Golf and non-golf associations, end and middle plans, first or second floor, recorded resale prices, fee estoppels and FEMA letters, from the team that has sold Southwest Florida since 2012.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group · Prices from the Collier County Property Appraiser, 2026 tax roll data files (dated 29 August 2026, newest qualified Veranda sale recorded 4 August 2026), read 2 October 2026
McGreevy and Comisar are Southwest Florida buyer’s agents who work in Ave Maria every week, and this is our guide to buying a condominium in Veranda Condominiums at The National, the nineteen two-story Lennar buildings inside The National Golf and Country Club in Ave Maria, Florida: which of the five associations, which plan and which floor fit you, whether the unit carries golf or social membership, how to find the real fee, and what the building’s FEMA letter does for your lender and insurer.
Veranda is now a resale market. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. In the twelve months from September 2025 to August 2026, Collier County recorded 42 qualified Veranda sales at a $241,250 median: 30 Lennar closings at a $235,000 median, from $225,000 to $275,000, and 12 resales at a $317,500 median, from $234,000 to $352,000.
Those two medians describe two different products. Lennar’s final closings were almost all in Veranda V, a non-golf association, at prices Lennar cut in 2025. The resales came mostly from Veranda I, II and III, the golf-designed associations, many sold by owners who paid Lennar’s 2023 and 2024 peak prices. Of the 11 resales in the window that pair with the same unit’s earlier qualified sale, 8 closed below that price, at a median change of minus 2.9 percent. A buyer who knows which cohort a seller belongs to negotiates from a stronger position.
The other half of a Veranda purchase is paperwork that no listing shows: the association’s own estoppel for the fee, the Golf Club and property owners association estoppels for membership, the condominium disclosure package and its seven-day cancellation right, and the FEMA letter that covers the building. Every Veranda building is two stories, so Florida’s structural integrity reserve study and milestone inspection laws do not apply, while the ordinary reserve rules still do. This guide walks through each step before you write an offer.
To buy a Veranda condo at The National in 2026, get pre-approved with a lender that reviews condominium projects or confirm your cash, sign a written buyer agreement before touring, choose the association, plan and floor, read the seller’s disclosure package inside its seven-day window, order every estoppel, and check the building’s FEMA letter and your HO-6 quote before the inspection period ends.
The order matters at Veranda at The National because you are buying four things at once: a single-level unit of 1,355 to 1,569 square feet, a share of a two-story building run by one of five condominium associations, a membership class (golf-designed or social) that the Declaration of that association decides, and a place in The National’s gated community with its property owners association, club and Stewardship District charges. Lennar is no longer selling, so the seller is an owner, the contract is usually the Florida Realtors and Florida Bar form, and the unit’s recorded history is what you are really evaluating. We read that record with you before you are committed.
This guide covers why buyers work with us, the Veranda market for buyers, why some owners are selling below cost and how to use it, buying after Lennar’s sellout, choosing the association, the plan and the floor, golf versus social membership, how to find the fee, the resale disclosure package and estoppels, why the SIRS and milestone laws do not apply, condo insurance, flood letters, condo lending, the recorded leasing and pet rules, monthly costs, closing costs, buyer representation after the NAR settlement, schools, how Veranda compares with Terrace and Coach Homes, pros and cons, seasonal ownership, and more than forty answers to the questions Veranda buyers ask us.
These are the ten facts a Veranda at The National buyer should know in October 2026, each drawn from the Collier County deed record, a recorded Veranda Declaration, a FEMA letter, a Lennar or club document, or a Florida statute, with the window or date named beside every figure.
Jump to any section of this Veranda at The National buyer guide.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we represent Veranda at The National buyers with the same unit-by-unit county record we use to price Veranda listings: what the seller paid and when, which association and plan the unit sits in, and what Lennar’s final closings did to the comparables.
If you’re searching for the best buyer’s agent for Veranda at The National, McGreevy and Comisar represent homebuyers across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties, whether you are relocating, buying a winter home, buying your first condominium or adding a rental. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For a side-by-side look at how to choose an agent in this market, see our guide to the best real estate agents in Ave Maria.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our Veranda buyers hear how Veranda sellers think about price, timing and repairs from the people who advise sellers. We tracked all 42 recorded Veranda sales of the last twelve months, matched each one to its association, building, plan and floor, and paired 11 of the 12 resales with the same unit’s earlier qualified sale. County records carry no listing or selling office, so ask us and we will walk you through each deed. You can read more about McGreevy and Comisar and our team.
At Veranda at The National you are buying a set of recorded rights as much as a floor plan. The Veranda association maintains and insures the building, sets the budget and enforces its Declaration; The National’s property owners association runs the gate and common areas; the town-wide Ave Maria Master Association covers its own common areas; the golf club bills the food and beverage minimum and, on golf units, golf dues; and the Ave Maria Stewardship Community District bills its assessment on your tax bill. Each one is a separate body with its own estoppel. Two Veranda units with the same plan and the same view can sit under different Declarations with different golf rights, and we read which one applies before you offer.
For every Veranda unit on your short list we pull the recorded price the seller paid and when, the unit’s association and manager, its plan and floor from the unit number, the Declaration’s golf wording, the FEMA letter that covers the building, the 2025 Stewardship District line on the tax bill, and the recorded leasing, pet and grill rules where we have read them. You tour fewer units and offer with fewer surprises.
We will not tell you a Veranda unit carries golf, a certain fee or a certain reserve balance unless a document says so, and we will not describe what an association’s budget or records contain before you have read them yourself. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
If you are ready to start, request a Veranda buyer consultation or use our contact form, call Marc at (239) 287-5873, or reach Jesse direct at (239) 898-6072. Selling a Veranda condo first? Get a free Veranda condo valuation, or see our guide to selling a Veranda condo at The National.
Veranda at The National recorded 42 qualified sales from September 2025 to August 2026 at a $241,250 median: 30 Lennar closings at $235,000 and 12 resales at $317,500, from $234,000 to $352,000. With Lennar sold out, the resale market is what a buyer shops now, and Lennar’s lower closings sit in every comparable set.
Data updated: October 2026
Every figure here is a recorded, DOR-qualified, improved sale over $1,000 from the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026; newest qualified Veranda sale 4 August 2026). We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale.
Window (Collier County recorded qualified sales) | All sales | All median | Lennar closings | Lennar median | Resales | Resale median |
|---|---|---|---|---|---|---|
September 2025 to August 2026 (12 months) | 42 | $241,250 | 30 | $235,000 | 12 | $317,500 |
September 2024 to August 2026 (24 months) | 106 | $260,000 | 86 | $250,000 | 20 | $308,000 |
September 2023 to August 2026 (36 months) | 184 | $300,000 | 154 | $291,500 | 30 | $317,500 |
All recorded history (first closing 30 November 2021) | 287 | $310,000 | 251 | $308,000 | 36 | $320,000 |
The twelve-month resale range ran from $234,000 to $352,000, and the 12 resales total $3,713,800 in recorded consideration. The twelve-month window holds more than ten resales, so it is the window we quote.
Association | Lennar closings (n, median) | Resales (n, median) | What a buyer should read into it |
|---|---|---|---|
Veranda I | none | 2, $318,750 ($317,500 and $320,000) | golf-designed, the oldest buildings, on National Boulevard |
Veranda II | none | 3, from $272,000 to $317,500 | golf-designed per its Declaration, on Ellerston Way |
Veranda III | none | 6, $330,000 | golf-designed, closest golf association to the clubhouse, half of all resales |
Veranda IV | 1, $240,000 | none | non-golf; one last Lennar closing on 4 August 2026 |
Veranda V | 29, $235,000 | 1, $234,000 | non-golf; Lennar’s final phase |
Source: Collier County Property Appraiser, 2026 tax roll data files. The newest qualified sale in the extract is a Veranda IV Bromelia II at 5478 Double Eagle Circle, unit 3522, recorded 4 August 2026 at $240,000 (Official Records Book 6617, Page 980), the unit’s first deed.
The county deed record is the best public source for what a Veranda condo sold for, but it carries no list price, no days on market and no active inventory, and it records only the deed consideration, so furniture or seller credits are invisible in the price. The Southwest Florida MLS answers the first three, and we read every current Veranda listing when we build a buyer’s offer.
On 16 October 2026, 25 Veranda condos were for sale, asking $250,000 to $355,000 at a $309,999 median, and at least 8 of the 25 active listings have been reduced (a price cut is their most recent change). Against the 25 Veranda closings on the MLS in the 12 months to 16 October 2026, that is 12.0 months of supply, or 23.1 months measured against the 13 resales alone. The 12 resales with a listing period sold at a median 95.7 percent of the final list price after a median 52.5 days on market; across all 18 listed Veranda closings, Lennar’s included, the medians were 94.9 percent and 85.5 days.
Lennar plan | Size | For sale, 16 October 2026 (n) | Asking range |
|---|---|---|---|
Bromelia II | 1,355 sq ft | 7 | $274,900 to $349,900 |
Diangelo II | 1,366 sq ft | 10 | $250,000 to $355,000 |
Arabella II | 1,569 sq ft | 8 | $299,950 to $339,900 |
All Veranda | 1,355 to 1,569 sq ft | 25 | $250,000 to $355,000 |
The 25 MLS closings ran $225,000 to $352,000 at a $264,900 median. Seven of them were entered after the sale with no listing period, so they count in the closed figures but not in days on market or sale-to-list. The MLS counts differ from the county’s 42 sales because the windows differ and builder closings are not always entered on the MLS.
A Veranda resale is priced against three benchmarks at once: the seller’s own recorded purchase price, the resales of the same association and plan, and the Lennar closings in the same window. A golf-designed Veranda III Arabella II and a non-golf Veranda V Diangelo II are not the same purchase, so we never let one set the price of the other in your offer.
Veranda at The National recorded 12 resales in twelve months at a $317,500 median, while Lennar’s last 30 closings recorded $235,000, mostly in non-golf Veranda V. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build each Veranda offer from the unit’s own association, plan, floor and recorded history.
Veranda at The National resales split by the year the seller bought. Owners who paid Lennar’s 2021 and 2022 prices resold with gains; owners who paid the 2023 to 2024 peak are reselling below cost against Lennar’s 2025 to 2026 closings at $225,000 to $275,000. Of 11 paired resales in the last twelve months, 8 closed below the earlier price.
Data updated: October 2026
We tracked every Veranda resale against the same unit’s previous qualified sale in the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026). A pair counts only when both sales are DOR-qualified, so 11 of the 12 twelve-month resales form pairs; the twelfth, 6070 National Boulevard unit 216, sold at $317,500 on 18 June 2026 after an earlier deed the county did not mark as qualified.
Building, unit | Association | Plan | Seller bought | Seller paid | Resold | Resale price | Change |
|---|---|---|---|---|---|---|---|
5467 Double Eagle Cir, 3212 | Veranda III | Bromelia II | 28 Mar 2024 | $322,000 | 29 Oct 2025 | $315,000 | minus 2.2% |
5433 Double Eagle Cir, 2911 | Veranda III | Arabella II | 25 Oct 2023 | $356,000 | 20 Jan 2026 | $340,000 | minus 4.5% |
6031 Ellerston Way, 1923 | Veranda II | Diangelo II | 30 Nov 2022 | $333,100 | 17 Feb 2026 | $317,500 | minus 4.7% |
6023 Ellerston Way, 1825 | Veranda II | Bromelia II | 6 Sep 2022 | $285,000 | 5 Mar 2026 | $272,000 | minus 4.6% |
5453 Double Eagle Cir, 3116 | Veranda III | Arabella II | 30 Jan 2024 | $345,500 | 14 Mar 2026 | $351,900 | plus 1.9% |
5467 Double Eagle Cir, 3225 | Veranda III | Bromelia II | 21 Mar 2024 | $315,000 | 16 Mar 2026 | $320,000 | plus 1.6% |
5433 Double Eagle Cir, 2914 | Veranda III | Diangelo II | 10 Oct 2023 | $325,000 | 30 Mar 2026 | $264,900 | minus 18.5% |
5467 Double Eagle Cir, 3213 | Veranda III | Diangelo II | 29 Feb 2024 | $337,000 | 30 Mar 2026 | $352,000 | plus 4.5% |
6070 National Blvd, 226 | Veranda I | Diangelo II | 26 May 2024 | $362,500 | 2 Apr 2026 | $320,000 | minus 11.7% |
5422 Double Eagle Cir, 2414 | Veranda V | Diangelo II | 29 Sep 2025 | $235,000 | 15 May 2026 | $234,000 | minus 0.4% |
6039 Ellerston Way, 2025 | Veranda II | Diangelo II | 10 Feb 2023 | $318,100 | 3 Jun 2026 | $309,000 | minus 2.9% |
Pairs: 11. Below the seller’s earlier price: 8 of 11. Median change: minus 2.9 percent (Collier County Property Appraiser, 2026 tax roll data files). Plan names come from each unit’s position in its building, which matches Lennar’s three published plan sizes.
6070 National Boulevard, unit 226, a Veranda I Diangelo II, shows the whole cycle in three deeds: Lennar’s closing at $269,000 on 30 November 2021, a resale at $362,500 on 26 May 2024, and a second resale at $320,000 on 2 April 2026 (Official Records Book 6571, Page 945). The first owner gained; the second sold below cost. Same plan, same building: the purchase year decided the outcome.
Across all recorded history, 34 Veranda resales pair with an earlier qualified sale, 16 of them below the earlier price, at a median change of plus 1.7 percent. All 16 losses are resales dated September 2023 or later, and of the 16 pairs resold before 1 September 2024, 15 sold above the earlier price. The turn came when Lennar cut its own Veranda prices.
Lennar’s Veranda closing median rose from $269,000 in 2021 to $323,750 in 2023, held at $320,000 in 2024, then stepped down to $247,500 in 2025 and $237,000 in 2026, with the break in the second quarter of 2025 ($295,000 in the first quarter, $251,950 in the second). Appraisers and buyers read those deeds as comparable sales, and they stay in the record after Lennar leaves.
Year | Lennar closings | Lennar median | Lennar range |
|---|---|---|---|
2021 | 13 | $269,000 | $252,998 to $281,997 |
2022 | 43 | $308,000 | $274,000 to $360,000 |
2023 | 68 | $323,750 | $305,000 to $362,100 |
2024 | 51 | $320,000 | $278,500 to $365,500 |
2025 | 54 | $247,500 | $230,000 to $320,000 |
2026 (to 4 August) | 22 | $237,000 | $225,000 to $275,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, counting a sale as a Lennar closing when it is the unit’s first recorded deed.
The lowest Lennar medians belong to Veranda V, Lennar’s final, non-golf phase: $262,000 for an Arabella II, $238,500 for a Bromelia II and $238,000 for a Diangelo II across all its closings (Building 26 excluded, as it has no building record yet). Veranda III, a golf-designed association, recorded $348,000, $320,000 and $325,000 for the same three plans, and its six resales in the last twelve months ran at a $330,000 median. The gap is partly timing and partly product: different years, a different Declaration on golf, and a different distance to the clubhouse.
Want the pair history for a specific Veranda unit? Start your Veranda buyer consultation or call Marc at (239) 287-5873. Selling a Veranda unit too? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072.
Veranda at The National is now a resale-only market. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. Every Veranda purchase from here is a negotiation with an owner, with the owner’s disclosure package and estoppels.
Lennar’s Veranda Condominiums collection page read “sold out” on 23 September and again on 2 October 2026. One Veranda V unit, 5416 Double Eagle Circle unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale; that is all the record shows, and we check its status for any buyer who asks.
Lennar’s Veranda pricing was published in three dated sources: “$275,000 to $299,000” in January 2022 (Ave Maria Sun, 5 January 2022), “starting in the low $300s” in February 2022 (Lennar release on avemaria.com, 17 February 2022) and “start in the low $300,000s” in March 2023 (Ave Maria Sun, 22 March 2023). The deed record above is the better guide to what buyers actually paid.
Veranda at The National is five separate condominium associations. Veranda I, II and III, built 2021 to 2024, sit under Declarations subordinate to the Golf Club Declaration; Veranda IV and V, built 2024 to 2026, sit under Declarations that say Golf Club membership is not appurtenant to any unit. That choice shapes the buyer pool, the price and the estoppels.
All five associations are now owner-controlled, with non-Lennar officers on the Sunbiz annual reports by 3 August 2022 (Veranda I), 9 April 2024 (II), 2 April 2025 (III), 30 April 2026 (IV) and 8 July 2026 (V, which turned over between 13 April and 8 July 2026).
Association | Units, buildings | Addresses (ZIP 34142) | Built (county roll) | Golf wording in the Declaration | Manager (Sunbiz registered agent, 2026) | 2025 Stewardship District line |
|---|---|---|---|---|---|---|
Veranda I | 32 units, 2 buildings | 6082 and 6070 National Blvd | 2021 to 2022 | subordinate to the Golf Club Declaration | Tropical Isles Management Services | $1,792.44 |
Veranda II | 56 units, 4 buildings | 6023, 6031, 6039, 6047 Ellerston Way | 2022 to 2023 | subordinate to the Golf Club Declaration | Tropical Isles Management Services | $1,746.59 |
Veranda III | 64 units, 5 buildings | 5427, 5433, 5445, 5453, 5467 Double Eagle Cir | 2023 to 2024 | subordinate to the Golf Club Declaration | Cambridge Management | $1,902.29 |
Veranda IV | 36 units, 3 buildings | 5454, 5466, 5478 Double Eagle Cir | 2024 | Section 10.1: membership “is not appurtenant” | Cambridge Management | $1,902.29 |
Veranda V | 68 units, 5 buildings | 5410, 5416, 5422, 5428, 5434 Double Eagle Cir | 2024 to 2025 | Section 10.1: membership “is not appurtenant” | Tropical Isles Management Services | $1,902.29 |
Sources: recorded Declarations (Veranda I OR 6011/137; II OR 6121/3437; III OR 6235/2545; IV OR 6342/3954; V OR 6385/1839) in the Collier County Clerk Official Records search; Sunbiz records for Veranda I to Veranda V; Collier County Tax Collector, 2025 bills, one unit per association. The 5434 Double Eagle Circle building is not yet on the roll as a building.
A golf-designed Veranda I, II or III unit appeals to a buyer who wants the course tied to the condo, and its resale competes mainly with other golf-designed Veranda resales. A non-golf Veranda IV or V unit appeals to a buyer who wants the club’s social side, the newest buildings and the lowest entry price, and its resale competes with Lennar’s own 2025 to 2026 closings at $225,000 to $275,000. Before you offer, we tell you which pool the unit is in.
Every Veranda resale needs the Veranda association’s estoppel under s. 718.116(8) plus the property owners association and Master association certificates under s. 720.30851, Florida Statutes. A golf-designed unit also needs the Golf Club’s certificate, which shows the membership class and any club charges. Ordering them on day one keeps them inside your inspection period.
Shortlist Veranda I, II and III, and read the Golf Club estoppel before your inspection period ends. Golf club annexation instruments name Veranda I (OR 6037/1014, 4 November 2021) and Veranda III (OR 6236/2448, 15 April 2023); we found none for Veranda II, whose Declaration still makes it subordinate to the Golf Club Declaration (OR 6121 PG 3454). Lennar’s site map labels the Veranda III buildings “G”.
Shortlist Veranda V and Veranda IV. Lennar closed 29 Veranda V units in the last twelve months at a $235,000 median, and the only Veranda V resale recorded $234,000. These are the newest buildings, built 2024 to 2025, with social membership bundled today and no golf under the Declaration.
By straight-line distance to the club parcel, Veranda V sits about 700 feet away, Veranda III about 1,000 feet, Veranda II and IV about 1,750 feet and Veranda I about 2,300 feet, by our measurement on 2 October 2026 from county parcel locations. The clubhouse opened on 24 March 2025 (The National Golf and Country Club).
Veranda I has been owner-run the longest, since 2022, and Veranda II since 2024. Veranda IV and V turned over in 2026, so their owner boards are adopting their first budgets without Lennar. Ask for the minutes and budget under s. 718.111(12) either way; the age of the board is context, not a verdict.
Veranda at The National has three single-level Lennar plans, each with two bedrooms, two baths, a den, a screened lanai and a one-car garage: the Arabella II end unit (1,569 square feet), the Bromelia II next-in unit (1,355) and the Diangelo II middle unit (1,366). Every building repeats the same grid on both floors, which tells you what competes with what.
Plan | Position in the building | Living area (Lennar) | Units across Veranda | Lennar closings, all years | Lennar median | Lennar range |
|---|---|---|---|---|---|---|
Arabella II | end units | 1,569 sq ft | 76 | 71 | $320,000 | $250,000 to $365,500 |
Bromelia II | second from each end | 1,355 sq ft | 76 | 71 | $302,000 | $225,000 to $355,100 |
Diangelo II | middle units | 1,366 sq ft | 104 | 97 | $310,000 | $230,000 to $348,000 |
Sources: Lennar plan pages for Arabella II, Bromelia II and Diangelo II, read 2 October 2026; Collier County Property Appraiser, 2026 tax roll data files. The 12 Lennar closings at 5434 Double Eagle Circle (median $250,000) sit outside the plan counts because that building has no building record yet.
A 12-unit building has, on each floor, Arabella II, Bromelia II, Diangelo II, Diangelo II, Bromelia II, Arabella II. A 16-unit building adds two more Diangelo II units in the middle of each floor. So every building has 4 Arabella II and 4 Bromelia II units, plus 4 or 8 Diangelo II units. That is our reading of the county unit sizes against Lennar’s published plan sizes, confirmed by six Lennar homesite listings that name the plan for a specific unit.
The unit number is the building, then the floor, then the position. Unit 2421 is Building 24, second floor, position 1, an end-unit Arabella II. Unit 3522 is Building 35, second floor, position 2, a Bromelia II. Buildings 1 and 2 on National Boulevard use three digits, so unit 226 is Building 2, second floor, position 6. Position 1 and the last position on a floor are always end units.
Association | Arabella II | Bromelia II | Diangelo II |
|---|---|---|---|
Veranda I | $296,000 | $277,000 | $281,997 |
Veranda II | $345,000 | $313,000 | $321,400 |
Veranda III | $348,000 | $320,000 | $325,000 |
Veranda IV | $315,000 | $286,000 | $293,000 |
Veranda V | $262,000 | $238,500 | $238,000 |
Lennar closing medians by plan and association, all years (Collier County Property Appraiser, 2026 tax roll data files; Veranda V excludes Building 26). Read across a row to see the plan premium inside one association, and down a column to see how much the association and the year of Lennar’s sale moved the price.
Veranda at The National offers each plan on both floors, so the choice is about how you live, not what you get. Lennar’s first-floor units closed slightly higher by plan, while all-history resales ran $315,000 first floor versus $320,000 second floor. Sale years differ by floor, so neither is a controlled premium.
Floor comparison (our reading of county unit numbers, medians only) | First floor | Second floor |
|---|---|---|
Lennar closings, Arabella II | $328,000 | $310,500 |
Lennar closings, Bromelia II | $298,500 | $288,000 |
Lennar closings, Diangelo II | $311,500 | $297,500 |
Lennar closings in 2026 | $250,000 | $235,000 |
Resales, all history | $315,000 | $320,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The mix of sale years differs by floor, so these medians are not a controlled floor premium, and we price each unit from its own comparables.
A first-floor Veranda unit sits at ground level with its lanai at grade and no stairs to carry groceries up. It has a neighbor overhead, and it is the natural choice for a buyer who wants step-free access from the garage.
A second-floor Veranda unit has no neighbor overhead and a raised outlook from the lanai. Lennar’s Veranda plan pages and features list do not describe an elevator, and we found no Lennar statement either way, so a buyer who needs step-free access to a second-floor unit should confirm how the upper floor is reached on a tour of the specific building.
The Veranda Declarations assign each unit’s air-conditioning compressor pad as a Limited Common Element, and for a second-floor unit place the pad “on the slab adjacent to the Unit located below” (Veranda V Declaration Section 3.14.3, OR 6385 PG 1850). Each unit is also entitled to one assigned one-car garage as a Limited Common Element (Section 3.14.2), which cannot be conveyed apart from the unit, so check that the contract’s unit number matches the garage assignment in the condominium exhibits.
When we show a second-floor Veranda unit, we time the visit so you can walk the route from the garage to the door, and we compare it with second-floor resales of the same plan. When we write the offer, we use the floor as one input next to the association, the plan and the seller’s purchase year, never as a fixed percentage.
Veranda at The National membership follows the association. The Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations say Golf Club membership is not appurtenant to any unit. Every owner enjoys a bundled social membership today, and golf dues are not published.
The Veranda IV and V Declarations read, at Section 10.1, that Golf Club membership “is not appurtenant to nor are any privileges in the Golf Club granted to any Unit within this Condominium” (Veranda IV OR 6342 PG 3971; Veranda V OR 6385 PG 1856 to 1857). The Veranda II Declaration reads “This Declaration is subject and subordinate to the Golf Club Declaration, Community Declaration, and Master Declaration” (OR 6121 PG 3454), and the Veranda I and III Declarations carry the same subordination. The Golf Club Declaration is recorded at OR 5791/500 (Collier County Clerk Official Records).
In January 2022 Lennar described its Terrace and Veranda condos as offering “a bundled golf membership” (Ave Maria Sun, 5 January 2022). In March 2023 Lennar introduced social memberships for new single-family buyers (Ave Maria Sun, 22 March 2023), and the Veranda IV and V Declarations, recorded in 2024, wrote the non-golf model into the record. Lennar’s Veranda page now reads “Homeowners enjoy bundled social memberships” (Lennar, Veranda Condominiums).
The developer describes the bundled social membership as access to “the fitness center, tennis and pickleball courts and the various pools” (avemaria.com, 30 August 2024). The National’s 18-hole course was designed by Gordon Lewis, the clubhouse opened on 24 March 2025, and Lennar’s 2026 schedules for other National products carry a $750 a year club food and beverage minimum.
Never rely on a listing remark or a map. Order the Golf Club estoppel and the property owners association estoppel for the specific unit; together they show the membership class and any club charges owed. Golf dues are not published, so ask the club directly whether a social unit can add golf and at what cost, and get the answer before your inspection period ends.
Veranda at The National has no published current condo fee: each of the five owner-controlled associations adopts its own budget, and no Veranda budget or fee sheet is public. The recorded Declarations capped the condo assessment only while Lennar controlled each board. A buyer gets the real figure from the estoppel certificate and the association’s posted records.
Condominium budgets are not recorded with the Clerk, Lennar never posted a Veranda “Schedule of Unit Owner’s Assessments” as it did for other products at The National, and all five Veranda boards are now run by owners, each adopting its own annual budget under s. 718.112(2)(f) of the Florida Statutes. Five boards means five budgets, so a single “Veranda fee” figure in an advertisement is a starting question, not an answer.
Each Veranda Declaration, at Section 14.10.1, capped the condominium association’s quarterly assessment per unit during developer control. These are the Declaration’s caps during Lennar’s control, not today’s fee, and every guarantee has ended because every association has turned over.
Association | Declaration cite | Period 1 | Period 2 | Period 3 |
|---|---|---|---|---|
Veranda I | OR 6011 PG 157 to 158 | to 31 Dec 2020: $864.50 | 2021: $994.18 | 2022: $1,143.30 |
Veranda II | OR 6121 PG 3458 | to 31 Dec 2021: $964.48 | 2022: $1,109.15 | 2023: $1,275.52 |
Veranda III | OR 6235 PG 2566 | to 31 Dec 2022: $834.00 | 2023: $959.10 | 2024: $1,102.97 |
Veranda IV | OR 6342 PG 3975 | to 31 Dec 2022: $1,074.11 | 2023: $1,235.23 | 2024: $1,420.51 |
Veranda V | OR 6385 PG 1860 | to 31 Dec 2024: $1,059.85 | 2025: $1,324.81 | 2026: $1,656.02 |
Source: recorded Declarations of Condominium, Veranda I to V, Section 14.10.1, Collier County Clerk Official Records, read 2 October 2026; dates as recorded. Each cap covers only the condominium association line, not the property owners association, cable, the Master association, the club minimum or the Stewardship District.
No Veranda schedule shows the community lines, so these figures come from Lennar’s 2026 schedules for other products at The National (Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI and Coach Homes IV, and the Executive Homes schedule, each dated 30 December 2025). Confirm each on the Veranda unit’s own estoppels.
Layer | Dated figure on Lennar’s other National schedules | Where a Veranda buyer confirms it |
|---|---|---|
Veranda condominium association | no Veranda schedule published | the Veranda estoppel and posted budget |
The National property owners association | $2,828 a year plus $1,100 bulk cable, or $3,928 with cable included, depending on product | the property owners association estoppel |
Ave Maria Master Association | $812 a year ($203 a quarter) | the Master estoppel |
Club food and beverage minimum | $750 a year | the club |
Golf dues | not published | the Golf Club estoppel, golf-designed units only |
Ave Maria Stewardship Community District | $1,746.59 to $1,902.29 on the 2025 tax bills, by association | the unit’s current tax bill |
The Stewardship District is an independent special district under Chapter 189 of the Florida Statutes (s. 189.012), billed on the Collier County tax bill, not by any association; each Veranda Declaration discloses it at Section 6.2. The 2026 bills issue in November 2026.
A Veranda at The National resale seller must give the buyer the condominium documents that s. 718.503, Florida Statutes lists, and the buyer may cancel within seven days of receiving them. Read the Declaration for your association, the rules, the budget and financial information, and the governance form before that window closes.
Under s. 718.503, a resale contract that does not acknowledge delivery of the documents at least seven days before signing is voidable by the buyer until the documents are delivered and for seven days afterward, or until closing, whichever comes first. We put the delivery date on the calendar the day the package arrives.
A Veranda resale typically needs four certificates: the Veranda association’s under s. 718.116(8), The National property owners association’s and the Ave Maria Master Association’s under s. 720.30851, and, for a golf-designed unit, the Golf Club’s. Cambridge Management takes estoppel orders for Veranda III and IV through HomeWiseDocs (Cambridge Management, estoppels); Tropical Isles Management Services handles Veranda I, II and V (Tropical Isles). Each certificate is a separate fee, assigned by the contract.
The association’s official records, including minutes, contracts, insurance policies and reserve information, are open to unit owners under s. 718.111(12), with 10 working days to make them available after a written request. As a buyer you ask through the seller or the manager; we tell you which records to request and you read them before your inspection period ends.
No. Veranda at The National buildings are two stories, below the three-habitable-story threshold of Florida’s structural integrity reserve study law (s. 718.112(2)(g)) and milestone inspection law (s. 553.899). The ordinary budget reserve rules of s. 718.112(2)(f) still apply, so a buyer still reads the reserve line in the budget.
A Veranda association does not need a structural integrity reserve study or a milestone inspection report, and Citizens Property Insurance’s milestone document rule for buildings of three or more stories does not reach a Veranda unit (Citizens, 18 November 2024). That removes one of the larger cost unknowns that a four-story condominium buyer faces.
Under s. 718.112(2)(f)2.a., each budget must include reserves for roof replacement, building painting, pavement resurfacing and any other item with a deferred maintenance or replacement cost over $25,000, adjusted for inflation, unless the owners vote to waive or reduce them by a majority of the total voting interests (s. 718.112, Florida Statutes 2026). We do not describe any Veranda budget’s reserves; read the budget and ask whether reserves were waived or reduced.
A waived or thin reserve can turn into a special assessment when a roof or repaint comes due, and a lender’s project review asks about reserves. Two-story status removes the structural study, not the arithmetic.
At Veranda at The National the association insures the building under its master policy, and you insure the interior items Florida law assigns to the owner, your belongings and loss assessment coverage under an HO-6 policy. Premiums, carriers and deductibles for the five associations are not published, so you quote the specific unit before your inspection period ends.
Under s. 718.111(11)(f), the association insures the building as originally installed. The owner covers floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, window treatments and personal property. Ask for the master insurance certificate and its windstorm deductible; a large deductible can become a special assessment after a storm.
Under s. 627.714, a unit owner’s policy must include at least $2,000 of loss assessment coverage, with a deductible of no more than $250 for that coverage, and it applies as excess over the association’s policy. Upgrades a prior owner made to finishes are yours to insure.
Citizens Property Insurance writes HO-6 policies, which are exempt from Citizens’ flood insurance requirement, and its condominium unit coverage limit is $700,000 (s. 627.351). Wind mitigation discounts are set under s. 627.0629 using the form in s. 627.711; for a condominium most structural credits flow to the master policy. Flood is a separate policy, covered in the next section.
Get an HO-6 quote on the specific unit, ask the association for its master certificate, and ask your lender whether it needs flood coverage for the building. We line up all three during the inspection period so the numbers are known before your deposit hardens.
Every Veranda at The National parcel is in Zone AH, a Special Flood Hazard Area, on FEMA’s effective map of 16 May 2012, but FEMA letters (LOMR-F) remove 18 of the 19 Veranda buildings, or the filled tract they sit on, from that area. One building, 5445 Double Eagle Circle, is not named in any letter we found. A lender may still require flood insurance.
The Veranda parcels sit on FEMA panels 12021C0270H (Veranda I and II) and 12021C0260H (Veranda III, IV and V), both effective 16 May 2012, in Zone AH with some AE on the grounds of Veranda I, III and V; the nearest base flood elevation lines read 21.0 feet NAVD88 (FEMA National Flood Hazard Layer, queried 2 October 2026 at parcel centroids). The map itself has not been redrawn.
FEMA case | Issued | What it covers | Result |
|---|---|---|---|
22 Dec 2020 | Veranda I, buildings 1 and 2 | removed from the SFHA, zone X (shaded) | |
5 Aug 2021 | Veranda II, buildings 18 to 21 | removed from the SFHA, zone X (shaded) | |
12 Sep 2023 | Veranda III, buildings 31 and 32; Veranda IV, buildings 33 to 35 | removed from the SFHA, zone X (shaded) | |
30 Oct 2023 | Veranda V, tract MF-3B | “property removed”, zone X (shaded) | |
14 Mar 2025 | Veranda III, buildings 28 and 29 | removed from the SFHA, zone X (shaded) |
The letters record lowest adjacent grades of 22.6 to 23.4 feet NAVD88 (21.8 feet on the Veranda V lot). Veranda III building 30, at 5445 Double Eagle Circle, is not named in any letter we found, so a buyer there asks the seller and the association for any elevation certificate or FEMA determination before relying on a zone.
A LOMR-F lifts the federal mandatory flood insurance purchase requirement for the removed structure, but FEMA’s own letters say “the lender has the option to continue the flood insurance requirement”. For a condominium building in a Special Flood Hazard Area, Fannie Mae requires the association to carry a residential condominium building policy or equivalent (Fannie Mae Selling Guide B7-3-06). Hand your lender and insurer the building’s case number and date on day one.
Every Veranda building is in Collier County evacuation Zone F (Collier County Emergency Management). Collier County’s Community Rating System Class 5 gives eligible flood policies a 25 percent discount (Collier County, 2026 Flood Protection Newsletter). During Hurricane Ian on 28 September 2022, when Veranda I and early Veranda II existed, the developer reported “only minor landscape damage” across the town (Ave Maria Development, 12 October 2022); for Hurricane Irma in 2017, before any Veranda building existed, the National Weather Service recorded a 66 mph sustained wind and an 89 mph gust at its Ave Maria station (NWS Miami, Hurricane Irma).
Usually, yes, but a conventional lender reviews the Veranda association as well as you. Fannie Mae and Freddie Mac look at the association’s budget, reserves, insurance, litigation and any critical repairs, and a Veranda building in a flood area needs the right building flood coverage. Ask the lender early whether it has already reviewed the specific Veranda association.
Fannie Mae’s full review asks about the budget and reserves, insurance, owner concentration, commercial space and pending litigation, and its ineligible-projects list includes projects with unfunded critical repairs (Fannie Mae Selling Guide B4-2.2-02; B4-2.1-03). Freddie Mac applies a parallel critical-repair standard (Freddie Mac).
Veranda IV and V turned over to owners in 2026, so their owner boards have short budget histories, and Veranda V’s newest building was added by amendment on 3 February 2026. A lender may ask for more on a young association. We get the manager’s lender questionnaire ordered early so a review question does not stall your closing.
Check current rates in Freddie Mac’s weekly Primary Mortgage Market Survey and ask your lender for a condominium-specific quote.
Veranda at The National’s Declarations, read for Veranda I, IV and V in identical wording, allow leases of the entire unit only for at least 30 days, no more than 12 a year and no subleasing; up to three pets with no more than two dogs; no grills anywhere on the condominium; and nothing penetrating the post-tension slabs without Board permission.
Under Section 18.9 (Veranda V, OR 6385 PG 1866), leases must cover the entire unit, be in writing on the association’s approved form, run at least 30 days, number no more than 12 a year, and allow no subleasing. That permits monthly seasonal renting, not nightly or weekly rentals.
Under Section 18.13, an owner may keep up to three pets, dogs or cats only, with no more than two dogs; pit bull and pit bull mix dogs are prohibited, and pets must be on a leash of no more than six feet outside the unit.
Section 18.3 prohibits barbecue grills anywhere on the condominium, a point many buyers ask about first. Section 18.12 bars commercial vehicles, boats, recreational vehicles, campers and trailers. Hurricane shutters must meet the Board’s specifications.
Section 18.14 states that nothing may penetrate the slabs of the buildings without the Board’s permission, which affects recessed lights, ceiling fans beyond the original wiring and relocated plumbing. Under Section 11, alterations need Board approval; the Board has 45 days to answer, and silence counts as disapproval. Delinquent assessments can carry interest of up to 18 percent (Section 14.1).
We did not read the rule sections of the Veranda II and III Declarations. Their Declarations and Rules govern, and they follow the same Lennar template as Veranda I, IV and V where we compared the wording; ask for both in the disclosure package and read them before your seven days run out.
A Veranda at The National owner’s monthly cost is a stack of separate lines: the Veranda condominium assessment, The National’s property owners association, the Ave Maria Master Association, the club food and beverage minimum, golf dues on a golf-designed unit, the Stewardship District, property tax and an HO-6 policy. The condo line comes only from the estoppel.
Because the Veranda condominium assessment and the Veranda structure of the property owners association line are not published, we do not print a single monthly total. The worksheet converts each known, dated figure to a month and names where the rest comes from.
Monthly line, Veranda unit | Monthly equivalent of the known figure | Source and how to confirm |
|---|---|---|
Veranda condominium assessment | from the estoppel | the Veranda association estoppel and posted budget |
The National property owners association | about $236 to $327 a month ($2,828 a year, or $3,928 with bulk cable) | Lennar’s 2026 schedules for other National products; property owners association estoppel |
Ave Maria Master Association | about $68 a month ($812 a year) | same schedules; Master estoppel |
Club food and beverage minimum | about $63 a month ($750 a year) | same schedules; the club |
Stewardship District, Veranda I | about $149 a month ($1,792.44 on the 2025 bill) | Collier County Tax Collector, 2025 bill |
Stewardship District, Veranda II | about $146 a month ($1,746.59) | Collier County Tax Collector, 2025 bill |
Stewardship District, Veranda III, IV and V | about $159 a month ($1,902.29) | Collier County Tax Collector, 2025 bill |
Property tax at about 1.1 percent of a $317,500 price | about $291 a month | lennar.com “Approximate tax rate” for Veranda; the unit’s own bill controls |
HO-6 insurance | quote per unit | no published Veranda premium |
Golf dues, golf-designed units | not published | the Golf Club estoppel |
Principal and interest | depends on your rate and down payment | Freddie Mac’s weekly survey and your lender |
This is a worksheet, not a quote. Lennar’s 1.1 percent is an approximation (Lennar, Veranda Condominiums, accessed 2 October 2026); Collier County taxes the unit on its assessed value, and a homestead exemption lowers it for a permanent resident. A seller’s bill reflects the seller’s own exemptions, so we budget from a fresh estimate.
We order the Veranda association, property owners association and Master estoppels at contract, plus the Golf Club’s for a golf-designed unit, convert each to a monthly figure and hand you the completed worksheet before your inspection period ends. That is the only honest way to answer “what is the fee at Veranda” for a specific unit.
A Veranda at The National buyer financing a purchase usually pays the lender’s fees, Florida’s documentary stamp tax on the mortgage note, the intangible tax on the mortgage, the title insurance policies, the estoppels the contract assigns and prepaid items. In Collier County the buyer also customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Item | Rate | Who usually pays |
|---|---|---|
Documentary stamp tax on the deed | $0.70 per $100 of price | seller, by custom and contract |
Documentary stamp tax on the mortgage note | $0.35 per $100 of the loan | buyer |
Intangible tax on the mortgage | 0.2 percent of the loan | buyer |
Owner’s title insurance | promulgated rate: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1 million | buyer, by Collier County custom; the contract controls |
Condominium association estoppel | up to $250, plus up to $100 for three-day delivery | set in the contract |
Sources: s. 201.02, s. 201.08 and s. 199.133, Florida Statutes; Florida Administrative Code Rule 69O-186.003; s. 718.116(8).
$317,500 Veranda resale | With an 80 percent loan | Cash |
|---|---|---|
Loan amount | $254,000 | none |
Note stamps, $0.35 per $100 of the loan | $889 | none |
Intangible tax, 0.2 percent of the loan | $508 | none |
Owner’s title policy at the promulgated rate | $1,663 | $1,663 |
Veranda association estoppel, at the $250 cap | as the contract assigns | as the contract assigns |
Lender fees, the appraisal, the inspection, prepaid HO-6 insurance and escrow for taxes and the Stewardship District come on top, along with the property owners association, Master and Golf Club estoppels where the contract assigns them to you. Because Collier County custom puts the owner’s title policy on the buyer, you also choose the title company, which is worth doing early so the estoppels are ordered on day one.
The Florida Housing Finance Corporation runs first-mortgage and down payment programs, including Hometown Heroes for eligible full-time workers of Florida employers, through participating lenders. Program limits change and condominium loans carry project requirements, so a participating lender confirms both your eligibility and the Veranda association’s status.
Pricing your Veranda closing costs? Call Marc at (239) 287-5873 or see how we represent buyers. Selling a home first? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072.
Since 17 August 2024, a buyer working with a Realtor signs a written buyer agreement before touring a home, the agreement states the agent’s compensation as a specific amount or rate, and offers of buyer-agent compensation no longer appear in the MLS. Compensation is negotiable, and a Veranda seller can still agree to pay it as part of the deal.
The written agreement names the agent, the compensation and how it is paid, and the agent may not receive more than the agreed amount from any source (NAR, Written Buyer Agreements 101; NAR settlement FAQs). Under s. 475.278, Florida Statutes, a Florida licensee works as a transaction broker unless you agree in writing to a single-agent relationship, and the relationship is disclosed before you sign.
Many resale sellers still offer to pay a buyer’s agent, and we confirm it and write it into your offer so you know before you sign. If a seller will not, the agreement says what you owe, and we can ask for the amount as a seller credit instead. With Lennar sold out of Veranda, there is no builder registration to arrange; every Veranda purchase is a negotiation with an owner.
For the 2026 to 2027 school year, every Veranda at The National building is assigned to Ave Maria Elementary, which opened on 11 August 2026, Corkscrew Middle and Palmetto Ridge High, per Collier County Public Schools’ address register. On the 2026 state grades, Corkscrew Middle earned an A and Palmetto Ridge High a B; Ave Maria Elementary is not yet graded.
Level | Assigned school, 2026 to 2027 | 2026 state grade |
|---|---|---|
Elementary | Ave Maria Elementary | not yet graded (opened 11 August 2026) |
Middle | Corkscrew Middle | A |
High | Palmetto Ridge High | B |
Sources: Collier County Public Schools address register, queried 2 October 2026 for all 19 Veranda buildings; CCPS 2025 to 2026 School and District Grades; Ave Maria Development, Ave Maria Elementary opening. Ave Maria Catholic Academy is a private option (Diocese of Venice). Assignments can change, so confirm on the district’s attendance boundaries page before you buy.
Veranda is not a 55-plus community. The National is an all-ages Lennar community, and its junior golf program lets juniors play free after 3 PM with a paying adult (The National, Lennar Family Golf).
Veranda at The National sits between its two neighbors. Terrace Condominiums at The National is the lower-priced, four-story option with elevators and carports; Coach Homes at The National is the larger, three-bedroom option with two-car garages. Veranda offers two bedrooms plus a den and a one-car garage in two-story buildings.
Product | Format | Units | Sizes (builder) | Parking | Twelve-month window | Recorded sales (median) | Resales, median |
|---|---|---|---|---|---|---|---|
Veranda at The National | 2-story, 12 or 16 units per building, 5 associations | 256 | 1,355 to 1,569 sq ft, 2 bd + den | 1-car garage | Sep 2025 to Aug 2026 | 42 ($241,250) | 12, $317,500 |
Terrace Condominiums at The National | 4-story elevator buildings, 6 associations | 420 | 1,120 to 1,301 sq ft | carport | Sep 2025 to Aug 2026 | 85 ($213,000) | 22, $231,000 |
Coach Homes at The National | 2-story, 4 units per building, 4 associations | 192 on the 2026 roll | 1,741 sq ft (first floor) and 2,110 sq ft (second floor), 3 bd / 2 ba | 2-car garage | Sep 2025 to Aug 2026 | 33 ($320,000) | 5, $425,000 |
detached zero-lot-line single-family, one HOA | 602 lots | 1,133 to 2,260 sq ft | 1- or 2-car garage | Aug 2025 to Jul 2026 | 48 | 15, $356,400 |
Source: Collier County Property Appraiser, 2026 tax roll data files, same counting rule for every product (first recorded deed = builder closing). Lennar lists Veranda and Terrace as sold out; it still lists four move-in-ready Coach Homes from $279,997 to $324,998 (lennar.com, 2 October 2026). On the Southwest Florida MLS on 16 October 2026, 25 Veranda condos were for sale against 12 at Terrace and 12 at Coach Homes, which is 12.0 months of supply at Veranda, 2.8 at Terrace and 8.5 at Coach Homes.
A buyer who wants a garage, a den, low-rise living, no structural integrity reserve study or milestone inspection, and the choice between a golf-designed and a non-golf association. Veranda’s resale median sits about $86,500 above Terrace’s on the same twelve-month window.
A buyer who wants the lowest entry price at The National, elevator access to upper floors, and is comfortable with a four-story building’s structural integrity reserve study and milestone inspection obligations. See our guide to buying a Terrace condo at The National.
A buyer who needs a third bedroom, a two-car garage or a new home from Lennar’s remaining inventory should look at Coach Homes; a buyer who wants a yard and no condominium association should compare detached homes in The National, Maple Ridge, Avalon Park or, for buyers 55 and older, Del Webb Naples.
Veranda at The National’s strengths are a single-level plan with a den and garage, low-rise buildings outside the SIRS and milestone laws, FEMA letters on 18 of 19 buildings and owner-run associations. Its weaknesses are no public fee, golf rights that differ by association, peak-era sellers anchored above Lennar’s last prices, and a two-story layout a buyer must check for access.
To see every Veranda at The National condo for sale today, search our team’s Ave Maria listings at DomainRealtyGroup.com or ask us for a custom Veranda search, which we send as soon as a matching unit lists. Because Lennar is sold out, every Veranda unit for sale is a resale, and we add the recorded history and Declaration facts a listing leaves out.
You can browse current Ave Maria listings on DomainRealtyGroup.com, our team’s home search. For a short list built around your association, plan, floor and budget, use our contact form or reach Jesse direct at (239) 898-6072.
Create a free account on our home search and save a search for Veranda at The National, and you will be notified of new listings and price changes as they post. Tell us which associations you want included, golf-designed, non-golf or both, and we will watch the market with you.
Seasonal buyers at Veranda at The National should check four things: the Declaration’s 30-day minimum lease if you will rent while away, how the building and unit are protected in storm season, how a non-homestead tax bill works, and the drive times that matter to a part-time owner. Veranda suits lock-and-leave ownership because the association maintains and insures the building.
Leases must cover the whole unit for at least 30 days, no more than 12 a year, on the association’s form, with no subleasing (Veranda V Declaration Section 18.9). That allows monthly seasonal renting, not nightly or weekly rentals, and the club’s rules for renters’ access are set by the club, so ask before you price a rental.
Lennar’s features list names impact sliding glass doors and windows and a hurricane-rated garage door (Lennar, Arabella II), and Veranda is in evacuation Zone F. Arrange a home-watch visit after storms and keep your HO-6 insurer’s rules for unoccupied periods in mind.
A seasonal Veranda condo has no homestead exemption, so it is taxed on its full assessed value, with the Stewardship District line on the same bill. If you later make Florida your permanent home, you can apply for homestead with the Collier County Property Appraiser by 1 March of the following year.
From 5445 Double Eagle Circle in Veranda III, Ave Maria Town Center is about 1.8 miles and 7 minutes, Publix at 4975 Avila Avenue about 1.9 miles and 8 minutes, Ave Maria University about 2.0 miles and 8 minutes, I-75 Exit 111 about 22.1 miles and 37 minutes, NCH North Naples Hospital about 25.1 miles and 43 minutes, Fifth Avenue South in Naples about 34.9 miles and 57 minutes, and Southwest Florida International Airport about 36.6 miles and 58 minutes, free-flow, by our routing on 2 October 2026 with OpenStreetMap and the OSRM router. NCH also runs immediate care in Ave Maria and announced a 150-bed Ave Maria hospital on 14 October 2025 (NCH).
Start a personalized Veranda at The National buyer consultation with the buyer consultation form on this page or our contact form. We will send the current Veranda resales that fit your association, plan, floor and budget, the recorded history behind each one, the Declaration and FEMA facts for each building, and the estoppels to order before you offer.
Sign a buyer agreement with us before your first showing so your representation is in place from the start, and we will read every unit’s record before you walk in. Call Marc at (239) 287-5873, reach Jesse direct at (239) 898-6072, or see how we represent buyers.
If you own a Veranda condo you plan to sell, get a free Veranda condo valuation or read our guide to selling a Veranda condo at The National. For any other home at The National, see selling a home at The National and The National home valuation.
Marc Comisar is a top-reviewed Veranda at The National realtor on Google, and so is the team he leads with Jesse McGreevy. Every review below is copied in full from our Google Business Profile, where you can read them all, and each one speaks to how we represent buyers.
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
These are the questions Veranda at The National buyers ask us most, answered from the Collier County deed record, the recorded Veranda Declarations, FEMA’s letters, Lennar and club documents and Florida law. If yours is not here, use the buyer consultation form on this page, call Marc at (239) 287-5873 or reach Jesse direct at (239) 898-6072.
Veranda resales recorded a $317,500 median across 12 sales from September 2025 to August 2026, from $234,000 to $352,000. Lennar’s 30 closings in the same window recorded a $235,000 median, and all 42 sales together a $241,250 median (Collier County Property Appraiser, 2026 tax roll data files).
Most resales came from the golf-designed Veranda I, II and III associations, while 29 of Lennar’s 30 closings were in non-golf Veranda V after Lennar cut prices in 2025. Different associations, different years and a different Declaration on golf.
Lennar’s closing median fell from $320,000 in 2024 to $247,500 in 2025 and $237,000 in 2026. The resale median moved from $324,000 in 2024 to $286,000 in 2025 and $317,500 in 2026 to date, on samples of 8 to 11 resales a year.
For units bought at the 2023 to 2024 peak, largely yes: 8 of the 11 paired resales in the last twelve months closed below the seller’s earlier price, at a median change of minus 2.9 percent. Units bought in 2021 and 2022 have resold with gains. The Southwest Florida MLS points the same way: 25 Veranda condos were for sale on 16 October 2026, 12.0 months of supply, and resales with a listing period closed at a median 95.7 percent of the final list price.
No. Lennar’s Veranda page read “sold out” on 23 September and 2 October 2026, and the county shows Lennar closings through August 2026. Every Veranda purchase is now a resale.
There are 256 Veranda units in 19 two-story buildings across five associations: Veranda I (32 units), II (56), III (64), IV (36) and V (68). There are 128 first-floor and 128 second-floor units.
The Arabella II, at 1,569 square feet, is the largest plan and sits at both ends of every floor. The Bromelia II is 1,355 square feet and the Diangelo II 1,366, per Lennar’s plan pages.
Yes. All three plans have two bedrooms, two baths and a den, a screened lanai and a one-car garage, per Lennar. Lennar’s bedroom count does not include the den.
Read the unit number: building, then floor, then position. Position 1 and the last position on each floor are end units (Arabella II), position 2 and the second-to-last are Bromelia II, and the middle positions are Diangelo II.
Lennar’s first-floor units closed slightly higher by plan, while all-history resales ran $315,000 on the first floor and $320,000 on the second. The sale years differ by floor, so neither is a fixed premium; we price each unit from its own comparables.
Lennar’s Veranda plan pages and features list do not describe an elevator, and we found no Lennar statement either way. If you need step-free access to a second-floor unit, confirm how the upper floor is reached on a tour of the specific building.
Yes. Each unit is entitled to one assigned one-car garage as a Limited Common Element under Declaration Section 3.14.2, and it cannot be sold apart from the unit.
It depends on the association. Veranda I, II and III Declarations make each unit subordinate to the Golf Club Declaration; Veranda IV and V Declarations say Golf Club membership is not appurtenant to any unit. Confirm the specific unit on the Golf Club and property owners association estoppels.
Golf dues are not published. Order the Golf Club estoppel on the unit, which shows the membership class and any dues owed, and ask the club directly about costs and whether a social unit can add golf.
The developer describes the bundled social membership as access to the fitness center, tennis and pickleball courts and the pools, and Lennar’s 2026 schedules for other National products carry a $750 a year club food and beverage minimum.
No current Veranda fee is published. Each of the five owner boards sets its own budget, and the real figure for a unit comes from its estoppel certificate and the association’s posted budget. The other layers are listed in our fee section with their dated sources.
Older figures may reflect a different product, a different year or the Declaration’s caps during Lennar’s control, which have ended. Use the estoppel and the current budget, not an advertisement.
During Lennar’s control, Section 14.10.1 capped the quarterly condo assessment per unit, for example $1,143.30 for Veranda I in 2022 and $1,656.02 for Veranda V in 2026. Those caps applied only during developer control and are not today’s fee.
Veranda units pay the Ave Maria Stewardship Community District, an independent special district under Chapter 189, on the Collier County tax bill: $1,792.44 for Veranda I, $1,746.59 for Veranda II and $1,902.29 for Veranda III, IV and V on the 2025 bills.
Under s. 718.503, a resale seller delivers the Declaration, articles, bylaws, rules, the most recent year-end financial information, the frequently asked questions and answers sheet and the governance form, and you may cancel within seven days of receiving them.
An estoppel certificate states what is owed on the unit. A Veranda resale typically needs the Veranda association’s, The National property owners association’s and the Master association’s, plus the Golf Club’s for a golf-designed unit.
Under s. 718.116(8), the condominium association’s estoppel fee is capped at $250 when nothing is delinquent, plus $100 for delivery within three business days, plus up to $150 more if the account is delinquent. It is issued within 10 business days. The other associations’ certificates are separate fees.
Under s. 718.116, a buyer is jointly and severally liable with the seller for unpaid assessments due at the time of transfer, which is why the estoppel and the closing statement must show every account paid.
No. Veranda buildings are two stories, below the three-habitable-story threshold in s. 718.112(2)(g) and s. 553.899. The ordinary budget reserves of s. 718.112(2)(f) still apply unless owners vote to waive or reduce them.
An HO-6 policy for the interior items the statute assigns to owners, your belongings and at least $2,000 of loss assessment coverage, plus flood coverage if your lender requires it. The association insures the building under its master policy.
On FEMA’s effective map of 16 May 2012, all Veranda parcels are in Zone AH. FEMA letters remove 18 of the 19 buildings, or the tract they sit on, from that high-risk area; 5445 Double Eagle Circle is not named in any letter we found.
For a building removed by a FEMA letter, the federal purchase mandate does not apply, but FEMA’s letters say a lender may continue to require it. Ask your lender before you offer, and consider a policy either way.
Usually, but the lender reviews the association’s budget, reserves, insurance, litigation and any critical repairs. Ask whether the lender has already reviewed the specific Veranda association.
Yes, within the Declaration: the entire unit only, on the association’s form, at least 30 days, no more than 12 leases a year and no subleasing (Veranda V Section 18.9, same wording in Veranda I and IV).
Up to three pets, dogs or cats only, with no more than two dogs; pit bull and pit bull mix dogs are prohibited (Section 18.13 in the Veranda I, IV and V Declarations). Veranda II and III follow their own Declarations and Rules.
No. Section 18.3 of the Veranda I, IV and V Declarations prohibits barbecue grills anywhere on the condominium. Veranda II and III follow their own Declarations and Rules.
Only with Board permission. Section 18.14 prohibits penetrating the post-tension slabs without it, and Section 11 gives the Board 45 days to answer an alteration request, with silence counting as disapproval.
Owners. Sunbiz annual reports show non-Lennar officers in all five associations, with Veranda V turning over between 13 April and 8 July 2026. Tropical Isles manages Veranda I, II and V, and Cambridge Management manages Veranda III and IV.
No. The National is an all-ages Lennar community, and no Veranda document we read describes an age restriction.
Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High for 2026 to 2027, per Collier County Public Schools’ address register for all 19 buildings.
Yes. The National is a gated community, with access control funded through the property owners association.
From 5445 Double Eagle Circle, Fifth Avenue South in Naples is about 34.9 miles and 57 minutes and Southwest Florida International Airport about 36.6 miles and 58 minutes, free-flow, by our routing on 2 October 2026.
LCEC supplies electricity, and the Ave Maria Utility Company provides water, wastewater and reuse irrigation. Collier County collects garbage on Monday and Thursday, with recycling, yard waste and bulk pickup on Monday.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. At the $317,500 resale median, the promulgated owner’s premium is about $1,663.
Yes. Since 17 August 2024, a Realtor working with a buyer must have a written buyer agreement before touring, stating the agent’s compensation, which is negotiable.
The contract sets the closing date. What usually decides it at Veranda is how quickly the lender’s condominium project review and the four estoppels come back, so we order the estoppels on the day the contract is signed. A cash purchase skips the project review.
Decide on golf-designed or non-golf first, then the plan and floor, then let us send the resales that fit with each unit’s recorded history. Use the buyer consultation form on this page or call Marc at (239) 287-5873.
A Veranda at The National specialist knows which of the five Declarations sits behind each address, which of them carries golf, which FEMA letter covers the building, what the seller paid and when, and what Lennar’s final closings did to the comparables. That knowledge turns an asking price into a fair offer and a disclosure package into a decision.
We tracked every recorded Veranda sale of the last twelve months and paired each resale with the unit’s earlier price, and we read the Veranda Declarations for golf, leasing, pets and renovation. Our Veranda Condominiums at The National guide carries the full building and Declaration record, our guide to The National covers the whole community, and our Ave Maria community guide covers the town.
Many of our buyers are moving within Southwest Florida or selling a Veranda unit to buy a larger home. Our guides to selling a Veranda condo at The National and what a Veranda condo is worth explain how we time the sale and the purchase together.
If you’re searching for the best buyer’s agent for Veranda at The National, McGreevy and Comisar represent buyers across Ave Maria, Naples, Estero and Bonita Springs with honest market guidance, unit-by-unit research and partner-level negotiation. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
The Veranda market record, last 12 months: we tracked 42 qualified Veranda sales in the Collier County deed record, 30 of them Lennar closings at a $235,000 median and 12 resales at a $317,500 median, and paired 11 resales with the unit’s earlier price, per the county file dated 29 August 2026.
Use the buyer consultation form on this page, our contact form, or reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. Selling first? Get a free Veranda condo valuation.
Marc Comisar and Jesse McGreevy are top-reviewed Ave Maria realtors, and you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this guide we read the five Veranda Declarations, FEMA’s Veranda letters, the state’s condominium records and every recorded Veranda sale.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this Veranda at The National buyer guide traces to one of the primary sources below: the Collier County deed and tax record, the recorded Veranda Declarations, Sunbiz, Florida agencies and statutes, FEMA, Collier County Government and Public Schools, federal mortgage agencies, NAR, Lennar and the club. We do not cite brokerage or listing sites. Sources were read on 2 October 2026 unless another date is shown.
These are the forms, statutes and reference files a Veranda at The National buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Florida Realtors, Collier County, Lennar and NAR. FEMA’s Veranda letters are listed with their case numbers in the flood section and in the sources above.
Market data from the Collier County Property Appraiser, 2026 tax roll data files (dated 29 August 2026, newest qualified Veranda sale 4 August 2026), read 2 October 2026, the recorded Veranda Declarations and FEMA’s flood letters. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026. Brokered by Domain Realty.