest residence sale in the last 12 months was the $12,600,000 unit at The Vanderbilt.
The pattern is useful to a buyer: four of the six quickest sales were condominium units, three of them on Bluebill Avenue, and two were Conners homes, so a pre-approved buyer with the building's documents already read can move when one appears.
A Vanderbilt Beach home costs what its building costs. In the Southwest Florida MLS the 12-month median runs from $335,000 at Vanderbilt Towers through $740,000 at Gulf Breeze, $748,000 at Surf Colony and $1,260,000 at Regatta to $3,125,000 for Conners canal homes, and Moraya Bay's 60-month median is $6,450,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 preliminary roll; Florida DBPR condominium extract pulled October 7, 2026; Collier County milestone inspection data read October 7, 2026).
Each row is a building or a group of buildings under one name. Residences are the units registered with the Florida DBPR condominium extract where the county roll counts more parcels (the roll adds cabanas, garages and boat slips, and in two cases an unexplained gap). Closings are MLS closings in the last 12 months and the last 60 months. A median appears only where the window rule allows it: the first of 12, 24, 36 or 60 months with ten or more closings. Fewer than ten closings in 60 months means the sales are listed below the table and no median is shown. The last column is the next milestone inspection year on the county's public milestone map.
Building | Addresses | Residences | Built | Closings, 12 mo / 60 mo | MLS median (window) | Active | Next milestone year |
|---|---|---|---|---|---|---|---|
canal and Gulf Shore Dr streets | 439 lots | 1952 to 2025 | 26 / 107 | $3,125,000 (12 mo, n=26) | 17 | not on county list (low-rise) | |
Vanderbilt Gulfside | 10851 and 10951 Gulf Shore Dr | 142 | 1980 | 4 / 24 | $1,837,500 (36 mo, n=14) | 1 | 2033 |
21 and 25 Bluebill Ave | 132 | 1994 to 1995 | 10 / 25 | $740,000 (12 mo, n=10) | 1 | 2032 | |
11116 and 11118 Gulf Shore Dr | 72 (county roll 108) | 1990 | 1 / 8 | none | 1 | 2033 | |
400 and 410 Flagship Dr; 450, 460 and 470 Launch Cir | 205 (80, 60, 65) | 1999 to 2000 | 11 / 46 | $1,260,000 (12 mo, n=11) | 3 | 2035 | |
Barefoot Pelican | 271 Southbay Dr | 60 plus 43 boat slips | 1984 to 1986 | 0 / 7 | none | 1 | 2032 |
Vanderbilt Towers (Units 1, 2, 3) | 1, 3 and 5 Bluebill Ave | 264 (87, 93, 84) | 1971 to 1973 | 12 / 57 | $335,000 (12 mo, n=12) | 14 | 2034 |
11125 Gulf Shore Dr | 72 | 2009 | 5 / 14 | $6,450,000 (60 mo, n=14) | 1 | 2034 | |
Vanderbilt Surf Colony (Sections I, II, III) | 11, 15 and 17 Bluebill Ave | 196 | 1980 to 1984 | 13 / 45 | $748,000 (12 mo, n=13) | 5 | 2033 to 2034 |
Monte Carlo Club | 10682, 10684 and 10686 Gulf Shore Dr | 54 | 1988 | 4 / 11 | $935,000 (60 mo, n=11) | 0 | 2033 |
Vanderbilt Yacht and Racquet Club | 11030 Gulf Shore Dr | 44 | 1982 | 1 / 7 | none | 1 | 2035 |
Bayshores of Vanderbilt Beach (with Gulfshores) | 10475 and 10525 Gulf Shore Dr | 54 (county roll 43 and 29) | 1978 | Bayshores 4 / 8; Gulfshores 0 / 4 | none | 1 (Bayshores) | 2032 |
Vanderbilt Shores (The Seville, The Barcelona) | 10701 and 10691 Gulf Shore Dr | 75 (39, 36) | 1981 to 1982 | Shores 2 / 7; Seville 0 / 3; Barcelona 1 / 3 | none | 1 | 2034 |
Baypoint | 33 and 35 Bluebill Ave | 38 | 1995 to 1998 | 0 / 1 | none | 0 | 2034 |
Le Dauphin | 9811 and 9790 Gulf Shore Dr | 37 | 1994 | 0 / 10 | $3,159,000 (60 mo, n=10) | 2 | 2034 |
Vanderbilt Bay | 10420 and 10482 Gulf Shore Dr | 36 | 1980 | 4 / 14 | $925,000 (60 mo, n=14) | 2 | 2034 |
The Beachmoor | 9051 Gulf Shore Dr | 33 | 1981 | 2 / 6 | none | 0 | 2035 |
Sea Chase | 9577 Gulf Shore Dr | 31 | 1995 | 0 / 4 | none | 0 | 2034 |
Vanderbilt Palms | 260 Southbay Dr | 28 | 1985 | 1 / 4 | none | 0 | 2034 |
Casa Grande on Vanderbilt Beach | 9653 Gulf Shore Dr | 26 | 1983 | 1 / 2 | none | 1 | 2035 |
Seawatch | 9375 Gulf Shore Dr | 26 | 1981 | 1 / 9 | none | 0 | 2034 |
9715 Gulf Shore Dr | 26 | 1980 | 3 / 7 | none | 0 | 2034 | |
The Watermark | 9380 Gulf Shore Dr | 22 | 1991 | 1 / 4 | none | 1 | 2034 |
La Scala | 9700 Gulf Shore Dr | 19 | 1992 | 0 / 4 | none | 1 | 2034 |
The Vanderbilt | 9235 Gulf Shore Dr | 19 | 2005 | 1 / 2 | none | 1 | 2030 |
Manatee Resort | 9566 Gulf Shore Dr | 19 | 1998 | 0 / 2 | none | 2 | 2029 |
The Vanderbilt Club | 10573 Gulf Shore Dr | 18 | 1969 | 0 / 1 | none | 0 | 2034 |
Sunset Bay | 9485 and 9486 Gulf Shore Dr | 17 (DBPR 18) | 1981 | 1 / 2 | none | 0 | 2034 |
Chateau Vanderbilt | 9101 and 9103 Vanderbilt Dr | 16 | 1990 | 1 / 3 | none | 0 | 2033 |
Vanderbilt Hideaway | 377 Vanderbilt Beach Rd | 15 | 1982 | 0 / 3 | none | 0 | 2034 |
The Vanderbilt Beachcomber (also sold as Bellagio Gardens) | 10620 Gulf Shore Dr | 15 | 2003 | 0 in 12 mo; sales under three MLS labels, below | none | 0 | 2028 |
The Admiralty of Vanderbilt Beach | 9415 Gulf Shore Dr | 12 | 1985 | 1 / 4 | none | 1 | 2033 |
The Mansions at Vanderbilt Beach | 10633 Gulf Shore Dr | 12 | 1984 | 1 / 2 | none | 0 | 2032 |
The Sandcastle | 9517 Gulf Shore Dr | 12 | 1979 | 0 / 1 | none | 0 | 2033 |
Phoenician Sands | 9155 Gulf Shore Dr | 10 | 1991 | none in pull | none | none listed | 2033 |
Gulf Cove | 10562 Gulf Shore Dr | 8 (DBPR 9) | 1984 | 2 / 2 | none | 0 | 2034 |
Sausalito of Naples | 9400 Gulf Shore Dr | 7 | 1991 | 0 / 1 | none | 0 | 2035 |
Vanderbilt Lagoon Villas | 9207 Vanderbilt Dr | 5 | 2001 | 0 / 1 | none | 0 | status Delinquent on county map |
The Ritz-Carlton Residences, Naples | One Naples Way and 179 Southbay Dr | 128 | 2025 to 2026 | new construction | none | 8 active or pending | not yet on county list |
Unit counts for the three Regatta buildings are DBPR's registered residences; the county roll adds 24 cabana parcels and 28 garage parcels at Regatta I and II. Barefoot Pelican's roll count of 103 is 60 residences plus 43 deeded boat slips. Vanderbilt Landings shows 72 units with DBPR and 108 parcels on the county roll at 11116 and 11118 Gulf Shore Dr; the gap is unexplained by roll labels, so the recorded declaration governs. Gulf Breeze is shown at the county roll's situs, 21 and 25 Bluebill Ave, though DBPR registers 325 Vanderbilt Beach Rd. For the buyer, the lesson is to count only residences and to read the declaration for the building you are considering.
Vanderbilt Beach had 66 active listings and 13 pending sales on October 7, 2026, about 6.9 months of supply, and the right building depends on how you plan to use it. Buyers can call Marc at (239) 287-5873 or start with our buyer process to build a short list before touring. If you own a home and need to sell it first, get your free Vanderbilt Beach home valuation and call Jesse direct at (239) 898-6072.
The Beach Tower at Moraya Bay. Moraya Bay has 72 residences, built in 2009, and its recorded declaration describes a nine-story building over two levels of parking, eleven stories in all. The association's own site describes a private beach club, a 24-hour doorman, a fitness center and residences of 3,900 to 4,500 square feet, and states over 400 feet of beach. The MLS shows 5 closings in the last 12 months and 14 in 60 months at a median of $6,450,000, or $1,605.85 per square foot. Its declaration lets owners keep a reasonable number of pets and does not extend that to guests or tenants, and its leasing section requires a written lease with a notice and board review window. Read the Moraya Bay association documents and our Moraya Bay page before you make an offer.
Vanderbilt Gulfside. Two buildings at 10851 and 10951 Gulf Shore Dr, 71 units each, one condominium of 142 units under one association, built 1980. The county's tax roll places Gulfside in its Gulf-front millage group. Four closings in the last 12 months and 24 in 60 months produced a 36-month median of $1,837,500 over 14 sales, or $1,160.83 per square foot. A dedicated Vanderbilt Gulfside sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
The Vanderbilt, 9235 Gulf Shore Dr. Nineteen residences, built 2005, the building behind the highest residence sale in the last 12 months: unit #TL2 at $12,600,000 on May 13, 2026, 6,141 square feet, 31 days on market, after a $6,000,011 sale on September 20, 2022. One unit is active. County milestone status is Not Due with a next year of 2030. A dedicated The Vanderbilt sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Le Dauphin. Two towers, a Gulf building at 9811 Gulf Shore Dr with 20 units and a bay building at 9790 with 17, built 1994. No closings in the last 12 months, 10 in 60 months at a median of $3,159,000, or $1,314.55 per square foot, with 2 active. A dedicated Le Dauphin sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Vanderbilt Towers. Three separate corporations on Bluebill Avenue: Unit 1 at 1 Bluebill (87 residences, 1971), Unit 2 at 3 Bluebill (93, 1972) and Unit 3 at 5 Bluebill (84, 1973). It has the lowest 12-month median among the buildings with enough sales to print one: 12 closings in the last 12 months at a median of $335,000, or $371.94 per square foot, 57 in 60 months, and 14 active. A $150,000 unit at 3 Bluebill #205 closed in 1 day on March 9, 2026. All three completed their first county milestone cycle, with next inspections due in 2034. A dedicated Vanderbilt Towers sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Vanderbilt Surf Colony. Three sections at 11, 15 and 17 Bluebill Ave, built 1980, 1982 and 1984, run by three separate associations plus a shared pool association for Sections II and III. The MLS shows 13 closings in the last 12 months at $748,000, or $461.80 per square foot, 45 in 60 months, and 5 active. A unit at 15 Bluebill Ave #606 closed in 0 days on July 7, 2026 at $748,000, listed at $799,000. A dedicated Vanderbilt Surf Colony sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Gulf Breeze at Vanderbilt. Two buildings, 66 residences each, at 21 and 25 Bluebill Ave, built 1994 and 1995. The MLS shows 10 closings in the last 12 months at $740,000, or $493.08 per square foot, 25 in 60 months, and 1 active. A unit at 21 Bluebill Ave #1103 closed in 1 day on January 6, 2026 at its $1,250,000 list price. See our Gulf Breeze at Vanderbilt page.
Regatta at Vanderbilt Beach. Three condominiums on Flagship Drive and Launch Circle, 80, 60 and 65 residences, built 1999 and 2000, together with a Regatta Commons association and a Regatta Dock association, so a Regatta owner can answer to more than one board. The county's zoning layer places Regatta in a planned unit development named Miralia under Ordinance 96-12. The MLS shows 11 closings in the last 12 months at $1,260,000, or $669.53 per square foot, 46 in 60 months, and 3 active; all three completed their first milestone cycle with 2035 next. See our Regatta page.
Vanderbilt Landings. Two buildings at 11116 and 11118 Gulf Shore Dr, built 1990, with a separate Boat Dock Club association. One closing in the last 12 months and eight in 60 months: January 12, 2026 at $900,000; March 20, 2025 at $960,000; July 25, 2024 at $500,000; April 2, 2024 at $975,000; February 16, 2024 at $1,000,000; September 1, 2022 at $1,100,000. See our Vanderbilt Landings page.
Barefoot Pelican. Sixty residences and 43 deeded boat slips on Vanderbilt Lagoon at 271 Southbay Dr, built 1984 to 1986, with gated covered parking and a heated pool per its association site, which also says January through March rentals are 30 days only. The county's zoning layer shows commercial intermediate C-3 at the sampled point, a rebuilding-rule difference worth a question. Seven closings in 60 months, none in the last 12: February 28, 2025 at $845,000; October 1, 2024 at $810,000; June 27, 2024 at $775,000; November 27, 2023 at $800,000; July 28, 2023 at $759,000; April 5, 2023 at $735,000. A dedicated Barefoot Pelican sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Vanderbilt Shores: The Seville and The Barcelona. Two condominiums under one association, 39 and 36 units at 10701 and 10691 Gulf Shore Dr, built 1981 and 1982. Sales: March 25, 2026 at $1,825,000; January 23, 2026 at $1,545,000; May 6, 2025 at $1,070,000; April 30, 2025 at $1,425,000; February 4, 2025 at $1,650,000; January 26, 2022 at $1,600,000; The Seville June 11, 2025 at $1,600,000, May 8, 2025 at $1,530,000 and May 10, 2023 at $2,100,000; The Barcelona March 31, 2026 at $2,150,000, April 15, 2024 at $2,080,000 and March 1, 2024 at $2,300,000. See our Vanderbilt Shores page.
Villas of Vanderbilt Beach. Twenty-six units at 9715 Gulf Shore Dr, built 1980. Sales: June 15, 2026 at $1,400,000; May 7, 2026 at $3,400,000; February 9, 2026 at $1,420,000; September 10, 2025 at $4,150,000; February 28, 2025 at $1,400,000; June 18, 2024 at $1,925,000. See our Villas of Vanderbilt Beach page.
Bayshores of Vanderbilt Beach and Gulfshores. Bayshores at 10475 Gulf Shore Dr and Gulfshores at 10525 appear to operate under one association. Its own FAQ page, updated January 1, 2025, says pets are prohibited and sets a 14-day minimum lease for Bayshores units and 30 days for Gulfshores units. Bayshores sales: May 11, 2026 at $1,732,000; March 31, 2026 at $1,800,000; March 2, 2026 at $1,160,000; November 14, 2025 at $1,050,000; May 15, 2025 at $1,549,000; May 14, 2025 at $1,800,000. Gulfshores sales: May 30, 2025 at $1,100,000; April 30, 2025 at $1,850,000; November 20, 2023 at $1,600,000; July 14, 2023 at $1,300,000. A dedicated Bayshores of Vanderbilt Beach sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Sea Chase. Thirty-one units at 9577 Gulf Shore Dr, certificate of occupancy January 1995, originally marketed as Palais Sur La Mer. Its association site publishes a rules document stating that guests and tenants may not keep pets, and posts its 2024 milestone inspection report and a wind mitigation report. Sales: September 5, 2025 at $2,450,000; August 28, 2025 at $1,955,000; May 7, 2025 at $1,350,000; December 22, 2021 at $1,860,000. That posting practice is what a prepared buyer asks every association for. A dedicated Sea Chase sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
The following buildings have fewer than ten closings in the last 60 months, so we list the sales rather than print a median. All data is the Southwest Florida MLS pulled October 7, 2026.
Four Vanderbilt Beach entries are not ordinary residences, and they are a different purchase. Vanderbilt Beach and Harbour Club (44 units, 1982) and Gulf Pointe (15 units, 1981) carry "interval ownership" in the county's condominium names and do not appear in DBPR's condominium extract; Kings Crown Condominium Motel (13 units, 1962) and Vanderbilt Beach Motel Condo First Addition (16 units, 1990) are motel condominiums. Their use and rental terms are not published, and they run on resort programs by design. We do not steer residential buyers toward them; if one interests you, the declaration and the estoppel certificate decide whether it is even a home.
The right Vanderbilt Beach building depends on four questions: whether you will rent the home, whether you keep a pet, whether you want a boat slip, and what you want to spend. Those answers point to different buildings, and the published rules we read in Vanderbilt Beach show how far apart the buildings are.
State law blocks Collier County from banning short stays, so the rules that matter are each building's own. The association sites we read show the spread: Barefoot Pelican says January through March rentals are 30 days only, Bayshores sets a 14-day minimum lease and Gulfshores a 30-day minimum, and Moraya Bay requires a written lease with a notice and board review period. Most other buildings do not publish a rental rule, so the declaration decides, as explained in Can You Rent Out a Vanderbilt Beach Home?.
Pet rules are written in each declaration. Bayshores' FAQ says pets are prohibited; Sea Chase's rules say guests and tenants may not keep pets; Moraya Bay's declaration lets owners keep a reasonable number of pets and does not extend that to guests or tenants. County beaches do not admit dogs either, as covered below. If a pet is part of your plan, make the pet section of the declaration the first document you read.
Boat access in Vanderbilt Beach comes in three forms. Barefoot Pelican has 43 deeded boat slips on Vanderbilt Lagoon. Vanderbilt Landings has a separate Boat Dock Club association, and Regatta has a Regatta Dock association. Conners canal homes carry their own docks, which are permitted lot by lot. In every case the question is who owns the slip or dock, who pays to maintain it, and whether it conveys with the unit, which only the documents answer.
The newest Vanderbilt Beach construction is the Ritz-Carlton Residences, Naples, followed by Moraya Bay (2009), The Vanderbilt (2005), The Vanderbilt Beachcomber (2003), Vanderbilt Lagoon Villas (2001) and the Regatta buildings (1999 and 2000). The older towers date to 1969 through 1973 (Vanderbilt Club, Vanderbilt Towers) and the large Gulf Shore Drive towers to 1980 and 1981. Age matters here because the county milestone cycle and the state reserve study rules apply to every building of three stories or more.
In the last 12 months 12 Vanderbilt Beach closings were under $500,000 and 37 were between $500,000 and $1,000,000. The buildings with a 12-month median under $1,000,000 were Vanderbilt Towers ($335,000), Gulf Breeze at Vanderbilt ($740,000) and Vanderbilt Surf Colony ($748,000), and the 60-month medians for Vanderbilt Bay ($925,000) and Monte Carlo Club ($935,000) sit just under it. Those buildings are mostly on Bluebill Avenue and the bay side. At that price the building's financial health matters more than the view, so we read the budget first.
A canal-home purchase is a different search: 439 lots in Conners Vanderbilt Beach Estates, a median MLS sale of $3,125,000 in the last 12 months, and 17 active listings at a $4,900,000 median list. See What Does a Conners Canal-Home Buyer Check Before Closing?
The Ritz-Carlton Residences, Naples is new construction at Vanderbilt Beach Road and Gulf Shore Drive with 128 residences, and on October 7, 2026 the Southwest Florida MLS showed six active and two pending listings in it, from $5,200,000 to $9,700,000. It is not yet on the county roll as condominium units.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026).
The developer's fact sheet describes 128 residences: two 12-story Tower Residences buildings of three to five bedrooms, two mid-rise Bay Residences buildings, one mid-rise Park Residences building, and an amenity deck called The Vanderbilt Club, set between the Gulf and Vanderbilt Lagoon. The Collier County Board of County Commissioners approved the zoning change 4 to 1 on March 1, 2021, after a plan that was reduced in height and units during the hearing, according to Gulfshore Business. Resident magazine reported the towers topped out in April 2025. The first recorded deeds and a certificate of occupancy are the documents that would confirm closings, and we did not find either on October 7, 2026.
Address | Status | List price | Bedrooms and baths | Living area |
|---|---|---|---|---|
125 One Naples Way #401 | Active | $8,350,000 | 4 plus den, 4 and 1 half | 4,900 sq ft |
125 One Naples Way #902 | Active | $8,100,000 | 3 plus den, 3 and 1 half | 4,093 sq ft |
115 One Naples Way #406 | Active | $7,900,000 | 3 plus den, 3 and 1 half | 4,093 sq ft |
125 One Naples Way #402 | Active | $6,950,000 | 3 plus den, 3 and 1 half | 4,093 sq ft |
179 Southbay Dr #607 | Active | $6,500,000 | 3 bed, 3 and 1 half | 3,057 sq ft |
179 Southbay Dr #603 | Active | $6,500,000 | 3 bed, 3 and 1 half | 3,057 sq ft |
115 One Naples Way #907 | Pending | $9,700,000 | 3 plus den, 3 and 1 half | 4,093 sq ft |
179 Southbay Dr #407 | Pending | $5,200,000 | 3 bed, 3 and 1 half | 3,057 sq ft |
A purchase from a developer is not a resale. The disclosure and deposit rules for a developer's first sale of a condominium unit are different from the resale rules in section 718.503, so have your closing attorney review the contract, the condominium documents and the escrow of your deposit. Ask for the assigned street address and unit identifier: the Collier County Public Schools address table returned no rows for "1 Naples Way" on October 7, 2026, while the neighboring addresses at 100 and 280 Vanderbilt Beach Rd zone to Sea Gate Elementary and Barron Collier High, so re-run the school zone lookup once the address is assigned. Also ask whether the Residences will be included in the Vanderbilt Waterways taxing unit: the Waterway taxing unit's April 2026 agenda backup records its October 2025 minutes with that question as an open action item.
A Conners canal-home buyer checks five things before closing: the lot's flood zone and elevation, the seawall and dock permits, the 1954 deed restrictions that govern the lot, whether a rebuild or addition triggers the county's 50 percent rule, and who maintains the canal. Conners Vanderbilt Beach Estates has 439 single-family parcels and no mandatory homeowners association.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 preliminary roll).
Conners Vanderbilt Beach Estates is the neighborhood's single-family grid: Units 1, 2 and 3 plus a replat of part of Unit 1, on streets such as Conners, Egret, Heron, Flamingo, Trade Winds, Oak, Lagoon, Channel, Seabreeze, Seabee, Bayview, Germain, Willet, Pine, Palm Court, Seagull and Bayside. The county roll shows homes built from 1952 to 2025, so rebuilds are ongoing. In the last 12 months the MLS counted 26 closings at a median of $3,125,000 ($1,024.08 per square foot, 133 median days on market, 91.84 percent sold-to-list), against 22 closings at $3,280,000 in the prior 12 months. Seventeen homes were active on October 7, 2026 at a median list of $4,900,000 with 6 pending, which is 7.8 months of supply. Among the public closings, 273 Trade Winds Ave sold for $7,300,000 on December 16, 2025 after 150 days, 414 Palm Ct for $6,500,000 on January 28, 2026 after 45 days, and 325 Oak Ave for $3,200,000 in 2 days on May 15, 2026. Our Conners page has the street-level view.
Conners was platted in Collier County Plat Book 3, with the Vanderbilt Beach Residents Association dating the platting from 1953 to 1959. The 1954 Deed of Restrictions for Blocks H through Q of Unit 2 limits use to one detached single-family dwelling of no more than two and one-half stories with a private garage for up to three cars, sets a minimum of 800 square feet per unit, creates an architectural control committee, caps projections into the canal areas at 20 feet, and runs for 20 years with automatic 10-year extensions unless a majority of owners records a change. Blocks M and N allow duplexes of at least 1,200 square feet. Those are the terms of that document for those blocks; Units 1 and 3 and the replat have their own recorded restrictions, so we pull the ones that apply to the specific lot from the Collier Clerk's official records.
The Vanderbilt Beach Residents Association is a voluntary civic nonprofit with no assessments and no authority over any home. Because Conners has no mandatory homeowners association that we found, the section 720.401 disclosure summary for mandatory-association communities does not apply to a Conners lot unless your title work shows one. A Conners buyer still receives the property tax disclosure summary under section 689.261, and the seller's duty to disclose known material defects applies. Condominium purchases follow chapter 718 instead, with the resale documents and sheet described in section 718.503. Your closing agent confirms which applies to your lot or unit.
At the street address points we queried, the Conners homes sit in Zone AE with a base flood elevation of 9 feet (343 Conners Ave and 418 Heron Ave) or 10 feet (240 Channel Dr), per FEMA's National Flood Hazard Layer and panel 12021C0189J, effective February 8, 2024. Street points are not building footprints, so an elevation certificate decides. Collier County's floodplain newsletter explains the 50 percent rule: if the cost of an improvement or of repairing damage equals or exceeds 50 percent of the building's market value before the work starts, the structure must be brought into compliance with current elevation requirements, and new machinery must be elevated to the base flood elevation plus one foot. A 2025 state bill, SB 180, addresses cumulative substantial-improvement lookback periods, so ask Collier Floodplain Management how it applies before you plan a renovation.
Conners canals reach the Gulf through Vanderbilt Lagoon, Water Turkey Bay and Wiggins Pass. The county's own Vanderbilt Waterways taxing unit staff report states that the Vanderbilt Beach canals are not within the scope of that unit's responsibility, even though many Vanderbilt Beach parcels pay its millage, so who maintains the canal behind a lot is a question to answer before you buy. Docks and setbacks are regulated lot by lot: the Collier Clerk's hearing notices show a March 2025 Hearing Examiner petition at 9990 Gulf Shore Dr to cut a riparian setback from 15 to 8 feet and extend a boat dock 30 feet beyond the 20-foot maximum protrusion, and a May 2025 petition at 424 Egret Ave to reduce a side setback from 7.5 to 3.25 feet. We did not find the outcomes. The buyer lesson is to verify the dock's permits, ask whether any variance was granted, and have a marine contractor inspect the seawall. Wiggins Pass is a shoaling pass the county dredges, and the Florida DEP inlet management plan records more than 677,000 cubic yards dredged between 1984 and 2016. No primary source we found publishes bridge clearance between the lagoon and the pass, so a boater should check the NOAA chart before buying for a specific vessel.
County zoning at the sampled Conners points is RSF-3, single-family. Gulf-front parcels along Gulf Shore Drive from about 9200 to 11200 show Coastal Construction Control Line permits in Florida DEP's database, which suggests that foundation work or additions there fall under the line; the DEP CCCL FAQ describes the special siting and design criteria and the state permit that apply seaward of it. Confirm the line against the parcel with DEP before you design anything. Also confirm county water and sewer service for the specific lot with Collier County Public Utilities.
In the first week of a Vanderbilt Beach contract, ask for seven things: the association budget and a current estoppel certificate, the milestone and reserve study status, the declaration's lease and pet sections, an elevation certificate or flood determination, a wind mitigation report, a flood insurance quote, and, for a canal home, the seawall and dock permit history.
Ask for the association's current budget and order the estoppel certificate on day one. Florida caps what an association may charge for it in section 718.116: up to $299 for a standard certificate on a current account, an additional $119 if expedited within 3 business days, and an additional $179 if the account is delinquent, valid for 30 days (35 if sent electronically) and refundable if the sale does not close. In Collier County the seller customarily pays for the estoppel, and the contract controls. Regatta can require more than one: each of its three condominium associations, plus the Commons and Dock associations where they apply.
Ask whether the building's milestone inspection is complete and what the county list shows, whether a structural integrity reserve study has been done, and how any repairs are being funded. The next section explains what the county and state publish and what only the association can give you.
Ask for the recorded declaration, rules and any amendments. Most Vanderbilt Beach buildings do not publish a lease minimum, a pet rule or a guest rule, and we state none that we have not read in a primary document. The declaration is in the Collier Clerk's official records and with the association.
Ask whether an elevation certificate exists for the building or lot. Collier County's Flood Info Hotline at (239) 252-2942 can say whether the county has one on file, and a flood determination is available from county staff. FEMA's map shows the zone at the street; the certificate shows the building.
Ask the seller for any wind mitigation report and the insurance declarations pages for the unit or home. Sea Chase's association, for example, posts a wind mitigation report on its own site. A unit owner's policy and the association's master policy do different jobs, covered in the insurance section below.
Ask your insurance agent for a flood quote before your inspection period ends. A federally backed mortgage on a property in a Special Flood Hazard Area requires flood insurance, and the county's newsletter notes a typical 30-day waiting period for new National Flood Insurance Program policies.
Ask for the seawall's age and inspection history, the dock's permits and any variance, and the lot's survey. These are the items most likely to cost money after closing.
Item | From whom | What it answers |
|---|---|---|
Budget, reserves schedule, current assessments | Association | What the building costs to own |
Estoppel certificate | Association manager | What is owed today; section 718.116 caps the fee |
Milestone and SIRS status | Association and the county map | Whether required inspections and studies are done |
Declaration, rules, amendments | Association or Collier Clerk | Leasing, pets, guests, use |
Elevation certificate | Seller, county hotline | Building-level flood elevation |
Wind mitigation report and declarations pages | Seller, association | Insurance inputs |
Flood quote | Your insurance agent | The real flood cost |
Seawall and dock permits | Seller, county | Canal-home risk |
School zone lookup for the exact address | Collier County Public Schools | Which schools serve the address |
Milestone inspections and structural integrity reserve studies decide much of what a Vanderbilt Beach condominium costs after you buy. Collier County's milestone list covers 49 of the 55 Vanderbilt Beach associations and plats, 63 buildings and 2,122 units, on a 25-year cycle for buildings within three miles of salt water.
Data updated: October 2026 (Collier County milestone inspection map and Florida DBPR SIRS database, both read October 7, 2026).
Section 553.899, Florida Statutes, requires a milestone inspection of condominium buildings of three habitable stories or more, with the first due by December 31 of the year the building reaches 30 years from its certificate of occupancy and every 10 years afterward. Collier County's milestone program uses 25 years for buildings within three miles of salt water, which includes every Vanderbilt Beach building on the county list. The association must give every owner the inspector's summary within 45 days of receiving it, and must post the report and summary on its website if it is required to have one. Repairs must begin within 365 days of the county receiving a phase two report.
On October 7, 2026 the county's public milestone map showed every older Vanderbilt Beach building as having completed its first cycle, with next inspections between 2032 and 2035. Vanderbilt Towers Units 1, 2 and 3, with certificates of occupancy in 1970 to 1972, completed theirs and show 2034. Four buildings are listed as Not Due: The Beach Tower at Moraya Bay (next 2034), Manatee Resort (2029), The Vanderbilt (2030) and The Vanderbilt Beachcomber (2028). Two rows are not clean: Vanderbilt Lagoon Villas at 9207 Vanderbilt Dr is listed as Delinquent, and the Gulf Pointe interval-ownership building at 9439 Gulf Shore Dr is listed as Phase 1. A milestone status is a compliance status, not a structural finding, so treat it as a question to ask, not a conclusion about the building. Not on the list are the Conners single-family parcels, Kings Crown Condominium Motel and Vanderbilt Cottages, which the county's exemption for low-rise buildings and the list itself suggest are below the three-story threshold; confirm with the county before you rely on that.
A residential condominium association must complete a structural integrity reserve study at least every 10 years for each building of three habitable stories or more, with a completion deadline of December 31, 2025 for existing associations, and report completion to DBPR. The DBPR SIRS database shows only the project name, association name, city and ZIP of submissions; it does not show the study date, reserve balance, funding level or findings. A search for the name "Vanderbilt" returned 15 Vanderbilt Beach associations across the two databases, including the three Regatta associations, Vanderbilt Landings, the three Vanderbilt Surf Colony sections, Vanderbilt Yacht and Racquet Club and Vanderbilt Beachcomber. Presence in the database does not tell you what a study found, and absence under a name does not prove a study is missing, because an association may have filed under another project name. The study covers eight categories, including roof, structural systems, plumbing, electrical, waterproofing and windows, and associations could not waive or reduce SIRS reserve funding for budgets adopted on or after December 31, 2024.
Request the milestone summary, the SIRS and the budget from the association. Then ask three questions: has any phase two work been required, how are repairs being paid for (reserves, a special assessment or a loan), and when was the reserve schedule last updated. Those answers move more Vanderbilt Beach purchase prices than the view does.
Owning in Vanderbilt Beach costs what the building's budget, the county's taxing units and your insurance add up to. We do not print an association dues figure for any building, because we have not read a current budget; the 2025 millage on a Vanderbilt Beach tax bill ran from 9.9708 to 10.2749 mills depending on the building.
Data updated: October 2026 (Collier County Resolution 2026-164 adopted September 17, 2026; Florida Department of Revenue 2025 final taxing authority list; Collier County Property Appraiser 2026 preliminary roll).
A Vanderbilt Beach owner can answer to several boards. Every condominium has its own association. Regatta adds a Commons association and a Dock association; Vanderbilt Landings has a separate Boat Dock Club; the Surf Colony sections share pool and recreation associations; Barefoot Pelican's 43 boat slips are deeded. Assessments, reserves and any special assessments are set by those boards and are not published in a place we can cite, so the route is the budget and the estoppel certificate. One layer you do not pay for is a master association, because Vanderbilt Beach has none.
One mill is $1 of tax per $1,000 of taxable value. The Florida Department of Revenue's final 2025 taxing authority list for Collier County puts these authorities on a Vanderbilt Beach bill:
Authority | 2025 mills | Notes |
|---|---|---|
Collier County General Fund | 3.0107 | countywide |
School Board, state required local effort | 2.0010 | |
School Board, local | 2.2480 | |
North Collier Fire Control and Rescue District (North Naples area) | 1.0000 | fire and EMS |
Unincorporated General Fund MSTD | 0.6844 | |
Vanderbilt Beach Beautification MSTU | 0.4650 | adopted FY2026-27 rate also 0.4650 |
Vanderbilt Waterways MSTU | 0.3000 | not every building |
Conservation Collier | 0.2096 | FY2026-27 adopted 0.1772 |
Collier Mosquito Control District | 0.1349 | |
Big Cypress Basin | 0.0978 | |
South Florida Water Management District | 0.0948 | |
Water Pollution Control | 0.0246 | |
Naples Park Drainage MSTU | 0.0041 | Conners Units 2 and 3 area only |
The composite 2025 rate depends on the building's millage area. The Gulf-front group in millage area 164 (including Vanderbilt Gulfside, Moraya Bay, Bayshores, Vanderbilt Shores, The Beachmoor, Sea Chase, Seawatch, The Mansions, The Admiralty, The Sandcastle and Phoenician Sands) is not in the Waterways unit and totals 9.9708 mills. The Bluebill Avenue towers, Landings, Barefoot Pelican, Regatta I and II, Baypoint, Monte Carlo Club and Conners Unit 1 are in the Waterways unit at 10.2708 mills. Conners Units 2 and 3, Regatta III, Chateau Vanderbilt and Vanderbilt Lagoon Villas add the Naples Park drainage line for 10.2749 mills. Vanderbilt Cottages, a two-unit condominium outside both the beautification and the Waterways units, carries a lower composite. The county's 2026 preliminary file shows composites of 9.8670, 10.1670 and 10.1711, which still carry the 2025 Conservation Collier rate; the Board of County Commissioners adopted the lower 0.1772 on September 17, 2026, and the school and mosquito components for 2026 were not read. Source: the Florida Department of Revenue 2025 Collier list.
Florida law requires the property tax disclosure summary, which warns a buyer not to rely on the seller's current taxes because a change of ownership or improvements triggers reassessment. In Collier County, per the Collier County Tax Collector, taxes are paid in arrears and prorated at closing, with the seller crediting the buyer for the seller's days of ownership. If the home will be your permanent residence, file for homestead with the property appraiser after closing.
The Vanderbilt Beach Beautification MSTU levied $1,970,930 at 0.4650 mill for FY2026-27, and its August 2026 budget lists projects including the Vanderbilt Drive Greenway path, Gulf Shore Drive sidewalks and a Delnor-Wiggins entrance reconfiguration, per the county agenda backup. The Waterways MSTU levied $630,047 at 0.3000 mill and maintains the marked channel from the Vanderbilt Channel Bridge north to Wiggins Pass, not the residential canals.
Water and sewer come from Collier County Public Utilities, whose accounts are set up in the owner's name, and a new water and sewer rate resolution took effect October 1, 2026, per the county's utility billing page. The county's residential collection page describes curbside household waste twice a week and recycling once a week; many condominiums arrange private hauling through the association, so ask. Confirm the electric provider for the address; Florida Power and Light is the usual provider on this coast.
Buyer closing costs in Collier County start with a custom Vanderbilt Beach buyers should know: the buyer customarily pays the owner's title policy and chooses the closing agent, and the contract controls. Florida sets the title premium by rule, and the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of price.
Florida promulgates the owner's title premium, so every title company charges the same rate for the same coverage. The schedule is $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with lower per-$1,000 rates in higher tiers, including $2.50 per $1,000 from $1,000,000 to $5,000,000, under Florida Administrative Code Rule 69O-186.003. That matters here because the 12-month Vanderbilt Beach median of $1,180,000 is above the $1,000,000 mark, so a typical purchase crosses into the lower-rate tier, and many Gulf-front purchases are far above it. In Collier County the buyer customarily pays the owner's policy, which makes the title premium a buyer cost; in Lee County, the seller does. Customs are not law, so the contract controls.
Line item | Customarily paid by in Collier County |
|---|---|
Deed documentary stamp tax, $0.70 per $100 | Seller |
Owner's title insurance policy | Buyer |
Title search and examination | Follows whoever pays the owner's policy |
Lender's title policy, if you finance | Buyer |
Settlement or closing fee | Negotiable, often the party that selects the closing agent |
Municipal lien search | Seller |
Condominium or association estoppel certificate | Seller |
Recording fee for the deed | Buyer |
Documentary stamps and intangible tax on a new mortgage | Buyer |
Property tax proration | Seller credits buyer for the seller's days |
Sources: the Florida Department of Revenue's documentary stamp tax page, the Collier Clerk of Courts' guidance on recordable documents and the Collier County Tax Collector's property tax page.
If you finance, the mortgage carries documentary stamp tax of $0.35 per $100 on the note and a nonrecurring intangible tax of $0.002 (2 mills) per $1 of the mortgage, per the Florida Department of Revenue's documentary stamp and nonrecurring intangible tax pages. Statutory recording fees under section 28.24 are $10.00 for the first page and $8.50 for each additional page, so a typical deed records for roughly $18.50 to $35.50.
Settlement or closing fees commonly run $500 to $1,500 and title search and lien search fees commonly run $150 to $500 combined; these vary by title company and are not set by the state. Inspections, a survey for a canal home and your lender's own charges are separate. Ask the title company for a written estimate when you are under contract, not at closing.
Property taxes are paid in arrears, so the seller credits the buyer at closing for the seller's share of the year, using the prior year's bill if the current bill has not been issued. Ask the association whether it charges a capital contribution, transfer fee or move-in deposit when a unit changes hands; the Vanderbilt Beach association sources we read do not publish such charges, so the declaration and the estoppel certificate are where it would appear.
Buyer representation at Vanderbilt Beach works under the National Association of REALTORS settlement practice changes that took effect August 17, 2024: a written agreement with your buyer's agent before touring a home, with the agent's compensation stated, conspicuous and negotiable, and no offers of buyer-broker compensation on the MLS.
Before we tour a Vanderbilt Beach home with you, we sign a written buyer representation agreement that states our compensation as a specific amount or rate and states that broker compensation is fully negotiable and not set by law, as NAR requires. Ask any agent to show you theirs before the first showing.
A seller may still offer to pay or contribute toward your agent's compensation, but that offer must now be made off the MLS, and sellers can still offer buyer concessions such as help with closing costs on the MLS. NAR's guidance for buyers and sellers and its settlement FAQs describe the rules; the summary of 2024 MLS changes lists the MLS side.
Vanderbilt Beach listings range from $219,000 to $20,800,000, so the compensation conversation looks different for a $335,000 Bluebill Avenue unit than for a Conners estate. We settle it in writing up front, tell you what the listing side is offering, and build the cost into the offer strategy rather than leaving it for closing day.
Financing a Vanderbilt Beach purchase involves the same steps as any Florida mortgage plus one that is specific to condominiums: a lender, not an agent, decides whether a building is eligible for the loan you want. Get pre-approved before you tour, and give your lender the building's name early so the project review does not stall your contract.
A lender's condominium review looks at the building and its association as well as at you. Ask your lender, before you write an offer, what its condominium project requirements are and which documents it will want from the association. Then give us the building name and we pull the budget, the milestone and SIRS status and the insurance declarations so the lender's questions are answered early. We do not state financing rules for particular buildings, because they belong to the lender and change.
A federally backed mortgage on a property in a Special Flood Hazard Area requires flood insurance, per Collier County's floodplain newsletter. The sampled Vanderbilt Beach street addresses are in Zone AE, which is a Special Flood Hazard Area, so a financed purchase there should assume a flood policy and a flood quote before the inspection period ends.
Many Vanderbilt Beach purchases close with cash, and a cash offer saves the mortgage taxes above, the lender's title policy and the project review. A cash buyer still needs the same documents, because the building's reserves, assessments and insurance cost the same whether or not you finance. Ask us for the sale-to-list picture for the specific building before you decide what to offer.
Mortgage rates move weekly. Freddie Mac's Primary Mortgage Market Survey publishes the current national average, and your lender's quote is the number that matters. We do not print a rate on this page because it would be stale before you read it.
FEMA's effective countywide map, panel 12021C0189J effective February 8, 2024, puts every Vanderbilt Beach street address we queried in Zone AE with a base flood elevation of 9 or 10 feet, and a Zone VE strip with elevations of 11 to 15 feet toward the Gulf. The zone at the street is not the zone at the building.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 7, 2026).
We geocoded eleven Vanderbilt Beach street addresses and queried FEMA's National Flood Hazard Layer at each point. The geocoder returns an interpolated point on the street centerline, which sits on the landward side of Gulf Shore Drive, so these readings describe the street, not the building footprint.
Street address | Area | FEMA zone | Base flood elevation |
|---|---|---|---|
10951 Gulf Shore Dr | Gulf Shore Drive | AE | 10 ft |
11125 Gulf Shore Dr | Gulf Shore Drive (Moraya Bay) | AE | 10 ft |
10475 Gulf Shore Dr | Gulf Shore Drive | AE | 10 ft |
9500 Gulf Shore Dr | Gulf Shore Drive | AE | 10 ft |
9235 Gulf Shore Dr | Gulf Shore Drive (The Vanderbilt) | AE | 10 ft |
5 Bluebill Ave | Bluebill Avenue | AE | 10 ft |
400 Flagship Dr | Regatta | AE | 10 ft |
271 Southbay Dr | Southbay Drive | AE | 10 ft |
240 Channel Dr | Conners | AE | 10 ft |
343 Conners Ave | Conners | AE | 9 ft |
418 Heron Ave | Conners | AE | 9 ft |
Probe points offset toward the Gulf from the street found Zone VE with base flood elevations of 11 to 15 feet, including at the Gulf side of 9235 and 10951 Gulf Shore Dr. Zone VE applies seaward of many Gulf-front buildings, so we do not write that every Gulf-front tower is in VE or that none is. The right answer for a specific unit is the building's elevation certificate and the county's flood determination.
Collier County's Flood Info Hotline at (239) 252-2942 and [email protected] can say whether the county holds an elevation certificate for an address. The county participates in the National Flood Insurance Program's Community Rating System and holds a Class 5 rating, which gives eligible policies a 25 percent premium discount, per its 2026 flood protection newsletter. The newsletter also names the Special Flood Hazard Area and the 50 percent rule discussed in the Conners section.
Hurricanes Ian in 2022 and Helene in 2024 both reached Vanderbilt Beach, and the primary reports describe the surge, the wind and the sand moved onto Gulf Shore Drive. For a buyer the useful questions are the building's storm history, its master insurance policy and the flood and wind coverage you will carry yourself.
The National Hurricane Center's Ian report found maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with sensors measuring more than 9 feet above mean higher high water from San Carlos Island south through Delnor-Wiggins State Park, the north neighbor of Vanderbilt Beach. The report does not name Vanderbilt Beach in its surge section, so we attribute the range to North Naples, not to a Vanderbilt Beach reading. The National Weather Service's Ian summary records a Kalea Bay station at Vanderbilt Beach with a 66 mph sustained wind and a 106 mph gust, and a preliminary Collier County damage estimate of $2.2 billion, of which $948 million was in unincorporated Collier.
The National Weather Service's Helene impact narrative says storm surge overtopped dunes at Naples-area beaches, with sand piled a few feet deep along Gordon Drive in Naples and Gulf Shore Drive in Vanderbilt Beach, and water entering several structures along the Intracoastal Waterway in Vanderbilt Beach. That includes the lagoon and canal side, the part of the neighborhood where Conners homes sit. We did not find a primary post-storm report for Hurricane Milton for Vanderbilt Beach, so we ask each seller and association about any storm damage, repairs and claims.
Collier County's renourishment release describes a 2.9-mile project from reference monument R-22+300, near the Bluebill Avenue beach access, to R-37+000 on the Vanderbilt and Pelican Bay beaches, at about $7.5 million, with the Board authorizing $5.5 million of tourist development tax for the Vanderbilt portion because Vanderbilt Beach is public under County Ordinance 2018-31. The county's December 2025 update puts the total at 216,000 tons of sand trucked in from late October 2025, with work continuing into January 2026. Beachfront owners may be asked for temporary renourishment easements, which is a question for a Gulf-front condominium board.
We do not publish premiums, because none comes from an official source we can cite. Ask your agent to price four things separately: the association's master policy (ask the association for its wind and flood declarations pages), your unit owner's policy for what the master does not cover, a wind mitigation report on the home or unit, and flood coverage, which most homeowner policies exclude. Flood policies through the National Flood Insurance Program typically carry a 30-day waiting period, and Citizens Property Insurance has been phasing in flood coverage requirements, so ask your agent which apply to you.
Vanderbilt Beach Park at 100 Vanderbilt Beach Road is a Collier County beach park open from 8 a.m. to sunset, with a dedicated parking garage, restrooms, foot showers and chair and cabana rentals. Collier County residents, including part-time owners, can get a free beach parking permit; visitors without one pay $10 per day.
The county's Vanderbilt Beach Park page lists the park at 100 Vanderbilt Beach Road, Naples 34108, open 8 a.m. to sunset, with a dedicated parking garage and on-street parking, and says parking can be best secured before 10 a.m. from January through March. Amenities listed include restrooms, foot showers, bike racks and a life jacket loaner program. How far a building is from the park, and whether it has its own beach access, is a real difference between Vanderbilt Beach buildings, so walk it before you buy. Our Naples beach parking guide compares the county's other beach lots.
The county's mobile pay to park sheet, dated September 16, 2026, sets a flat $10 per day at Vanderbilt Beach Park, Bluebill Beach Access, Conner Park Beach and other county beach parks, paid by text or QR code with no app. Collier residents are eligible for a free beach parking permit on proof of residency. A part-time resident property owner can use a driver's license from any state, a valid vehicle registration or rental agreement, and a current Collier tax bill or a warranty deed dated within three months of closing, all showing the owner's name. For a snowbird buyer that is a concrete benefit of owning: bring the deed.
Conner Park Beach has 158 spaces, a butterfly garden and a 0.75-mile trail, with $10 Pay to Park and no dogs. Bluebill Beach Access at Bluebill Avenue and Gulf Shore Drive is drop-off only, with bike racks, foot showers and restrooms. Florida State Parks says the county's Paradise Beach Trolley runs from the Conner Park lot on Bluebill Avenue to the Delnor-Wiggins Pass State Park entrance.
The county page says the park concession rents chairs and cabanas; whether it sells food is described differently by the county and by the tourism bureau, so confirm on site. Dogs are not permitted at Vanderbilt Beach Park, Conner Park or Bluebill, and county ordinance 89-11 prohibits glass containers on the beach. The county's sea turtle program inspects beaches daily and treats any light source that creates a visible shadow on the beach as a violation, which affects Gulf-front buildings and owners.
Vanderbilt Beach is public under County Ordinance 2018-31, and the Board of County Commissioners relied on that ordinance when it authorized tourist tax funding for renourishment. The Board also approved the private Paraiso Beach Club at 10025 Gulf Shore Drive on October 14, 2025 with a condition that a 15-foot sandy strip from the high-water line stay open for public walking, per Naples Press. Resorts and condominiums put out furniture in front of their buildings, but the county's customary-use ordinance and the Board's statements treat the beach as open to the public, so a buyer who expects exclusive use of the sand in front of a building should ask what the association's documents actually say.
Collier County Pollution Control publishes red tide sampling. Its page dated September 30, 2026 listed the Vanderbilt Beach sample of September 28, 2026 as Not Present. The Florida Department of Health's Healthy Beaches program grades enterococci bacteria as Good at 0 to 35, Moderate at 36 to 70 and Poor at 71 or more per 100 mL. These change by the week, so check them before you rely on a day.
Delnor-Wiggins Pass State Park, just north, is open 8 a.m. to sundown every day, with entry of $6.00 per vehicle (up to eight people), $4.00 for a single occupant and $2.00 for pedestrians and cyclists, per Florida State Parks. It has no lifeguards, swimming is allowed only from the southern boundary to the double red flags at the north end of parking area four because of currents and riptides in Wiggins Pass, and pets are allowed on the paved areas but not on the beach, per its amenities page.
Daily life at Vanderbilt Beach is a beach park, a resort, a boat channel and a short drive to Mercato, Waterside Shops and the hospitals on Creekside and Health Park. You can walk to restaurants and the park from several buildings, but groceries, schools and medical care are a drive away.
A Conners or lagoon-side boater leaves through Vanderbilt Lagoon, Water Turkey Bay and Wiggins Pass, which connects the Gulf with the Cocohatchee River and the bay channels, per the DEP plan above. The nearest public ramp is Cocohatchee River Park on Vanderbilt Drive, with four launch lanes and a ZIP of 34110, not 34108. The county's boat ramp permit page lists a daily motorized launch at $10 and annual resident motorized vessel permits at $100 plus tax. Vessels within 500 feet of shore must idle under the county's beach ordinance.
The Ritz-Carlton, Naples at 280 Vanderbilt Beach Road opened in 1985 and reopened on July 6, 2023 after Hurricane Ian. Its own dining page lists on-property restaurants including Nolita, Sofra, DUSK, The Grill, Gumbo Limbo, MOKA and a seasonal Sand Bar. The Paradise Coast tourism bureau also names The Turtle Club at Vanderbilt Beach Resort and BALEEN at LaPlaya, and says restaurants and convenience stores are within walking distance of the park. Hours and closures change, and some resort outlets close seasonally, so check before you plan a visit.
By drive, Mercato is 1.7 miles and about 4 minutes from the Vanderbilt Beach Road and Gulf Shore Drive intersection, Waterside Shops 4.0 miles and about 8 minutes, and Coconut Point in Estero 12.0 miles and about 21 minutes, per the drive-time table below. Pelican Bay is about 2.9 miles away and Kalea Bay, Pelican Isle and Beachwalk are north and inland neighbors with their own pages.
Whether you can rent out a Vanderbilt Beach home depends first on the building, not the county. Florida law bars Collier County from limiting how long or how often a vacation rental is rented, but each condominium's declaration can set minimums, approvals or caps, and rental registration and tourist tax apply regardless.
Section 509.032(7)(b), Florida Statutes, says a local law may not prohibit vacation rentals or regulate their duration or frequency, except for rules adopted on or before June 1, 2011. So Collier cannot set a minimum stay or a night cap, though it can and does require registration.
Collier County Ordinance 2021-45, effective January 3, 2022, requires owners of vacation rentals in unincorporated Collier to register before renting. Per the county's registration page, registration is triggered when a property is rented in stays of under 30 consecutive days more than three times in a calendar year, and requires a DBPR license where one is needed, a county application, a Tourist Development Tax account, a designated responsible party reachable around the clock and the registration number in every advertisement. A failure to register can be fined up to $500 per violation per day. The ordinance applies to unincorporated Collier, which includes Vanderbilt Beach.
The Collier Tax Collector says owners must collect the 5 percent Tourist Development Tax on stays of six months or less. A referendum on November 3, 2026 would add one percent for a total of 6 percent, and county material says a yes vote would start the higher rate on January 1, 2027, per the county's public information release. The result was not known on October 7, 2026.
The building rules we read in primary documents are the examples above: Barefoot Pelican's January through March 30-day rule, Bayshores' 14-day and Gulfshores' 30-day minimums, and Moraya Bay's written-lease requirement. Gulf-front buildings sit in the county's Residential Tourist district, which is consistent with transient use in many of them, but zoning is not the declaration. Interval-ownership and motel condominiums run resort programs by design. For every other building, the recorded declaration and the association's rules decide, and we read them with you before you waive your inspection period.
School zoning in Vanderbilt Beach is set by address, not by neighborhood name: Conners, the Gulf Shore Drive condominiums, Regatta and Southbay zone to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High, while the Bluebill towers zone to North Naples Middle and the south side of Vanderbilt Beach Road zones to Sea Gate Elementary and Barron Collier High.
Address or area | Elementary | Middle | High |
|---|---|---|---|
Conners streets, Gulf Shore Dr condominiums, Regatta, Southbay Dr | Naples Park Elementary | Pine Ridge Middle | Aubrey Rogers High |
Bluebill Avenue towers | Naples Park Elementary | North Naples Middle | Aubrey Rogers High |
100 and 280 Vanderbilt Beach Rd, 910 Vanderbilt Beach Rd | Sea Gate Elementary | Pine Ridge Middle | Barron Collier High |
Those are the 2027 zones returned by the Collier County Public Schools zone lookup on October 7, 2026, with no rezoning flagged at any queried address. Zones can be redrawn, so enter the exact address before you rely on one. The zoned schools are Naples Park Elementary (685 111th Ave N), Pine Ridge Middle (1515 Pine Ridge Rd), North Naples Middle (16165 Learning Ln), Aubrey Rogers High (15100 Patriot Pl), Sea Gate Elementary (650 Seagate Dr) and Barron Collier High (5600 Cougar Dr). Private options with their own sites include Seacrest Country Day School, The Community School of Naples, Saint Ann Catholic School and St. Elizabeth Seton Catholic School.
Facility | Address | Drive from Vanderbilt Beach Rd and Gulf Shore Dr |
|---|---|---|
11190 Health Park Blvd | about 3.7 miles, about 8 minutes | |
1285 Creekside Blvd | about 3.9 miles, about 8 minutes | |
350 7th St N | about 8.4 miles, about 16 minutes | |
Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd | about 8.2 miles, about 17 minutes |
We found no freestanding emergency room inside the neighborhood.
Times are free-flow estimates from a public routing engine, equivalent to an off-peak drive, from the Vanderbilt Beach Road and Gulf Shore Drive intersection. Winter weekdays and beach days run slower, often by a wide margin on US 41, Vanderbilt Beach Road and Immokalee Road. The result comes from one routing engine and was not cross-checked.
Destination | Distance | Free-flow time |
|---|---|---|
Mercato | 1.7 mi | about 4 min |
Pelican Bay | 2.9 mi | about 6 min |
Waterside Shops | 4.0 mi | about 8 min |
Downtown Naples, Fifth Avenue South | 9.4 mi | about 18 min |
Naples Municipal Airport | 9.9 mi | about 19 min |
I-75 Exit 111, Immokalee Rd | 6.7 mi | about 13 min |
I-75 Exit 107, Pine Ridge Rd | 10.3 mi | about 17 min |
Bonita Beach Park | 9.5 mi | about 17 min |
Coconut Point, Estero | 12.0 mi | about 21 min |
Southwest Florida International Airport | 29.3 mi | about 42 min |
The nearest I-75 interchanges are Exit 111 at Immokalee Road and Exit 107 at Pine Ridge Road; the Exit 107 reading is an approximate ramp-node snap.
Several projects are changing Vanderbilt Beach: the Ritz-Carlton Residences, Naples is moving toward occupancy, the Paraiso Beach Club broke ground in July 2026, the beautification taxing unit is building sidewalks and a greenway, and the Vanderbilt Beach Road extension opened inland in June 2026. Each affects a buyer differently.
The Ritz-Carlton Residences, Naples is covered in its own section above. The Paraiso Beach Club at 10025 Gulf Shore Drive is a private, members-only club on about 1.35 acres, rezoned from RSF-3 to Residential Tourist and given a conditional use by the Board of County Commissioners on October 14, 2025 (petitions PL20240007340 and PL20240009700), per the county's agenda. Naples Press reported a July 15, 2026 groundbreaking, no on-site parking except special needs, shuttle service and completion expected in the fourth quarter of 2027. Neighboring owners should expect construction activity and, later, shuttle traffic.
The Beautification MSTU's August 2026 budget lists the Vanderbilt Drive Greenway multi-use path, a Gulf Shore Drive sidewalk on the west side from 10701 to 9485 Gulf Shore Drive, and a study of a pathway along Gulf Shore Drive east toward LaPlaya, with an FY27 line for Gulf Shore Drive East design and construction. See the agenda backup and the county's advisory committee notice.
The county's release says Phase One, from Collier Boulevard to 16th Street NE, opened to traffic on June 12, 2026. It is miles inland and does not touch Gulf Shore Drive; its effect is on east-west access from the Golden Gate Estates side. Phase Two, from 16th Street NE to Everglades Boulevard, is in final design, with construction possibly starting in early 2027.
Vanderbilt Beach, Pelican Bay, Park Shore and Naples Park differ most in structure. Vanderbilt Beach has no master association and a public county beach park, Pelican Bay has its own services structure and a beach the county describes as not public, and Naples Park is an inland single-family grid. Compare structure first, then price each building or street.
We compare on structure here because each neighborhood's prices come from its own building or street sales, which are on its own page.
Factor | Vanderbilt Beach | Pelican Bay | Park Shore | Naples Park |
|---|---|---|---|---|
Governance | Unincorporated Collier County, no master association, about 50 condominium boards plus a voluntary civic association | Pelican Bay has a county services division that funds its beach renourishment; see our Pelican Bay page for its association structure | See our Park Shore page for its association structure | See our Naples Park page |
Beach | Public beach under County Ordinance 2018-31, with a county park and parking garage at 100 Vanderbilt Beach Rd | The county's renourishment release describes the Pelican Bay beach as not public | See its page | Inland, a drive to the sand |
Housing mix | Gulf-front and bay-side condominium towers, the Ritz-Carlton Residences and 439 canal-front single-family lots | See its page | See its page | Single-family grid across Vanderbilt Drive |
Drive from the Vanderbilt Beach Rd and Gulf Shore Dr intersection | Starting point | about 2.9 miles, about 6 minutes | See the page for its location | See the page for its location |
Choose Vanderbilt Beach if you want direct beach or canal access, are comfortable reading a separate set of documents for each building, and want a public beach with a county park at the end of the street. Consider a community with a master structure if you want one budget and one set of rules for the whole neighborhood. Consider an inland grid such as Naples Park if beach proximity matters more than beach frontage. If you are torn, call Marc at (239) 287-5873 and we will line up the trade-offs against your budget.
Vanderbilt Beach is the right place if you want a Gulf or canal address in North Naples and will accept building-by-building due diligence, a flood-zone and insurance conversation, and seasonal beach traffic. It is the wrong place if you want a single master association, a guaranteed low carrying cost or a flat purchase process.
We find you the right Vanderbilt Beach home by choosing the building before the unit, tracking new listings and sales in each building, and telling you when a home that fits your plans is about to come to market. We start from the documents and the map, not from the photographs.
We start with how you plan to use the home and match it to a short list of buildings or streets: rental or no rental, pets, boat, walkability to the park, budget. The decision sections above give the facts we use. Then we pull each building's sales, its milestone status and its published rules before we schedule a showing.
Vanderbilt Beach resale inventory changes with the season and with each building's assessments and inspections, so we follow the 66 active listings and 13 pending sales, building by building, and talk to listing agents and building managers about homes that may come to market. When a Vanderbilt Beach owner or a listing agent tells us a home may be available before it is widely marketed, we tell you.
On a tour we look at floor and stack, view orientation, noise from Gulf Shore Drive, the condition of common areas and how the building handled the last few storms. For canal homes we look at the seawall, dock, lot elevation and roof. We write down what we saw so that you can compare homes a week later.
Tell Marc which buildings, streets or price bands to follow, and we set up alerts so you see new Vanderbilt Beach listings and price changes quickly. Call (239) 287-5873 or use the consultation request in Get Your Personalized Vanderbilt Beach Buyer Consultation. For the live list, search current listings on the team's home search site, DomainRealtyGroup.com, linked in the footer block below.
We negotiate for you in Vanderbilt Beach with the building's own sales, the listing's price history, the cost of ownership and the contract calendar on the table together. The neighborhood's median 93.62 percent sold-to-list ratio and 6.9 months of supply give a prepared buyer room, but only if the offer rests on documents.
We compare a listing to the building's own closings in the master table above, not to a neighborhood number, and we pull the listing's full price history because the sold-to-list ratio is measured against the final list price. Canal homes closed at a median 91.84 percent and condominiums at 94.24 percent, so the right opening position differs by product.
A building with a pending phase two milestone repair, a thin reserve schedule or an expensive master policy changes what a unit is worth to you. We use the estoppel, the budget, the milestone and SIRS status, the flood and wind quotes, and the inspection report to ask for price adjustments, repairs or credits, and we tell you plainly when a document is a reason to walk away.
Florida contracts run on deadlines. As Top 1% Real Estate Agents Nationally Since 2008, we map your inspection period, financing and association document deadlines against the estoppel certificate's 30-day validity and the closing date, and we keep your deposit's escrow and the contract's terms in front of you. The purchase contract, not local custom, controls who pays what.
We will not tell you a Vanderbilt Beach building is safe, certain to appreciate or free of assessments, because the public record cannot support that. We will tell you what the record shows, what it does not show and where to look.
A personalized Vanderbilt Beach buyer consultation maps your plans onto a short list of buildings or streets, shows the sales and the documents behind each, and sets the timeline from pre-approval to closing. It is free, it starts with your plans, and you can begin by calling Marc at (239) 287-5873 or by using the consultation request on this page.
If you're searching for "the best buyer's agent in Vanderbilt Beach, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Vanderbilt Beach, Pelican Bay, Park Shore, Naples Park, Kalea Bay, Bonita Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Start with the buyer-consultation request on this page, our buyer process, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072.
Selling a current home to buy at Vanderbilt Beach is two transactions on one calendar, and the order matters. As Top 1% Real Estate Agents Nationally Since 2008, we coordinate both sides so that the sale of your current home and the purchase here line up, whether you own in Vanderbilt Beach already or elsewhere in Southwest Florida.
If you own in Vanderbilt Beach, our Vanderbilt Beach seller page explains how we price and market a building or a canal home, and our free Vanderbilt Beach home valuation starts the sale side. Call Jesse direct at (239) 898-6072. On the buy side, call Marc at (239) 287-5873. In Collier County the buyer customarily pays the owner's title policy and the seller customarily pays the deed documentary stamp tax and the estoppel fee, so the same transaction looks different from each seat, and we make sure you understand both.
McGreevy and Comisar is a team of Vanderbilt Beach buyer's agents who read the building documents, the flood map and the county's milestone list before the first showing, and who lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, or read more about McGreevy and Comisar.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar is a top-reviewed Vanderbilt Beach realtor on their Google Business Profile.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Vanderbilt Beach buyers ask most, drawn from Google's People Also Ask and autosuggest data and from the questions we answer in showings. Each answer is consistent with the sections above, and each source is one click away in the sections above and in the numbered list at the foot of this page.
Vanderbilt Beach is a beachfront neighborhood of North Naples in unincorporated Collier County, Florida, ZIP 34108, along Gulf Shore Drive from Vanderbilt Beach Road north toward Wiggins Pass. Vanderbilt Beach Park is at 100 Vanderbilt Beach Road and the Ritz-Carlton, Naples is at 280 Vanderbilt Beach Road. It is not Vanderbilt Country Club or Vanderbilt Lakes in east Naples.
Vanderbilt Beach is part of Naples by mailing address only. It is unincorporated Collier County, with no city government: the county's 2026 preliminary tax files show zero municipal millage on every Vanderbilt Beach parcel, and all 55 associations and plats fall in Commissioner District 2. Services come from the county and special districts, not a city.
Yes. Vanderbilt Beach Park is a Collier County beach park open 8 a.m. to sunset, and the beach is public under County Ordinance 2018-31. The county relied on that ordinance when it funded renourishment with tourist tax dollars. Resorts and condominiums put out furniture, but a buyer who expects exclusive sand in front of a building should read the association's documents.
Visitors without a Collier County resident beach parking permit pay a flat $10 per day at Vanderbilt Beach Park and other county beach parks, paid by text or QR code, per the county's September 16, 2026 sheet. Collier residents get a free permit with proof of residency, and part-time owners can qualify with a Collier tax bill or a warranty deed dated within three months of closing.
Yes. The county page for Vanderbilt Beach Park lists restrooms and foot showers near the park, plus bike racks and a life jacket loaner program. Bluebill Beach Access has restrooms and foot showers too but is drop-off only for parking. Delnor-Wiggins Pass State Park, just north, has portable restrooms at each parking area and no running water.
Yes. The county says the Vanderbilt Beach Park concession rents chairs and cabanas, and the Paradise Coast tourism bureau says resorts along the public access points may offer chairs and umbrellas. The county and the tourism bureau describe food sales differently, so confirm on site. Sea turtle season rules affect furniture left on the sand overnight.
No for the beach. Vanderbilt Beach Park, Conner Park and Bluebill Beach Access all state that dogs are not permitted, and Delnor-Wiggins Pass State Park allows pets on its paved areas but not on the beach, on a 6-foot leash. Pet rules inside buildings differ: Bayshores prohibits pets, and Moraya Bay allows owners a reasonable number but not guests or tenants.
Collier County Pollution Control publishes red tide sampling by beach, and its page dated September 30, 2026 listed the September 28 Vanderbilt Beach sample as Not Present. The Florida Department of Health's Healthy Beaches program posts bacteria results on a Good, Moderate or Poor scale. Both change by the week, so check them on the day you plan to go.
The Southwest Florida MLS recorded 114 Vanderbilt Beach closings in the last 12 months at a median of $1,180,000, ranging from $150,000 to $22,050,000. Condominiums closed at a median of $950,000 and canal homes at $3,125,000. Because the mix is so wide, price by building: the master table above gives each building's closings and median.
Condominiums closed 88 times in the last 12 months at a median of $950,000, from $150,000 to $12,600,000, with 49 active listings at a median list of $1,249,000. By building, the 12-month median was $335,000 at Vanderbilt Towers, $740,000 at Gulf Breeze, $748,000 at Surf Colony and $1,260,000 at Regatta; Moraya Bay's 60-month median is $6,450,000.
In the last 12 months we tracked 114 Vanderbilt Beach closings in the Southwest Florida MLS, up from 79 in the prior 12 months. Eighty-eight were condominiums and 26 were single-family homes, and 3 were Sold Data Entry closings. The county roll counts 2,577 residential parcels, so only a small share of homes trades in a given year.
The median Vanderbilt Beach closing took 98 days on market in the last 12 months, against 75 in the prior 12. Condominiums took a median 94.5 days and canal homes 133 days. Some sell in a day or two: a $748,000 Surf Colony unit closed in 0 days and a $3,200,000 Conners home in 2 days.
The median Vanderbilt Beach home closed at 93.62 percent of its final list price, with canal homes at 91.84 percent and condominiums at 94.24 percent. The ratio is measured against the final list price, so a home cut before you arrived still shows a strong ratio. We pull the full price history and the building's own comparable sales before recommending an offer.
Conditions favor a prepared buyer. On October 7, 2026 there were 66 active listings and 13 pending sales, about 6.9 months of supply, with 6.7 months for condominiums and 7.8 for canal homes. Those averages hide quick sales in some buildings, so the answer depends on the building and price band.
It depends on how you will use the home. Rentals, pets, boat slips, age and budget point to different buildings, as the building-fit section above shows. Vanderbilt Towers, Surf Colony and Gulf Breeze have the lowest 12-month medians, Regatta sits in the middle, and Moraya Bay and The Vanderbilt are at the top. Tell Marc your plans and we build the short list.
We do not print a dues figure for any Vanderbilt Beach building because assessments are set by each association and we have not read a current budget. The route is the association's budget and a current estoppel certificate, which Florida caps at $299 for a standard request. Ask for both in the first week of a contract.
No. Vanderbilt Beach has no master association: each of about 50 condominiums has its own association, and Conners canal homes have no mandatory homeowners association that we found. The Vanderbilt Beach Residents Association is a voluntary civic group founded in 1968 with no assessments. Regatta adds a Commons association and a Dock association to its three condominium associations.
It depends on the building. Florida law bars Collier County from limiting the duration or frequency of vacation rentals, but each declaration can set minimums or caps. Barefoot Pelican says January through March rentals are 30 days only, Bayshores sets 14 days and Gulfshores 30 days, and Moraya Bay requires a written lease. Read the declaration before you rely on rental income.
Yes, if you rent in stays under 30 consecutive days more than three times in a calendar year in unincorporated Collier, which includes Vanderbilt Beach. Ordinance 2021-45 requires a county registration, a DBPR license where one is needed, a tourist tax account and a responsible party reachable around the clock. The tourist tax is 5 percent, with a possible 6 percent after the November 3, 2026 vote.
At the eleven street addresses we queried, FEMA's effective map (panel 12021C0189J, effective February 8, 2024) shows Zone AE with a base flood elevation of 10 feet along Gulf Shore Drive, Bluebill, Regatta and Southbay and 9 feet at the sampled Conners homes. Zone VE appears toward the Gulf with elevations of 11 to 15 feet. An elevation certificate decides a specific building.
A federally backed mortgage on a property in a Special Flood Hazard Area requires flood insurance, and the sampled Vanderbilt Beach addresses are in Zone AE, so a financed purchase should assume it. Most homeowner policies exclude flood, and new National Flood Insurance Program policies typically have a 30-day waiting period. Get a quote before your inspection period ends, even if you pay cash.
The National Hurricane Center measured 8 to 12 feet of inundation above ground in North Naples and nearby areas, and the National Weather Service recorded a 106 mph gust at its Kalea Bay station at Vanderbilt Beach, with a preliminary $2.2 billion Collier County damage estimate. The reports do not give a Vanderbilt Beach surge number, so ask each building about its own damage and repairs.
Yes. The National Weather Service reported storm surge that overtopped dunes at Naples-area beaches, sand piled a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and water entering several structures along the Intracoastal Waterway in Vanderbilt Beach in September 2024. We did not find a primary post-storm report for Hurricane Milton for Vanderbilt Beach.
A milestone inspection is a structural inspection required by section 553.899 for condominium buildings of three habitable stories or more. Collier County applies a 25-year first-inspection cycle to buildings within three miles of salt water. The county's public map lists 63 Vanderbilt Beach buildings and their next inspection years, mostly 2032 to 2035. A status is a compliance status, not a structural finding.
A structural integrity reserve study is a reserve study required at least every 10 years for condominium buildings of three habitable stories or more, with a December 31, 2025 deadline for existing associations. DBPR's database lists only the project, association, city and ZIP, not findings. To see a building's study, request it from the association, which must provide it to owners.
An estoppel certificate states what is owed to an association when a unit is sold. Section 718.116 caps the fee at $299 for a standard request, plus $119 if expedited in 3 business days and $179 if the account is delinquent. In Collier County the seller customarily pays for it. It is valid for 30 days, or 35 if sent electronically.
In Collier County the buyer customarily pays the owner's title insurance policy and chooses the closing agent, which differs from Lee County, where the seller does. The premium is set by state rule, so every title company charges the same rate for the same coverage. This is custom, not law, and the contract controls who pays.
A Vanderbilt Beach buyer in Collier County customarily pays the owner's title policy, the deed recording fee, and, if financing, the lender's title policy, mortgage documentary stamps of $0.35 per $100 and intangible tax of $0.002 per $1. The seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the estoppel fee. Settlement fees commonly run $500 to $1,500.
Since August 17, 2024 you sign a written buyer agreement before touring a home with a buyer's agent, and the agreement must state the agent's compensation and that it is negotiable. Offers of buyer-agent compensation cannot appear on the MLS, though sellers can still offer concessions. We settle our compensation in writing before the first Vanderbilt Beach showing.
They can be. A change of ownership triggers reassessment, which is why Florida requires the property tax disclosure summary under section 689.261 warning buyers not to rely on the seller's current taxes. Millage in 2025 ran from 9.9708 to 10.2749 mills depending on the building. If the home is your permanent residence, file for homestead after closing.
There is no city millage. The 2025 total on a Vanderbilt Beach bill ran from 9.9708 mills for the Gulf-front group outside the Waterways taxing unit to 10.2708 mills with it, and 10.2749 mills for Conners Units 2 and 3. The Beautification MSTU is 0.4650 mill and the Waterways MSTU 0.3000 mill. Bills for 2026 are mailed in November.
Zoning is by address. Conners, Gulf Shore Drive condominiums, Regatta and Southbay zone to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High. The Bluebill towers zone to North Naples Middle. The south side of Vanderbilt Beach Road zones to Sea Gate Elementary and Barron Collier High. Confirm the exact address on the Collier County Public Schools lookup.
NCH North Hospital at 11190 Health Park Blvd is about 3.7 miles and 8 minutes from the Vanderbilt Beach Road and Gulf Shore Drive intersection, and Physicians Regional Medical Center, North at 1285 Creekside Blvd is about 3.9 miles and 8 minutes, by free-flow estimates. NCH Baker Hospital downtown is about 8.4 miles and 16 minutes. We found no freestanding emergency room in the neighborhood.
Naples Municipal Airport is about 9.9 miles and 19 minutes and Southwest Florida International Airport about 29.3 miles and 42 minutes from the Vanderbilt Beach Road and Gulf Shore Drive intersection, by free-flow estimates. In season and on weekends expect more. The nearest I-75 interchanges are Exit 111 at Immokalee Road and Exit 107 at Pine Ridge Road.
Conners Vanderbilt Beach Estates is the neighborhood's single-family grid of 439 parcels on canals and Vanderbilt Lagoon, platted in Collier County Plat Book 3 between 1953 and 1959. The county roll shows homes built from 1952 to 2025. In the last 12 months 26 sold at a median of $3,125,000, and 17 were active at a median list of $4,900,000.
Both are regulated. The county's 50 percent rule requires a structure to meet current elevation requirements if repairs or improvements equal or exceed 50 percent of its market value, and docks and setbacks go through county review, with hearing examiner petitions for variances. Deed restrictions also apply: the 1954 deed for part of Unit 2 caps height at two and one-half stories. Verify each lot's restrictions.
The Ritz-Carlton Residences, Naples is a 128-residence new-construction development at Vanderbilt Beach Road and Gulf Shore Drive, approved 4 to 1 by the Board of County Commissioners on March 1, 2021. On October 7, 2026 the MLS showed six active and two pending listings from $5,200,000 to $9,700,000. It is not yet on the county roll as condominium units.
No. Vanderbilt Country Club, Vanderbilt Lakes and the Vanderbilt Drive corridor in ZIP 34110 are in east and central Naples. Vanderbilt Beach is ZIP 34108 on the Gulf, centered on Gulf Shore Drive and Bluebill Avenue. Check the ZIP and street on any listing, because some Vanderbilt Beach Road addresses are inland in ZIP 34109, 34119 or 34120.
They differ in structure. Vanderbilt Beach has no master association, a public county beach park and a mix of condominiums and canal homes, while the county describes Pelican Bay's beach as not public and funds its renourishment through a Pelican Bay services division. Pelican Bay is about 2.9 miles and 6 minutes from the Vanderbilt Beach Road and Gulf Shore Drive intersection. See each neighborhood's page for details.
Naples Park lies east of Vanderbilt Drive as an inland single-family grid, while Vanderbilt Beach is on the Gulf with condominium towers and canal homes. Naples Park Elementary at 685 111th Ave N is the elementary school zoned to most of Vanderbilt Beach. Compare structure first, then price: our Naples Park page has its own market data.
Phase One, from Collier Boulevard to 16th Street NE, opened to traffic June 12, 2026, miles inland of the beach. Phase Two, from 16th Street NE to Everglades Boulevard, is in final design with construction possibly starting in early 2027. It does not touch Gulf Shore Drive, so its effect is on east-west access, not on the beach-side drive times in this page.
Paraiso Beach Club is a private, members-only club approved by the Board of County Commissioners on October 14, 2025 for about 1.35 acres at 10025 Gulf Shore Drive. The approval requires a 15-foot sandy strip to stay open for public walking. Naples Press reported a July 15, 2026 groundbreaking, shuttle service with no on-site parking except special needs, and completion expected in the fourth quarter of 2027.
It works like any Florida mortgage with one addition: your lender decides whether the building is eligible. Ask your lender for its condominium requirements before you write an offer and give it the building name early. A mortgage adds $0.35 per $100 documentary stamps and $0.002 per $1 intangible tax, and a financed purchase in Zone AE should assume a flood policy.
Yes. Collier's free resident beach parking permit is available to part-time resident property owners with a driver's license from any state, a valid vehicle registration or rental agreement, and a current Collier tax bill or a warranty deed dated within three months of closing, all showing the owner's name. Bring the deed when you pick up the permit.
It is a county municipal service taxing unit that funds landscaping, sidewalks, lighting and utility burial in Vanderbilt Beach. It levied $1,970,930 at 0.4650 mill for FY2026-27, adopted September 17, 2026, with a five-member resident advisory committee. Current projects include the Vanderbilt Drive Greenway and Gulf Shore Drive sidewalks. A separate Waterways MSTU at 0.3000 mill maintains the marked channel, not the residential canals.
It suits buyers who want a Gulf or canal address with a public beach, a short drive to Mercato and two hospitals, and who accept flood exposure, older towers in a milestone cycle and building-by-building due diligence. It does not suit buyers who want a single master association or a flat purchase process. Our honest pros and cons section lays out both sides.
Call Marc at (239) 287-5873 or start with our buyer process. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, map your plans to a short list of buildings or streets, get you pre-approved, sign a written buyer agreement, pull the documents for each building you like and tour. Selling a home first? Call Jesse direct at (239) 898-6072 for the sale side.
Every Vanderbilt Beach fact on this page traces to a county, state or federal record, an association's own published document, a developer's or resort's own page, or the Southwest Florida MLS, and the numbered list below gives the title and address of each. Items marked as news are named reports, not primary records.
These are official documents behind the Vanderbilt Beach figures on this page, each linked to its authority, so you can read the source yourself or hand it to your attorney, lender or insurance agent. The list covers flood and storm reports, county ordinances and budgets, state statutes, the milestone program and the building and developer documents we cite.
Document | Publisher | Link |
|---|---|---|
FEMA National Flood Hazard Layer, effective countywide panel 12021C0189J (February 8, 2024) | FEMA | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Hurricane Ian summary | National Weather Service Miami | |
Hurricane Helene impact narrative | National Weather Service Miami | |
Ordinance 2004-01, Vanderbilt Beach Residential Tourist Overlay | Collier Clerk of Courts | |
Ordinance 2021-45, short-term vacation rental registration | Collier Clerk of Courts | |
Ordinance 2018-31, customary use of Vanderbilt Beach | Collier Clerk of Courts | |
Florida Statutes section 553.899, milestone inspections | Florida Senate | |
Florida Statutes section 718.116, estoppel certificates | Florida Legislature | |
Florida Statutes section 718.503, condominium disclosure | Florida Legislature | |
Florida Statutes section 689.261, property tax disclosure summary | Florida Legislature | |
Collier County milestone inspections program | Collier County | |
Resolution 2026-164, FY 2026-27 millage rates | Collier County | |
2025 Collier taxing authority code descriptions | Florida Department of Revenue | |
Vanderbilt Beach MSTU agenda backup, August 6, 2026 | Collier County PTNE | |
2026 flood protection newsletter (CRS Class 5, 50 percent rule) | Collier County | |
Coastal Construction Control Line FAQ | Florida DEP | |
Beach renourishment project release, October 2025 | Collier County | |
Mobile Pay To Park information sheet, September 16, 2026 | Collier County Parks | |
School zone lookup, 2027 zones | Collier County Public Schools | |
Condominium public records extract | Florida DBPR | |
1954 Deed of Restrictions, Conners Vanderbilt Beach Estates Unit 2, Blocks H through Q | Vanderbilt Beach Residents Association | |
Moraya Bay condominium documents | The Beach Tower at Moraya Bay Condominium Association | |
Ritz-Carlton Residences, Naples fact sheet | Developer |