Updated September 2026
102 Estate Homes, a $1,100,000 resale median and every lot in flood Zone X. McGreevy and Comisar put the Estate-only sales, the $15,799 due the club at closing and the yearly dues on paper before you tour. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying an Estate Home at Vanderbilt Country Club means buying one of 102 single-family golf homes on the front nine of a member-owned club in Naples, Collier County, Florida 34120, in a neighborhood that recorded only 13 qualified resales in the last 36 months. Club membership attaches to the deed, the buyer pays a $15,000 Resale Capital Contribution at closing, the roof and the insurance are the owner’s alone, and in September 2026 not one Estate Home was for sale. This page is the purchase path, step by step and dollar by dollar. For the neighborhood itself, its streets, plans, history and flood record, read our Estate Homes at Vanderbilt Country Club neighborhood 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 move up, start with how we sell Estate Homes at Vanderbilt Country Club and a data-backed valuation of your Estate Home. For the whole community, all four home types and the club, read our Vanderbilt Country Club community guide.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and in a neighborhood that trades about twice a year, we would rather you be ready before the next Estate Home lists than hear about it after it closes.
Buying an Estate Home at Vanderbilt Country Club takes five things most Naples purchases do not: patience for a market of about four resales a year, a price read built from Estate sales only, about $15,799 in club charges at closing, a roof and insurance plan for a 1998 to 2002 house, and a buyer who is ready on the day a listing appears.
Everything below comes from the Collier County Property Appraiser’s 2026 preliminary roll and recorded sales (files dated August 29, 2026), the Southwest Florida MLS pulled September 26, 2026, the club’s 2026 fee sheet dated August 20, 2026, the recorded Amended and Restated Master Declaration, the club’s floor plans and site plan, and FEMA’s flood map tested at every Estate address. Where the public record stops, this page says so and names the document that holds the answer.
The Estate Homes are the largest houses and lots inside the gates: six Worthington Communities floor plans of 2,223 to 2,931 square feet of living area on home sites the club describes as about 80 by 140 feet. All 102 sit on the front nine, on three streets: 58 on the inner rows of Gleneagle Way, 28 on the Allendale Court cul-de-sac and 16 on the Northhampton Court cul-de-sac, per the county roll and the club’s site plan.
There is no Estate Home homeowners association. Every Estate owner belongs to Vanderbilt Community Association, Inc., the Chapter 720 master association that owns and runs the club, and that association bills the Estate Homes their own neighborhood fee, $2,871.36 in 2026, for “property management and residential landscaping.” One association means one estoppel, one bill and no purchase application.
No neighborhood pool (97 of the 102 have their own), no docks or boating on the community lakes, no age restriction in the Master Declaration, and no condominium layer, so Florida’s milestone inspection and structural reserve study laws do not reach an Estate Home. There is also no builder warranty left: every Estate Home is a resale, and the builder’s company was dissolved in 2008.
The county roll records every Estate Home built from 1998 to 2002, and the community is fully built out, so no new construction will ever compete with a resale here. At 24 to 28 years old, the roof permit, the wind mitigation report and the pool equipment matter more than the plan name.
Estate Home buyers work with McGreevy and Comisar because the purchase turns on facts a listing sheet does not show: which of the county’s 222 single-family sales were Estate Homes, what the club collects at closing, which assessments follow the house, and how old the roof really is. We separated all 102 Estate Homes from the county record before writing a word of this page.
Those are career figures across Lee and Collier County. Jesse McGreevy and Marc Comisar account for over $900 million in personal sales, and the Domain Realty Group team they lead has sold over $2.5 billion.
McGreevy and Comisar are a top-reviewed Naples buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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.” Tim Goff, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
Before you are committed, your agent should put in your hands: the Estate-only sales that bracket the home, the estoppel with both special assessment balances, the roof’s permit history and age, a four-point and wind mitigation report, the flood determination for the address, and any Architectural Review approvals for changes the seller made. Anything less leaves you pricing a house you have not fully seen.
The Estate Homes at Vanderbilt Country Club reduce to eight facts a buyer should hold before touring: how many homes there are and how rarely they sell, the recorded price band, what the club collects at closing, the yearly carrying cost, who insures what, the flood zone, the rules that shape ownership, and the rival product next door.
We track the Estate Home market from two independent systems: Collier County’s recorded qualified sales, separated from the Villa Homes parcel by parcel, and the Southwest Florida MLS for listings, days on market and sale-to-list. With about four Estate resales a year, a buyer needs every sale and every listing set out, not a single median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of the 17 qualified Estate Home sales the county recorded in the last five years, deed by deed, and both Estate Home closings on the Southwest Florida MLS in the twelve months to September 26, 2026. We tracked the owners too: 74 of the 102 Estate Homes (72.5%) carry a Florida homestead exemption and 82 owners (80.4%) use a Florida mailing address, the most year-round neighborhood inside the gates.
The county files all 222 single-family homes at Vanderbilt Country Club on two plats, and neither plat is a product line. A portal “neighborhood median” or an automated estimate therefore blends a 2,900 square foot Estate Home on a quarter-acre golf lot with a 1,900 square foot Villa Home. We separated the two with the county’s own building class, which splits the 222 houses into exactly 102 and 120, matching the club’s street map on every home. The method is set out in full in our Estate Homes neighborhood guide.
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. The numbers here belong to the market, and every one carries its source and date so you can check it yourself.
The Estate Home market for buyers is thin and steady: 13 qualified resales in the 36 months to August 29, 2026, from $915,000 to $1,250,000 at a $1,100,000 median, two MLS closings in the last twelve months, and no Estate Home for sale on September 26, 2026. A buyer who is ready when one lists has the advantage.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Measure | County recorded qualified sales, August 30, 2023 to August 29, 2026 |
|---|---|
Qualified resales | 13 (none from the builder), on 12 different homes |
Median price | $1,100,000 (n = 13, odd, so the median is an actual sale) |
Range | $915,000 to $1,250,000 (the high recorded twice) |
Median price per square foot of county house base area | $411.61 (n = 13, odd) |
Recorded dollar volume | $14,220,000 |
Thirty-six months is the first window with ten or more Estate Home sales, so it leads. The 12-month county window holds two sales and the 24-month window nine, at a $1,075,000 median (n = 9, odd). Price per square foot here uses the county’s base area for the house only, never the MLS living area.
Closed | Street | Final list price | Sold price | Days on market | Sold to final list | MLS living area (sq ft) |
|---|---|---|---|---|---|---|
December 2025 | Northhampton Court | $990,000 | $915,000 | 148 | 92.4% | 2,223 |
May 2026 | Gleneagle Way | $1,250,000 | $1,100,000 | 10 | 88.0% | 2,806 |
Southwest Florida MLS, Vanderbilt Country Club residential listings closed September 26, 2025 to September 26, 2026, split to the Estate Homes by address against the county building record, pulled September 26, 2026. Two closings: median sold price $1,007,500 (n = 2, even, the mean of the two sales and not an observed price), median 79 days on market (n = 2, even; 10 and 148 days) and a 90.2% median sale-to-list ratio (n = 2, even; 88.0% and 92.4%). Both sold below their final asking price. Two sales are a handful, not a market rate, which is why the county’s 36-month window leads.
On September 26, 2026 the Southwest Florida MLS showed no Estate Home for sale, so months of supply stood at zero. The one single-family listing in the community, on Preswick Lane at $709,000 after 147 days, is a Villa Home, not an Estate Home: Preswick Lane is entirely Villa Homes, and the county records that house in the Villa building class.
A 24, 36 or 60-month MLS median for Estate Home days on market and sale-to-list: 24 months, 6 closings, a median 43 days on market, 92.05 percent of final list price; 36 months, 9 closings, a median 32.5 days on market, 92.42 percent of final list price; 60 months, 13 closings, a median 32.5 days on market, 91.67 percent of final list price (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026, Estate and Villa homes separated by address against the county roll). The county’s recorded sales, above and in the five-year table below, are the independent multi-year layer; the county file carries prices, not days on market.
Across the whole development, all four home types blended, the same MLS pull shows 31 closings at a $528,000 median (n = 31, odd), a 33.5-day median on market and a 95.6% median sale-to-list ratio, with 8 homes for sale and about 3.1 months of supply. That blend is mostly Wedgewood and Waterford condominiums, so it describes no Estate Home. The two Estate closings sold further below asking, 90.2% at the median, than the community figure suggests.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With no Estate Home for sale at Vanderbilt Country Club on September 26, 2026 and only 13 recorded resales in three years, the buyer who has a pre-approval, a written read of the Estate-only sales and the club’s closing charges already budgeted is the buyer who gets the next house. Start with how we represent buyers in Southwest Florida, or Call Marc at (239) 287-5873. Already own an Estate Home and selling to buy again? Get a data-backed valuation of your Estate Home, or Call Jesse direct at (239) 898-6072.
The most recent Estate Home sale on the public record shows how this market negotiates: a 2,806 square foot pool home on Gleneagle Way listed at a final $1,250,000, went under contract in 10 days and closed in May 2026 at $1,100,000, 88.0% of asking. Every figure comes from the MLS and the county’s deed.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The home sits on the inner rows of Gleneagle Way, the longest Estate street. The MLS records a final list price of $1,250,000, 10 days on market and a sold price of $1,100,000 in May 2026, the fastest Estate closing of the year and the one furthest below its asking price. Fast and discounted at once tells a buyer the list price sat above what the Estate record supported, and the first qualified buyer priced to the record.
The county’s sales file carries the same sale as a qualified, arm’s-length transaction at $1,100,000, with a house base area of 2,806 square feet and a private pool on the roll: $392.02 per base square foot by our division, just under the 36-month median of $411.61. It sits exactly at the 36-month median price and inside the $915,000 to $1,250,000 band that every Estate sale since 2023 has held.
Three lessons carry to the next Estate listing. First, price your offer from the Estate record, not from the list price: $1,250,000 matched only the two highest sales in five years. Second, a larger plan does not guarantee the top of the band; roof, updates and setting moved this price as much as size did. Third, speed and price are separate levers. A well-prepared buyer can move within days and still write a number anchored to recorded sales.
An Estate Home has recently cost $915,000 to $1,250,000, about $330 to $509 per square foot of the county’s house base area, for a one-story pool home of about 2,200 to 3,000 square feet built 1998 to 2002 on a lot of about a quarter acre. The 2026 median assessed just value is $765,750.50, about 30% below the recorded median price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Recorded | Price | Street | County house base area (sq ft) | Price per base sq ft | Private pool on the roll |
|---|---|---|---|---|---|
November 2021 | $1,075,000 | Northhampton Court | 2,978 | $360.98 | yes |
November 2022 | $1,150,000 | Northhampton Court (same home, resold) | 2,978 | $386.17 | yes |
February 2023 | $993,000 | Gleneagle Way | 2,914 | $340.77 | yes |
March 2023 | $1,200,000 | Northhampton Court | 2,929 | $409.70 | yes |
September 2023 | $1,250,000 | Northhampton Court (same home, third sale) | 2,978 | $419.74 | yes |
December 2023 | $1,200,000 | Gleneagle Way | 2,574 | $466.20 | yes |
June 2024 | $1,150,000 | Gleneagle Way | 2,806 | $409.84 | yes |
July 2024 | $1,250,000 | Gleneagle Way | 2,456 | $508.96 | yes |
October 2024 | $925,000 | Gleneagle Way | 2,803 | $330.00 | yes |
November 2024 | $1,055,000 | Northhampton Court | 2,485 | $424.55 | yes |
December 2024 | $1,075,000 | Gleneagle Way | 2,960 | $363.18 | yes |
February 2025 | $1,100,000 | Northhampton Court | 2,981 | $369.00 | yes |
May 2025 | $950,000 | Allendale Court | 2,506 | $379.09 | no |
June 2025 | $1,100,000 | Gleneagle Way | 2,527 | $435.30 | yes |
June 2025 | $1,150,000 | Gleneagle Way (resale of the December 2023 home) | 2,574 | $446.78 | yes |
December 2025 | $915,000 | Northhampton Court | 2,223 | $411.61 | yes |
May 2026 | $1,100,000 | Gleneagle Way | 2,806 | $392.02 | yes |
Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026, for the 60 months from August 30, 2021. Seventeen sales on 14 homes, median $1,100,000 (n = 17, odd), recorded volume $18,638,000. House numbers are left off.
Every price per square foot on this page divides the recorded price by the county’s base area for the house row alone, which leaves out the garage, lanai, pool and cage. It is not the MLS living area and not the builder’s plan area, and we never compare it with either. On that one measure the last 36 months ran from $330.00 to $508.96, a spread wide enough that condition and setting clearly matter more than size.
The 2020 median was $580,000 across six sales; the next Estate Home to sell, in November 2021, recorded $1,075,000, and every one of the 17 sales since has recorded $915,000 or more. The calendar-year medians since then were $1,200,000 in 2023 (n = 4, even, a middle pair of $1,200,000 and $1,200,000), $1,075,000 in 2024 (n = 5, odd) and $1,100,000 in 2025 (n = 5, odd). On counts this small, which houses sold moves the median more than the market does, so we read the record as a held band, not a trend.
A deed for $1,450,000 recorded on Northhampton Court in January 2026, the highest price ever recorded on an Estate parcel. The county did not flag it as a qualified sale, so it was not accepted as an arm’s-length market price, and it does not appear among the MLS closings. It is excluded from every median here, and an appraiser working your purchase will exclude it too.
The median 2026 preliminary just value of the 102 Estate Homes is $765,750.50 (n = 102, even, the mean of $761,250 and $770,251), from $648,854 to $977,188. That is a mass-appraisal figure for tax purposes on a lag, not a sale price. An Estate Home priced near its just value is not a bargain by that fact alone, and one priced well above it is not overpriced by that fact alone.
The Estate street and floor plan that fit you come down to setting and size: the inner rows of Gleneagle Way for the widest choice and the most sales, Allendale Court for the oldest and quietest cul-de-sac, Northhampton Court for the smallest and most traded, and six plans from the 2,223 square foot Carlisle to the 2,931 square foot Monaco.
Fifty-eight Estate Homes, built 2000 to 2002, between holes 1 to 4 and south of holes 1 and 5 on the club’s site plan; 43 are homesteaded and 55 have a pool. Gleneagle Way carried 9 of the 17 Estate sales in five years. It is also the community’s loop road and carries Villa Homes on its outer rows, so a Gleneagle Way comparable must be checked for product before it is used.
Twenty-eight Estate Homes on a cul-de-sac off Gleneagle Way beside holes 6 and 7, built 1998 to 2000, the first Estate street; 22 are homesteaded and 27 have a pool. Allendale Court recorded one qualified sale in five years, $950,000 in May 2025, for the only Estate Home of the last five years without a pool on the roll. A buyer who wants Allendale Court should expect to wait.
Sixteen Estate Homes on a cul-de-sac between holes 5 and 9, built 2000 to 2001; 9 are homesteaded and 15 have a pool. Northhampton Court is the most traded Estate street by far: 7 of the 17 sales in five years, including one home that sold three times between November 2021 and September 2023, at $1,075,000, $1,150,000 and $1,250,000.
Plan | Living area (sq ft) | Lanai | Garage | Total under roof | Layout on the plan |
|---|---|---|---|---|---|
Carlisle | 2,223 | 403 | 580 | 3,257 | 3 bedrooms plus den, great room, morning room |
Windemere | 2,436 | 330 | 585 | 3,418 | 3 bedrooms plus den, great room, optional outdoor kitchen |
Catalina II | 2,600 | 308 | 567 | 3,570 | 3 bedrooms plus den, living room, leisure room |
Cayman | 2,826 | 413 | 535 | 3,938 | 3 bedrooms, living room, leisure room |
Riviera | 2,843 | 211 | 615 | 3,751 | 3 bedrooms plus den, living and dining room, leisure room |
Monaco | 2,931 | 271 | 642 | 3,967 | 4 bedrooms plus den, leisure room; three-car garage on the rendering |
Source: the club-hosted Estate Homes floor plans, Worthington Communities sheets dated 1997 to 1999. The plans mark 10-foot ceilings in the bedrooms and 12-foot ceilings in the main living areas, and every plan shows an optional pool package behind the lanai. Bath counts are not legible on the club’s scans, so we do not state them.
The county does not record plan names, so no public record ties a plan to a house. The county base areas cluster around the plan sizes: two Estate houses carry exactly 2,223 square feet, the Carlisle figure; 13 are under 2,300; 32 fall between 2,700 and 2,899; and 12 are 2,900 or more. The listing, the original plans or a walk-through settles which plan a home is, and an enclosed lanai or addition can move the county figure off the plan size; the permit history shows what was done.
The club says each Estate Home has a “two or three-car” garage, and the Monaco rendering shows a third bay. Which addresses have one is not in the county files. It matters: the Master Declaration requires a golf cart to be parked in an enclosed garage (section 7.10.3), and the club charges a $2,200 annual trail fee for a private cart.
The county roll shows the Estate Homes are almost all pool homes on uniform quarter-acre lots: 97 of 102 carry a private pool and 49 a spa on the 2026 roll, on lots of 11,320 to 15,452 square feet with a median of 11,480, about 82 by 140 feet. Golf, lake and preserve frontage is shown only on the club’s approximate site plan.
The appraiser’s building file carries a pool row for 97 of the 102 Estate Homes (95.1%) and a spa row for 49, against 77 pools among the 120 Villa Homes. For a buyer, a non-pool Estate Home is a rarity and usually priced accordingly, and on a pool home the age of the pool, its equipment and its screen cage matter more than the pool itself. The roll can lag new work by up to a year, so a very recent pool may not yet appear.
Measure | Estate Homes (102) | Villa Homes (120), for comparison |
|---|---|---|
Smallest lot | 11,320 sq ft | 8,094 sq ft |
Median lot | 11,480 sq ft (about 82 by 140 feet) | 8,123 sq ft (about 58 by 140 feet) |
Largest lot | 15,452 sq ft | 18,670 sq ft (an irregular corner lot) |
Collier County Property Appraiser 2026 preliminary roll, land file dated August 29, 2026. Most Estate lots measure 11,320 to 11,500 square feet; the cul-de-sac lots on Allendale Court and Northhampton Court are the larger exceptions.
The club says the Estate Homes “line fairways, greens, lakes on the first nine holes.” Which homes back onto a fairway, a green, a lake or a preserve appears only on the club’s site plan, which calls itself approximate, so confirm the view on the tour and on a survey. Two Master Declaration rules follow the frontage: a lot next to the course not kept consistent with it may be maintained by the association at the owner’s cost (section 6.8), and nothing may be placed on a lake shore or in a lake maintenance easement (section 7.14).
An Estate Home costs $16,030.36 a year to own in 2026 before tax and insurance: $13,159 in Vanderbilt Community Association master dues plus the $2,871.36 Estate Home Neighborhood Fee, per the fee sheet dated August 20, 2026. Add the $1,200 food and beverage minimum and two special assessments that bind the next owner.
Data updated: September 2026 (VCA 2026 Master Association Fees for All Neighborhoods, dated 20 Aug 2026)
Line | 2026 annual | Quarterly |
|---|---|---|
VCA master dues (Operating $10,894, Asset Replacement Reserves $2,240, New Capital $25) | $13,159.00 | $3,289.75 |
Estate Home Neighborhood Fee | $2,871.36 | $717.84 |
Dues plus neighborhood fee | $16,030.36 | $4,007.59 |
Food and beverage minimum | $1,200 a calendar year | |
Private golf cart trail fee, if you keep one | $2,200 a year |
Source: the 2026 fee sheet. The totals are our addition of the published lines.
The fee sheet defines the Estate fee in one phrase: property management and residential landscaping. The Master Declaration adds that where the association maintains landscaping, an owner may still hire more but “will not be entitled to any discount” (section 6.1.2). The scope and frequency of the landscape service are not published on the club’s public pages; ask the association office for the current contract scope before you close.
The owner keeps “all exterior surfaces, roofs, facias and soffits,” screens, screen enclosures, windows and doors (section 6.1.1), any landscaping an owner added, the pool, the spa and their equipment, and all insurance on the lot and house: “The VCA shall not obtain any insurance on behalf of an Owner” (section 13.5). Water, sewer, electric and trash are not in the Estate fee definition either.
Wedgewood’s neighborhood fees run $4,915.44 to $5,129.72 and Waterford’s $5,253.56 to $5,278.40, but those buy building insurance and building upkeep that an Estate owner pays for directly. Compare the total cost of ownership, the fee plus your own insurance, roof reserve and pool, not the fee line alone.
When you buy an Estate Home you pay the club $15,799 at closing under the 2026 fee sheet: a $15,000 Resale Capital Contribution, a $500 new home buyer processing fee and the $299 estoppel fee, plus any unpaid balance of the pickleball and golf course replacement assessments, which bind the next owner. A buyer who already owns inside pays $3,500 instead of $15,000.
Data updated: September 2026 (VCA 2026 Master Association Fees for All Neighborhoods, dated 20 Aug 2026)
Master Declaration section 5.2.5 makes the contribution “the legal and personal obligation of the transferee,” which is you. The 2026 fee sheet sets it at $15,000, or $3,500 for a current owner buying a second home inside the gates. It is a flat amount, not a percentage of price, so on a $1,100,000 Estate Home it is about 1.4% of the price by our arithmetic.
The fee sheet adds a $500 New Home Buyer Processing Fee. The estoppel certificate, which states the seller’s account and any assessment balance, costs $299 and is issued by the association’s Director of Member Services, per the club’s Prospective Owners page. Florida Statutes section 720.30851 sets the delivery clock and caps the fee.
The Pickleball Project assessment is $678 a home, lump sum or $56.50 a month from June 2026 to May 2027. The Golf Course Replacement Project assessment is $7,895 lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, 20 payments and $8,750 in all, approved October 30, 2025 and revised August 20, 2026, with work to begin in 2032. The fee sheet says both “will remain the obligation of any successor owner,” so the estoppel balance is a negotiating line in your contract.
From the published 2026 lines, a buyer closing in late 2026 who pays the golf assessment as a lump sum pays $15,000 capital contribution, $500 processing fee, $16,030.36 dues and neighborhood fee, $1,200 food and beverage minimum and $7,895 golf assessment: $40,625.36 in the first twelve months, before property tax, insurance, pool and exterior upkeep, utilities and ordinary closing costs. In later years the same home carries $17,230.36 a year in dues, fee and minimum at 2026 rates. The totals are ours.
The 2024 amendment to section 5.2.5, recorded at Official Records Book 6336, Page 2270, exempts a transfer to the association by lien foreclosure, a transfer on death to an heir or beneficiary, a transfer between spouses in a divorce, a transfer to a trust or entity wholly owned by the member, and a transfer to a person already a record co-owner. An outside buyer pays it.
Club membership on an Estate Home attaches to the deed on recording under section 5.1 of the association’s Amended and Restated Articles, and the club’s own real estate FAQ calls it “mandatory and included with every residential purchase.” There is no initiation fee, no equity certificate, no opt-out and no purchase application; the master dues pay for the club.
The Articles make “the Owner of every Lot or Residence” an Owner Member on recording, and the club states that “The Vanderbilt Community Association, Inc. does not have an application process for purchases.” You return the Owner Information Form and designee headshots at least a week before closing, and your privileges begin when the deed records.
The 2026 fee sheet says the Community Assessment covers the golf course, clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television and internet, and common grounds. The course is the club’s private 18 holes, par 72, a Gordon Lewis design for the 1999 opening redesigned by Kipp Schulties, with the renovation completed in 2015; it plays 6,631 yards from the Green tees. Owners and their designees pay no greens fees; club carts are $33 for 18 holes.
Up to two Owner’s Designees per residence hold privileges, plus unmarried dependents under 23, under the 2024 amendment. An LLC or trust owner names two natural persons over 21 and may change them no more than every 24 months. If you plan to hold title in a trust or company, decide the designees before closing.
Har-Tru tennis, bocce and pickleball, with four permanent pickleball courts approved May 7, 2026 and construction scheduled for fall 2026; a Fitness Center open 4:00 a.m. to 10:00 p.m.; the main pool by the clubhouse at 8250 Danbury Boulevard; and clubhouse dining and the Terrace Cafe against the $1,200 annual food and beverage minimum. The Estate Homes have no neighborhood pool of their own.
The steps to buy an Estate Home are: choose the street and plan, get pre-approved and set alerts, price from Estate sales only, budget the club’s closing charges, write the offer around the roof and insurance, order the estoppel on day one, clear inspections, and close with your designees registered. Each step is below.
Decide between the inner rows of Gleneagle Way, Allendale Court and Northhampton Court, then between the smaller Carlisle and Windemere plans and the larger Cayman, Riviera and Monaco. It narrows 102 homes to the handful you would actually buy.
With no Estate Home for sale in September 2026 and about four resales a year, the next listing may be the only one for months. A pre-approval, or proof of funds for a cash purchase, and a saved search for the three Estate streets put you first in line.
The last 13 recorded Estate resales ran $915,000 to $1,250,000. A Villa Home sale on the same Gleneagle Way loop is a different product about $345,000 lower at the 36-month medians and is not a comparable.
Budget $15,000, $500 and $299 at closing, plus the unpaid balance of both special assessments, and decide whether you will ask the seller to credit or pay them.
You insure the whole structure. Get the roof’s permit history, a four-point and a wind mitigation report and a written insurance quote inside your inspection period.
Your closing agent requests the estoppel from the association’s Director of Member Services; the $299 fee is set by the fee sheet, and the certificate shows any assessment balance and violation.
Complete a general, a four-point and a wind mitigation inspection, check the pool and cage, and ask whether any exterior change the seller made has Architectural Review Committee approval.
Return the Owner Information Form and designee headshots a week before closing. Membership attaches when the deed records, and there is no association approval to wait for.
An Estate Home buyer should hold six documents before the inspection period ends: the estoppel certificate, the 2026 fee sheet, the Master Declaration and its 2024 amendment, the roof and pool permit history for the address, a wind mitigation report, and the seller’s tax bill read with the reset in mind. Four are public; two come from the seller.
The Amended and Restated Master Declaration, recorded at Official Records Book 5862, Page 3140; the March 7, 2024 Certificate of Amendment; the 2026 fee sheet; the Estate Home floor plans; and the Community Site Plan. All five are posted by the club.
The estoppel certificate, from the association. The roof, pool, window and generator permits, from Collier County’s permit search by address. The four-point and wind mitigation reports and any elevation certificate, from the seller or your inspector. Any Architectural Review approvals for exterior changes, from the association office.
The club’s Rules and Regulations sit behind the member login, and whether the association has adopted written hurricane protection specifications is not published on the club’s public pages. Ask for both in writing before you plan a roof, windows or a generator.
The Estate Homes are in FEMA Zone X, “area of minimal flood hazard”: we tested the county address point for all 102 against FEMA’s effective National Flood Hazard Layer on September 26, 2026, and every one returned X, 58 on Gleneagle Way, 28 on Allendale Court and 16 on Northhampton Court. The preliminary map changes none of them.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 26 Sep 2026; Collier County site address points)
On FEMA’s effective panels, 12021C0218H for most of Gleneagle Way and 12021C0410H for the south streets including Allendale Court and Northhampton Court, both effective May 16, 2012, the course, lakes and yards are shaded Zone AH, shallow ponding of one to three feet, while the building pads are cut out as Zone X. Base flood elevations inside the community are 13.5 to 14.5 feet, and ground at the building points measures about 15.4 to 16.5 feet NAVD 88.
FEMA’s preliminary map for Collier County entered its appeal period on August 19, 2026, with a target effective date of summer 2027 per the county’s release, and it changes no Vanderbilt Country Club address point’s zone. A point test is not a lender’s determination; the determination ordered for your address governs.
Collier County’s elevation certificate layer holds certificates for two Estate Homes, one on Allendale Court and one on Gleneagle Way. For any other address, ask the seller; a certificate can still help a flood quote in Zone X.
The community is in Collier County evacuation Zone E, about nine miles inland. No primary source places storm surge at Vanderbilt Country Club in Wilma, Irma, Ian, Helene or Milton; the exposure is wind and rain. A resident’s 2009 account says Wilma damaged 17 pool and lanai screens in the community, which is the Estate Home storm risk in miniature: screen cages.
Insuring an Estate Home turns on four facts about the house: the roof’s age and permit, its wind mitigation features, its replacement cost against Citizens’ eligibility line, and the owner’s choice on flood cover in Zone X. The association insures nothing on your lot, so the whole policy, and the whole premium, is yours.
The master association insures only common areas and “shall not obtain any insurance on behalf of an Owner” (Master Declaration section 13.5). If an Estate Home is damaged, the owner must repair or rebuild with Architectural Review, and assessments continue even while it is uninhabitable (section 13.5.1).
The statewide Florida Building Code took effect March 1, 2002, and 100 of the 102 Estate Homes carry build years of 2001 or earlier, so they answer “does not meet” on the building-code question of the state’s wind mitigation form. An original roof is now 24 to 28 years old. Florida Statutes section 627.7011 bars refusing coverage solely on roof age under 15 years and, for older roofs, requires allowing an inspection; if it shows five or more years of useful life, age alone cannot be the reason to refuse.
Under section 627.351(6), a home with a dwelling replacement cost of $700,000 or more is generally not eligible for Citizens, with a limited exception up to $1 million. Replacement cost is not the just value or the price, and many Estate Homes will sit near that line, so it is an address-level question for your insurance agent. From January 1, 2027, every Citizens personal residential policy with wind must carry flood insurance regardless of zone.
Florida Statutes section 627.0629 requires insurers to offer credits for features documented on form OIR-B1-1802: roof covering, roof deck attachment, roof-to-wall connections, hip roof shape, secondary water resistance and opening protection. A re-roof permitted after March 1, 2002 earns the top roof-covering answer. Order a wind mitigation inspection on every Estate purchase.
A federally backed mortgage requires flood insurance only in a Special Flood Hazard Area, so there is no federal requirement at an Estate address, though a lender may require it. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program policies.
The state’s hardening program, under section 215.5586, offers grants to homesteaded, site-built homes built before 2008 with an insured value of $700,000 or less. Homestead status and insured value decide each Estate Home’s eligibility after you buy.
Property taxes after you buy an Estate Home follow your purchase price, not the seller’s bill. The 2026 preliminary median Estate tax is $5,787.76 (n = 102, even), homesteaded homes median $5,519.41 and the 28 non-homestead homes $7,772.49, at 10.5058 mills in tax area 103. Each $100,000 of taxable value costs about $1,051 a year.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Florida Department of Revenue 2025 Collier millage table)
Florida’s Save Our Homes cap does not transfer with the house, so after the sale your assessment moves toward market value. Florida Statutes 689.261 requires a property tax disclosure summary telling you not to rely on the seller’s taxes.
If the county’s first assessment after your purchase placed an Estate Home at a taxable value of $1,000,000 with no exemption, the bill at the 2025 rate of 10.5058 mills would be about $10,506 a year, by our arithmetic. It illustrates the mechanism, not a quote for any home; the county sets the value.
If the Estate Home will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A homestead caps future assessment increases, and a buyer moving from another Florida homestead may be able to port Save Our Homes savings; confirm with the Property Appraiser.
No community development district applies to Vanderbilt Country Club, per our community guide’s reading of the state’s special district list, so there is no district bond line on an Estate tax bill.
The rules that decide whether an Estate Home works for you are the Master Declaration’s Architectural Review for almost every exterior change, the 30-day minimum and four-a-year leasing limit, the two-pet limit, the garage-only rule for carts, boats and trailers, and the owner’s duty to keep the house to its original appearance. Each is below with its section.
No improvement or change “of any nature” may be built, altered or removed until the Architectural Review Committee approves the plans in writing, and that approval must come before you apply for a building permit (section 9.3). Section 9.2 lists fences, hedges, driveways, pools, pool decks, screen enclosures, exterior paint, roof materials, shutters, hurricane protection, lighting, antennas and landscaping. The committee may refuse “based on any grounds, including purely aesthetic ones.”
A new pool, deck, spa or screen cage needs approval, and pool equipment must be “reasonably screened from the view” of neighbors, lakes and roads (section 7.5). Fences need approval, and nothing may go in a lake maintenance easement. A permanent standby generator is a committee application; Florida Statutes 720.3035(6), as amended in 2026, bars denying hurricane protection, including exterior fixed generators, that meets the association’s adopted specifications.
Shutters, impact windows, reinforced garage doors and a roof system meeting ASCE 7-22 fall under the same 2026 statute when they meet adopted specifications. A change of roof material or color needs review under sections 8.2.3 and 8.2.4. Ask for the association’s written specifications before you order anything.
Under section 10.2, the whole home may be leased for at least 30 days (February excepted) and no more than a year, no more than four times a year, with the association’s prior written approval; the tenant takes the club privileges and the owner may not be in residence. The Membership Transfer Administrative Fee is $600, plus $300 if the application arrives less than 30 days before arrival. That suits a seasonal tenant, not short-term rental.
No more than two household pets, leashed whenever outside the home, never kept for a commercial purpose (section 7.8). No breed or weight limit appears in the Declaration. An assistance animal is an accommodation under Florida Statutes 760.27, not a pet.
No commercial vehicles, campers, boats or trailers stored anywhere except inside a garage, garage doors closed except in use (section 7.10), a golf cart only in an enclosed garage (section 7.10.3), and no boats on the community lakes and no docks (section 7.14).
No 55-plus or housing-for-older-persons provision appears in the recorded Master Declaration, and the club counts unmarried dependents under 23 as members. The Estate Homes carry no age restriction.
Nothing new will be built on the Estate streets; the community is fully built. The change is at the edges: the Vanderbilt Beach Road Extension opened at the main gate on June 12, 2026, I-75 express lanes with Vanderbilt Beach Road access start construction in fall 2026, and the club’s golf course replacement is scheduled from 2032.
Phase 1 opened to traffic on June 12, 2026, six lanes east of Collier Boulevard, with improvements at the Danbury Boulevard gate intersection, per Collier County. Expect more traffic past the main gate than before 2026.
FDOT project 452544-1 includes direct access to express lanes at Vanderbilt Beach Road, with construction reported to begin this fall. There is no I-75 interchange at Vanderbilt Beach Road today; the club routes arrivals via Immokalee Road and Pine Ridge Road.
Pulte opened sales on a planned 51-home community at Vanderbilt Beach Road and Massey Street near the community’s southeast corner in May 2026.
The assessment on the 2026 fee sheet funds a course project with work scheduled to begin in 2032. The Estate Homes face the front nine; the project’s scope and schedule by hole are not published, so ask the club what it expects on the holes behind the home you are buying.
Estate Homes vs Villa Homes at Vanderbilt Country Club is the choice every single-family buyer inside the gates makes. Choose an Estate Home for the largest house, a lot of about 80 by 140 feet and a near-certain pool; choose a Villa Home for a detached home about $345,000 less at the 36-month county medians, with a $550.40 lower neighborhood fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The Villa Homes share the builder, the build years, the Gleneagle Way loop, the master association and the club. Our Villa Homes at Vanderbilt Country Club guide covers them in the same depth, and our guide to buying a Villa Home at Vanderbilt Country Club walks the Villa purchase path.
Question | Estate Homes | Villa Homes |
|---|---|---|
Homes | 102 | 120 |
Streets | Allendale Court, Northhampton Court, inner Gleneagle Way | outer Gleneagle Way, Preswick Lane, Danbury Boulevard |
Floor plans | six, 2,223 to 2,931 sq ft | five, 1,746 to 1,974 sq ft |
County house base area, median | 2,593 sq ft | 1,944 sq ft |
Home site | about 80 by 140 ft; median lot 11,480 sq ft | about 58 by 140 ft; median lot 8,123 sq ft |
Garage | two- or three-car | two-car |
Private pool on the county roll | 97 of 102 (95.1%) | 77 of 120 (64.2%) |
County qualified sales, 36 months | 13, median $1,100,000 (odd) | 15, median $755,000 (odd) |
Median price per county base sq ft, 36 months | $411.61 | $382.64 |
MLS closings, 12 months to September 26, 2026 | 2, median $1,007,500 (even) | 6, median $757,500 (even) |
MLS median sale-to-list, same window | 90.2% (n = 2) | 96.3% (n = 6) |
For sale on the MLS, September 26, 2026 | none | one, Preswick Lane, $709,000 |
2026 neighborhood fee | $2,871.36 | $2,320.96 |
Median 2026 property tax | $5,787.76 | $5,299.62 |
Homestead share | 72.5% | 56.7% |
FEMA zone, all address points | X | X |
Collier County Property Appraiser 2026 preliminary roll, classified by building class; the club’s floor plan files; the 2026 fee sheet; Southwest Florida MLS, pulled September 26, 2026.
Choose an Estate Home if you want the most house and lot inside the gates, a pool without adding one, a cul-de-sac or an inner golf row, and you accept a price near $1,100,000, the thinnest resale market in the community and a replacement cost that may approach Citizens’ $700,000 line. Choose a Villa Home if you want a detached home and full membership at the lowest single-family entry point, a lower fee and a slightly deeper resale market, and you accept a smaller house and lot and a pool on about two in three homes.
Village | MLS closings, 12 months | MLS median (parity) | Dues plus 2026 neighborhood fee |
|---|---|---|---|
Estate Homes | 2 | $1,007,500 (even) | $16,030.36 |
6 | $757,500 (even) | $15,479.96 | |
13 | $540,000 (odd) | $18,074.44 to $18,288.72 | |
10 | $337,000 (even) | $18,412.56 to $18,437.40 |
Southwest Florida MLS, closed September 26, 2025 to September 26, 2026, split by village by address; the 2026 fee sheet. Every village pays the same master dues and shares the same club; what changes is the house, what the neighborhood fee buys, and the price.
We find you the right Estate Home by narrowing 102 homes to the handful that fit your street, plan and pool, watching the MLS for a market that lists about four homes a year, reaching owners through our network when a quiet sale is possible, and touring with the roof, cage and approvals questions in hand.
With six plans on three streets, the match is about setting, plan size, roof age, pool and updates. We narrow the neighborhood to the homes that fit, so you recognise the right one the day it lists.
Two MLS closings in twelve months and no active listing in September 2026 mean the next Estate listing may be the only one for months. For 29 of the 102 homes, the last qualified sale on the county record was from 1999 to 2002, so many owners have held for more than twenty years.
Some Estate owners prefer a quiet sale. When an owner in our network is considering selling, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Set up a saved search with alerts for Gleneagle Way, Allendale Court and Northhampton Court through our site, and check each hit’s product: Gleneagle Way also carries Villa Homes. If you would rather we tune it, Call Marc at (239) 287-5873, or start from our buyer resources for Southwest Florida.
On every tour we check the setting on the site plan, the plan and any enclosed space, the roof’s age and permit, the pool, its equipment and screen cage, the window and door protection, and the garage for a third bay.
We negotiate an Estate Home purchase on the record: the Estate-only sales that bracket the home, the listing’s own history, the roof’s age because the owner carries it, the insurance quote, and both assessment balances on the estoppel. The two Estate closings of the last year sold at 88.0% and 92.4% of asking, so room exists.
We price your offer against the recorded Estate sales per county base square foot, by street and plan size, and the listing’s history, including any price changes. A home priced above the $915,000 to $1,250,000 band is where negotiation room lives; one priced inside it may need a clean, quick offer.
On a 24 to 28 year old house, the roof, air conditioning, water heater, pool equipment, cage and window protection all show up in the inspection and the insurance quote. A wind mitigation form and a written quote obtained during the inspection period turn condition into numbers.
The pickleball and golf course replacement balances transfer with the house. Whether the seller pays them off at closing or credits them is negotiated, and the golf lump sum alone is $7,895.
The estoppel, the insurance quote, the appraisal and your designee paperwork each have their own clock. We write the inspection period and closing date around them, so your deposit does not go hard before the roof, insurance and assessment facts are in.
The county’s 2026 median just value of $765,750.50 is a tax figure, and recorded Estate sales closed well above it. If an appraisal comes in below contract, we go back to the recorded Estate sales, not the tax roll, to decide whether to renegotiate, bridge the gap or walk.
An Estate Home buyer pays ordinary Collier County closing costs plus the club’s items: the $15,000 Resale Capital Contribution, the $500 processing fee and the $299 estoppel. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, and a financed buyer adds note stamps and intangible tax.
Florida promulgates title insurance premiums by rule, so the premium for a given policy amount is the same at every title agent. On the promulgated schedule an owner’s policy on a $1,100,000 purchase is about $5,325 by our arithmetic ($5.75 per $1,000 to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 above). In Collier County the buyer customarily pays it, but custom is not law and the contract controls.
Documentary stamp tax on the promissory note runs $0.35 per $100 of the note amount, and the non-recurring intangible tax on a new mortgage runs 2 mills. Neither applies to a cash purchase. Deed recording is charged by the Collier County Clerk at the statutory page rate.
Property taxes and the quarterly dues and neighborhood fee are prorated at closing. The capital contribution, the processing fee and any assessment payoff appear as separate buyer lines on the settlement statement, drawn from the estoppel.
Budget for a general inspection, a four-point inspection, a wind mitigation inspection on form OIR-B1-1802 and a pool inspection. A survey is worth ordering on a golf or lake lot before you plan a fence, a cage or a generator pad.
Florida documentary stamp tax on the deed, $0.70 per $100 of consideration under section 201.02, is paid by the seller by custom. If you are also selling, our page on selling an Estate Home at Vanderbilt Country Club runs the seller side in full.
Buyer representation changed on August 17, 2024. An agent who participates in a multiple listing service must have a written agreement with you before touring a home, the agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation to buyer’s agents are no longer permitted on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so it is objectively ascertainable, bar the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable, per the National Association of REALTORS.
You do not need a written agreement to talk to an agent, to interview several, to ask about the Estate Homes or to visit an open house and speak with the host. The line is the tour.
A seller can still offer to cover some or all of a buyer’s agent compensation or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement.
On the Estate Homes, representation earns its keep in the diligence: a county record that hides the product, $15,799 in club charges and two assessments that follow the house, a roof and insurance file on a 24 to 28 year old home, and a market with no listing on some days. Read more about our team and our credentials before you decide.
An Estate Home address is zoned for Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, all three graded A for 2025-26. The nearest emergency room, NCH’s freestanding Northeast department, is about 2.5 miles away, and Vanderbilt Beach Park is about 9.3 miles west of the main gate.
School | Grades | Address | 2025-26 grade |
|---|---|---|---|
Bear Creek Elementary | K to 5 | 2400 Cub Court, Naples 34120 | A, its first graded year |
Oakridge Middle | 6 to 8 | 14975 Collier Boulevard, Naples 34119 | A |
Barron Collier High | 9 to 12 | 5600 Cougar Drive, Naples 34109 | A |
Collier County Public Schools address lookup for 2026-27, queried for a Gleneagle Way and an Allendale Court Estate address on September 26, 2026. Bear Creek opened in August 2025, replacing Big Cypress Elementary for this area, so older pages that name Big Cypress are out of date. Confirm the assignment for your address for the year you enroll.
NCH’s Northeast freestanding emergency department at 15420 Collier Boulevard is open 24 hours, about 2.5 road miles and 7 minutes off-peak from the clubhouse. Physicians Regional Pine Ridge is about 6.2 miles and 12 minutes, and NCH North Naples Hospital about 8.7 miles and 18 minutes, per our community guide’s off-peak routing.
From the main gate, Vanderbilt Beach Park is about 9.3 road miles, roughly 17 minutes free-flow and longer in season, and the Winn-Dixie at Mission Hills about 1.2 miles. From the clubhouse, Naples Airport is about 12.3 miles, downtown Naples’ Fifth Avenue South about 14.9 miles and Southwest Florida International Airport about 28.3 miles, roughly 40 minutes off-peak.
The staffed Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard handles guests and vendors; owners can also use the unmanned, members-only gate on Collier Boulevard. Collier County’s resident beach parking permit is open to part-time resident owners with a tax bill or closing papers.
An Estate Home is the right place to buy if you want the largest single-family house and lot inside a member-owned golf club, a private pool, Zone X at every address and lawn care through the fee, and you accept a 1998 to 2002 house, an owner-paid roof and insurance, a $15,000 buy-in and very few homes to choose from.
A personalized Estate Home buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your needs to a street and a plan, set out the Estate sales that bracket your budget, build the club charges and first-year cost for the homes that fit, and tell you honestly whether an Estate Home fits how you live.
The consultation form sits near the top of this page. You can also Call Jesse direct at (239) 898-6072 or Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the data and systems side of the partnership, which is why this page is built on the county’s own roll and recorded sales, sorted Estate from Villa parcel by parcel, the Southwest Florida MLS and FEMA’s flood layer. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For an Estate Home buyer that means the roof, cage and pool questions on a house built 1998 to 2002, the view from the lanai, and a contract calendar that lines up the estoppel, the insurance quote and your designee paperwork with closing. Reach him at (239) 287-5873.
An Estate Home specialist matters because the facts that decide a purchase here, which county sales are Estate Homes, the $15,000 contribution and the assessments that follow the house, the owner’s roof and insurance, and a market that lists a few homes a year, live in records a general Naples search never sorts. Missing one changes what you pay.
This page is the purchase path. For the neighborhood itself, its history, the county separation method and the full storm and permit record, read our Estate Homes at Vanderbilt Country Club neighborhood guide, and for the whole community our Vanderbilt Country Club guide.
If you are selling a home to buy an Estate Home, including a move up from a Villa, Wedgewood or Waterford home inside the gates, see how we sell Estate Homes at Vanderbilt Country Club; if you are trading one Estate Home for another, request a free Estate Home valuation. For any other home, Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Estate Home buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and have spent two decades selling Naples golf-community property. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty.
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.
Estate Home buyers ask the same questions before they tour, and the answers below come from the Collier County roll and recorded sales, the Southwest Florida MLS, the recorded Master Declaration and its 2024 amendment, the club’s 2026 fee sheet and floor plans, FEMA’s map and the school district’s lookup. Nothing here is legal, tax or insurance advice.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A neighborhood of 102 single-family golf homes on the front nine of Vanderbilt Country Club, Naples 34120: six Worthington plans of 2,223 to 2,931 square feet on home sites of about 80 by 140 feet, built 1998 to 2002.
Fifty-eight on the inner rows of Gleneagle Way, 28 on Allendale Court and 16 on Northhampton Court, per the county roll and the club’s site plan.
The 13 qualified resales of the 36 months to August 29, 2026 ran $915,000 to $1,250,000, median $1,100,000 (n = 13, odd).
None on the Southwest Florida MLS on September 26, 2026. The one single-family listing in the community, on Preswick Lane at $709,000, is a Villa Home.
Two closed on the MLS in the twelve months to September 26, 2026: $915,000 on Northhampton Court in December 2025 and $1,100,000 on Gleneagle Way in May 2026.
The two MLS closings of the last year took 10 and 148 days, a 79-day median (n = 2, even). A multi-year MLS figure: 24 months, 6 closings, a $1,077,750 median, a median 43 days on market, 92.05 percent of final list price; 36 months, 9 closings, a $1,100,000 median, a median 32.5 days on market, 92.42 percent of final list price; 60 months, 13 closings, a $1,100,000 median, a median 32.5 days on market, 91.67 percent of final list price (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026, Estate and Villa homes separated by address against the county roll).
The two Estate closings of the last year sold at 88.0% and 92.4% of final asking, a 90.2% median (n = 2, even), below the 95.6% community-wide blend.
Almost all: 97 of 102 carry a pool on the 2026 county roll, and 49 a spa.
Some. The club says “two or three-car garages,” and the Monaco plan shows three bays; which addresses have one is not in the county files.
No. Vanderbilt Community Association, Inc., the master association and club, bills an Estate Home Neighborhood Fee of $2,871.36 in 2026.
$16,030.36 in 2026: $13,159 master dues plus the $2,871.36 neighborhood fee, before the $1,200 food and beverage minimum and two special assessments.
“Property management and residential landscaping,” per the 2026 fee sheet. The roof, exterior, pool, insurance and utilities are the owner’s.
A $15,000 Resale Capital Contribution ($3,500 if you already own inside), a $500 new home buyer processing fee and the $299 estoppel fee.
The buyer, as “the legal and personal obligation of the transferee” under Master Declaration section 5.2.5, unless the transfer is exempt.
Two: $678 for four pickleball courts, and the golf course replacement assessment of $7,895 lump sum by July 1, 2027 or $437.50 a quarter to April 2032. Both bind the next owner.
Yes. It attaches to the deed under Articles section 5.1, and the club calls it “mandatory and included with every residential purchase.” There is no opt-out and no initiation fee.
No. “The Vanderbilt Community Association, Inc. does not have an application process for purchases,” per the club’s Prospective Owners page.
Yes. An entity or trust owner names two natural persons over 21 as designees and may change them no more than every 24 months.
Zone X. All 102 Estate address points tested X on FEMA’s effective map on September 26, 2026, and the preliminary map changes none of them.
Not by federal lending rules in Zone X, though a lender may require it. From January 1, 2027, every Citizens policy with wind needs flood cover.
The owner. The association “shall not obtain any insurance on behalf of an Owner” (Master Declaration section 13.5).
Every Estate Home was built from 1998 to 2002, so an original roof is 24 to 28 years old. Replacement dates are in Collier County’s permit records by address.
Possibly. Citizens generally excludes homes with a dwelling replacement cost of $700,000 or more, with a limited exception up to $1 million; it is an address-level question.
The 2026 preliminary median is $5,787.76; non-homestead Estate Homes median $7,772.49. A buyer’s bill resets toward the purchase price at 10.5058 mills.
No community development district applies, so there is no district bond line on an Estate tax bill.
Yes, for 30 days (February excepted) to one year, up to four leases a year, with association approval; the tenant takes the club privileges.
Two household pets, leashed outside the home (Master Declaration section 7.8). No breed or weight limit appears in the Declaration.
No. No age restriction appears in the Master Declaration or the fee sheet.
With Architectural Review Committee approval first. Florida Statutes 720.3035(6) bars denying hurricane protection, including fixed generators, that meets the association’s adopted specifications.
A golf cart, yes, in the garage, with the $2,200 annual trail fee. A boat or trailer only inside a garage; there is no boating on the community lakes.
Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, all graded A for 2025-26.
The whole community is: a staffed Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard and a members-only gate on Collier Boulevard.
Vanderbilt Beach Park is about 9.3 road miles from the main gate, roughly 17 minutes free-flow and longer in season.
The county files all 222 single-family homes under two plat names that mix Estate and Villa Homes. The county’s building class separates them: 102 Estate, 120 Villa.
An Estate Home for the largest house, lot and a near-certain pool; a Villa Home for about $345,000 less at the 36-month medians. The decision table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
It is negotiated. Your agreement sets what your agent may receive; a seller may cover some or all of it as part of the transaction.
Ordinary Collier County costs, including the owner’s title policy by custom and, if financed, note stamps and intangible tax, plus the $15,799 in club charges.
Yes. 100 of 102 Estate Homes predate the 2002 Florida Building Code, and form OIR-B1-1802 documents the features that earn premium credits.
An agent who has sorted the Estate sales from the county record and will put the price band, club charges, roof and insurance on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Many Estate Home buyers are selling another home first, often a Villa, Wedgewood or Waterford home inside the gates, and the timing of the two sales decides what they pay the club and how strong their offer reads. The answers below come from the 2026 fee sheet, the Master Declaration and the Southwest Florida MLS.
$3,500 instead of $15,000, the fee sheet’s rate for a current owner buying a second home inside, which makes a move-up buyer a strong bidder.
With no Estate Home listed in September 2026, many buyers line up financing that does not depend on the sale, so they can act the week one lists. We plan both sides with you.
If you own an Estate Home, get a free Estate Home valuation, built from Estate sales only. For any other home, Call Jesse direct at (239) 898-6072 and we will price it from sales of its own home type.
Privileges belong to the owner of record, so they end when your sale closes and restart when your Estate purchase records; closing both on the same day avoids the gap.
Yes, but in a market this thin a contingent offer reads weaker to a seller; a bridge plan or a short closing gap usually wins.
The same team runs both sides; see how we sell Estate Homes at Vanderbilt Country Club for our listing method.
Every figure on this Estate Home buyer page traces to a primary source below, listed as of September 26, 2026: the club and its master association, the State of Florida, Collier County, federal agencies, the school district and dated news reports, plus the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Vanderbilt Country Club and Vanderbilt Community Association
State of Florida
Collier County
Federal agencies and national bodies
News reports
Market data and our own pages
Every row below links the authority that publishes the document, so an Estate Home buyer always reads the official, current version rather than a copy. There are no separate Estate Home covenants; the Master Declaration governs every Estate lot. We host nothing ourselves, and the documents that are not public are named at the end.
Document | What it tells an Estate Home buyer | Official authority |
|---|---|---|
Amended and Restated Master Declaration, Official Records Book 5862, Page 3140 | Owner maintenance, Architectural Review, leasing, pets, vehicles, insurance and the capital contribution | |
Certificate of Amendment, recorded March 7, 2024 | Owner’s Designees, greens fees and the capital contribution exemptions | |
2026 Master Association Fees for All Neighborhoods, August 20, 2026 | Dues, the Estate fee, the $15,000 contribution and both special assessments | |
Estate Homes floor plans | The six plans, sizes and the optional pool package | |
Community Site Plan, August 2017 | The Estate streets, the holes they face and the walking loops | |
Amended and Restated Articles of Incorporation | Membership on recording, one vote per home | |
Membership Transfer Application, August 2025 | Lease terms, the February exception and the $600 fee | |
Owner Information Form, May 2026 | The form a buyer returns before closing | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation items insurers credit | |
Florida Statutes 720.401, disclosure summary | The summary the seller owes you before you sign | |
NAR written buyer agreements | What your buyer agreement must say before a tour |
Three documents that matter to an Estate Home buyer are not public and cannot be linked: the estoppel certificate for the home, from the association’s Director of Member Services; the club’s Rules and Regulations, behind the member login; and the roof and permit history for the address, from Collier County’s permit search.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from the Collier County Property Appraiser’s 2026 preliminary roll and sales file, published August 29, 2026. Brokered by Domain Realty.