Updated September 2026
Four villages, one bundled golf club, $13,159 in 2026 dues and a $15,000 capital contribution at closing. McGreevy and Comisar put the fees, the estoppels, the flood zone and each village's sale record on paper before you tour. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Vanderbilt Country Club, the gated community of 800 Worthington Communities residences behind the Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard in Naples, Florida 34120, means buying a club along with the house. Membership in the owners’ association that holds the golf course and clubhouse is mandatory with every home. For 2026 every residence pays $13,159 a year in master dues, an outside buyer pays a one-time $15,000 Resale Capital Contribution at closing, and each of the four home types adds a neighborhood fee of $2,320.96 to $5,278.40 a year. Two special assessments also ride with every home. This page is the purchase path, village by village and dollar by dollar. For the community itself, its history, course, governance and flood record, read our Vanderbilt Country Club community guide.
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 on the public record. If you already own inside the gates and are selling to buy again, start with how we sell homes in Vanderbilt Country Club and a data-backed valuation of your Vanderbilt Country Club home. Already set on one village? Each of the four has its own buyer page, linked in the village section below.
Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single home we will show you what each village actually costs to own.
Buying a home in Vanderbilt Country Club takes four things most Naples purchases do not: $15,799 in one-time association charges budgeted before the offer, one estoppel for a house or two for a condominium, a check on two special assessments that bind the next owner, and a village choice that fixes your annual fee, your insurance and whether Florida’s condominium safety laws reach your building.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; VCA 2026 fee sheet dated 20 Aug 2026).
Everything below comes from the Vanderbilt Community Association’s 2026 fee sheet and member and tenant fee schedule, the recorded Master Declaration and its 2024 amendment, the club’s own real estate, renter and prospective owner pages, the Collier County Property Appraiser’s 2026 preliminary roll and its recorded deeds, the Southwest Florida MLS pulled September 26 and 29, 2026, FEMA’s flood records and the Florida Statutes. Where the public record stops, this page says so and names the document that holds the answer.
Vanderbilt Country Club has two gates. The staffed Main Gatehouse sits on Vanderbilt Beach Road at Danbury Boulevard, about 0.8 road mile east of Collier Boulevard, and every guest, vendor and showing agent uses it. A second gate on Collier Boulevard at the west end of Preswick Lane is for members only and is unmanned; the club’s directions page warns that some GPS systems route visitors there and sends them back to the front entrance. Inside, Danbury Boulevard and Gleneagle Way form the loop, and the club’s own site plan measures the full perimeter walk at 3.4 miles. The clubhouse is at 8250 Danbury Boulevard, Naples, FL 34120, in unincorporated Collier County, east of Collier Boulevard and north of Vanderbilt Beach Road.
Behind the gates are four products from one builder, which the fee sheet bills as eight neighborhoods:
Those counts come from the club’s home-type page and match the Collier County roll, the fee sheet and the state’s condominium file line for line: 222 single-family homes and 578 condominium homes, 800 in all.
Older descriptions count eight associations. The eight are county record names, six condominiums and two single-family plats. The legal entities number three, and the club’s real estate FAQ says the same: “three Associations, each with its own separate board of directors.” Vanderbilt Community Association, Inc. is the Chapter 720 master association and the club for all 800 homes. Waterford at Vanderbilt Condominium Association runs Waterford Condominiums No. 1 to No. 3, and Wedgewood at Vanderbilt Condominium Association runs Wedgewood Condominiums No. 1 to No. 3. The practical difference: one estoppel and one association in a house, two of each in a condominium.
Six absences decide purchases here. There is no initiation fee, equity certificate or refundable deposit in any document we read. There is no waitlist: the club says membership is bundled with the home, so buyers close one day and golf the next. There is no community development district on the tax bill. There is no marina, dock or boat slip, and no beach club or shuttle; Vanderbilt Beach is about 9.6 road miles west of the clubhouse. There is no purchase approval at the master level: “The Vanderbilt Community Association, Inc. does not have an application process for purchases,” per the club’s Prospective Owners page. And there is no age restriction in the recorded Master Declaration.
Every one of the 800 homes was built from 1998 to 2001, per the Collier County 2026 preliminary roll, and the county’s planned unit development register lists Vanderbilt Country Club as BUILT OUT, with all 800 entitled homes used. There are no lots left, no builder phases and no builder incentives, so no new construction will ever compete with a resale here. At 25 to 28 years old, the roof permit, the wind mitigation report and, in Waterford, the structural record of the building matter more than the model name.
Two name traps catch buyers. Vanderbilt Beach is the Gulf-front neighborhood of North Naples in ZIP 34108, nine road miles west, and none of the Vanderbilt-named condominiums there belong to this club; several other Collier developments share the Vanderbilt name, too. And Naples has more than one Wedgewood: the carriage homes here are Wedgewood at Vanderbilt Condominiums No. 1, No. 2 and No. 3 on Danbury Boulevard and Radcliffe Terrace, ZIP 34120, and a document naming any other Wedgewood is not a Vanderbilt Country Club document. Every MLS figure on this page is drawn from the Southwest Florida MLS Development named VANDERBILT COUNTRY CLUB only.
McGreevy and Comisar represent Vanderbilt Country Club buyers from the record outward: the association’s 2026 fee sheet and recorded Master Declaration, the state’s condominium and SIRS files, the Collier County roll and its recorded deeds, the Southwest Florida MLS and FEMA’s flood layer. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you the whole market, sale by sale where the counts are small, from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the source, the window and the count beside every figure. The two public-record sales walked through below are labeled as public record.
We are a top-reviewed Southwest Florida real estate team. The quotes below are genuine verified Google reviews in the client’s own words; every review is on our Google Business Profile.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
The club’s Rules and Regulations sit behind the member login, the two condominium associations publish no budget, reserve balance or insurance schedule, and Waterford’s structural integrity reserve study is on the state’s record without its funding plan. What we owe you is specific: the master estoppel ordered the day the contract is signed, the condominium questionnaire and statutory resale package requested by name, the balance of both special assessments confirmed in writing, the flood letter for the building rather than the street, the roof permit date and wind mitigation form on a house built before the statewide code, and a carrying cost built on the tax bill you will pay rather than the seller’s.
This Vanderbilt Country Club buyer page runs in the order a purchase actually happens: the market over one to five years, the price and yearly cost of each village, the two assessments, the capital contribution and membership, the documents, the condominium safety questions, flood, insurance, storms, taxes and rules, the road work at the gate, and then how we find, negotiate and close. Jump to any section below.
We track Vanderbilt Country Club through two independent records rather than a portal: the Southwest Florida MLS, which counted 31 closings in the twelve months to September 26, 2026 and 173 in the 60 months to the same date, and Collier County’s recorded deeds, which counted 29 qualified sales from August 29, 2025 to August 29, 2026. Both are published here, labeled, and never blended.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
In the last 12 months we tracked every Vanderbilt Country Club closing in both systems: 31 MLS closings and 8 active listings on the development, and 29 qualified sales among the county’s recorded deeds from August 29, 2025 to August 29, 2026. By village, the MLS closings split 2 Estate Homes, 6 Villa Homes, 13 Wedgewood carriage homes and 10 Waterford condominiums, and the county’s qualified sales split 7 single-family homes, 16 Wedgewood homes and 6 Waterford homes. For the wider view we also tracked the MLS record back 24, 36 and 60 months, pulled on September 29, 2026, and the county’s recorded medians back to the first sales in 1999.
Every figure on this page describes the Vanderbilt Country Club market, not McGreevy and Comisar. A buyer deciding what to offer on a third-floor Waterford Hampton needs the Waterford record, not an agent’s scoreboard, and when we sit down with you we show the source line for every figure we use. The same rule runs the other way: we never borrow a figure from another community to fill a gap here, and where a figure is not published, the page says so.
The county keeps as qualified only the deeds its appraiser grades as arm’s-length market sales, so transfers into trusts, between family members and corrective deeds drop out; the MLS counts only homes listed through the MLS. The windows also end a month apart, and the county records recent deeds late. Two examples from this year: a $885,000 Villa Home closing on Gleneagle Way in January 2026 appears in the MLS and in the county’s deeds, but the county did not flag it as qualified, and a $545,000 Villa Home closing on September 9, 2026 closed after the county’s file date. Our rule: the county for what sold and at what price over long windows, the MLS for how long it took and how close to asking it closed.
A median of two sales is not a market. Where a village recorded fewer than ten sales in twelve months, we widen the window until it reaches ten and say which window every figure uses. On the county record that means 36 months for the Estate Homes (13 sales) and the Villa Homes (15 sales), 24 months for Waterford (19 sales) and twelve months for Wedgewood (16 sales). On the MLS, Wedgewood (13 closings) and Waterford (10 closings) clear ten in twelve months; the Villa Homes need 36 months (15 closings) and the Estate Homes 60 months (13 closings). Where even that leaves a handful, we list the sales themselves.
The MLS divides a price by the living area an agent enters; the county divides by its own base area for the residence, and for single-family homes our county figures use the house row alone, without the pool, screen enclosure and deck rows the county also records. The club’s floor-plan sheets print a third set of numbers, Worthington’s 1990s sales sizes. The three are never compared against each other on this page, so a price per square foot here always names its denominator.
The Vanderbilt Country Club market is active and mostly negotiable. The Southwest Florida MLS recorded 31 closings in the twelve months to September 26, 2026, $16,780,000 in volume, a median sold price of $528,000, a median 33.5 days on market and a median 95.61 percent of final list price, against 8 active listings, about 3.1 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Measure, twelve months to September 26, 2026 | Southwest Florida MLS |
|---|---|
Closed listings | 31 (2 Estate, 6 Villa, 13 Wedgewood, 10 Waterford) |
Total closed volume | $16,780,000, our sum of the 31 closings |
Median sold price | $528,000 (n=31, odd, an observed closing) |
Sold price range | $295,000 to $1,100,000 |
Median price per living square foot | $284.33 |
Median days on market | 33.5 (n=30, even; one record was entered after closing with no days on market) |
Median sold-to-list, all closings | 95.61% |
Median sold-to-list, single-family | 94.82% (n=8, even; middle pair 94.52% and 95.12%) |
Median sold-to-list, condominium | 95.65% (n=23, odd) |
Closings at or above final list price | 3 of 31 |
Active listings on September 26, 2026 | 8 (1 Villa, 3 Wedgewood, 4 Waterford) |
Months of supply | 3.1 |
The $528,000 median is the price of a Wedgewood carriage home that sold, because Wedgewood was the largest group of closings; it is not the price of an Estate Home or a Waterford condominium. The village medians sit in the next sections.
At the median, Vanderbilt Country Club buyers closed at a little under 96 percent of the final asking price, and only 3 of 31 closed at or above it. Because the MLS measures that ratio against the list price in force at the sale, a home that was cut before a buyer arrived still shows a strong ratio, so we pull every home’s full listing history, not only its current price. With about 3.1 months of supply across the community, and 4.8 months in Waterford, a full-price offer should be a decision made on the comparables, not a reflex.
The split is the useful part. The eight single-family closings came in at a median 94.82 percent of list; the 23 condominium closings at 95.65 percent. The two Estate Home closings were the widest: $1,100,000 against a $1,250,000 final list (88.0 percent) and $915,000 against $990,000 (92.4 percent). On an asking price of $1,000,000, 94.82 percent is about $51,800 below list, our arithmetic on the median ratio rather than a forecast for any home. Yet the single-family homes that sold did so fast, a median 10 days on market (n=7, odd), against 56 days for the condominiums (n=23, odd): a well-priced house goes quickly, and an overpriced one sits until it is cut.
The 33.5-day median hides a wide spread. Seven of the 30 closings with a recorded time on market sold within 10 days, and 11 took more than 90. By village, on the MLS for the twelve months to September 26, 2026: the six Villa Homes a median 10 days (n=5, odd; one sale carried no days on market); the 13 Wedgewood homes a median 26 days (n=13, odd), running 4 to 301 days; the 10 Waterford condominiums a median 87 days (n=10, even; middle pair 77 and 97), running 7 to 375; and the two Estate Homes 10 and 148 days, a median of 79. A correctly priced villa may not last two weeks, while a Waterford condominium can give you time to read the structural record before you write.
Eight Vanderbilt Country Club homes were active on September 26, 2026, asking $295,000 to $709,000, at a median list of $419,000 (n=8, even; middle pair $379,000 and $459,000) and a median 161.5 days on market (n=8, even), from 99 to 246 days. This page publishes the shape of that inventory rather than addresses that go stale within days.
Asking price band | Active listings | Village |
|---|---|---|
Under $300,000 | 2 | two Waterford Hamptons |
$300,000 to $399,999 | 2 | one Waterford Hampton, one Waterford Aston |
$400,000 to $499,999 | 2 | two Wedgewood carriage homes |
$500,000 to $599,999 | 1 | one Wedgewood carriage home |
$700,000 to $799,999 | 1 | one Villa Home on Preswick Lane |
No Estate Home was listed on the pull date. The eight listings had been on the market a median 161.5 days, against 33.5 days for the homes that closed, a gap that usually means the unsold listings are priced above where the last year’s buyers paid.
The most recent closing on the MLS pull is a public-record sale, and it shows how a Vanderbilt Country Club condominium purchase lands. On September 10, 2026, a Waterford condominium of 1,440 square feet of MLS living area, the Aston plan, in the building at 8239 Parkstone Place, closed at $335,000 against a final list of $352,000, after 173 days on market.
The closing just before it, on September 9, 2026, is the other side of the market. A Villa Home on Gleneagle Way of 1,969 square feet of MLS living area closed at $545,000 against a final list of $624,900, 87.2 percent, after 10 days on market. It is the lowest Villa Home price of the twelve months, $210,000 below the Villa twelve-month MLS median of $757,500 (n=6, even), and the widest single discount among the year’s 31 closings. A sale that far below its village tells you a specific house had a specific problem or a specific seller; it is the reason we pull every comparable’s full history and condition notes before we use it in an offer.
The highest MLS closing of the twelve months was an Estate Home on Gleneagle Way of 2,806 square feet of living area, which closed on May 15, 2026 at $1,100,000 after 10 days, about $392 a square foot, at 88.0 percent of its final list. The lowest were two Waterford Hamptons of 1,282 square feet at $295,000 each, on March 24 and July 7, 2026, after 334 and 121 days. A spread of nearly four times inside one gate is why this page prices by village, never by community.
On the MLS record, the 31 closings of the twelve months ran 3 in October 2025, none in November, 5 in December, 3 in January 2026, 1 in February, 4 in March, 5 in April, 4 in May, 1 in June, 1 in July, 2 in August and 2 in the first 26 days of September. December through May carried 22 of the 31, about 71 percent. The club prints the same calendar on its fee schedule, which treats November 1 to April 30 as season and May 1 to October 31 as summer. That is one year of data, not a law, but it shapes a buyer’s odds: the widest choice arrives in season, and so does the competition.
Closing months | MLS closings |
|---|---|
September 26 to November 30, 2025 | 3 |
December 2025 to February 2026 | 9 |
March to May 2026 | 13 |
June to August 2026 | 4 |
September 1 to 26, 2026 | 2 |
Total | 31 |
Source: Southwest Florida MLS Matrix, Development VANDERBILT COUNTRY CLUB, closings September 26, 2025 to September 26, 2026, by closing month, our count.
Vanderbilt Country Club prices have held a plateau for three years. On the Southwest Florida MLS, the median closing was $528,000 over twelve months (n=31), $517,500 over 24 months (n=64), $520,000 over 36 months (n=93) and $485,000 over 60 months (n=173), with sale-to-list slipping from about 97 percent to 95.61 percent in the latest year.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
MLS window, ending September 26, 2026 | Closings | Median sold price | Median per living sq ft | Median days on market | Median sale-to-list | Range |
|---|---|---|---|---|---|---|
12 months | 31 | $528,000 (odd n) | $284.33 | 33.5 | 95.61% | $295,000 to $1,100,000 |
24 months | 64 | $517,500 (even n) | $282.18 | 33.5 | 97.18% | $295,000 to $1,150,000 |
36 months | 93 | $520,000 (odd n) | $288.61 | 41.5 | 97.03% | $295,000 to $1,250,000 |
60 months | 173 | $485,000 (odd n) | $280.02 | 19.5 | 97.20% | $250,000 to $1,250,000 |
Source: Southwest Florida MLS Matrix, Development VANDERBILT COUNTRY CLUB, closed sales, pulled September 29, 2026, windows ending September 26, 2026. With an even count the median is the mean of the middle pair.
The 60-month window reaches back to the autumn of 2021, before the 2022 repricing that the county record shows in every village, so it carries a year of lower prices that the shorter windows do not. The 24-month and 36-month medians land within $2,500 of each other, and the twelve-month median sits $10,500 above the 24-month figure. Read plainly, prices have held a plateau since 2023 rather than rising or falling, and which village happened to sell moves a community-wide median more than the market does.
Median time on market ran 19.5 days over 60 months, 41.5 days over 36 months and 33.5 days over both 24 and twelve months. The fast 60-month figure reflects the 2021 and 2022 market, when homes here often sold within days. The slower recent figures are a buyer’s opening: sellers now expect a negotiation, and the eight homes active on September 26, 2026 had been listed a median 161.5 days.
The median sale-to-list ratio held near 97 percent in the 24, 36 and 60-month windows, 97.18, 97.03 and 97.20 percent, and dropped to 95.61 percent in the latest twelve months. That drop of about 1.6 points is the clearest single sign on this page that negotiating room has widened. On a $550,000 home, the difference between 97.18 and 95.61 percent of list is about $8,600, our arithmetic.
On MLS living area, the community’s median price per square foot ran $280.02 over 60 months, $288.61 over 36, $282.18 over 24 and $284.33 over twelve. A range of $280 to $289 across five years says the same thing as the medians: a plateau. By village over twelve months, the medians were $401.81 for the Estate Homes (n=2), $386.37 for the Villa Homes (n=6), $290.95 for Wedgewood (n=13) and $233.32 for Waterford (n=10), a ladder that runs from the largest single-family homes down to the three-story condominiums.
Collier County’s recorded deeds carry the long history. The county’s median qualified single-family sale went from $295,800 in 2000 (n=105) to $915,000 in 2025 (n=9), with a trough of $361,250 in 2011 (n=12); Wedgewood from $207,700 in 2000 (n=132) to $535,000 in 2025 (n=18); and Waterford from $139,500 in 2000 (n=74) to $366,500 in 2025 (n=14). The 1999 to 2001 rows are mostly first sales from the developer, so they show what the homes cost new, not a market. The county’s own 2026 preliminary just value, a tax figure on a lag, has a median of $432,600 across all 800 homes.
Calendar year | Single-family (n, median) | Wedgewood (n, median) | Waterford (n, median) |
|---|---|---|---|
2000 | 105, $295,800 | 132, $207,700 | 74, $139,500 |
2006 | 10, $650,000 | 8, $477,000 | 7, $375,000 |
2011 | 12, $361,250 | 12, $285,000 | 12, $164,000 |
2019 | 5, $433,000 | 15, $321,000 | 19, $161,500 |
2021 | 11, $500,000 | 21, $295,000 | 32, $199,500 |
2022 | 6, $764,500 | 6, $512,500 | 23, $350,000 |
2023 | 9, $848,000 | 12, $597,500 | 20, $357,250 |
2024 | 13, $899,000 | 5, $645,000 | 11, $370,000 |
2025 | 9, $915,000 | 18, $535,000 | 14, $366,500 |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026. Years with fewer than five sales in a column are thin; read them as a handful of homes, not a market rate.
A Vanderbilt Country Club home costs what its village costs. On the county’s recorded deeds, widened until each village reaches ten qualified sales, medians run from $350,000 in Waterford (24 months, n=19) and $547,500 in Wedgewood (12 months, n=16) to $755,000 for the Villa Homes (36 months, n=15) and $1,100,000 for the Estate Homes (36 months, n=13).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Village | 12 months | 24 months | 36 months | 60 months |
|---|---|---|---|---|
Estate Homes | 2 closings, $1,007,500 (even), 79 days, 90.21% | 6, $1,077,750 (even), 43 days, 92.05% | 9, $1,100,000 (odd), 32.5 days, 92.42% | 13, $1,100,000 (odd), 32.5 days, 91.67% |
Villa Homes | 6, $757,500 (even), 10 days, 96.27% | 8, $757,500 (even), 30 days, 96.27% | 15, $755,000 (odd), 35.5 days, 95.46% | 28, $749,500 (even), 31.5 days, 96.78% |
Wedgewood | 13, $540,000 (odd), 26 days, 95.61% | 27, $540,000 (odd), 23 days, 96.08% | 34, $550,000 (even), 26 days, 97.15% | 51, $550,000 (odd), 17.5 days, 97.20% |
Waterford | 10, $337,000 (even), 87 days, 97.28% | 21, $350,000 (odd), 60 days, 98.33% | 33, $358,000 (odd), 49 days, 97.37% | 79, $350,000 (odd), 19.5 days, 98.33% |
Source: Southwest Florida MLS Matrix, Development VANDERBILT COUNTRY CLUB, closed sales pulled September 29, 2026, windows ending September 26, 2026, village assigned by address. Each cell reads closings, median sold price with parity, median days on market and median sale-to-list. Two older closings on Parkstone Place that the MLS files under the development name rather than a village count in the community totals but not in the Waterford row.
The Estate Homes are the one village that consistently closes well below asking: a median 90.21 to 92.42 percent of final list in every window. Waterford is the opposite, 97.28 to 98.33 percent, but it takes the longest to sell in the recent windows.
Eight single-family homes closed on the MLS in the twelve months to September 26, 2026, too few to summarize, so here they are, low to high.
Village | Street | Closed | Sold | Final list | Sold-to-list | Days on market | MLS living sq ft |
|---|---|---|---|---|---|---|---|
Villa Home | Gleneagle Way | September 2026 | $545,000 | $624,900 | 87.2% | 10 | 1,969 |
Villa Home | Gleneagle Way | October 2025 | $690,000 | $730,000 | 94.5% | 30 | 1,746 |
Villa Home | Preswick Lane | April 2026 | $755,000 | $775,000 | 97.4% | 7 | 2,008 |
Villa Home | Danbury Boulevard | April 2026 | $760,000 | $799,000 | 95.1% | 37 | 2,013 |
Villa Home | Danbury Boulevard | December 2025 | $779,000 | $779,000 | 100.0% | 7 | 1,918 |
Villa Home | Gleneagle Way | January 2026 | $885,000 | $885,000 | 100.0% | not recorded | 2,016 |
Estate Home | Northhampton Court | December 2025 | $915,000 | $990,000 | 92.4% | 148 | 2,223 |
Estate Home | Gleneagle Way | May 2026 | $1,100,000 | $1,250,000 | 88.0% | 10 | 2,806 |
Source: Southwest Florida MLS Matrix, closings September 26, 2025 to September 26, 2026, pulled September 26, 2026; village by address against the Collier County building record. The January Villa closing was entered after the sale, so it carries no days on market.
Village | County window, to August 29, 2026 | Qualified sales | Median | Range |
|---|---|---|---|---|
Estate Homes | 36 months, from August 30, 2023 | 13 | $1,100,000 (odd count) | $915,000 to $1,250,000 |
Villa Homes | 36 months, from August 30, 2023 | 15 | $755,000 (odd count) | $619,000 to $905,000 |
Wedgewood | 12 months, from August 30, 2025 | 16 | $547,500 (even count, mean of $545,000 and $550,000) | $455,000 to $600,000 |
Waterford | 24 months, from September 2024 | 19 | $350,000 (odd count) | $295,000 to $455,000 |
Source: Collier County Property Appraiser 2026 preliminary roll and recorded qualified improved sales, files dated August 29, 2026; Estate and Villa Homes separated by the county’s building record for each house. Every sale in every window is a resale; none is a builder’s first sale.
Vanderbilt Country Club produced 31 MLS closings in twelve months at a median 95.61 percent of final list, and seven of them sold within ten days of listing. The buyer who wins the right home is the one already financed, already holding the fee stack, the $15,799 in association charges and the two assessment balances for that village, and already clear on which condominium documents to request.
Buying? Read how we represent buyers in Naples, then Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home inside the gates to buy another? Start with a valuation of your current Vanderbilt Country Club home and Call Jesse direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008.
Read together, the two records sort Vanderbilt Country Club into four bands, one per home type. They are a planning frame, not a price list.
Band | Village and builder living area | MLS record, twelve months | County record, lead window |
|---|---|---|---|
Entry condominiums | Waterford, 1,282 to 1,705 sq ft, elevator buildings | 10 closings, $295,000 to $405,000 | median $350,000 (24 months, n=19) |
Carriage homes | Wedgewood, 1,512 to 2,115 sq ft, private garages | 13 closings, $505,000 to $575,000 | median $547,500 (12 months, n=16) |
Detached villas | Villa Homes, 1,746 to 1,974 sq ft | 6 closings, $545,000 to $885,000 | median $755,000 (36 months, n=15) |
Estate houses | Estate Homes, 2,223 to 2,931 sq ft | 2 closings, $915,000 and $1,100,000 | median $1,100,000 (36 months, n=13) |
Every one of the 17 qualified Estate Home sales in the 60 months to August 29, 2026 recorded between $915,000 and $1,250,000, and the calendar-year medians of 2023, 2024 and 2025 were $1,200,000, $1,075,000 and $1,100,000. The county record shows the Estate Homes nearly doubling from 2020, when the median was $580,000 across six sales, to the first resale of late 2021 at $1,075,000. Since 2023 the neighborhood has held a band rather than a trend, and on counts this small, which houses sold moves the median more than the market does.
The Villa median has sat at $749,000 to $755,000 in every county window from one year to five: $755,000 over twelve months (n=5, odd), 24 months (n=7, odd) and 36 months (n=15, odd), and $749,000 over 60 months (n=27, odd). The MLS says the same, $749,500 to $757,500 across its four windows. The 2021 to 2022 step was the whole move, from a $499,500 median in 2021 to $750,000 in 2022, and since then the Villa Homes have held.
Wedgewood recorded 16 of the county’s 29 qualified sales in the twelve months to August 29, 2026, 55 percent, while it holds 42 percent of the homes. Its county medians sit at $545,000 to $550,000 across 12, 24, 36 and 60 months, and its MLS medians at $540,000 to $550,000. The county median roughly doubled from $295,000 in 2021 to $597,500 in 2023, and the twelve-month median of $547,500 sits about 8 percent below that 2023 figure.
Waterford is the least expensive way into a mandatory-membership golf club with an elevator: a county median of $350,000 over 24 months (n=19) and over 36 months (n=33), and an MLS median of $337,000 over twelve months (n=10, even; middle pair $335,000 and $339,000). For fifteen years, 2008 to 2020, the county’s Waterford median sat between $153,500 and $210,000; it went to $350,000 in 2022 and has held near there since, with the per-foot median drifting down in the latest twelve months.
The county’s 2026 preliminary just value is the appraiser’s assessment for tax purposes, not a market price, and here it sits well below recorded sales. The median is $765,750.50 for the Estate Homes, $589,114 for the Villa Homes, $432,825 for Wedgewood and $273,600 for Waterford, against recorded medians of $1,100,000, $755,000, $547,500 and $350,000 on the lead windows above. A buyer who reads a just value on a listing as a discount signal is reading the wrong number; it is a lagging tax figure, and your own assessment will reset after you buy.
The right Vanderbilt Country Club village depends on three choices: single-family house or condominium, stairs, elevator or neither, and how much annual fee you will carry for how much house. The Estate Homes are the largest houses, the Villa Homes the detached one-story entry to single-family living, Wedgewood the carriage homes with private garages and Waterford the elevator condominiums.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; VCA 2026 fee sheet dated 20 Aug 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Village | Homes | Type | Built | Builder living area | Private pools | 2026 neighborhood fee | Master dues plus fee, a year | Homestead share |
|---|---|---|---|---|---|---|---|---|
Estate Homes | 102 | Single-family, one story | 1998 onward | 2,223 to 2,931 | 97 of 102 | $2,871.36 | $16,030.36 | 72.5% |
Villa Homes | 120 | Detached single-family, one story | 1998 onward | 1,746 to 1,974 | 77 of 120 | $2,320.96 | $15,479.96 | 56.7% |
Wedgewood | 338 | Two-story carriage-home condominium | 1998 to 2001 | 1,512 to 2,115 | two village pools | $4,915.44 to $5,129.72 | $18,074.44 to $18,288.72 | 43.8% |
Waterford | 240 | Three-story elevator condominium | 1998 to 2001 | 1,282 to 1,705 | one village pool | $5,253.56 to $5,278.40 | $18,412.56 to $18,437.40 | 26.7% |
Sources: the club’s home-type page and real estate FAQ for counts and living areas; the VCA 2026 fee sheet dated August 20, 2026 for fees; the Collier County Property Appraiser 2026 preliminary roll for build years, pools and homestead shares. The master-plus-fee column is our addition of the published lines, before the $1,200 food and beverage minimum.
The 102 Estate Homes “line fairways, greens, lakes on the first nine holes,” in the club’s words, in six Worthington plans from the 2,223 square foot Carlisle to the 2,931 square foot Monaco. By the county’s building record they sit on three streets: 58 on the inner rows of Gleneagle Way, 28 on the Allendale Court cul-de-sac and 16 on Northhampton Court. Ninety-seven carry a private pool on the county roll, and 74 of 102 (72.5 percent) carry a homestead exemption, the most year-round village inside the gates. The county recorded 13 qualified resales in the 36 months to August 29, 2026 at a $1,100,000 median, and no Estate Home was listed on September 26, 2026. You own the roof, walls, paint and insurance; the $2,871.36 neighborhood fee covers property management and residential landscaping. Our Estate Homes at Vanderbilt Country Club guide lists every sale over five years, and our Estate Home buyer page walks the purchase street by street.
The club’s word “detached” matters: the 120 Villa Homes are single-family houses on their own lots, “each offering two bedrooms with a den or optional third bedroom, two baths, a screen lanai, and two-car garage,” in five plans from the 1,746 square foot Andover II to the 1,974 square foot Camilla. They sit on the perimeter rows of Gleneagle Way (68), on Danbury Boulevard around holes 12 and 13 (35) and on Preswick Lane off the members’ gate (17). Seventy-seven have a private pool on the county roll, and over 36 months the pool villas sold at a median $835,000 (n=9) against $708,500 without (n=6, even), a small-sample direction rather than a price per pool. The $2,320.96 neighborhood fee is the lowest in the community. Read our Villa Homes at Vanderbilt Country Club guide for all fifteen 36-month sales, and our Villa Home buyer page for the purchase path.
Wedgewood is the largest village: 338 two-story carriage homes in 37 buildings of eight or ten, each home with its own front entry and “a deep single-car or double-car garage with an interior door to the home and room to accommodate a golf cart,” per the club. Upstairs homes reach their living level by a private interior stair; there are no elevators and no shared corridors. Seven plans run from the 1,512 square foot first-floor Lancaster to the second-floor Newport of about 2,107 to 2,115 square feet. The Wedgewood fee, $4,915.44 to $5,129.72 by condominium in 2026, covers management, landscaping, water and sewer, pest control, building maintenance and building insurance, with a reserve for exterior painting, roof tile and waterlines. At two stories, Wedgewood sits outside Florida’s milestone inspection and structural integrity reserve study laws. Our Wedgewood at Vanderbilt guide matches every recorded sale to its floor and plan, and our Wedgewood buyer page covers the purchase.
Waterford is ten three-story buildings of 24 homes, nine on Parkstone Place and the tenth at 8285 Danbury Boulevard, “surrounding the 10th and 11th holes,” with “an elevator to upper floors, screened lanais, covered parking, lockable storage rooms, and a neighborhood pool,” per the club. There are no private garages. Each floor repeats the same stack: two 1,700 square foot Brightons on the ends, two 1,440 square foot Astons beside them and four 1,282 square foot Hamptons in the middle. The Waterford fee, $5,253.56 to $5,278.40 in 2026, is the highest in the community and adds garbage to what Wedgewood’s covers. At three stories, Waterford is inside Florida’s structural integrity reserve study and milestone inspection laws, and the state’s record shows its study completed. Our Waterford at Vanderbilt guide walks through the state filing and every recorded sale, and our Waterford buyer page covers the purchase.
Village | Plans, builder living area in square feet |
|---|---|
Estate Homes | Carlisle 2,223; Windemere 2,436; Catalina II 2,600; Cayman 2,826; Riviera 2,843; Monaco 2,931 |
Villa Homes | Andover II 1,746; Mayfield II 1,871; Augusta 1,925; Savannah 1,955; Camilla 1,974 |
Wedgewood, first floor | Lancaster 1,512; Nottingham 1,724; Oxford 1,894 |
Wedgewood, second floor | Lancaster II 1,558; Lancaster III 1,759; Nottingham II 1,857; Newport 2,107 |
Waterford | Hampton 1,282; Aston 1,440; Brighton 1,700 |
Source: the Worthington Communities plan sheets posted in the club’s document library. Builder sizes are 1990s sales figures; individual homes may have options, additions or remodels, and none of these numbers is a county or MLS measurement.
A private golf cart on the course needs the $2,200 annual trail fee, and the 2026 fee sheet says “Members must be able to store their golf cart in an attached garage.” Estate Homes have two- or three-car garages and Villa Homes two-car garages. Every Wedgewood home has an attached garage with room for a cart: by the plan sheets the Oxford, Nottingham II and Newport are doubles and the Lancaster, Nottingham, Lancaster II and Lancaster III deep singles. Waterford has covered parking and lockable storage rooms, not garages, so by our reading a Waterford owner uses club carts at $33 for 18 holes. The Master Declaration also requires owners with a garage to park at least one vehicle in it.
The club counts four pools: the resort-style main pool and spa beside the Terrace Café for every member, the Parkstone Pool for Waterford, and the Danbury Pool and North Danbury Pool for Wedgewood, per its real estate FAQ and site plan. The Estate and Villa Homes have no neighborhood pool, which is one reason 97 of the 102 Estate Homes and 77 of the 120 Villa Homes carry a private pool on the county roll. If a private pool is on your list, you are shopping the single-family streets; if you want a pool you never maintain, you are shopping the condominiums.
Across all 800 homes, 44.2 percent carry a Florida homestead exemption and 45.0 percent of owners mail their tax bills outside Florida, per the county’s 2026 preliminary roll. The spread is the useful part: 72.5 percent of Estate Homes and 56.7 percent of Villa Homes are homesteaded, against about 43.8 percent of Wedgewood and 26.7 percent of Waterford. The leading out-of-state owner addresses community-wide are New York (44), Massachusetts (39), Michigan (36), Ohio (33) and Illinois (30), with 20 owners in Ontario and 9 in Quebec. A buyer who wants year-round neighbors in August is shopping the single-family streets; a buyer who wants a lock-and-leave with an elevator should expect more of a Waterford building to be quiet in summer.
Owning in Vanderbilt Country Club costs the same $13,159 in master dues on every home for 2026, plus a neighborhood fee of $2,320.96 to $5,278.40, so the recurring association total runs from $15,479.96 for a Villa Home to $18,437.40 in Waterford No. 3, before a $1,200 food and beverage minimum, property tax and insurance. There is no CDD.
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026; 2026 Member and Tenant Fee Schedule; Florida Department of Revenue 2025 Collier millage table)
Layer | 2026 amount | Billed | Who pays |
|---|---|---|---|
1. Master dues (club and community) | $13,159 a year | quarterly, $3,289.75 | every home |
2. Neighborhood fee | $2,320.96 to $5,278.40 a year | quarterly | every home, by village |
3. Food and beverage minimum | $1,200 a calendar year | spending requirement | every home |
4. Special assessments | $678 pickleball; $7,895 to $8,750 golf course replacement | lump sum or installments | every unit, binding on successors |
5. One-time buyer costs | $15,000 contribution, $500 processing, $299 estoppel | at closing | buyer |
6. Property tax | 10.5058 mills, 2025 final, tax area 103 | annual, Collier County Tax Collector | every parcel |
Source: VCA 2026 fee sheet dated August 20, 2026; Florida Department of Revenue 2025 Collier millage table.
Line on the fee sheet | Annual | Quarterly |
|---|---|---|
Operating Dues (Community Assessment) | $10,894.00 | $2,723.50 |
Asset Replacement Reserves | $2,240.00 | $560.00 |
New Capital | $25.00 | $6.25 |
Total master dues | $13,159.00 | $3,289.75 |
Source: VCA 2026 fee sheet dated August 20, 2026. The quarterly total is our addition of the three published quarterly lines.
In the fee sheet’s own words, the Community Assessment “covers operational costs of the Club, including the golf course expenses, Clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television & internet, common grounds, landscaping, etc.” The Asset Replacement Reserves cover major components in the clubhouse, “golf course replacement, road asphalt overlay, roofs, main swimming pool, Bocce courts,” and New Capital funds new capital items. Owners and their designees pay no greens fees on top, under Master Declaration section 5.11 as amended in 2024; a member pays only a cart fee of $33 for 18 holes or $21 for nine.
Village | Homes | 2026 neighborhood fee | Quarterly | Master dues plus fee |
|---|---|---|---|---|
Villa Homes | 120 | $2,320.96 | $580.24 | $15,479.96 |
Estate Homes | 102 | $2,871.36 | $717.84 | $16,030.36 |
Wedgewood No. 1 | 96 | $4,915.44 | $829.64 operating plus $399.22 reserve | $18,074.44 |
Wedgewood No. 2 | 118 | $5,055.32 | $843.70 plus $420.13 | $18,214.32 |
Wedgewood No. 3 | 124 | $5,129.72 | $848.76 plus $433.67 | $18,288.72 |
Waterford No. 1 | 72 | $5,253.56 | $936.79 plus $376.60 | $18,412.56 |
Waterford No. 2 | 72 | $5,253.56 | $936.79 plus $376.60 | $18,412.56 |
Waterford No. 3 | 96 | $5,278.40 | $936.79 plus $382.81 | $18,437.40 |
Source: VCA 2026 fee sheet dated August 20, 2026. The last column is our addition of the published lines. The fee sheet prints a fiscal year of April 1, 2026 to March 31, 2027 under the condominium blocks, while the master association’s bylaws set a calendar year.
The condominium fees pay for things a single-family owner pays for directly. Waterford’s operating fee covers “property management, residential landscaping, water & sewer, pest control, building maintenance, building insurance, and garbage,” and its reserve covers “exterior painting, roof tile replacement, and waterline replacement”; Wedgewood’s covers the same list without garbage. The Villa and Estate fees cover “property management and residential landscaping” only. So a Villa or Estate owner at $15,479.96 or $16,030.36 still carries a full homeowners policy, the roof, exterior paint, water, sewer and pest control out of pocket, while a condominium owner’s $18,000-plus buys building insurance and building upkeep. Compare the total cost of ownership, not the fee line.
Every home carries a food and beverage minimum of $1,200 per calendar year on the 2026 fee sheet. It is a spending requirement at the club’s venues rather than a fee for nothing: spend it and it is used. When a home is leased, the tenant’s food and beverage spending counts toward the owner’s minimum, per the Membership Transfer Application. Add it and the recurring range becomes $16,679.96 for a Villa Home to $19,637.40 in Waterford No. 3 a year, by our arithmetic. The club does not publish how an unspent balance is billed at year end.
An illustration, labeled plainly: the 2026 master dues, neighborhood fee and food and beverage minimum, plus a first-year property tax at the 2025 rate of 10.5058 mills on a price equal to the village’s lead county median, with no exemption. The tax figure is our arithmetic to show the reset, not a quote, and the county’s assessed value usually lands below the price paid.
Village | Lead county median (window) | Dues, fee and minimum | Illustrative tax | Subtotal | Still to add |
|---|---|---|---|---|---|
Waterford No. 3 | $350,000 (24 months, n=19) | $19,637.40 | about $3,677 | about $23,314 | HO-6 insurance |
Wedgewood No. 2 | $547,500 (12 months, n=16) | $19,414.32 | about $5,752 | about $25,166 | HO-6 insurance |
Villa Homes | $755,000 (36 months, n=15) | $16,679.96 | about $7,932 | about $24,612 | homeowners, wind and flood insurance, roof and exterior |
Estate Homes | $1,100,000 (36 months, n=13) | $17,230.36 | about $11,556 | about $28,787 | homeowners, wind and flood insurance, roof and exterior |
A homestead exemption, if you qualify and file, lowers the tax column; insurance, carts and the two assessments raise the total.
The master dues do not scale with the home. A $350,000 Waterford condominium and a $1,100,000 Estate Home carry the identical $13,159, and the condominium adds the larger neighborhood fee on top. At Waterford’s 24-month county median, dues and fee equal about 5.3 percent of the price every year; at the Estate Homes’ 36-month median, about 1.5 percent. Put simply, the least expensive homes to buy carry the highest association bills, and a Waterford buyer should read the condominium budget as closely as the club’s fee sheet.
From the 2026 Member and Tenant Fee Schedule and the fee sheet: a club cart is $33 for 18 holes and $21 for nine, plus tax; a private cart trail fee is $2,200 a year, billed $1,100 in June and December; a non-trail private cart pass is $30 a year; annual bag storage is $130; a GHIN handicap is $45 a year; court play carries no fee for members and tenants; a fitness class is $15 drop-in or $10 on a package plan; personal training is $45 for 30 minutes and $75 for 60; and massage is $95 for 60 minutes. Guests pay $125 for 18 holes in season and $75 in summer.
Florida’s Official List of Special Districts contains no district with “Vanderbilt” in its name, the Florida Department of Revenue’s 2025 millage table for tax area 103 carries no district levy beyond the countywide ones, and the Master Declaration never mentions one. By our reading of those three records, no community development district covers Vanderbilt Country Club, so there is no CDD bond or operating assessment on the tax bill. The fire district is Greater Naples Fire Rescue District, at 2.0000 mills for 2025, with Station 73 across Collier Boulevard.
The Waterford and Wedgewood condominium associations’ adopted budgets, reserve balances and insurance schedules are not published on the club’s public pages; they reach buyers through the condominium questionnaire and the estoppel certificate. 2027 dues are not published. Owner insurance premiums are not published. The Golf Course Replacement Project’s scope and total budget are not published. Whether the fee sheet’s April to March fiscal year belongs to one or both condominium associations is not stated on any document we read.
A Vanderbilt Country Club buyer inherits two special assessments that run with every unit: a Golf Course Replacement Project assessment of $7,895 as a lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, $8,750 in all, and a $678 pickleball assessment. The fee sheet says each “will remain the obligation of any successor owner.”
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026)
“The Vanderbilt Community Association, Inc. Board of Directors approved an assessment on October 30, 2025 and August 20, 2026 to fund a Golf Course Replacement Project,” per the 2026 fee sheet, with the work scheduled to begin in 2032.
Payment option | Amount | Timing |
|---|---|---|
Lump sum | $7,895 | due by July 1, 2027 |
Quarterly | $437.50 a quarter, 20 payments, $8,750 in all | July 2027 to April 2032 |
Project start | scheduled 2032 | per the fee sheet |
Paying the lump sum saves $855 per home against the quarterly plan, by our arithmetic. By our arithmetic only, 800 homes paying the lump sum would raise about $6.3 million and 800 homes paying quarterly about $7.0 million; that is not a published budget. Some older published figures for this assessment, 24 quarters and $10,500, predate the August 20, 2026 revision; the current sheet is 20 quarters and $8,750. The project’s scope, architect and total budget are not published.
A Special Members Meeting on May 7, 2026 approved converting Har-Tru tennis court 6 into four permanent pickleball courts, with sound mitigation, shade structures, lighting, walkways and landscaping, and construction scheduled for Fall 2026. The assessment is $678 per unit, as a lump sum (the election was due May 25, 2026) or $56.50 a month from June 2026 to May 2027. Twelve payments of $56.50 equal the $678 exactly, so there is no premium for paying monthly. Once the project is finished, by our arithmetic the club will have five Har-Tru tennis courts and four permanent pickleball courts.
Both are charged at the unit level, and the fee sheet says each “will remain the obligation of any successor owner.” A buyer who closes between now and April 2032 inherits whatever golf balance the seller has not paid, and a buyer who closes before May 2027 on a home whose owner chose the monthly pickleball plan picks up the remaining payments. The master association’s estoppel certificate is where each balance appears, and it binds the association to the figures it states for its validity period.
Put both balances in writing before the offer is final. On a home whose owner has not paid the golf assessment, the full $7,895 lump sum or the remaining quarters are yours after closing unless the contract says otherwise, and a credit at closing is a fair ask when the listing has sat. Every cost line in a Florida contract is negotiable; the question is only whether the market for that village supports the ask. In Waterford, where the four listings on September 26, 2026 had been on the market 99 to 176 days, it often does. In a Villa Home that sells in ten days, a clean offer may matter more than the credit.
The golf assessment funds a replacement of the course the owners already own, and the dues’ Asset Replacement Reserves separately name “golf course replacement” among the components they fund. For a regular golfer it is the cost of keeping a 2015 redesign current into the 2030s. For a non-golfer it is one more line of a bundled club to weigh honestly before buying. Together the two assessments add $8,573 per home on the lump-sum options or $9,428 on the installment options, by our arithmetic.
An outside buyer pays a one-time, non-refundable Resale Capital Contribution of $15,000 to the association at closing under the 2026 fee sheet, plus a $500 New Home Buyer Processing Fee and a $299 estoppel fee, $15,799 in all. A current owner buying a second home inside the gates pays $3,500. There is no initiation fee, equity certificate or deposit.
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026; recorded 2024 amendment to the Master Declaration; Prospective Owners page)
Charge, 2026 | Amount |
|---|---|
Resale Capital Contribution, new (outside) buyer | $15,000 |
Resale Capital Contribution, current owner buying another home inside | $3,500 |
New Home Buyer Processing Fee | $500 |
Estoppel Processing Fee | $299 |
Condominium Questionnaire Fee, Waterford and Wedgewood | $150 |
Outside buyer’s cash to the association, house | $15,799, our sum |
Outside buyer’s cash to the association, condominium | $15,949, our sum |
Sources: VCA 2026 fee sheet dated August 20, 2026 and the club’s Prospective Owners page. Who pays the estoppel and questionnaire fees in a given deal is set by the contract.
The contribution is a flat $15,000 for a new buyer on every home type, whether a Waterford condominium that recorded $295,000 or an Estate Home that recorded $1,250,000. Section 5.2.5 of the Master Declaration, as amended by the certificate recorded on March 7, 2024, makes it “the legal and personal obligation of the transferee” and lets the board set the amount by resolution. It is not a percentage of the price, and nothing in the declaration or the fee sheet provides for it to be refunded when you later sell; the next buyer pays their own.
Village | Lead county median (window) | $15,000 as a share | $15,799 as a share |
|---|---|---|---|
Waterford | $350,000 (24 months, n=19) | about 4.3% | about 4.5% |
Wedgewood | $547,500 (12 months, n=16) | about 2.7% | about 2.9% |
Villa Homes | $755,000 (36 months, n=15) | about 2.0% | about 2.1% |
Estate Homes | $1,100,000 (36 months, n=13) | about 1.4% | about 1.4% |
At Waterford the contribution alone is more than most buyers budget for all their other closing costs, and it equals about 81 percent of a full year of Waterford No. 3’s master dues and neighborhood fee. Put it in your cash to close from the first conversation.
The 2026 fee sheet lists $3,500 for a current owner buying another home inside the community, against $15,000 for a new buyer. That $11,500 difference matters to owners moving between villages, from a Waterford condominium to a Villa Home, say, or from an Estate Home down to Wedgewood. The fee sheet does not publish a time limit or a sell-first condition for the current-owner rate, so confirm your eligibility with Member Services in writing before you contract, and make sure the estoppel on your purchase reflects it.
The 2024 amendment to section 5.2.5, recorded at Official Records Book 6336, Page 2270, exempts five kinds of transfer from the contribution:
An heir who takes title on the owner’s death therefore does not pay the $15,000, and an owner who moves title into a wholly owned trust does not either. An ordinary purchase from an unrelated seller is not exempt.
The buyer. The declaration makes the contribution the transferee’s obligation, due on the date of closing, and the club collects it at closing. Every cost line in a Florida contract can still be negotiated, and in a village with several months of supply a seller may agree to credit part of it. Asking is part of our offer strategy when the village’s record and the listing’s history support it. Whether sellers in closed Vanderbilt Country Club transactions credited buyers for the contribution is not published anywhere, because only settlement statements hold it.
Forest Glen, the closest comparable club, publishes no capital contribution, fund fee or resale transfer fee in any first-party document our Forest Glen buyer page found; if any such charge applies, it appears on that club’s estoppel certificate. Vanderbilt Country Club prints its $15,000 on a dated fee sheet. A buyer comparing the two should ask for the Forest Glen estoppel figure on the specific home before treating either community as the cheaper entry. The full comparison sits in the Forest Glen section below.
Vanderbilt Country Club membership is mandatory, bundled and tied to the deed. When the deed records you become a member of Vanderbilt Community Association, Inc., the Chapter 720 master association that is also the club and holds the golf course and common land. There is no application, no initiation fee, no equity certificate and no waitlist.
Data updated: September 2026 (club real estate FAQ, Prospective Owners and renter pages, read Sep 2026; recorded Master Declaration and 2024 amendment; 2026 Member and Tenant Fee Schedule)
“At VCC, membership is mandatory and included with every residential purchase,” per the club’s real estate FAQ. The legal mechanism sits in the association’s Amended and Restated Articles, section 5.1: “The Owner of every Lot or Residence shall become an Owner Member upon recordation in the Public Records of an instrument establishing the ownership.” Each lot or residence carries one vote, so the 800 homes carry 800 votes. A household that never plays pays the same master dues as one that plays daily.
The members own it, through their master association. The recorded Master Declaration states that “The Golf Course is part of the General Common Areas maintained and operated by the VCA,” and the Collier County roll shows about 197 acres in about 20 parcels titled to the association, including the course, rights-of-way and common areas. A search of Florida’s corporate register for “Vanderbilt Country Club” returns one entity, the master association’s own pre-1999 name. There is no club corporation, no golf company and no outside owner who could reprice the club or sell the course from under the homes.
The club calls itself “a premier gated C.I.R.A. (Common Interest Realty Association) Club, also known as a ‘bundled’ GOLF COURSE community.” Bundled here means three concrete things: membership rides on title; “Owners’ Designees and Dependents are not required to pay greens fees for the use of the Golf Course. Owners may be charged cart fees,” under Master Declaration section 5.11 as amended; and golf is paid through the dues, whose Community Assessment covers “the golf course expenses.” Members pay a $33 cart fee for 18 holes year-round.
The 2024 amendment, recorded March 7, 2024 and effective March 1, 2024, caps privileges at two Owner’s Designees per residence, and its grace period for earlier arrangements ended on March 1, 2026, so every home now runs on the new rules.
Who holds title | Who the two designees are |
|---|---|
Married couple | both spouses |
One spouse | the titleholder and spouse |
Two or more unrelated owners | the owners choose two |
Single owner | the owner, plus one adult over 21 who lives with them, with an Affidavit of Joint Residency |
Surviving spouse | may name one additional designee |
Corporation, LP or LLC | two natural persons over 21, changeable no more than once every 24 months |
Trust | two natural persons over 21 who are grantor, trustee or beneficiary, or who live with the grantor or trustee |
Source: Master Declaration sections 4.2.2 to 4.2.9 as amended in 2024. Owners who are not designees may use the course and recreation areas only as a guest of a designee, so a buyer taking title in an LLC or with a third co-owner should settle the two names before closing.
A Dependent is “an unmarried child under the age of twenty-three years old, and either living at Home with an Owner or attending school,” under the 2024 amendment to section 2.21, and the club’s FAQ says dependents “are considered members.” The children of a designee who is not an owner are not Dependents, and grandchildren visit as guests. Nothing in the club’s public documents imposes an age restriction on residents.
The course is 18 holes, par 72, laid out by Gordon G. Lewis for the club’s 1999 opening and redesigned by Kipp Schulties, with the renovation completed in 2015, per the club’s FAQ. It plays 6,631 yards from the Green tees, rated 72.6 with a 146 slope, down to 4,600 yards from the Platinum tees, across eight rated tee sets on the club’s scorecard printed May 2024. The front nine loops through the Estate and Villa Homes, holes 10 and 11 run past the Waterford buildings, and holes 12 to 17 run through Wedgewood before the 18th returns to the clubhouse, by our reading of the club’s site plan. The next major work is the Golf Course Replacement Project, scheduled to begin in 2032.
The club describes a recently expanded practice area of 39,000 square feet of Paspalum, with an aqua range of 16 stations and three island targets, chipping stations, a practice bunker and a large putting green by the first tee. Tee times run through the Chelsea Tee Time System, which the club describes as an automatic lottery; the booking window sits on the member side. Men’s Day and Ladies Day run 9- and 18-hole groups, a $45 GHIN handicap is required for them, and the club’s FAQ counts three PGA professionals on staff for private, semi-private and group lessons.
Six lighted Har-Tru Hydro-Grid tennis courts carry two temporary pickleball courts lined on one of them today, with four permanent pickleball courts approved for construction in Fall 2026, and three lighted bocce courts sit by the Terrace Café. The freestanding 5,100 square foot Fitness Center is open daily from 4:00 a.m. to 10:00 p.m., with a 2,200 square foot equipment room, a 1,102 square foot aerobics room, massage and physical therapy. The main resort-style pool and spa serve every member, and dining runs through the Vista Room, which seats 204, the Bar & Grille Room and the Terrace Café with its Express Window.
The club counts “over 40 social clubs” in its 3,000 square foot Activities Center, from bridge, poker, mah jongg and canasta to book clubs, watercolor, music and spiritual groups, and it calls trivia and bingo nights “very popular.” Member volunteers run a program called Neighbors Helping Neighbors that helps residents with rides to appointments, meal delivery, shopping and pet walking and lends medical equipment and baby gear, and they raise money each year for Baby Basics of Collier County and Relay For Life. For a buyer relocating from out of state, that volunteer network is the most practical social fact inside the gates.
“Each year from May 1 to October 31, VCC reciprocates with over 40 area clubs for golf, dining, and sports,” per the club’s real estate FAQ. The list of participating clubs is not published publicly. For a year-round owner, reciprocity is what keeps the summer calendar full when the season quiets down; for a seasonal owner, it matters little.
The club publishes no social, associate or non-resident membership. Every public document describes one owner membership with full golf and amenity privileges, plus Dependents, tenants by transfer, family guests and guests, which fits a club whose membership is created by recording a deed inside the gates. If you want the club without the house, there is no route in.
Buying in Vanderbilt Country Club runs in nine steps: choose the village, budget its fee stack and the $15,799 in association charges, confirm both assessment balances, check the building’s flood letter, write the offer with the right calendar, order the estoppel and the condominium package, clear inspections and insurance, confirm the tax reset, and close and register your designees.
Data updated: September 2026 (club Prospective Owners page and VCA 2026 fee sheet, read Sep 2026; FEMA National Flood Hazard Layer, measured 23 Sep 2026)
The Estate Homes are the largest houses and nearly all have private pools; the Villa Homes are the detached one-story entry to single-family living; Wedgewood is two-story carriage homes with private garages; Waterford is elevator condominiums at the entry price. The village fixes your annual fee, the number of associations you answer to, whether Florida’s condominium safety laws reach your building, your insurance structure and your comparable set.
Put five numbers on paper before touring: the 2026 master dues of $13,159; the neighborhood fee for your village, $2,320.96 to $5,278.40; the $1,200 food and beverage minimum; the $15,799 an outside buyer pays the association at closing, or $15,949 with a condominium questionnaire; and a line for property tax at your price, not the seller’s. Ask the listing side for the seller’s current account statement at the same time.
Ask in writing whether the seller paid the golf course replacement assessment as a lump sum or is on the quarterly plan, and whether the $678 pickleball assessment is paid or running at $56.50 a month. Both follow the home to the next owner, so an unpaid balance is part of your price whether or not the contract mentions it.
Every single-family home’s county address point reads Zone X on FEMA’s effective map, and so does every Waterford and Wedgewood residential unit. Still, look up the specific address on FEMA’s Map Service Center, ask the seller for any elevation certificate and, for a Wedgewood or Waterford home, ask the association for the Letter of Map Amendment that names the building, if there is one.
Make the inspection period long enough for the master estoppel, the condominium questionnaire and resale package, insurance quotes and, in Waterford, a read of the structural integrity reserve study and the current budget. Price against the village’s record, the plan and floor, the home’s listing history and its condition rather than the asking price alone, and remember that 22 of the year’s 31 MLS closings fell between December and May.
The master association’s estoppel costs $299 with a $500 New Home Buyer Processing Fee and comes from the Director of Member Services; the condominium questionnaire costs $150 and comes from the Assistant Community Association Manager, per the club’s Prospective Owners page. In a Waterford or Wedgewood purchase, request the statutory resale package by name the same day.
Order a general inspection, a wind mitigation inspection on form OIR-B1-1802 and a four-point inspection if the carrier asks; every home here is 25 to 28 years old. On an Estate or Villa Home get the roof’s permit date in writing and a homeowners quote that includes wind and flood; on a condominium get an HO-6 quote and the association’s master insurance declarations page before the inspection period ends.
Budget from your price rather than the seller’s bill. Ask the Collier County Property Appraiser’s office which exemptions you qualify for, including homestead and any portability of a prior Florida homestead benefit, and ask your lender to escrow off the projected figure rather than the seller’s capped one.
There is no purchase approval at the master level, but there is paperwork: return the Owner Information Form and a headshot of each Owner’s Designee to Member Services at least one week before closing. The $15,000 contribution and the processing fee are collected at closing in the amounts the estoppel states, membership attaches when the deed records, and a new Collier County owner can pick up the free resident beach parking permit at any county community park.
A Vanderbilt Country Club buyer should request the master association estoppel, the condominium questionnaire and a condominium account statement in Waterford or Wedgewood, the 2026 fee sheet and the seller’s account statement, the recorded Master Declaration and 2024 amendment, and for a condominium the statutory resale package, including the budget, financial statement and structural integrity reserve study or statement.
Data updated: September 2026 (club Prospective Owners page; Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text)
An Estate Home or Villa Home purchase needs one estoppel, from Vanderbilt Community Association, Inc.; the single-family streets have no association of their own, and the master association bills their neighborhood fee. A Waterford or Wedgewood purchase needs the master estoppel and the condominium association’s account status, through the condominium questionnaire and, where the statute applies, the condominium association’s own certificate. Make sure every certificate comes from the right association: the Waterford and Wedgewood associations at Vanderbilt are the only Waterford and Wedgewood associations that matter here.
The master certificate should state the current quarterly dues and the neighborhood fee for the home, any unpaid balance, the $15,000 or $3,500 contribution to be collected from you, the balance of the golf course replacement and pickleball assessments, and any other assessment in force. The estoppel is how you make sure the seller pays what the seller owes at closing, and it binds the association to the figures it states for its validity period.
The club’s 2026 fee sheet prints the estoppel fee at $299, plus the $500 New Home Buyer Processing Fee. Florida’s 2024 amendments to sections 718.116 and 720.30851, effective July 1, 2024, cap a standard certificate on a current account at $299, with set additions of up to $119 for delivery within three business days and $179 for a delinquent account. Section 720.30851 requires the association to issue the certificate within 10 business days of a written request, and the certificate is valid for 30 days, or 35 if sent electronically. Who pays each certificate is a contract term.
The master association is a Chapter 720 homeowners association, and section 720.401 requires a disclosure summary to be presented to a prospective buyer of a home in a Chapter 720 community before the contract is signed, which plainly reaches an Estate Home or Villa Home purchase. Waterford and Wedgewood are Chapter 718 condominiums, and section 718.503 entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that none was completed, the milestone summary where one exists and the frequently asked questions document, with seven days, excluding weekends and legal holidays, to void a contract signed before they arrive. Because every condominium here also sits inside the Chapter 720 master, ask your closing attorney or title agent which documents your purchase requires. This is information, not legal advice.
Before closing, every buyer returns the club’s Owner Information Form, revised May 8, 2026, with a headshot of each Owner’s Designee, to Member Services at least one week before closing. The form repeats the declaration’s definition of a Dependent and names the household’s designees. Buyers taking title in a trust, LLC or with more than two owners should fill it in early, because the designee rules decide who plays without a guest fee.
The club hosts public copies of the Amended and Restated Master Declaration, recorded December 17, 2020 at Official Records Book 5862, Page 3140, the 2024 recorded amendment, the Amended and Restated Articles and the bylaws, together with the 2026 fee sheet, the 2026 Member and Tenant Fee Schedule, the Membership Transfer Application and the Worthington floor-plan sheets. The Rules and Regulations dated January 1, 2023 sit behind the member login, so ask for the current version in the resale package.
Missing figure | How a buyer gets it |
|---|---|
Waterford and Wedgewood budgets, reserve balances and insurance schedules | the condominium questionnaire, the resale package and the association’s official records website |
Waterford’s structural integrity reserve study funding plan | the association’s official records and the section 718.503 resale package |
Condominium master-policy carrier, wind deductible and flood policy | the association’s insurance declarations page |
Club Rules and Regulations, including vehicle and quiet-hour rules | the member side of the club site, requested in writing |
Condominium-level pet, lease or approval rules beyond the master rules | the Waterford and Wedgewood declarations and rules |
Golf Course Replacement Project scope and budget | the board’s minutes and budget, requested in writing |
A Waterford buyer should check the structural integrity reserve study the state’s record shows as complete, its funding plan and the current reserve balance, the milestone inspection year for the building, the master insurance policy and deductible, and parking and storage. None of these is published on the club’s public pages, so each must be requested.
Data updated: September 2026 (Florida DBPR SIRS reporting database and Collier County milestone inspection map, read 26 Sep 2026; Florida Statutes 553.899 and 718.112)
Waterford’s ten buildings are three stories with elevators, so section 718.112(2)(g) required a structural integrity reserve study by December 31, 2025. The state’s SIRS reporting database records Waterford’s study as complete: one filing covering all ten buildings, completed November 19, 2024 and delivered to owners December 10, 2024, with no special assessment reported alongside it. The study’s funding plan, component list and reserve figures are not published on any source we could reach, so a Waterford buyer should request the study and its funding plan with the condominium questionnaire.
Under section 718.112(2)(g), the study covers at a minimum the roof, the structure including load-bearing walls and primary structural members, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost above $25,000, as adjusted for inflation, whose failure would affect those items. For each item it states remaining useful life and replacement cost and recommends a reserve funding schedule. Owners of a condominium that must have a study may not vote to waive or reduce reserves for those items for budgets adopted on or after December 31, 2024.
Building group | Address | Milestone inspection year |
|---|---|---|
Building 1, Waterford No. 1 | 8217 Parkstone Place | 2028 |
Buildings 2 and 3, Waterford No. 1 | 8223 and 8231 Parkstone Place | 2029 |
Buildings 4 to 6, Waterford No. 2 | 8239, 8241 and 8247 Parkstone Place | 2030 |
Buildings 7 to 10, Waterford No. 3 | 8253, 8259 and 8267 Parkstone Place and 8285 Danbury Boulevard | 2031 |
Source: Collier County milestone inspection map, read September 26, 2026. Collier County uses the 30-year trigger under Ordinance 2024-48, none of the ten is due yet, and no Wedgewood building appears on the map. After a building’s inspection, the inspector’s summary joins the resale package.
The 2026 fee sheet bills Waterford owners a reserve fee of $376.60 a quarter in No. 1 and No. 2 and $382.81 in No. 3, $1,506.40 to $1,531.24 a year per home, and describes it as covering “exterior painting, roof tile replacement, and waterline replacement.” The study’s list is longer than that description, which is why the adopted budget and the reserve schedule, not the fee sheet, are the documents that show whether reserves match the study.
Waterford has covered parking, not garages. How many covered spaces each home has and where guests park overnight are set by the Waterford association’s rules, which are not posted publicly. Because the private cart trail fee requires storage in an attached garage, by our reading a Waterford owner uses club carts. Each home has a lockable storage room, and the Brighton plan shows its lanai with storage.
A Wedgewood buyer should check the floor and plan against the plan’s own recorded sales, the garage size, the condominium budget and reserve schedule, the master insurance declarations and any Letter of Map Amendment for the building. At two stories, Wedgewood sits outside Florida’s milestone inspection and structural integrity reserve study laws, but ordinary condominium reserve rules still apply.
Data updated: September 2026 (Collier County Property Appraiser sales file, 29 Aug 2026; VCA 2026 fee sheet dated 20 Aug 2026)
Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study requirement, section 718.112(2)(g), reach condominium buildings three habitable stories or higher. Wedgewood’s 37 buildings are two stories, and no Wedgewood building appears on Collier County’s milestone inspection map. That is a permanent difference from Waterford, not a deadline that has not arrived yet.
Two stories does not mean no reserves. The Wedgewood reserve line on the 2026 fee sheet, $399.22 to $433.67 a quarter by condominium, funds “exterior painting, roof tile replacement, and waterline replacement,” and Chapter 718 still governs the association’s budget, reserves, insurance and records. Ask for the budget, the reserve schedule and any board decision on reserves since 2024, and compare the reserve balance with the roof and paint history of your building.
A first-floor Wedgewood home means no stairs and a lanai at grade; a second-floor home means a private staircase, vaulted ceilings on several plans, nobody overhead and the larger plans. On the county record for the twelve months to August 29, 2026, six first-floor homes recorded a median $545,000 (n=6, even) and ten second-floor homes $547,500 (n=10, even), almost identical, while first-floor homes sold for more per square foot of county base area, $301.33 against $285.71. Buyers pay a premium for no stairs, and upstairs homes compete on space.
Every Wedgewood home has an attached garage with an interior door. Matching the plan sheets to the county roll’s unit positions, 189 homes have a double garage and 148 a deep single. The Master Declaration requires at least one vehicle in the garage and confines golf carts to an enclosed garage or other approved space, and the $2,200 trail fee requires an attached garage, so a two-car household with a private cart should shop the double-garage plans: the Oxford, the Nottingham II and the Newport.
Request the declaration, articles, bylaws and rules, the budget and annual financial statement, the frequently asked questions document and the association’s statement on the structural integrity reserve study under section 718.503. Ask whether the Wedgewood declarations add an approval step, pet rules or lease rules beyond the master rules; none is published on the club’s public pages. And ask whether your building is among the 22 Wedgewood buildings named in FEMA Letters of Map Amendment from 2013 and 2016.
An Estate Home or Villa Home buyer should check the roof’s age and permit, the wind mitigation features, the pool and its equipment, the architectural approvals behind any exterior change, the elevation certificate if one is on file, and the single master estoppel. There is no condominium layer: every exterior item and the full insurance policy are the owner’s.
Data updated: September 2026 (recorded Master Declaration; Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026)
Single-family owners maintain “all exterior surfaces, roofs, facias and soffits” under Master Declaration section 6.1.1, and the Estate and Villa neighborhood fees cover property management and residential landscaping only. An original 1998 to 2001 roof is now 25 to 28 years old, so the permit history for the address is the proof an underwriter asks for, and a documented replacement roof is one of the most valuable facts on a single-family listing here.
Any change of exterior or roof materials or colors needs architectural review approval under Master Declaration sections 8.2.3 and 8.2.4, and so do pools, fences, generators, screen enclosures, shutters and landscaping changes. Ask the seller for the approvals behind any visible change, a paver deck, a new screen cage, a generator pad, and check them against what you see on the tour.
Ninety-seven of the 102 Estate Homes and 77 of the 120 Villa Homes carry a private pool on the county’s 2026 roll. The pool, spa, screen enclosure and equipment are the owner’s to maintain and insure. Include the pool in the general inspection, ask for the age of the heater and pump, and remember that the club site plan’s “approximately” dimensions do not replace a survey if you plan to add or enlarge one.
The Master Declaration carries a zero-lot-line maintenance easement, section 15.2. Whether a particular Villa lot is zero-lot-line is not confirmed on a plat in the sources we read, so ask for the survey on any Villa Home and read the easements shown before you plan work along a side yard.
An Estate or Villa purchase needs one estoppel, from the master association, at $299 plus the $500 processing fee. It should state the dues, the neighborhood fee, the contribution to be collected and the balance of both assessments. Because there is no second association, there is no condominium questionnaire to wait on, which usually makes a single-family closing here the simpler file.
Vanderbilt Country Club is 95.4 percent FEMA Zone X by address point: 867 of 909 Collier County address points sit outside the high-risk flood area on the effective map, and 41 (4.5 percent) sit in shallow-ponding Zone AH. Every one of the 222 single-family homes reads Zone X, and so does every Waterford and Wedgewood residential unit; the AH areas are the course, lakes and yards between pads.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County site address points, measured 23 Sep 2026; USGS 3D Elevation Program; Collier County flood map release, August 2026)
Record group | Home type | Address points | Zone X | Zone AH | Shaded Zone X |
|---|---|---|---|---|---|
Single-family plat 1 | Single-family | 110 | 110 | 0 | 0 |
Single-family plat 2, with the clubhouse point | Single-family | 132 | 128 | 4 | 0 |
Waterford No. 1 | Three-story condominium | 87 | 76 | 10 | 1 |
Waterford No. 2 | Three-story condominium | 87 | 76 | 11 | 0 |
Waterford No. 3 | Three-story condominium | 116 | 100 | 16 | 0 |
Wedgewood No. 1 | Two-story carriage home | 107 | 107 | 0 | 0 |
Wedgewood No. 2 | Two-story carriage home | 130 | 130 | 0 | 0 |
Wedgewood No. 3 | Two-story carriage home | 140 | 140 | 0 | 0 |
All eight record groups | 909 | 867 (95.4%) | 41 (4.5%) | 1 (0.1%) |
Source: Collier County site address points against FEMA’s effective flood hazard polygons, computed September 23, 2026. The 909 points exceed the 800 homes because the county layer also carries ancillary points, Waterford carport and storage structures and association utility and common-area points. Wedgewood is the cleanest result in the community: 377 of 377 points in Zone X.
Four address points on the single-family plats fall in Zone AH, two on Gleneagle Way and two on Danbury Boulevard, and none is a house: the two Gleneagle Way points are association utility assets on a common parcel, and the two on Danbury Boulevard are an association structure and a commercial point. The Waterford AH points are the numbered points a few meters from each building’s residential point, by our reading the carports and storage structures. A county address point is still not a surveyed building footprint, so the elevation certificate or the lender’s determination governs any specific home.
On the printed FIRM panel, the golf course, lakes, preserves and yards are shaded AH, the lakes themselves AE, and the building pads are cut out as Zone X. Base flood elevations inside the community read 13.5, 14 and 14.5 feet NAVD 88; USGS bare-earth ground at the building points reads about 15.4 to 16.5 feet, and at the street centerlines about 13.5 to 14.7 feet. By our reading, the pads sit roughly 1 to 2.5 feet above the base flood elevation while streets and yards sit at or just below it, which is the community’s grading doing its job. FEMA’s own letters for the buildings here name the flooding source as “PONDING/OVERLAND FLOW,” not storm surge.
Two panels cover the community, 12021C0218H and 12021C0410H, revised and effective May 16, 2012. FEMA released preliminary maps for Collier County on March 20, 2025, and the 90-day appeal period began August 19, 2026, with a target effective date of summer 2027, per Collier County. On the preliminary maps the community moves to panels 12021C0218J and 12021C0406J, and the tally is identical: not one of the 909 address points changes zone. Preliminary maps cannot be used to rate an insurance policy; the 2012 panels govern until the new map takes effect.
Between 2013 and 2016 FEMA issued six Letters of Map Amendment inside the community that removed condominium buildings from the Special Flood Hazard Area or confirmed them outside it: 22 Wedgewood buildings and 6 Waterford buildings in all, with lowest adjacent grades of about 14.5 to 15.3 feet. Each letter states that the federal mandatory flood insurance requirement does not apply to a removed structure, while the lender keeps the option to require it. The 2016 letters carry a “STUDY UNDERWAY” note that the new map will supersede them, so an owner should keep the letter and check FEMA’s revalidation list when the new map issues. No letter was found for any single-family lot.
The whole community drains through a lake and swale system under South Florida Water Management District permit 11-01537-P, issued in October 1997, and every later modification, in 2012, 2022, 2023 and a 2025 permit for the pickleball project, was filed by the owners’ master association. The 1998 articles charged the master association with operating the system, “including all lakes, retention areas, culverts, and related appurtenances.” A 2009 resident’s column recorded that during Tropical Storm Fay in 2008 the course “was closed for a week,” with standing water on the back nine: the mapped ponding hazard behaving as designed while the homes stayed dry.
Insuring a Vanderbilt Country Club home starts from four documented facts: every home’s address point reads Zone X, so the federal flood mandate generally does not apply; every home dates from 1998 to 2001, before the statewide building code; Waterford and Wedgewood insure their buildings through the neighborhood fee; and Citizens will require flood coverage on every personal residential wind policy from January 1, 2027.
Data updated: September 2026 (Citizens Property Insurance flood requirement page; FEMA CRS eligible communities list, 1 Apr 2026; FEMA NFIP policy data for ZIP 34120; Florida Statutes 627.351, 627.7011 and 718.111)
Home type | Homes | Building shell | Owner’s own policy | 2026 neighborhood fee |
|---|---|---|---|---|
Estate Homes | 102 | owner | full homeowners policy plus wind and flood | $2,871.36 (management and landscaping only) |
Villa Homes | 120 | owner | full homeowners policy plus wind and flood | $2,320.96 (management and landscaping only) |
Wedgewood | 338 | Wedgewood association master policy | HO-6 unit-owner policy | $4,915.44 to $5,129.72 |
Waterford | 240 | Waterford association master policy | HO-6 unit-owner policy | $5,253.56 to $5,278.40 |
Source: VCA 2026 fee sheet dated August 20, 2026, whose definitions place “building insurance” in the Waterford and Wedgewood fees and not in the Villa or Estate fees.
Florida’s condominium act, section 718.111(11), requires every condominium association to carry adequate property insurance, with replacement cost determined at least once every three years. The association policy excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops and window treatments; those, contents, liability and loss assessment are the unit owner’s to insure on an HO-6. The board sets the master-policy deductible, and a hurricane deductible can be passed through to owners as an assessment, which is why loss assessment coverage on an HO-6 is worth pricing. Each association’s carrier, wind deductible and flood policy are not published; ask for the declarations page.
FEMA’s NFIP policy data for ZIP 34120, policies effective July 2025 through June 2026, gives a useful range. These are ZIP-wide figures, not quotes for any home here.
Policy group, ZIP 34120 | Policies | Median total premium |
|---|---|---|
Single-family, rated Zone X | 692 | $859 |
Single-family, Zone X, in the grid cell holding the community | 293 | $859 |
Single-family, Zone X, same cell, built 1998 to 2001 | 15 | $983 |
Single-family, rated Zone AH | 3,502 | $709 |
Condominium unit, rated Zone X | 32 | $679 |
Under Risk Rating 2.0 the zone no longer sets the rate by itself, which is why AH policies in this ZIP are not dearer than X policies. The zone still decides whether a federally backed mortgage requires flood cover, and for homes here, in Zone X, it generally does not. Unincorporated Collier County holds a Community Rating System Class 5 rating, a 25 percent discount on eligible NFIP policies, per FEMA’s list of April 1, 2026.
Citizens Property Insurance, the state-created insurer of last resort, is phasing in a flood requirement for its personal residential policies that include wind.
Citizens policy with wind coverage, dwelling value | Flood insurance required from |
|---|---|
$600,000 or more | January 1, 2024 |
$500,000 or more | January 1, 2025 |
$400,000 or more | January 1, 2026 |
All policies, regardless of value | January 1, 2027 |
Condominium unit-owner policies are exempt. Our reading for Vanderbilt Country Club: from January 2027 every Estate or Villa owner insured by Citizens needs a flood policy even in Zone X, while Waterford and Wedgewood owners on a Citizens HO-6 do not. A house buyer who may end up with Citizens should carry flood in the budget from the start.
Under section 627.351(6), a home with a dwelling replacement cost of $700,000 or more is not eligible for Citizens, with a limited exception up to $1 million, and a condominium unit is not eligible if its combined dwelling and contents replacement cost reaches $700,000. Replacement cost is not the county’s just value or the price paid, so which of the larger Estate Homes cross that line is an address-level question for a licensed agent.
Wind credits come from the state’s uniform mitigation form, OIR-B1-1802, valid for up to five years if nothing material changes. On a home here, question 1, the building code, answers “unknown or does not meet,” because the Florida Building Code took effect statewide on March 1, 2002 and every home was permitted before it. The credits come from the rest: a replacement roof permitted on or after March 1, 2002, roof-deck attachment and roof-to-wall connections verified in the attic, roof shape, secondary water resistance and opening protection on every glazed opening and the garage door. Shutters or impact windows on a home here were probably added after construction, and the permit for them is what an inspector wants to see.
Florida’s roof-age statute, section 627.7011, bars an insurer from refusing to write or renew a policy solely because of the age of a roof under 15 years old. For older roofs, the insurer must allow an inspection at the owner’s expense and may not refuse coverage solely on age if the inspection shows five years or more of useful life remaining. An original roof here is 25 to 28 years old, so on an Estate or Villa Home the roof inspection and the permit date belong inside your inspection period. Condominium roofs are an association matter, funded through the reserve line for roof tile replacement.
For the single-family homes, section 720.3035(6), as amended in 2026, bars a board or architectural committee from denying an application for hurricane protection that meets the board’s adopted specifications, and it names roof systems, permanent and roll-down shutters, impact windows and doors, reinforced garage doors and exterior fixed generators. For Waterford and Wedgewood, section 718.113(5) requires each condominium board to adopt hurricane protection specifications for each building; the specifications each association has adopted are not published on the club’s public pages.
Florida’s My Safe Florida Home program, under section 215.5586, offers hardening grants to homesteaded, site-built homes built before January 1, 2008 with an insured value of $700,000 or less, after a program inspection; the state matches $2 for every $1 up to $10,000. Every home here meets the pre-2008 test; homestead status and insured value decide the rest. The separate My Safe Florida Condominium Pilot covers buildings three stories or taller within 15 miles of the coast, with board and owner votes, and by our reading Waterford meets the height and distance tests and Wedgewood does not meet the height test. Funding windows open and close, so check before you plan on either.
No source we hold supports a homeowners, HO-6 or wind premium for any home here, so this page does not publish one. With the flood determination, any elevation certificate or Letter of Map Amendment, the wind mitigation report, the roof permit date, a four-point inspection and, for a condominium, the association’s master policy, a licensed Florida insurance agent can quote a specific address inside your inspection period.
Vanderbilt Country Club sits about 9 straight-line miles inland from the Gulf, east of Collier Boulevard, in Collier County hurricane evacuation Zone E, on ground about 15.4 to 16.5 feet NAVD 88 at the buildings. Across Wilma, Irma, Ian, Helene and Milton, no primary source places storm surge here; the real exposure is wind and heavy rain on homes built from 1998 to 2001.
Data updated: September 2026 (Collier County hurricane evacuation zone layer, edited 20 Aug 2026; National Hurricane Center and National Weather Service Miami storm reports; USGS 3D Elevation Program)
The clubhouse is about 9.1 straight-line miles from Vanderbilt Beach. Every one of 12 sample points across the community returned Zone E on Collier County’s hurricane evacuation zone layer, and the state’s Know Your Zone layer reads the same. Collier draws six zones, A through F, from storm-surge modeling, and Zone E is the fifth of the six, among the last the county would order out. Follow county orders by zone, and check your exact address in the county’s lookup before relying on any zone letter.
Storm | Date | Nearest measured wind | Surge at Vanderbilt Country Club? |
|---|---|---|---|
Wilma | October 24, 2005 | Naples airport, 71-knot gust | no record of surge |
Irma | September 10, 2017 | North Naples, 112 mph gust | no; Naples surge ran 3 to 4 feet, less than half a mile inland |
Ian | September 28, 2022 | Naples Airport tower, 105 mph gust | no; surge bounded at the coast, US 41 and the rivers and canals |
Helene | September 26, 2024 | North Naples rain, 3.55 inches | no |
Milton | October 9, 2024 | Collier emergency operations center, 51-knot gust | no |
Sources: National Hurricane Center tropical cyclone reports for Wilma and Ian, and National Weather Service Miami reports for Irma, Ian, Helene and Milton.
Irma made landfall on Marco Island on September 10, 2017 as a Category 3 storm with 115 mph winds, and the weather station labeled North Naples recorded a 112 mph gust. Rain totals ran 9 to 15 inches, highest inland. FEMA’s claims data shows 108 of the 150 NFIP claims ever recorded in ZIP 34120 came from Irma, but that ZIP takes in most of Golden Gate Estates and FEMA rounds claim locations, so none can be tied to this community; in the grid cell that holds most of it, none of the 17 claims ever recorded involved a building constructed from 1998 to 2001, which weakly suggests, and does not prove, no claim came from a building here.
The National Weather Service’s Ian summary says surge flooding “covered almost all of Collier County south/west of Tamiami Trail/US 41” and reached “a few miles inland across low-lying areas and along rivers and canals.” Vanderbilt Country Club is east of I-75, about 9 miles from the Gulf and in Zone E, so by our reading of that geography it was outside the surge footprint. Its Ian exposure was wind, with the Naples Airport tower recording a 105 mph gust, and rain.
The only community-specific storm account we found is a resident’s 2009 column in the Naples Daily News archive, which reports that after Hurricane Wilma in 2005 “Vanderbilt lost about 90 trees and 17 pool/lanai screens were damaged,” with volunteers helping reopen the course. It is one resident’s published account, not an association record. No report of damage specific to Vanderbilt Country Club from Irma, Ian, Helene or Milton appears in any primary or major-news source we searched; the seller’s disclosure and claims history speak to a specific home.
The club’s home page displays a Firewise badge. That is the club’s own claim; we did not confirm it against the national Firewise USA roster. It matters because the community borders preserve land, the county register counts 22.8 conservation acres inside the PUD, and wildfire season in Southwest Florida runs through the dry winter and spring. On a preserve-edge lot, ask about the vegetation buffer at the showing.
Budget on the reset, not the seller’s bill. Every Vanderbilt Country Club parcel sits in Collier County tax area 103, which carried 10.5058 mills for tax year 2025, about $1,051 a year per $100,000 of taxable value. The median 2026 preliminary bill across all 800 homes is $3,718.59, pulled down by homestead exemptions on 44.2 percent of them.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; Florida Department of Revenue 2025 Collier millage table; Collier County Tax Collector)
Taxing authority | 2025 final mills |
|---|---|
Collier County General Fund | 3.0107 |
School Board, State Law | 2.0010 |
School Board, Local Board | 2.2480 |
Greater Naples Fire Rescue District | 2.0000 |
Unincorporated General MSTD | 0.6844 |
Conservation Collier | 0.2096 |
Collier Mosquito Control District | 0.1349 |
Big Cypress Basin | 0.0978 |
South Florida Water Management District | 0.0948 |
Water Pollution Control Program | 0.0246 |
Total | 10.5058 |
Source: Florida Department of Revenue 2025 Collier County taxing authority millage table. There is no city millage, because the community is outside the City of Naples, and no district levy beyond the countywide ones.
Village | Median 2026 preliminary just value | Median 2026 preliminary tax bill | Homestead share |
|---|---|---|---|
Estate Homes | $765,750.50 | not separated in our sources | 72.5% |
Villa Homes | $589,114 | not separated in our sources | 56.7% |
Wedgewood | $432,825 | $3,883.46 | 43.8% |
Waterford | $273,600 | $2,667.08 | 26.7% |
All 800 homes | $432,600 | $3,718.59 | 44.2% |
Source: Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026. At Waterford the median bill for the 176 non-homestead homes is $2,771.08 and for the 64 homesteaded homes about $1,600, which shows how much the exemption and the assessment cap move a bill.
Those medians blend homesteaded owners, whose assessments have been capped for years under Florida’s Save Our Homes limitation, with owners who have no cap. The cap and the exemption follow the owner, not the house, and a buyer’s taxes are recalculated on the new assessment after the sale, portability aside. The gap is widest on the single-family streets, where most homes are homesteaded, and narrowest in Waterford, where few are.
At the 2025 rate on a taxable value equal to each village’s lead county median, with no exemption. An illustration of the mechanism, not a quote; the county’s assessed value usually lands below the price paid.
Village | Lead county median | Illustrative tax at 10.5058 mills |
|---|---|---|
Waterford | $350,000 (24 months, n=19) | about $3,677 |
Wedgewood | $547,500 (12 months, n=16) | about $5,752 |
Villa Homes | $755,000 (36 months, n=15) | about $7,932 |
Estate Homes | $1,100,000 (36 months, n=13) | about $11,556 |
Against the Wedgewood median bill of $3,883.46, the illustrative Wedgewood figure is about $1,868 higher, and against the Waterford median bill of $2,667.08, the Waterford figure is about $1,010 higher, our arithmetic. A single-family buyer who will not homestead should expect the largest jump.
Collier County mails tax bills around October 31, with a 4 percent discount for paying in November falling 1 percent a month, and taxes become delinquent on April 1, per the Collier County Tax Collector. Florida taxes are paid in arrears, so your closing prorates the current year against the seller’s bill, and the first full bill in your name arrives the November after you buy.
Five Vanderbilt Country Club rules decide purchases: leases run at least 30 days, February excepted, and no more than a year, no more than four times a year, with the membership transferred to the tenant; no more than two household pets; garages hold a car and any cart; every exterior change needs architectural approval; and signs and showings run through a staffed gate.
Data updated: September 2026 (recorded Master Declaration and 2024 amendment; club renter and Realtors pages and Membership Transfer Application, read Sep 2026)
Under Master Declaration section 10.2 and the club’s Membership Transfer Application, a lease must be for the whole residence, with no room rentals; at least 30 days, with February the one exception the club’s forms allow, and no more than one year; no more than four transfers of club rights a year, “even if to the same party more than once per year”; and approved in writing by the master association in advance. The association must decide within 30 days of a complete application or the lease is deemed approved. Advertising a rental for less than 30 days or more than a year is prohibited, “including internet website.” With those rules Vanderbilt Country Club suits seasonal tenants, not vacation rentals.
The owner’s golf and club privileges transfer to the tenant for the lease, and the owner “may not be in residence during the lease period.” No more than two tenants, plus unmarried children under 23, receive privileges, and guests of tenants have no privileges and must be accompanied by a tenant. The Membership Transfer Administrative Fee is $600, plus $300 if the application arrives less than 30 days before arrival, and a New Tenant Orientation is mandatory. Tenants pay greens fees, $85 for 18 holes from November 1 to April 30 and $55 from May 1 to October 31, plus tax, and their food and beverage spending counts toward the owner’s $1,200 minimum.
Master Declaration section 7.8 allows no more than two household pets per home, dogs, cats or other animals the association expressly permits, bans commercial breeding and states that “ALL PETS MUST BE KEPT ON A LEASH WHEN NOT IN THE OWNER’S RESIDENCE.” The club’s FAQ extends the same two-pet limit to renters. No breed or weight limit appears in the Master Declaration; whether the Waterford or Wedgewood condominium documents add one is not published, so ask before an offer with a large dog.
Owners with a garage must park at least one vehicle in it, garage doors stay closed except when in use, and golf carts may be parked only in an enclosed garage or other approved space, under Master Declaration sections 7.10 and 7.10.3. The detailed vehicle, boat and trailer parking rules sit in the club’s Rules and Regulations behind the member login, so a buyer with a boat, trailer or large truck should plan on off-site storage and confirm the current rule in writing with the Community Association Office before closing.
The Master Declaration caps occupancy at two persons per bedroom plus one per den, section 10.8.1, and treats anyone occupying a residence for more than a month as a tenant, whether or not rent is paid, section 10.8.2. A household planning long stays by relatives should read that clause with the Owner’s Designee rules, because a long-staying guest can trigger the tenant process.
Single-family owners maintain “all exterior surfaces, roofs, facias and soffits,” and any change of exterior or roof materials or colors needs architectural review approval under sections 8.2.3 and 8.2.4. In the condominiums, the building exterior is the association’s, and changes to it run through the condominium association first. For hurricane protection on the single-family homes, the 2026 amendment to section 720.3035(6) limits a board’s power to deny products that meet its adopted specifications.
Realtors show a driver’s license and business card at the main gate and pre-register with the Community Association Office. One 24 by 24 inch “For Sale” sign is allowed per property, in the association’s tan board with blue lettering, street side only; there are no riders, no “Sold” signs and no signs in windows or on lanais, and the sign comes down once the home is under contract. One metal Open House sign no larger than 18 by 24 inches may stand until sunset, and the gatehouse will hand out flyers and maps if a resident provides them. For a buyer, that means little curb signage and every visit pre-registered at the gate.
No age restriction appears in the recorded Master Declaration or on the 2026 fee sheet, and the club treats unmarried dependents under 23 as members. By our reading of those documents, Vanderbilt Country Club is an all-ages community. The county roll carries no age field, so the age mix of owners is not published.
Vanderbilt Country Club’s front gate now sits on a rebuilt six-lane arterial: Phase 1 of the Vanderbilt Beach Road Extension opened east of Collier Boulevard on June 12, 2026, including improvements at the Danbury Boulevard gate intersection. I-75 express lanes with direct access at Vanderbilt Beach Road start construction this fall, and the land around the community is otherwise largely built out.
Data updated: September 2026 (Collier County Vanderbilt Beach Road Extension releases, June 2026; FDOT project 452544-1; Collier County 2025 and 2019 traffic count reports)
Collier County opened Phase 1 of the Vanderbilt Beach Road Extension to traffic on June 12, 2026 and held the ribbon cutting on July 1, 2026. It runs about seven miles from Collier Boulevard to 16th Street NE, six lanes divided from east of Collier Boulevard to Wilson Boulevard, with a shared-use path and bike lanes, and the project included improvements to the existing intersections at Collier Boulevard, Weber Boulevard, Danbury Boulevard and Douglas Road. The county’s reports list a $153 million Phase 1 budget. By our reading, the road that used to dead-end east of Collier Boulevard now carries Golden Gate Estates traffic west past the main gate, so expect more through-traffic at the Danbury Boulevard intersection than before 2026, offset by less pressure on Immokalee Road and Golden Gate Boulevard.
FDOT project 452544-1 widens I-75 across 21 miles from north of Golden Gate Parkway to south of Alico Road, with express lanes in both directions, a new diverging diamond interchange at Immokalee Road, noise walls and “Direct access to express lanes at Vanderbilt Beach Road.” News reports in September 2026 put the start this fall and the work at three to four years. By our reading of FDOT’s wording, the Vanderbilt Beach Road element is express-lane access, not a full interchange; today the club’s own directions route drivers to I-75 at Immokalee Road, Exit 111, about 5.9 road miles from the clubhouse, or Pine Ridge Road, Exit 107.
The Collier Metropolitan Planning Organization’s congested corridors list shows Collier Boulevard from Vanderbilt Beach Road to Immokalee Road with an average daily bottleneck of 1 minute, the lowest on its list, against 32 minutes for Immokalee Road from Goodlette-Frank Road to Collier Boulevard. An overpass carrying Immokalee Road over Collier Boulevard appears only on the MPO’s unfunded 2050 needs list. The Immokalee Road and I-75 interchange has passed to FDOT, with construction in its draft work program for fiscal 2027.
County count station | Location | 2019 average daily traffic | 2025 average daily traffic | Change |
|---|---|---|---|---|
655 | Collier Boulevard south of Immokalee Road | 32,877 | 37,773 | +15% |
580 | Vanderbilt Beach Road west of Collier Boulevard | 28,826 | 30,740 (first three quarters) | +7% |
656 | Immokalee Road west of Collier Boulevard | 37,654 | 49,090 | +30% |
593 | Immokalee Road east of Collier Boulevard | 45,924 | 56,687 (last three quarters) | +23% |
Averages are our arithmetic from the quarterly counts in Collier County’s 2025 and 2019 traffic count reports. No count yet exists for Vanderbilt Beach Road east of Collier Boulevard, because that road only opened in June 2026.
The county’s zoning and PUD layers show a community boxed in by finished neighborhoods on three sides: Bristol Pines, Buttonwood Preserve and Soluna to the north, Abaco Pointe to the northwest, the Mission Church, Bucks Run, Tuscany Pointe and Collier 36 between the community and the Collier Boulevard corner, and Golden Gate Estates zoning south of Vanderbilt Beach Road. The east side along Massey Street carries rural agricultural zoning; near the southeast corner, Gulfshore Business reported on May 14, 2026 that Pulte opened sales at Opus Stone, a planned 51-home community. We found no pending rezoning hearing for the rural tracts along Massey Street; that is a gap, not a guarantee.
At the Gulf end of the road to the beach, the county began widening Vanderbilt Beach Road from just east of US 41 to east of Goodlette-Frank Road, about 1.8 miles, from four to six lanes; crews mobilized the week of July 6, 2026 for about two years of work, at about $28.4 million. By our reading of that schedule, expect work zones on the drive to Vanderbilt Beach into 2028.
We find the right Vanderbilt Country Club home by matching your budget and habits to a village first, then watching a market of about 31 MLS closings and 29 qualified county sales a year closely enough to hear about the right home early. The search weighs fee, stairs or elevator, garage, cart, pool, roof age, flood letter and the condominium file before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026)
A portal price filter returns Waterford condominiums, Wedgewood carriage homes and Villa Homes that share a gate and little else. We start the other way round: tell us whether you will golf, how many cars you keep and whether a private cart matters, whether stairs matter, whether you want a private pool, whether you will ever lease and whether a dog is coming, and we will name the one or two villages that fit before we name a home. A buyer who wants a pool and a yard without a condominium layer is looking at the Villa and Estate Homes; a buyer who wants a garage and no exterior upkeep is looking at Wedgewood; a buyer who wants an elevator at the lowest price is looking at Waterford.
About 44.2 percent of Vanderbilt Country Club homes carry a homestead exemption on the 2026 preliminary roll, from 72.5 percent of the Estate Homes to 26.7 percent of Waterford, and 45.0 percent of owners mail their tax bills outside Florida, led by New York, Massachusetts, Michigan, Ohio and Illinois. Seasonal owners often decide while they are here in winter, and 22 of the year’s 31 MLS closings fell between December and May, so the buyer who is financed and known to the listing side before December hears about a Waterford or Wedgewood home first.
Every buyer and agent enters through the staffed Main Gatehouse on Vanderbilt Beach Road, with names submitted in advance and a driver’s license shown at entry, and the members’ gate on Collier Boulevard is closed to visitors. Curb signage is limited to one small tan and blue sign per home. That thins casual traffic and favors the prepared buyer whose agent already knows which homes are coming and has the showing cleared at the gate.
On every tour we check what a listing does not say: which floor a condominium sits on and, in Wedgewood, whether the upper home’s private stair suits you; whether the garage is a single or a double and fits a cart; whether a single-family home has a private pool on the county roll and how old its equipment is; the roof’s permit date and the opening protection on a house built from 1998 to 2001; and whether a Letter of Map Amendment names the condominium building.
The right way to watch a community with a few dozen sales a year is a saved search with alerts, tuned to the village, plan, floor and features that matter to you. Set one up through our site, or Call Marc at (239) 287-5873 and we will tune it for you from our buyer resources for Naples. With no Estate Home listed on September 26, 2026 and one Villa Home, an alert is often the only way to hear about a single-family home in time.
We negotiate a Vanderbilt Country Club purchase on the record: a 95.61 percent median sold-to-list over twelve months, down from about 97 percent over two to five years, 94.82 percent on houses against 95.65 percent on condominiums, homes 25 to 28 years old, two assessments that follow the home and $15,799 in association charges at closing that belong in the price conversation from the start.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; VCA 2026 fee sheet dated 20 Aug 2026)
We price against the recorded sales in the same village, plan and floor, the home’s full listing history and its renovation record. A Waterford Hampton priced off a 2024 neighbor’s sale is asking the market to go back two years; a Villa Home in a village where three of five closings with a recorded time on market sold within ten days may need a decision the same week. In a village that sells rarely, such as the Estate Homes, we show you every sale since 2021 rather than a median.
On a 1998 to 2001 home, the roof, the openings, the water heater, the air conditioning and the electrical panel all show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. In a condominium, a thin reserve balance, a high hurricane deductible or a pending assessment are legitimate items for the price conversation, raised in writing with the evidence attached. The $15,000 contribution is the buyer’s under the declaration, but a seller credit toward it, or toward an unpaid golf assessment, is a fair ask when the listing has sat.
A Vanderbilt Country Club contract runs on outside clocks: the master estoppel, which section 720.30851 gives the association 10 business days to issue; the condominium questionnaire and the section 718.503 resale package, with its seven-day window; the Owner Information Form due a week before closing; insurance quotes; and the quarterly billing cycle. We write the dates around them so none becomes the seller’s leverage.
Your deposit is protected only if you act inside the contract’s deadlines. We diary every one, deliver every notice in writing, and make sure the estoppel, the condominium package, the assessment balances and the insurance quotes arrive before your deposit goes hard.
A Vanderbilt Country Club buyer pays ordinary Florida closing costs plus community items: $15,799 to the association as an outside buyer, $150 more for a condominium questionnaire, the prorated dues and neighborhood fee, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026; Florida Administrative Code Rule 69O-186.003; Florida Department of Revenue; Florida Statutes 28.24, 199.133 and 201.08)
An outside buyer’s settlement statement carries the $15,000 Resale Capital Contribution and the $500 New Home Buyer Processing Fee to the association, and the $299 estoppel fee unless the contract assigns it to the seller. A Waterford or Wedgewood purchase adds the $150 condominium questionnaire. A current owner buying another home inside pays a $3,500 contribution instead of $15,000, and the five exempt transfers pay none. Any unpaid balance of the golf course replacement or pickleball assessment is settled at closing or carried by you, as the contract says.
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1 million to $5 million, so what varies between title companies is the settlement services around it. In Collier County the buyer customarily selects the closing agent and pays the owner’s title policy, though every cost line is negotiable and the contract controls.
Purchase price | Estimated owner’s policy premium, our arithmetic on the promulgated rate |
|---|---|
$350,000, the Waterford 24-month county median | about $1,825 |
$547,500, the Wedgewood 12-month county median | about $2,815 |
$755,000, the Villa Home 36-month county median | about $3,850 |
$1,100,000, the Estate Home 36-month county median | about $5,325 |
Estimates only; reissue credits and rounding change the figure, and the lender’s policy on a financed purchase is a separate buyer cost.
Documentary stamp tax on the note runs at $0.35 per $100 under section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under section 199.133; neither applies to a cash purchase. On a $280,000 loan, 80 percent of Waterford’s 24-month median, that is about $980 and $560; on a $438,000 loan, 80 percent of Wedgewood’s twelve-month median, about $1,533 and $876; on a $604,000 loan, 80 percent of the Villa Home median, about $2,114 and $1,208; and on an $880,000 loan, 80 percent of the Estate Home median, about $3,080 and $1,760, our arithmetic. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller in Florida.
Recording fees are set by section 28.24 of the Florida Statutes and are the same in every county: $10 for the first page of a document and $8.50 for each additional page, with the deed customarily recorded by the buyer. Settlement and closing service fees are not promulgated and vary by title company; a flat settlement fee commonly runs $500 to $1,500 and a title search and lien search $150 to $500 combined. Ask for a written estimate from the closing agent you choose, because in Collier County that choice is customarily yours.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, customarily calculated on the prior year’s bill with the 4 percent November discount, which is not a forecast of your own bill. Master dues and the neighborhood fee are billed quarterly, so the closing date decides which quarter’s charges are prorated between you; the estoppel states what the seller has paid and through what date.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection where the carrier asks for one, and on a single-family home a pool inspection and, if none is on file, an elevation certificate. A survey is worth ordering on an Estate or Villa lot before you plan a pool, screen enclosure, fence or driveway change that architectural review will see, and on any Villa lot where the side-yard easements matter to your plans.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Vanderbilt Country Club buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation as a specific amount or rate, and offers of buyer-broker compensation no longer appear on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state a specific, conspicuous amount or rate of compensation rather than an open-ended one, and it must state conspicuously that broker compensation is fully negotiable and not set by law. You need no agreement to talk to an agent, interview several or ask us to check a building’s flood letter; the line is the tour.
A seller may still offer to pay or contribute toward a buyer’s agent’s compensation, and may still offer buyer concessions such as a contribution toward closing costs, but any offer of buyer-broker compensation now happens off the MLS, in the transaction. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately, and it is one more line in an offer where the $15,000 contribution and the assessment balances are already on the table.
Here, representation earns its keep in the diligence: two condominium associations that publish no budget, a structural integrity reserve study on the state’s record without its funding plan, two assessments that follow the home, a $15,000 contribution with a $3,500 insider rate and five exemptions, designee rules that decide who in the household plays, Letters of Map Amendment on 28 condominium buildings, a Citizens flood rule reaching every wind policy in 2027, a tax reset and a new six-lane road at the main gate. Read any buyer agreement against that list, and read more about our team and our credentials.
A Vanderbilt Country Club address is zoned for 2026-27 to Bear Creek Elementary, Oakridge Middle and Barron Collier High, all graded A for 2025-26, at every one of 562 community addresses tested. NCH’s freestanding Northeast emergency department is about 2.5 road miles away, roughly 7 minutes off-peak, and I-75 at Immokalee Road about 5.9 miles.
Data updated: September 2026 (Collier County Public Schools address service for 2026-27, queried 23 Sep 2026; 2026 Accountability Brief, 1 Jul 2026; off-peak routing from the clubhouse, run 23 Sep 2026)
Level | School | Address | Road miles from the clubhouse, off-peak | 2025-26 grade |
|---|---|---|---|---|
Elementary | Bear Creek Elementary | 2400 Cub Ct, Naples 34120 | 4.8, about 12 minutes | A, its first graded year |
Middle | Oakridge Middle | 14975 Collier Blvd, Naples 34119 | 2.0, about 5 minutes | A, and A every year 2021-22 to 2025-26 |
High | Barron Collier High | 5600 Cougar Dr, Naples 34109 | 8.4, about 16 minutes | A, and A every year 2021-22 to 2025-26 |
We queried the Collier County Public Schools address service for the 2026-27 year across all seven community streets; all 562 address records returned the same three schools, with no rezoning flag. The district earned an A for 2025-26, and its 2026 Accountability Brief calls it one of only five Florida districts rated A for the last nine years. Attendance zones can change year to year, so confirm the exact address on the district’s locator before you write an offer.
The same county service returns a history. For the clubhouse address, the 2023-24 and 2024-25 records return Big Cypress Elementary, with the 2024-25 record carrying a rezone flag pointing to Bear Creek; from 2025-26 on, the record returns Bear Creek Elementary, which its own website calls “the first elementary school built in Collier County in 17 years.” Middle and high school assignments did not change. Any page that still names Big Cypress Elementary for Vanderbilt Country Club predates that change.
Private options within about 11 road miles of the clubhouse include Community School of Naples, PreK-3 through 12, about 7.2 miles; St. John Neumann Catholic High School, about 7.3 miles; First Baptist Academy, preschool through 12, about 7.4 miles; Royal Palm Academy, Pre-K to 8, about 9.1 miles; and Seacrest Country Day School, early learning through grade 12, about 10.5 miles, all off-peak routing estimates. Tuition comes only from each school, and none is published here.
Florida Gulf Coast University in Fort Myers, 16,803 students in fall 2025, is about 20.0 road miles and 31 minutes off-peak by I-75 north. Florida SouthWestern State College’s Collier Campus is about 11.9 miles and 21 minutes down Collier Boulevard, and Ave Maria University about 21.5 miles and 37 minutes by Immokalee Road and Oil Well Road.
NCH’s Emergency Department Northeast at 15420 Collier Boulevard is open 24 hours, about 2.5 road miles and 7 minutes off-peak from the clubhouse; NCH calls it Collier County’s only freestanding emergency department. Collier Urgent Care at Founders Square is about 2.3 miles and a CVS MinuteClinic on Immokalee Road about 2.6 miles. Full hospitals sit farther: Physicians Regional Pine Ridge, a 177-bed acute care hospital with a 24-hour ER, about 6.2 miles and 12 minutes; NCH North Naples Hospital about 8.7 miles and 18 minutes; and NCH Baker downtown about 14.4 miles and 26 minutes.
Destination | Road miles | Off-peak minutes |
|---|---|---|
Oakridge Middle School | 2.0 | 5 |
NCH Northeast freestanding ER | 2.5 | 7 |
I-75 at Immokalee Road, Exit 111 | 5.9 | 11 to 12 |
Mercato | 8.2 | 16 |
Vanderbilt Beach Park | 9.6 | 19 |
Waterside Shops | 10.8 | 20 |
Naples Airport | 12.3 | 21 |
Downtown Naples, Fifth Avenue South | 14.9 | 26 |
Southwest Florida International Airport | 28.3 | 40 |
Off-peak routing estimates from the clubhouse at 8250 Danbury Boulevard, measured September 23, 2026. They are free-flow model estimates with no traffic data, so drive your commute in February; from January to April, Collier Boulevard, Immokalee Road and Vanderbilt Beach Road add time. The nearest grocery, Winn-Dixie at Mission Hills, is about 1.2 miles from the main gate. For the wider city, see our Naples real estate guide.
Vanderbilt Beach Park is about 9.3 road miles west of the main gate, straight down Vanderbilt Beach Road, and Delnor-Wiggins Pass State Park about 11 miles; the club has no beach club or shuttle. Collier County’s beach parking rules charge $10 at Vanderbilt Beach Park without a resident permit, and the county’s guidance says property owners receive the permit through their property taxes and collect it at a county community park, with part-time owners bringing a driver’s license, a registration and a current tax bill or closing papers.
Vanderbilt Country Club and Forest Glen Golf and Country Club are near twins on paper: about 800 homes each, both opened in 1999 on Gordon Lewis courses, both with the club included with the home. Choose Vanderbilt Country Club for North Naples, a published fee sheet and a faster, less discounted market; choose Forest Glen for more land and a lower entry price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 and 29 Sep 2026; our Forest Glen buyer page and community guide, read 29 Sep 2026; VCA 2026 fee sheet dated 20 Aug 2026)
Question | Vanderbilt Country Club | Forest Glen Golf and Country Club |
|---|---|---|
Homes | 800 in four types | 799 in seven neighborhoods |
Location | North of Vanderbilt Beach Road, east of Collier Boulevard, ZIP 34120 | East Naples at Collier and Beck Boulevards, ZIP 34114 |
Land | about 323 acres | about 630 acres |
Membership with the home? | yes, mandatory and tied to the deed | yes, “a gated, membership-inclusive community” |
Published dues | $13,159 master dues plus $2,320.96 to $5,278.40 neighborhood fee, 2026 | not published on any first-party page |
One-time buyer charge | $15,000 contribution, $500 processing, $299 estoppel | not stated in any first-party document; appears on the estoppel |
MLS closings, twelve months to September 26, 2026 | 31 | 32 |
MLS median sold price, same window | $528,000 | $394,000 |
Median days on market, same window | 33.5 | 47.5 |
Median sold-to-list, same window | 95.61% | 93.49% |
Active listings and supply, September 26, 2026 | 8, about 3.1 months | 13, about 4.9 months |
Course | Gordon Lewis 1999, Kipp Schulties redesign 2015, 6,631 yards | Gordon Lewis 1999, Arthur Hills and Steve Forrest 2008, Ron Forse 2024, 6,820 yards |
Buildings under SIRS and milestone law | Waterford’s ten three-story buildings | Britannia’s buildings only |
Evacuation zone | E | D |
Millage | 10.5058, tax area 103 | 10.5058, millage code 39 |
Sources: Vanderbilt Country Club figures from this page; Forest Glen figures as published on our Forest Glen buyer page, each for the window it names. Both MLS columns cover the twelve months to September 26, 2026.
Choose Vanderbilt Country Club if you want North Naples, a club whose dues, capital contribution and assessments are printed on a dated fee sheet before you offer, zoned schools all graded A for 2025-26, a 24-hour emergency room about 2.5 miles away, a market where the median home closed at 95.61 percent of list, and a product ladder from $350,000 Waterford condominiums to $1,100,000 Estate Homes at the county medians.
Choose Forest Glen if a lower entry price matters more to you than location, you want about 630 acres around 799 homes with a large recorded preserve, East Naples suits your daily drives, and you accept that its dues and any closing charge appear only in the budgets and the estoppel for the home you choose. Read our Forest Glen community guide for its seven neighborhoods and course history.
The table decides the structure; the address decides the rest. Call Marc at (239) 287-5873 and he will run the same comparison on the two specific homes you are weighing.
Heritage Bay is the other membership-with-every-home community in ZIP 34120: buyers become “automatically a member” with “no equity or deposits required,” per its own membership page, on 27 holes by Lewis and Azinger that opened in November 2006, against Vanderbilt Country Club’s single 18. Stonebridge Country Club shares Vanderbilt Country Club’s redesign architect, Kipp Schulties. The Club at Olde Cypress and Quail Creek are the optional-golf contrast, where golf is a separate purchase from the house. For a nearby membership-with-every-home community we cover in depth, read our Naples Lakes Country Club guide.
Vanderbilt Country Club is the right purchase for a buyer who will use a resident-owned golf club, wants the dues, contribution and assessments in writing before offering, and values a North Naples address 2.5 miles from an emergency room with A-graded zoned schools. It is the wrong purchase for a non-golfer who resents the bill, a short-term landlord or a boater.
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026; FEMA National Flood Hazard Layer, measured 23 Sep 2026)
A personalized Vanderbilt Country Club buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to one or two villages, build the fee stack, the $15,799, both assessment balances and the tax reset for that village, list the condominium documents to request, and tell you honestly whether Vanderbilt Country Club fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Call Marc at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the association’s fee sheet, the recorded declaration, the state’s condominium and SIRS files, the county roll, the MLS and FEMA’s records rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Vanderbilt Country Club buyer that means the floor, stair and garage questions in Wedgewood, the parking, storage and structural record in Waterford, the roof, pool and opening questions on a 1998 to 2001 house, and a calendar that lines up the estoppel, the condominium package and the Owner Information Form with your closing. Reach him at (239) 287-5873.
A Vanderbilt Country Club specialist matters because the facts that decide a purchase here, the $15,000 contribution and its $3,500 insider rate, the two assessments that follow the home, eight different neighborhood fees, the designee rules, Waterford’s state SIRS record, the building-level Letters of Map Amendment and the plat line that does not match the product line, live in documents a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; VCA 2026 fee sheet dated 20 Aug 2026)
This page is the purchase path. For the course hole by hole, the clubhouse, courts and dining, the recorded history from the Vanderbilt Pines zoning of 1996 to today, the governance, the storm record and twenty-seven years of recorded medians, read our complete Vanderbilt Country Club community guide.
If you are selling to buy in Vanderbilt Country Club, including a move between villages, see how we sell Vanderbilt Country Club homes and request a valuation of your Vanderbilt Country Club home, or Call Jesse direct at (239) 898-6072.
Each village has its own buyer page with its own sales, plans and documents, linked in the village section above: the Estate Homes, the Villa Homes, Wedgewood and Waterford. If you already know your village, start there; if you are still choosing, this page and the consultation are the place to start.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Vanderbilt Country Club buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Follow our market updates on McGreevy and Comisar on Facebook.
These are the questions buyers ask most about purchasing in Vanderbilt Country Club, Naples, Florida 34120, answered from the association’s 2026 fee sheet and recorded documents, Collier County’s records, the Southwest Florida MLS, FEMA and Florida law. To talk any of them through, Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
The clubhouse is at 8250 Danbury Boulevard, Naples, FL 34120, in unincorporated Collier County, east of Collier Boulevard and north of Vanderbilt Beach Road. The staffed Main Gatehouse is on Vanderbilt Beach Road at Danbury Boulevard, about 0.8 road mile east of Collier Boulevard, and a members-only, unmanned gate sits on Collier Boulevard at Preswick Lane.
There are 800 residences: 102 Estate Homes, 120 detached Villa Homes, 338 Wedgewood carriage homes in three condominiums and 240 Waterford condominiums in three condominiums. The club’s count, the Collier County roll, the 2026 fee sheet and the state’s condominium file all agree, and all 800 were built from 1998 to 2001 by Worthington Communities.
Yes. “At VCC, membership is mandatory and included with every residential purchase,” per the club’s real estate FAQ, and section 5.1 of the recorded Articles makes every owner a member when the deed records. There is no way to buy one of the 800 homes and decline the club, and the dues are the same whether you play daily or never.
Yes. The club calls itself a “‘bundled’ GOLF COURSE community.” Owners and their designees pay no greens fees under section 5.11 of the Master Declaration, only a cart fee of $33 for 18 holes or $21 for nine in 2026, and the course’s operating cost sits inside the $10,894 Community Assessment.
No. The club’s About page says membership is bundled with the home, so you close one day and golf the next, and the Prospective Owners page says the association “does not have an application process for purchases.” You return an Owner Information Form and designee headshots at least a week before closing.
There is no initiation fee. An outside buyer pays a one-time $15,000 Resale Capital Contribution, a $500 New Home Buyer Processing Fee and a $299 estoppel fee at closing, $15,799 in all, under the 2026 fee sheet dated August 20, 2026, plus $150 for a condominium questionnaire in Waterford or Wedgewood. After that, every home pays $13,159 a year in master dues plus its neighborhood fee.
Every home pays $13,159 a year in master dues, $10,894 operating, $2,240 asset replacement reserves and $25 new capital, billed quarterly at $3,289.75. The neighborhood fee adds $2,320.96 for a Villa Home, $2,871.36 for an Estate Home, $4,915.44 to $5,129.72 in Wedgewood and $5,253.56 to $5,278.40 in Waterford, for $15,479.96 to $18,437.40 a year before the $1,200 food and beverage minimum.
Because they buy more. The Waterford and Wedgewood fees cover building insurance, building maintenance, water and sewer and pest control, and reserves for exterior painting, roof tile and waterlines, with garbage added in Waterford. The Villa and Estate fees cover property management and residential landscaping only, so a single-family owner pays for insurance, the roof and utilities separately.
No. It is a flat $15,000 for a new buyer on every home type, whether a Waterford condominium at $295,000 or an Estate Home at $1,250,000, under section 5.2.5 of the Master Declaration as amended in 2024, which makes it “the legal and personal obligation of the transferee.” At the lead county medians it runs from about 4.3 percent of the price in Waterford to about 1.4 percent for an Estate Home.
A current owner buying another home inside the community pays $3,500 rather than $15,000, per the 2026 fee sheet. Confirm your eligibility with Member Services in writing before you contract, and make sure the estoppel on your purchase shows the $3,500 rate.
Five transfers, under the 2024 amendment to section 5.2.5: to the association by lien foreclosure; on death to an heir or beneficiary; to a current or former spouse; to a trust or entity wholly owned by the member, or the member and spouse; and to someone who was already a record co-owner. An ordinary purchase from an unrelated seller is not exempt.
Two, and both follow the home to the next owner. The Golf Course Replacement Project assessment is $7,895 as a lump sum by July 1, 2027 or 20 quarterly payments of $437.50 from July 2027 to April 2032, $8,750; the work is scheduled to begin in 2032. The pickleball assessment is $678, or $56.50 a month from June 2026 to May 2027.
Yes, $1,200 per home per calendar year on the 2026 fee sheet. It is a spending requirement rather than a fee, and if you lease your home, your tenant’s food and beverage spending counts toward your minimum, per the Membership Transfer Application.
No, by our reading of three records: the state’s Official List of Special Districts contains no Vanderbilt district, the Florida Department of Revenue’s 2025 millage table for tax area 103 lists no district levy beyond the countywide ones, and the Master Declaration never mentions one.
All 800 homes sit in Collier County tax area 103, at 10.5058 mills for 2025, about $1,051 per $100,000 of taxable value, including 2.0000 mills for the Greater Naples Fire Rescue District. The median 2026 preliminary bill across the community is $3,718.59, $3,883.46 in Wedgewood and $2,667.08 in Waterford, but your bill resets on your purchase.
Florida’s Save Our Homes limitation and the homestead exemption follow the owner, not the house. At the Wedgewood twelve-month county median of $547,500, the 2025 millage with no exemption gives about $5,752 a year against a Wedgewood median bill of $3,883.46, an illustration of the reset, not a quote for any home.
The Southwest Florida MLS recorded 31 closings in the twelve months to September 26, 2026, from $295,000 to $1,100,000, $16,780,000 in volume, a median $528,000, a median 33.5 days on market and a median 95.61 percent of final list. The county counted 29 qualified sales from August 29, 2025 to August 29, 2026: single-family homes at a median $760,000 (n=7), Wedgewood at $547,500 (n=16) and Waterford at $334,500 (n=6).
Eight were active on September 26, 2026, asking $295,000 to $709,000 at a median list of $419,000: four Waterford condominiums, three Wedgewood carriage homes and one Villa Home on Preswick Lane. At 31 closings a year that is about 3.1 months of supply. No Estate Home was listed.
On the MLS, the median closing was $485,000 over 60 months (n=173), $520,000 over 36 months (n=93), $517,500 over 24 months (n=64) and $528,000 over twelve months (n=31), a plateau since 2023. Median sale-to-list fell from about 97 percent in the longer windows to 95.61 percent in the latest twelve months, so negotiating room has widened.
Waterford. Its county median was $350,000 over 24 months (n=19) and its MLS median $337,000 over twelve months (n=10), with the 1,282 square foot Hampton the least expensive plan. It carries the highest neighborhood fee, $5,253.56 to $5,278.40 in 2026, so compare the carrying cost, not just the price.
The Villa Homes recorded 15 qualified county sales in 36 months at a $755,000 median, from $619,000 to $905,000, and the Estate Homes 13 at a $1,100,000 median, from $915,000 to $1,250,000. On the MLS in the twelve months to September 26, 2026, six Villa Homes closed at a $757,500 median and two Estate Homes at $915,000 and $1,100,000.
The most recent closing on the MLS pull, a public-record sale, was a 1,440 square foot Waterford Aston in the building at 8239 Parkstone Place, which closed on September 10, 2026 at $335,000 against a $352,000 final list, 95.17 percent, after 173 days on market.
Height, garages and count. Wedgewood is 338 two-story carriage homes in buildings of eight or ten, each with its own garage and a private stair to upstairs homes, outside Florida’s SIRS and milestone laws. Waterford is 240 condominiums in ten three-story elevator buildings with covered parking and storage rooms, inside those laws.
At Vanderbilt Country Club it means a Wedgewood home: a two-story building of eight or ten condominium residences, each with a private garage and its own entry, and second-floor homes reached by a private stair from the ground-level foyer. Legally they are condominium units in Wedgewood at Vanderbilt Condominiums No. 1, No. 2 and No. 3.
Elevators, yes; garages, no. The club lists “an elevator to upper floors, screened lanais, covered parking, lockable storage rooms, and a neighborhood pool.” Because the private cart trail fee requires storage in an attached garage, by our reading Waterford owners use club carts.
Most do. Ninety-seven of the 102 Estate Homes and 77 of the 120 Villa Homes carry a private pool on the 2026 county roll, and the single-family streets have no neighborhood pool. Over 36 months, Villa Homes with a pool sold at a median $835,000 (n=9) against $708,500 without (n=6).
Yes, on the state’s record. Florida’s SIRS reporting database shows one Waterford filing covering all ten buildings, completed November 19, 2024 and delivered to owners December 10, 2024, with no special assessment reported alongside it. The funding plan and reserve figures are not published; buyers receive the study in the section 718.503 resale package.
Collier County’s milestone inspection map lists Building 1 for 2028, Buildings 2 and 3 for 2029, Buildings 4 to 6 for 2030 and Buildings 7 to 10 for 2031, under the county’s 30-year trigger. None is due yet, and no Wedgewood building appears on the map.
No. Both laws reach condominium buildings three habitable stories or higher, and Wedgewood’s 37 buildings are two stories. Ordinary Chapter 718 reserve, insurance and records rules still apply, and the Wedgewood fee carries a reserve line for exterior painting, roof tile and waterlines.
Mostly Zone X. Of 909 county address points, 867 (95.4 percent) fall in Zone X on the effective FEMA map, 41 in shallow-ponding Zone AH and one in shaded Zone X; every one of the 222 single-family homes reads X, as does every Waterford and Wedgewood residential unit. The effective panels, 12021C0218H and 12021C0410H, date from May 16, 2012.
A federally backed lender requires flood cover only for a structure in the high-risk zone, though any lender may still require it. Citizens changes the answer from 2027: every Citizens personal residential wind policy must carry flood from January 1, 2027, regardless of value, with condominium unit-owner policies exempt.
Not on the preliminary maps. FEMA’s preliminary panels for the community, 12021C0218J and 12021C0406J, opened for appeal on August 19, 2026 with a target effective date of summer 2027, and not one of the 909 address points changes zone between the effective and the preliminary maps.
No surge at this position appears in the National Hurricane Center or National Weather Service records for Ian, which bounded the surge at the coast, US 41 and the rivers and canals. The community sits about 9 miles inland in evacuation Zone E, and its Ian exposure was wind, with a 105 mph gust at the Naples Airport tower, and rain.
Zone E, the fifth of Collier County’s six zones, at every one of 12 sample points on the county’s evacuation zone layer, matching the state’s layer. Follow county orders by zone and check your exact address in the county’s lookup.
Every home was built from 1998 to 2001, so every home is about 25 to 28 years old and every sale is a resale. The build predates March 1, 2002, when the Florida Building Code took effect statewide, so roof permit dates and opening protection separate two homes of the same plan.
Yes, within limits: the whole residence, at least 30 days, with February the exception the club’s forms allow, and no more than a year, up to four times a year, with the association’s written approval, a $600 transfer fee and the owner out of residence during the lease. Short-term vacation rentals are not possible here.
Yes, because the owner’s membership transfers to them for the lease. Privileges reach two tenants plus unmarried children under 23, and tenants pay greens fees of $85 for 18 holes in season and $55 in summer, plus tax, where owners pay none.
Yes, up to two household pets per home under Master Declaration section 7.8, leashed whenever they are outside the residence, and the club extends the same two-pet limit to renters. No breed or weight limit appears in the Master Declaration; condominium-level rules are not published online.
Yes, if you can garage it. The 2026 fee sheet sets a $2,200 annual trail fee, billed $1,100 in June and December, and requires members “to store their golf cart in an attached garage,” which the Estate, Villa and Wedgewood homes have and Waterford does not.
Up to two Owner’s Designees per home under the 2024 amendment. A married couple on title are the two designees, a single owner may add one adult over 21 who lives with them, and a corporation, LLC or trust may name two natural persons over 21, which an entity may change no more often than every 24 months.
No. Nothing in the recorded Master Declaration or the 2026 fee sheet imposes an age limit, and the club counts unmarried dependents under 23 as members. By our reading it is an all-ages community.
Yes. Today there are two temporary pickleball courts lined on one of the six lighted Har-Tru tennis courts, and members approved four permanent pickleball courts on May 7, 2026, with construction scheduled for Fall 2026, funded by the $678 assessment. By our arithmetic, that leaves five Har-Tru tennis courts.
Gordon G. Lewis laid out the original course, which opened in 1999, and Kipp Schulties redesigned it, with the renovation completed in 2015. It is an 18-hole, par 72 course of 6,631 yards from the Green tees, rated 72.6 with a 146 slope.
No. There is no marina, boat slip or dock, and no beach club or shuttle. Vanderbilt Beach Park is about 9.6 road miles from the clubhouse, and the nearest public boat ramp we cite is at Delnor-Wiggins Pass State Park, about 11 road miles from the main gate.
For 2026-27, Bear Creek Elementary, Oakridge Middle and Barron Collier High, identical at all 562 addresses checked in the district’s address service, and all three graded A for 2025-26. Pages naming Big Cypress Elementary predate Bear Creek’s opening for 2025-26.
NCH’s Emergency Department Northeast, a 24-hour freestanding emergency room at 15420 Collier Boulevard, about 2.5 road miles and 7 minutes off-peak from the clubhouse. Physicians Regional Pine Ridge is about 6.2 miles and NCH North Naples Hospital about 8.7 miles on the same basis.
Yes, if the agent showing you the home participates in a multiple listing service. Since August 17, 2024, a written buyer agreement stating the agent’s compensation as a specific amount or rate must be in place before a tour. You do not need one to talk to an agent.
Both put the club with about 800 homes on 1999 Gordon Lewis courses. Vanderbilt Country Club publishes its dues and $15,000 contribution and its MLS median closed at $528,000 and 95.61 percent of list over twelve months; Forest Glen publishes neither, and its median closed at $394,000 and 93.49 percent over the same window. The decision table above has the rest.
Plan for the master estoppel, which section 720.30851 gives the association 10 business days to issue, the condominium questionnaire and resale package in Waterford or Wedgewood, the Owner Information Form a week before closing, and insurance quotes. Written into the contract from day one, those steps fit an ordinary financed closing; left late, they push the closing date.
Start with how we represent buyers in Naples, then Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Being financed, holding the fee stack, the $15,799 and both assessment balances for your village, and knowing which condominium documents to request before the right home lists is worth more than any tactic afterward.
These questions come from buyers who also have a home to sell, elsewhere in Florida, out of state or in another Vanderbilt Country Club village. Each answer is a single paragraph, and our Vanderbilt Country Club seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. Three of the five Villa Home closings with a recorded time on market sold within 10 days, and seven of the community’s 31 closings sold within ten days of listing, so the right single-family home may appear and go before your sale closes. Many buyers arrange financing that lets them buy first; we model both sequences with you.
You can, but a sale contingency weakens an offer against a buyer without one, especially on the single-family streets, where supply is thin. If you need one, pair it with a firm timeline, strong proof of funds and a clean inspection approach, and expect a seller to ask for a kick-out clause.
A current owner buying another home inside the community pays $3,500 rather than the $15,000 a new buyer pays, per the 2026 fee sheet. Confirm your eligibility with Member Services in writing before you contract, and make sure the estoppel on your purchase reflects the current-owner rate.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to the statutory limits and deadlines. It is administered by the Collier County Property Appraiser’s office, so ask that office about your specific numbers before you rely on them.
Start with a valuation of your Vanderbilt Country Club home built from your own village’s recorded sales, then Call Jesse direct at (239) 898-6072. County medians here run from $350,000 in Waterford to $1,100,000 for an Estate Home on the lead windows, so a community-wide figure says little about your home.
Membership attaches to ownership, so it ends with the home you sell and begins with the home you buy when that deed records. Line the two closings up so you are not without club privileges in between, and update your Owner’s Designees on the new home’s Owner Information Form.
Both the golf course replacement and pickleball assessments run with the unit, so any balance on the home you sell passes to your buyer unless you pay it or credit it at closing, and any balance on the home you buy passes to you. Your estoppel on each side will show the figures; we reconcile them together so the two closings net out the way you expect.
Every figure on this Vanderbilt Country Club buyer page traces to a primary source below. The Southwest Florida MLS Matrix, pulled September 26 and 29, 2026, and the Collier County Property Appraiser 2026 preliminary tax roll, files dated August 29, 2026, with its recorded sales, are cited in plain text, as they sit behind a login or in bulk files. No portal or outside brokerage is cited.
The club and master association, first-party
Florida corporate, condominium and district records
Collier County records, roads and services
Flood, storm and insurance
Florida Statutes, rules and buyer representation
Schools, healthcare and local life
Roads, growth and news reporting
Comparison clubs and our own pages
These are the primary documents behind this Vanderbilt Country Club buyer page, each linked to the authority that publishes it. Three documents that matter most to a buyer are not public: the Waterford and Wedgewood associations’ budgets, reserves and insurance schedules, the Waterford structural integrity reserve study’s funding plan, and the club’s member-side Rules and Regulations; each reaches a buyer through the estoppel, the condominium questionnaire or the statutory resale package.
Document | Date | What it settles | Authority link |
|---|---|---|---|
2026 Master Association Fees for All Neighborhoods | August 20, 2026 | The $13,159 master dues, every neighborhood fee, the $15,000 contribution and both special assessments | |
2026 Member and Tenant Fee Schedule | 2026 | Cart, guest, tenant, court, fitness and storage charges by season | |
Amended and Restated Master Declaration | recorded December 17, 2020 | The course as common area, greens fees, leasing, pets, vehicles and the capital contribution clause | |
Certificate of Amendment | recorded March 7, 2024 | Owner’s Designees, Dependents and the five capital contribution exemptions | |
Amended and Restated Articles of Incorporation | adopted November 18, 2020 | Membership on recording the deed and one vote per home | |
VCA bylaws | current file | Five directors, two-year terms and a 30 percent member quorum | |
Membership Transfer Application | August 4, 2025 | Lease approval, the $600 transfer fee and tenant privileges | |
Owner Information Form | May 8, 2026 | New-owner registration and designees, due a week before closing | |
Community Site Plan | August 2017 edition | Streets, villages, pools, gates and walking loops | |
Club golf scorecard | printed May 2024 | Tees, yardages, ratings, slopes and local rules | |
Estate Homes floor plans | 1990s Worthington sheets | The six Estate plans and their living areas | |
Villa Homes floor plans | 1990s Worthington sheets | The five Villa plans and their living areas | |
Wedgewood carriage homes floor plans | 1990s Worthington sheets | The seven Wedgewood plans, floors and garages | |
Waterford condominium floor plans | 1990s Worthington sheets | The Hampton, Aston and Brighton plans | |
Collier County Ordinance 2024-48 | adopted November 12, 2024 | The county’s 30-year milestone inspection trigger | |
Collier County PUD Master List | 2026 edition | Vanderbilt Country Club at 323 acres, 800 homes, built out | |
Collier County 2026 Flood Protection Newsletter | 2026 | The county’s flood guidance and the Class 5 discount | |
FEMA Community Rating System eligible communities | April 1, 2026 | Collier County’s Class 5, 25 percent flood insurance discount | |
Florida Department of Revenue 2025 Collier millage table | 2025 | The 10.5058 mills for tax area 103 | |
Florida HB 913 (2025), enrolled text | 2025 | The condominium safety amendments and the official records website rule | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | current form | The wind mitigation items insurers credit | |
Collier County Public Schools 2026 Accountability Brief | July 1, 2026 | The A grades for the district and the zoned schools |
Market data from Southwest Florida MLS, pulled September 26 and 29, 2026, and the Collier County Property Appraiser 2026 preliminary tax roll, files dated August 29, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.