Buy a Home in Verandah, FL

Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Buying a home in Verandah means choosing among a condominium, a coach home, a villa and an estate home inside one gate, learning which of two community development districts the address sits in, budgeting for a mandatory club tier, and reading a flood map that changes street by street. Our Verandah community guide tells the story of this 1,456 acre gated golf community on the Orange River in Fort Myers. This page is the buyer's version: the recorded prices by product, the fee stack layer by layer, the club's 2026 sheet, the flood file, the closing costs and the deadlines that decide what a Verandah home really costs before you sign. By Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, with every sale figure read from the Lee County Property Appraiser roll file of October 25, 2026 and Lee County recorded qualified sales through September 25, 2026, our analysis. Call Marc at (239) 287-5873 or Call Jesse direct at (239) 898-6072.

Why Work With McGreevy and Comisar as Your Verandah Buyer's Agent?

McGreevy and Comisar are the Verandah buyer's agents who read the district schedule, the association assessments, the estoppel figures, the club's status for the address and the flood determination before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.

Data updated: October 2026 (Lee County Property Appraiser roll file of October 25, 2026; Lee County recorded qualified sales through September 25, 2026; Verandah Club membership booklet, April 2026).

What a buyer's agent is actually for in Verandah

A Verandah listing tells you the price, the beds and the view. It rarely tells you the five numbers that decide the monthly cost: the district line, the master assessment, the neighborhood or condominium assessment, the club tier and the flood premium. Two homes listed at the same price can differ by thousands of dollars a year on those lines alone. A buyer's agent here earns the fee by putting those numbers beside each address before you fall for one.

How we compare with other Fort Myers agents

We publish our method so you can judge it. Our guide to the best real estate agents in Fort Myers sets out the questions a buyer should ask any agent, starting with which records they will read before you sign. At Verandah the answer should include the district schedules, the master assessment schedule, the estoppel, the club's Membership Plan and the FEMA layer, by name.

The accolades, and what they are evidence of

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are the record of a team that has negotiated across every product Southwest Florida sells, from condominiums to estate homes, in resale and builder communities alike. At Verandah you will need both kinds of negotiation, because the builder is still closing out Heritage Preserve.

Who you actually work with

You work with Jesse and Marc. Marc leads buyer representation and negotiation; Jesse leads listing strategy and knows how Verandah sellers price. The partner who tours with you is the partner who reads the inspection, talks to the lender and the insurer, and sits at your closing.

The Verandah buyer's agent promise

Before you write an offer we give you the district and assessment figures for the address, the club's status for the property in writing or the question already sent, the flood condition with its layer named, and a carrying-cost estimate with every unknown marked as an estoppel item. If an answer is not public, we say so and name the document that holds it.

Licensed, and where to check

Jesse McGreevy and Marc Comisar are licensed Florida REALTORS® with Domain Realty, and Florida licensure is regulated by the Florida Real Estate Commission. You can verify any Florida license through the Department of Business and Professional Regulation's public lookup.

Our Record Behind This Page

McGreevy and Comisar bring a verified Southwest Florida record to a Verandah purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. In the last 12 months we tracked 106 Verandah closings in the county's recorded sales, at a $481,500 median. The count takes in every Verandah parcel on the Verandah East and Verandah West CDD and Verandah Community Association assessment schedules, the Royal Palm lots on Verandah Palm Court included.

Data updated: October 2026 (Lee County Property Appraiser roll file of October 25, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis; RealTrends 2026 ranking as published).

The verified record, stated exactly

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc account for more than $900 million of personal production inside that number. Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). Those are the production figures we publish on every page we operate, and they are the same here.

The Verandah research behind this guide

In the 12 months to September 25, 2026 we tracked 106 Verandah closings in the Lee County record, and 2,592 qualified sales since the first recorded sale on December 12, 2003. We split them by product, single-family against condominium, by neighborhood and street, by heated area and by bedrooms. We set them beside the 2026 district and association schedules, the club's Membership Plan, recorded Declaration and April 2026 tier sheet, FEMA's flood layers, the county's evacuation and wind layers, and the School District of Lee County's 2026-2027 enrollment plan.

What a Verandah purchase looks like when we run it

Before the first showing we confirm the neighborhood, the district and the association layers for the address. We read the seller's most recent paid Lee County tax bill, request the estoppel figures and, for a condominium or sub association, that association's budget and documents in writing, ask the club in writing whether the property is subject to the Club Declaration, and pull the elevation certificate, the wind mitigation form and the roof permit date. Those checks cost nothing and only count if they happen inside the inspection period.

Current Verandah Market for Buyers

The Verandah market for buyers in the 12 months to September 25, 2026 was 106 recorded sales at a $481,500 median, from $175,000 to $1,275,000: 76 single-family homes at $550,000 and 30 condominium units at $262,500. Eleven were first sales of new homes from the builder (our estimate): nine in Heritage Preserve, one on Winding River Drive and one on Verandah Palm Court in Royal Palm.

Data updated: October 2026 (Lee County Property Appraiser roll file of October 25, 2026; Lee County recorded qualified sales through September 25, 2026; Southwest Florida MLS pull of August 28, 2026 where named).

Source for every county figure in this section: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, never set against an MLS living-area figure.

The county record, window by window

The 12 months carried $56,532,641 in recorded sales, the sum of the 106 prices. The 24-month high of $3,650,000 was a 2020 single-family home of 5,144 heated square feet, recorded in January 2025; nothing in the last 12 months reached $1,300,000.

Product by product

Idlewild and Cottonwood Bend each recorded fewer than ten sales in 12 months, so their 24-month windows lead.

How the 106 sales spread by price

A budget under $300,000 is a condominium budget at Verandah; from $400,000 the single-family choices open up, and the $500,000 to $750,000 band carried the most sales.

The long arc, 2019 to 2026

These medians move with the mix of products sold each year, so read them as a description of what traded, not as a price index. The 2023 condominium line includes 47 builder-direct first sales in the newer Pebblebrook buildings.

The MLS view

The latest Southwest Florida MLS pull we hold for Verandah, run August 28, 2026 on Development Name VERANDAH for closings from September 2, 2025 to August 28, 2026, showed 98 closings at a $475,000 median, a 95-day median time on market over the 94 rows carrying a value and a 95.76 percent average sale-to-list ratio. It showed 36 active listings at a $441,143 median list price, 12 of them in Heritage Preserve. Current active inventory, days on market and months of supply: Information not available at time of publishing (checked 2026-10-28).

What the record means for a buyer's negotiation

A 95.76 percent average sale-to-list ratio on the August pull means the typical Verandah seller accepted roughly four percent under the last list price. That is room, not a rule: a well-priced home in a strong position can still draw full price. We read the specific listing's history and the comparable record before we recommend a number.

Which Verandah Home Fits Your Plan?

The Verandah home that fits your plan depends on four choices: condominium or single-family, East or West district, a neighborhood with or without a second association, and a lot on a lake, fairway, preserve or the river buffer. The table below sets the main products side by side on recorded prices and published fees.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Verandah East and West CDD fiscal 2026 schedules; Verandah Community Association 2026 assessment schedule).

The products in one table

Buying a condominium or coach home

Idlewild (112 units in 28 two-story buildings), Pebblebrook (148 units in 37 two-story residential buildings) and Cottonwood Bend (101 units on the county roll, in 19 single-story buildings) are the lowest cost of entry inside the gate, all in Verandah West. Each has its own condominium association and management company, and none publishes its budget on a public first-party site, so the condominium assessment comes from the estoppel and the association's own documents.

Your condominium documents and cancellation right

On a condominium resale the seller gives you the declaration, articles, bylaws, rules, the budget and the frequently asked questions and answers sheet under section 718.503, and you have a statutory window to cancel after receiving them. Read the budget for the reserve line and the insurance line first; they predict next year's assessment better than any listing remark.

Reserves and building inspections

Florida's milestone inspection law and the structural integrity reserve study requirement attach to condominium buildings three stories or more in height (section 553.899). No Verandah building reaches three stories, so on the height test neither reaches the three regimes here, an inference from measured inputs. The association's own reserves and insurance still matter, and we ask for both in writing.

Buying a villa

Villas spread across both districts and a wide price band: Lakeview Isle Court recorded nine sales from $340,000 to $527,500, Bramble Cove three on its Drive from $283,000 to $435,000, and Otter Bend Circle five from $445,000 to $775,000. Lakeview and Otter Bend are named sub association neighborhoods, so their buyers budget a second assessment.

Buying a production single-family home

Fairway Cove (93 homes, 91 of them on a lake or golf), Woodhaven (72, 56 on a lake or golf), Magnolia, Willow Ridge, Amblewind Cove and Heritage Preserve sit mostly in Verandah East on the SF 50 designation at $1,945.27 a year. Most are newer homes built from about 2013 onward. Heritage Preserve is where the builder still sells, so a resale there competes with a new home on the next street.

Buying an estate home

The estate tier, Oak Bend, Hammock Creek, Sanctuary Pointe, Cypress Marsh, Winding River, Edgewater Trace, Arlington Oaks and Whispering Oaks, recorded ten sales at $1,000,000 or more in the 12 months. The heaviest district lines are here: Arlington Oaks at $4,084.27 a year and Brantley Oaks and Whispering Oaks at $3,829.27, while the West estate neighborhoods run $2,677.18. Ask for the bond retirement date with the district line, because it changes the long-run cost.

Lake, golf, preserve and river positions

Positions vary inside every neighborhood. The builder states that every Heritage Preserve homesite carries a lake, golf course or preserve view; the river frontage carries a conservation easement, and riverside lots may permit observation decks but not boat docks. We match the position you want against recorded sales of the same position, and we publish no premium percentage because we have not measured one.

How We Find You the Right Verandah Home

We find the right Verandah home in four steps: build your monthly carrying number from the published layers and the estoppel items, narrow the product, neighborhood and position, watch for homes before they reach the market, and tour with the questions that decide the offer already answered.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; LEEPA 2026 millage book, final; district and association schedules; club membership booklet, April 2026).

Step one: the monthly number

Price is half the cost of a Verandah home. The other half is the Lee County tax bill at the district 066 rate, the district line on the same bill, the master assessment, a neighborhood or condominium assessment where one exists, club dues at the tier the property carries, homeowners or HO-6 coverage with wind and flood, and a private irrigation water bill. We build that number first, with the unknowns marked as estoppel items, so you shop homes you can carry rather than homes you can buy.

Step two: the product, the neighborhood and the position

With the number set, we narrow to the product and neighborhood that fit it, then to the position you want. A Pebblebrook condominium, a Lakeview villa, a Fairway Cove home and a Winding River estate home are four different budgets with four different fee stacks; so are an East and a West address at the same price.

Talk to us before you choose a product or a price

Verandah recorded 106 sales in the 12 months to September 25, 2026: 76 single-family homes at a $550,000 median and 30 condominium units at $262,500. Call Marc at (239) 287-5873 to walk through both rows against your budget, or read how we represent buyers across Southwest Florida. Selling a home first? Our guide to selling a home in Verandah and a free Verandah home valuation start the other side; Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Step three: homes before the market

Verandah owners call us before they list, and cooperating agents tell us about homes coming to market. We ask your criteria once and watch for the match, so you hear about a home in your neighborhood and position as early as the market allows, not after a weekend of showings.

Step four: tours that answer questions

We tour with the address facts in hand: the district and its total, the master assessment, whether a second association applies, the club's status for the property, the flood condition, the roof permit year and the code edition. You compare homes on the full cost rather than on the photographs.

How We Negotiate for You in Verandah

We negotiate a Verandah purchase from documents: recorded comparables for price, the estoppel and district figures for the carrying cost, the club's written status for membership, and the elevation certificate, wind mitigation form and roof permit for insurance. An answered question is leverage, and an unanswered one is a risk you should not pay for.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS pull of August 28, 2026; Florida Statutes as cited).

Price, from the recorded comparables

We build the comparable set product to product and street to street from the county record, then set the listing's history beside it. A median that blends a $175,000 condominium and a $1,275,000 estate home is not a comparable; a sale of the same plan on the same street is.

Using the documents a seller produces

A seller who cannot produce an elevation certificate, a wind mitigation form, a roof permit or a club confirmation is asking you to price an unknown. We ask for each one early, and where it is missing we price the risk into the offer or the inspection terms.

The club question in the contract

For a property subject to the Club Declaration, you become a member at the Club Membership tier at least and pay the initiation the club sets. We make the club's written confirmation of status a condition you can rely on inside the inspection period, because a property outside the Declaration may carry no membership at all.

Negotiating against the builder

In Heritage Preserve, the builder's incentives and the resale on the next street compete for the same buyer. The county recorded nine builder-direct first sales there in the 12 months at a $510,000 median (an estimate) and two resales at $450,000 and $550,000. A resale can come with landscaping, a lanai or pool and upgrades already paid for; a new home can come with incentives and a warranty. We price both against what you would actually get.

Terms that protect you

The inspection period, the financing contingency, the appraisal terms, the closing date and the condominium or HOA riders protect you only if they are written to match the documents you still need. We set the inspection period long enough to receive the estoppel, the club's status and the insurance quotes before it ends.

Protecting your deposit

Your deposit is protected by the contract's deadlines. We track each one in writing, from the deposit due date through the inspection, financing and title deadlines, so a missed date never turns a reasonable concern into a lost deposit.

What It Really Costs to Own in Verandah

Owning a Verandah home costs four or five recurring layers: Lee County property tax at the district 066 rate, one community development district line, the master association assessment, a neighborhood or condominium assessment in ten neighborhoods, and Verandah Club dues at the tier the property carries. In 2026 the published layers alone run from about $3,406 to $8,660 a year before tax and club dues.

Data updated: October 2026 (LEEPA 2026 millage book, final, printed October 9, 2026; Verandah East and West CDD fiscal 2026 schedules; Verandah Community Association 2026 budget and assessment schedule; club membership booklet, April 2026; our arithmetic).

The fee stack, one table

Property tax at the district 066 rate

Lee County's taxing authority layer places Verandah in tax district 066, with the Fort Myers Shores Fire District. The Property Appraiser's final millage book, printed October 9, 2026, shows a final 2026 rate of 13.6123 mills for district 066 (LEEPA 2026 Taxing District Millage Book, final), against 13.8738 proposed in August. A mill is $1 per $1,000 of taxable value, so 13.6123 mills is $1,361.23 per $100,000. Your taxable value resets after a purchase and does not inherit the seller's homestead cap.

The fire district share

Of the 13.6123 mills, the Fort Myers Shores Fire District's final 2026 share is 2.7500 mills, or $275 per $100,000 of taxable value, down from 3.0000 proposed. The rest is the county, the school board, the unincorporated MSTU, the library, the water management district and the smaller special districts, line by line in the millage book.

A worked example, line by line

The taxable values are assumptions set at recorded medians to show the arithmetic, not estimates of anyone's bill. How one row is built: $512,000 x 13.6123 / 1,000 = $6,969.50; + $1,945.27 + $4,332 + $3,087.48 = $16,334.25; / 12 = $1,361.19. Club dues assume the property is subject to the Club Declaration; sales tax on dues and the non ad valorem solid waste line are not in the subtotal.

The district line and when the bonds end

You pay exactly one district. West's Series 2013 bonds mature May 1, 2033, after which a West owner pays only operations and maintenance, $431.37 a year. East's Series 2016 bonds run to 2037 or 2038 per the district's own documents. A West address at the same price as an East address can carry several thousand dollars less district debt over the life of the bonds, and we put the remaining years beside every district figure.

The dues that are not published

No neighborhood or condominium association at Verandah publishes its assessment on a public first-party page. The four lowest master assessments belong to sub association neighborhoods, so a $614 quarterly figure in Cottonwood Bend is not comparable with $1,455 in Palmetto Grove until the second assessment is added. The estoppel and the association's budget hold the number; we request both before your inspection period ends.

What the master assessment covers, as published

The 2026 budget covers common landscape and irrigation, roads, walls, streetlights and signs, the gate and patrol, the Comcast bulk cable and internet agreement (up to 400 Mbps per home), administration, insurance and reserves. In eleven named neighborhoods it also covers lawn care. The reserve fund is projected to close 2026 near $4.89 million, and no special assessment by the master association or either district appears in the records our hub research read.

Your pre-contract cost checklist

• The seller's last paid Lee County tax bill, showing the district line
• The district schedule row for the neighborhood and the bond retirement year
• The master assessment for the neighborhood, and the estoppel figure
• The neighborhood or condominium assessment, budget and reserves, where one exists
• The club's written status for the property, and the current initiation and dues
• The elevation certificate and an address-level flood determination
• A wind mitigation form and a roof permit date
• An insurance quote with wind and flood
• The irrigation utility account history, if the seller will share it

The Verandah Club: What Does Membership Cost a Buyer?

Membership at the Club Membership tier is mandatory for every property subject to the recorded Verandah Club Declaration, so most Verandah buyers pay a $25,000 initiation and $3,087.48 a year at the April 2026 rates. Full Golf is optional at $100,000 and $13,014.60, capped at 750 memberships, and has carried a waitlist.

Data updated: October 2026 (Verandah Club Amended and Restated Membership Plan; Verandah Club Declaration of Covenants, Lee County Instrument 2013000018787; club membership booklet, April 2026; club membership page read October 28, 2026).

Mandatory, developer owned and non-equity

The Membership Plan carries a section headed "Each Property Owner Must Become a Member," provides for deemed acceptance, bars resignation while the owner still owns in Verandah and states that the covenant runs with the land. The club is developer owned and non-equity: members hold no equity, and dues are billed by the club, separately from the association assessment. That is a different model from a member-owned equity club, and a buyer comparing clubs should compare on that line first.

The 2026 membership tiers

Both tiers include the pool, tennis, pickleball, bocce, fitness and dining. The booklet's footnote says initiation fees are non-refundable, all dues and fees are subject to sales tax, and initiation fees are subject to change at any time during a fiscal year. The club's public membership page, read October 28, 2026, no longer prints the tier sheet, so we confirm current figures with the membership office before you sign.

How the initiation has moved

The mandatory tier's initiation rose from $2,500 in 2017 to $25,000 in April 2026, and its dues roughly doubled over the same period. A quote from three months ago is not a quote.

The recorded dues limit

The recorded Club Declaration lets dues rise up to fifteen percent a year, calculated on a cumulative basis, and section 24.1 lets the Club Owner amend or terminate the Declaration without anyone else's consent. Members are not liable for capital or operating assessments except for extraordinary repairs or replacements from acts of God and events beyond the club's control, which is the hurricane case. Ask the club in writing for any amendment recorded since 2013.

Properties outside the Club Declaration

Two legacy classes from January 15, 2013 sit outside the Declaration unless they opted in, and the Plan warns that a later buyer of a non-member owner's property may find no membership available, and that non-members may not use the facilities even as a guest. There is no public list. We ask the club about the specific address on day one of your inspection period.

The courses and the renovation

Old Orange, designed by Bob Cupp, opened late in 2003 and plays 7,118 yards at par 72; Whispering Oak, co-designed by Jack Nicklaus and Jack Nicklaus II, opened in 2007 and plays 7,214 yards at par 72. Old Orange is under renovation, and the club has not published a reopening date. If golf is your reason to buy, we ask the Golf House where the project stands that week.

Closing Costs for Verandah Buyers

A Verandah buyer who finances pays Florida's documentary stamp tax of $0.35 per $100 on the new mortgage and the intangible tax of $0.002 per $1, plus the association's $3,000 capital contribution and 0.25 percent transfer fee, the club initiation if the property is covenanted, a lender's title policy, survey, inspections and prorations. Here is the arithmetic.

Data updated: October 2026 (Florida Statutes 201.08, 199.133, 720.401, 718.503, 720.30851 and 718.116; Verandah Community Association realtor page, read October 28, 2026; Lee County closing customs; our arithmetic).

The state taxes on your mortgage

Florida charges a documentary stamp tax of $0.35 per $100 (or fraction of $100) of the amount secured by a recorded mortgage under section 201.08, and a nonrecurring intangible tax of two mills, $0.002 per $1, on the new mortgage under section 199.133.

Our arithmetic from the statutory rates: the loan on the $481,500 median is 80 percent, $385,200, which is 3,852 taxable units of $100 for the stamp tax. This is not a closing estimate; your lender's Loan Estimate is the document that binds. A cash buyer pays neither tax.

The association's one-time fees

The association's realtor page lists a $3,000 Capital Contribution to the Reserve Fund and a Transfer Fee of 0.0025 of the sales price, collected at closing. That totals $3,656.25 at $262,500, $4,203.75 at $481,500, $4,375.00 at $550,000 and $5,100.00 at $840,000. In a Verandah resale the buyer customarily pays both; the contract controls.

The club initiation at closing

For a property subject to the Club Declaration, budget the Club Membership initiation, $25,000 at the April 2026 rate, or $100,000 if you join Full Golf when a membership is available. Initiation is non-refundable. Ask the club how and when it collects, because it is not a title company line on every closing statement.

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title policy, and customarily selects the closing agent, while the buyer pays for the lender's title policy; the contract controls and the box on the Florida AS IS form is negotiable. The owner's policy premium is promulgated by the state (rule 69O-186.003), so it is the same at every title company.

The lender's policy, survey and inspections

Budget separately for the lender's title policy, a survey if your lender or title agent requires one, a general inspection, a wind mitigation inspection on the state's uniform form, a four-point inspection if your insurer asks for one, and a roof inspection. On a lake or golf lot the survey also shows where your lot ends and district or club land begins, which matters before you plan a pool or a screen enclosure.

Estoppel certificates

An estoppel certificate states what an owner owes an association. Florida caps the fee at $299 per association on a current account, plus $119 if expedited and $179 if the account is delinquent (section 720.30851; section 718.116). A Verandah purchase needs one from the master association and a second from a neighborhood or condominium association where one exists. In Lee County the seller customarily pays the fee; the contract controls.

The HOA disclosure summary and your 3-day right

Under section 720.401, the buyer of a home in a mandatory homeowners association must receive the disclosure summary before signing. If it was not provided first, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and any waiver of that right has no effect. On a condominium unit, section 720.401(2) excludes condominium associations, so the condominium documents under section 718.503 carry the disclosure on that side; your closing agent or attorney applies the two regimes to your purchase.

Prorations and the property tax summary

Lee County taxes are paid in arrears, so the seller credits you for the part of the year the seller owned the home, and you pay the full bill in November, which also carries the district line. You receive the property tax disclosure summary under section 689.261, which warns that your taxes may change after the sale. Take that warning literally: your first bill resets toward market value without the seller's exemptions.

NAR Settlement: How Buyer's Agent Compensation Works in 2026

Since August 17, 2024, a Verandah buyer signs a written agreement with their agent before touring a home, and the agent's compensation must be stated, specific and negotiable. Offers of compensation no longer appear on the MLS, but a seller may still agree to pay some or all of it as a term of the deal.

Data updated: October 2026 (National Association of Realtors settlement materials at nar.realtor; Florida Realtors forms; Florida Statutes 475.278; read October 2026).

What the national settlement changed

The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement before touring a home. The agreement must state compensation that is objectively ascertainable and not open-ended, and it must say that broker fees are not set by law and are fully negotiable. NAR publishes its explanation at nar.realtor.

The Florida forms buyers sign

Florida Realtors publishes exclusive buyer brokerage agreements for each brokerage relationship a buyer can choose, including a single agent version (Florida Realtors, EBBA-8sa). The purchase itself usually runs on the Florida Realtors and Florida Bar AS IS contract (ASIS-7), with riders for a condominium or homeowners association.

The Florida agency question most buyers are never asked

Section 475.278 presumes that licensees operate as transaction brokers unless a single agent or no brokerage relationship is established in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version.

How a seller contribution works

Compensation can come from you or from a seller, but the written agreement controls what your agent may receive from any source. On a Verandah resale, a seller contribution is one more term in the offer, negotiated beside the price, the inspection period and the closing date. A builder in Heritage Preserve sets its own policy, and we read it before you visit the sales center.

How we structure it with Verandah buyers

We put the agreement in front of you before the first tour, explain the versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. Then we negotiate compensation in the open with everything else, so nothing about it surprises you at the closing table.

Flood, Insurance and Storms in Verandah

Flood, insurance and storms at Verandah are address-level questions: 668 of 1,338 residential buildings sit in FEMA's Special Flood Hazard Area and 670 outside it, every home shares one 160 mph wind design value inside the Wind-Borne Debris Region, and the whole community is in Lee County Evacuation Zone A. Your quotes depend on the address.

Data updated: October 2026 (FEMA National Flood Hazard Layer, panels effective November 17, 2022; Lee County regulatory flood layer; Lee County Emergency Management; Florida Statutes 627.0629 and 627.7011).

Five flood conditions, street by street

Inside the gate are Zone AE at a base flood elevation of 9 feet, Zone AE at 10 feet, Zone AE in a regulatory floodway, Zone AE subtyped combined riverine and coastal with no static elevation, and shaded Zone X. Whispering Oaks Drive, Arlington Hammock Court and Magnolia Isle Drive sit entirely in shaded Zone X; Cypress Marsh, Cottonwood Bend and Shady Bend include floodway; Verandah Boulevard crosses four conditions. Look up the address on the FEMA Map Service Center.

What the zone means for your lender and your floor

In Zone AE a federally backed mortgage requires flood insurance; in Zone X it is optional and often inexpensive. Under Risk Rating 2.0, the National Flood Insurance Program prices on the structure and its distance to flooding sources rather than the zone letter, with annual increases on most existing policies capped at 18 percent (FEMA Risk Rating 2.0). The elevation certificate is the document that sets the floor height, and we ask for it before you sign.

The two flood layers

FEMA's national layer counts 668 buildings in the Special Flood Hazard Area; Lee County's regulatory layer, which carries map change carve-outs, counts 604. Your lender may read one and your insurer the other. If a seller holds a Letter of Map Amendment, we check its status, because three post-2022 removals at Verandah are now marked superseded.

The floodway and your plans

A floodway address is insurable and livable. It means new construction, substantial improvement, additions, sheds, fences and fill need an engineering no-rise certification under Lee County's floodway rules. If you plan a pool, an addition or a fence, we check the address against the floodway before you write.

Wind design and the code edition

Every home is Risk Category II in the 150 to 159 mph band with a 160 mph design value on Lee County's layer, inside the Wind-Borne Debris Region, where opening protection is code-required by shutters or impact glazing. Not one residential building predates 2003, so every home was permitted under the Florida Building Code; a 2024 home was permitted under stiffer roof and opening rules than a 2003 home, and the permit date tells you which.

Wind mitigation credits and the roof

Florida requires insurers to offer discounts for construction features that reduce windstorm loss (section 627.0629). Insurers may not refuse a homeowner policy solely because a roof is under 15 years old (section 627.7011); an original roof from 2003 to 2011 is past that line, so ask for the roof permit and a current inspection.

The CRS discount, read correctly

Lee County participates in FEMA's Community Rating System. The larger discount applies to policies inside the Special Flood Hazard Area; outside it the standard credit is much smaller, so a Zone X owner and a Zone AE owner at Verandah do not save the same percentage. The county's discount page carries the current class (Lee County flood insurance discounts).

Evacuation, surge and the storm record

Verandah is in Evacuation Zone A, including the streets outside the flood hazard area, because the Orange River is a tidal tributary of the Caloosahatchee. After Hurricane Ian the district record noted only 48 wall sections lost across more than 17,000 linear feet, and the Verandah East chair stated the community "was not severely affected." No home flooding count for Verandah exists in the records we reached; ask the seller for the home's own repair and claim history.

Daily Life, the Gate and the Rules in Verandah

Daily life in Verandah centers on a river village under live oaks: the 10,000 square foot River House, a Wellness Complex with tennis, pickleball, a fitness facility and a resort-style pool, a kayak livery on the Orange River and nine miles of trails. The rules are published and specific, from golf carts to street parking, and worth reading before you write.

Data updated: October 2026 (Verandah Community Association everyday living, gatehouse, leasing and resident information pages; Verandah Club rules; read for our hub and re-checked October 28, 2026 where noted).

The amenities every member shares

The River House overlooks the Orange River with casual and formal dining and a lounge; the Wellness Complex carries five lighted Har-Tru tennis courts, eight pickleball courts, bocce, a fitness facility with massage and physical therapy rooms, and a resort-style pool. Membership is required for the fitness center and pool. Verandah has no marina, boat slips or dockage; it has a kayak and canoe livery at the Boat House, free to members, with launch onto the river.

The gate and guests

One manned gate and one virtual gate operate 24 hours. Residents enter by windshield RFID sticker, obtained at the association office with closing documents and vehicle registration; guests and vendors are registered through the MyEnvera app or portal, and visitors' driver's licenses are scanned on entry. If you close after office hours, the association lets you bring your warranty deed and driver's license to the gate.

Golf carts, low speed vehicles and parking

Privately owned golf carts are prohibited inside Verandah under the recorded covenants, with a $100 fine per occurrence. Registered, titled and insured low speed vehicles are permitted. A passenger vehicle may park on the street in front of the home for up to four consecutive hours, two days a week, and boats, RVs and trailers may park only in enclosed garages. If you own a cart or a boat, plan around these rules before you buy.

Pets, design review and holiday rules

Dogs are leashed in the community and the dog park has its own rules; no breed or weight limit appears in the association documents we could reach, and sub associations may set their own, so check the neighborhood. Anything visible from outside needs Design Review Committee approval, with a $1,000 refundable deposit and a $500 reviewer fee on construction projects. Holiday decorations follow a published calendar.

Leasing the home later

Leasing runs on the association's application with fees of $135 for the four sub association neighborhoods after neighborhood approval, $240 for master-managed neighborhoods filed at least 20 days ahead, or $290 expedited. The current minimum lease term and any annual cap are not published on the association's current pages. If renting is part of your plan, we obtain the current rule in writing before your inspection period ends.

Utilities, internet and irrigation

Lee County Utilities supplies potable water and Florida Power and Light the electricity. Every home keeps a dual water system, and irrigation is non-potable water from Resource Conservation Systems, a private utility billed monthly. The Comcast bulk agreement in the master assessment provides television, three devices and internet up to 400 Mbps; Waste Pro collects trash, recycling and yard waste on Friday.

Resident clubs and the season

The association publishes an open roster of resident-run groups, from bridge, mah jongg and a photography club to a bicycle group and a volunteer directory of local nonprofits, and six standing committees led by more than forty-five resident volunteers. Season runs roughly October through May, when the calendar is fullest.

Schools, Healthcare and Drive Times

A Verandah address falls in Elementary Proximity Zone D, Middle Proximity Zone JJ and High School East Zone Sub-zone 2 under the School District of Lee County's choice plan, Lee Memorial's emergency department is 8.9 road miles away, and State Road 31 at the entrance puts Babcock Ranch about 6.2 miles north.

Data updated: October 2026 (School District of Lee County 2026-2027 enrollment plan and locator; FLDOE 2026 school grades; distances measured for our hub, free-flow).

Which schools a Verandah address can rank

Lee County runs a choice plan settled by lottery, so a student ranks the schools in the address's zones rather than being assigned to the nearest. Elementary Zone D includes Orange River, Tice, Manatee and River Hall elementary schools and two K-8 schools, James Stephens and The Alva School. Middle Zone JJ includes Oak Hammock, Varsity Lakes and Harns Marsh. High School East Sub-zone 2 includes Riverdale, Dunbar, Lehigh Senior, Gateway and East Lee County.

Grades and programs worth knowing

On FLDOE's 2026 grades, Harns Marsh Middle earned an A after climbing from C, Gateway High an A, and River Hall Elementary and The Alva School a B. Riverdale High, about 3.0 miles from the entrance, carries the International Baccalaureate Diploma Programme and dropped to a C in 2026 by a two-point margin after two years at B. Run the address through the district's school site locator before you write.

Healthcare nearby

Lee Memorial Hospital's emergency department is 8.9 road miles from Verandah and Gulf Coast Medical Center, a Level II trauma center, 13.8 miles. The State Road 80 corridor east of Ortiz Avenue has no hospital or freestanding emergency department, and the nearest Lee Health urgent care is about 19 minutes away; the Tampa General urgent care at Babcock Ranch is about 10 minutes north.

Drive times that shape the day

Free-flow figures are floors. From January through April, State Road 80 and I-75 carry the season, and a drive to Southwest Florida International Airport or the beaches can take far longer.

What Is Being Built Near Verandah?

What is being built near Verandah is modest: no State Road 80 widening before 2036 to 2040, a State Road 31 widening and Wilson Pigott Bridge replacement in design with a 2028 letting date, and one long-pending commercial amendment at the entrance. Heritage Preserve is the community's last new neighborhood.

Data updated: October 2026 (Lee County planned development applications report, run August 23, 2026; FDOT District One project 441942-2; Lee County MPO 2050 Long Range Transportation Plan; Lee County Property Appraiser roll file of October 25, 2026).

Inside the gate

Neal Communities opened Heritage Preserve on February 7, 2022 as the last new neighborhood at Verandah. The October 25, 2026 roll shows 76 improved single-family parcels and 32 vacant residential parcels there. Once those are built, every Verandah sale is a resale.

The commercial parcel at the entrance

Lee County case DCI2023-00039, "Verandah Commercial, Parcel D," asks to add one standalone fast food restaurant with a drive-through to the commercial tract's schedule of uses. Filed September 15, 2023, it was still under review on the county's report of August 23, 2026. It is not a rezoning, and no tenant is named.

Roads and the corridor

The Lee County MPO's 2050 plan programs the State Road 80 widening from State Road 31 to Buckingham Road for 2036 to 2040. The nearer project is FDOT's State Road 31 widening to six lanes from State Road 80 to State Road 78, with a high-span Wilson Pigott Bridge and a reconfigured State Road 31 and State Road 80 intersection at Verandah's front door, in design with a letting date of July 26, 2028 (FDOT project 441942-2).

Verandah vs River Hall for Buyers

Verandah and River Hall Country Club in Alva are both gated golf communities along State Road 80, and on the same county basis they read differently: Verandah recorded 106 sales at a $481,500 median in 12 months, mostly resales, while River Hall recorded 76 at $425,000, most of them builder-direct first sales (an estimate).

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll file of October 25, 2026; same tool and window for both; our analysis).

The decision table

The River Hall column counts the River Hall Country Club plats only. Every plat whose legal description names River Hall, which adds Cascades at River Hall and Hampton Lakes at River Hall, recorded 205 sales at a $385,000 median in the same window, the wider figure our Verandah valuation guide uses.

When Verandah fits the plan

Verandah fits a plan built around an established river community with finished landscaping, two championship courses and a mandatory club tier, across products from a $175,000 condominium to an estate home. The fee stack is published layer by layer, and one layer is an estoppel item.

When River Hall fits the plan

River Hall fits a plan built around a newer single-family home, with most of its recent sales coming from builders. Its fee stack, club and district structure are its own, and we read them to the same standard before you compare. Nothing here says one community is better than the other; they are different records.

Current Verandah Listings

Current Verandah listings change weekly, so we publish the recorded market by product instead of a list of homes that goes stale. The August 28, 2026 MLS pull showed 36 active listings at a $441,143 median list price; the count today: Information not available at time of publishing (checked 2026-10-28). We pull the live list for your product on the day you call.

When you are ready to see homes for sale across Fort Myers, our team's site carries the live MLS feed: Fort Myers listings on DomainRealtyGroup.com. For a guided short list of Verandah homes with the district, the association layers, the club status, the roof date and the flood condition for each, Call Marc at (239) 287-5873.

Get Your Personalized Verandah Buyer Consultation

A Verandah buyer consultation is a working session, not a sales meeting: we build your monthly carrying number, screen the condominium, villa and single-family rows against it, decide with you whether Full Golf belongs in the plan, and flag the district, estoppel, club, roof and flood questions for each address. There is no charge and no obligation.

What you get out of it

A carrying-cost model with the tax line, the district line and the master assessment separated and the neighborhood or condominium figure marked as an estoppel item; recorded comparables for the homes you are considering; the club's current sheet and status questions; a first read on insurability; and an estimate of your cash to close with the state taxes and association fees worked out.

What we will ask you

Your timing, how you are financing, whether you will homestead or use the home seasonally, whether you want a condominium, a villa or a single-family home, whether golf, tennis, pickleball or a water view matters, whether you own a golf cart or a boat, whether you are selling a Florida home, and whether you plan to lease the home, so we can read the rules that apply before you write an offer.

How to book it

Call Marc at (239) 287-5873, or see how we represent buyers across Southwest Florida. Or Call Jesse direct at (239) 898-6072. For the citywide picture, our Fort Myers buyer guide covers the rest of the market. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Set Up Custom Listing Alerts

A custom Verandah listing alert tells you about the right home the day it reaches the market, filtered on product, neighborhood, bedrooms, size, position and price. Tell us your criteria or save a search on our team's site, DomainRealtyGroup.com, and the alerts also route to Jesse and Marc so we can call you first when a home that fits comes up.

Reviews From Buyers Who Worked With Us

McGreevy and Comisar is a top-reviewed Verandah buyer's agent on Google, and the quotes below are five-star reviews from clients we represented, reproduced word for word. We publish no aggregate score, and none of the quotes names Verandah, because we have not trimmed or tailored them.

On knowing the area

★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review

On buying the right size

★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review

On listening

★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review

On a relocation purchase

★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review

On a weekend search from out of town

★★★★★ "Best realtor experience ever! We were out of own buyers coming in for the weekend to look for a new home, Marc was extremely organized in taking us to see a number of houses and shuffling the schedule, as we arrived early, to make the best use of our time. He was extremely helpful in negotiating what we thought was a great deal on the new home that we purchased that same weekend. Beyond that he was kind enough to take some measurements at the house for us weeks later to keep us from making a trip back to town before the closing. We will most definitely be using this realtor again if the need arrives in the future." Verified Google review

Frequently Asked Questions: Buyer Edition

These are the questions Verandah buyers ask us most, and the questions people type into search about buying here, answered from the Lee County record, the district and association schedules, the club's documents, FEMA and Florida law. For a specific address, we are glad to run the numbers with you.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll file of October 25, 2026; district and association 2026 schedules; club membership booklet, April 2026; LEEPA 2026 millage book, final; FEMA National Flood Hazard Layer).

How do I buy a home in Verandah?

Set your monthly carrying number first, from the tax rate, the district line, the master assessment and the club tier, then choose a product and neighborhood that fit it. Get pre-approved, sign a written buyer agreement, tour with the address facts in hand, and write an offer with an inspection period long enough to receive the estoppel, the club's status and insurance quotes. Call Marc at (239) 287-5873 to start.

Is Verandah in the City of Fort Myers?

No. Verandah has a Fort Myers mailing address, ZIP 33905, but sits in unincorporated Lee County, tax district 066, outside any city limits. Its taxes, zoning and permits run through Lee County.

What is the median home price in Verandah?

The median of the 106 qualified sales Lee County recorded from September 26, 2025 to September 25, 2026 was $481,500. Single-family homes recorded a $550,000 median over 76 sales and condominium units $262,500 over 30.

How many homes are in Verandah?

The roll carries 1,225 single-family homes and 361 condominium units on the legal descriptions we matched, and our hub measured 1,338 residential buildings holding 1,616 dwelling units. The approved entitlement ceiling is 1,765 units. The master association counts 33 neighborhoods.

When were Verandah homes built?

Not one Verandah residential building predates 2003. The Bonita Bay Group era neighborhoods date from 2003 to about 2012, Fairway Cove, Woodhaven and the parcel-numbered neighborhoods from about 2013 onward, and Heritage Preserve from 2022. Every home was permitted under the Florida Building Code.

Can I buy new construction in Verandah?

Yes, while Heritage Preserve lasts. Neal Communities is the builder, and the county recorded nine builder-direct first sales there in the 12 months to September 25, 2026 at a $510,000 median (an estimate). The October 25, 2026 roll shows 32 vacant residential parcels left in Heritage Preserve.

Is club membership required to live in Verandah?

For every property subject to the Verandah Club Declaration, yes, at the Club Membership tier at least. Full Golf is optional. A small number of legacy properties sit outside the Declaration and may carry no membership at all, so we confirm the address with the club.

How much does it cost to join the Verandah Club?

At the April 2026 rates, Club Membership is a $25,000 initiation and $3,087.48 a year, and Full Golf is a $100,000 initiation and $13,014.60 a year, with dues and fees subject to sales tax. Initiation is non-refundable and can change during a fiscal year.

Can I play golf with the mandatory membership?

The Club Membership tier allows golf May to September at the lowest available guest rate and four rounds a month October to December at a reduced guest rate, with no golf January to April, and a 4-day tee time window. Unlimited golf on both courses is a Full Golf benefit.

Is there a waitlist for Full Golf?

The April 2026 and January 2025 booklets both carried the line "Now on a waitlist for Full Golf Memberships," and Full Golf is capped at 750 memberships. Property owners have priority for any membership that opens. No waitlist length is published.

Can the seller's membership transfer to me?

The membership is not an asset the seller sells. You join the club on the club's terms at the tier the property requires, and the club's rules bar a seller from advertising membership transfer terms in the MLS. Legacy terms, if any, are confirmed by the club.

What are the HOA fees in Verandah?

The master association bills $614 to $1,455 a quarter in 2026, by neighborhood. Ten neighborhoods add a neighborhood or condominium assessment that is not published; the estoppel and the association's budget state it.

What is the CDD fee in Verandah?

You pay one district, East or West. The fiscal 2026 totals run $949.69 to $4,084.27 a year by neighborhood, combining operations and maintenance ($329.27 East, $431.37 West) with a debt service line set by the bond designation. It appears on your Lee County tax bill.

When do the Verandah CDD bonds end?

Verandah West's Series 2013 bonds mature May 1, 2033. Verandah East's Series 2016 bonds run to 2037 or 2038 per the district's own documents. After that, only the operations and maintenance line remains.

What are property taxes in Verandah?

Verandah is in tax district 066, with a final 2026 rate of 13.6123 mills, or $1,361.23 per $100,000 of taxable value. On a $481,500 taxable value that is $6,554.32 before the district line and solid waste. Your taxable value resets after purchase.

What does the buyer pay the association at closing?

A $3,000 Capital Contribution to the Reserve Fund and a Transfer Fee of 0.0025 of the sales price, collected at closing per the association's realtor page. At $481,500 that totals $4,203.75. In a Verandah resale the buyer customarily pays both; the contract controls.

Is Verandah a 55+ community?

No. Verandah is an all-ages community; no age restriction appears in its governing documents, and it is not operated as housing for older persons.

Can I rent out a Verandah home?

Leasing runs on the association's application with fees of $135, $240 or $290, and four neighborhoods require neighborhood approval first. The current minimum lease term and any annual cap are not published on the association's current pages, so get the rule in writing before your inspection period ends.

Are pets allowed in Verandah?

Yes, under the association's rules: dogs are leashed and picked up after, and the dog park has its own rules. No breed or weight limit appears in the documents we could reach, and a sub association may set its own, so check the neighborhood.

Can I drive a golf cart in Verandah?

No. Privately owned golf carts are prohibited under the recorded covenants, with a $100 fine per occurrence. Street-legal low speed vehicles, titled, plated, insured and registered with the association, are permitted.

Is there a marina or boat dock in Verandah?

No. Verandah has no marina, boat slips or dockage. It has a kayak and canoe livery at the Boat House on the Orange River, and boats and trailers may park only in enclosed garages.

What flood zone is Verandah in?

There is no single zone. Of 1,338 residential buildings, 668 sit in FEMA's Special Flood Hazard Area and 670 outside it, across five conditions. The address and the elevation certificate decide it.

Do I need flood insurance in Verandah?

If the home is in Zone AE and you have a federally backed mortgage, yes. In Zone X it is optional and usually inexpensive. Under Risk Rating 2.0, the premium depends on the structure and its elevation as much as the zone.

What evacuation zone is Verandah in?

Lee County Evacuation Zone A, the first ordered to leave, including the streets outside the flood hazard area, because the Orange River is tidal at Verandah.

Did Hurricane Ian flood Verandah?

The district record notes that only 48 wall sections were lost and that the community "was not severely affected." No home flooding count for Verandah exists in the records we reached. Ask the seller for the home's own repair and claim history.

Will an older roof affect my insurance?

It can. Florida bars an insurer from refusing a policy solely for a roof under 15 years old; an older roof may be inspected. Roofs from 2003 to 2011 are past 15 years in 2026, so ask for the roof permit and a current inspection report.

What schools serve Verandah?

A Verandah address falls in Elementary Proximity Zone D, Middle Proximity Zone JJ and High School East Sub-zone 2 under the district's 2026-2027 choice plan, settled by lottery. Confirm the address with the district's locator.

How far is Verandah from a hospital?

Lee Memorial Hospital's emergency department is 8.9 road miles away and Gulf Coast Medical Center, a Level II trauma center, 13.8 miles. The nearest urgent care options are about 10 to 19 minutes away.

How far is Verandah from the airport?

Southwest Florida International Airport is the closer airport by distance; Punta Gorda Airport is 23.9 miles and about 30 minutes via State Road 31, with little I-75 exposure. In season, budget extra time for the drive to Southwest Florida International.

Is Verandah gated?

Yes. One manned gate and one virtual gate operate 24 hours, with resident RFID stickers and visitors registered through Envera.

What is being built near Verandah?

Heritage Preserve's last homesites, a long-pending fast food drive-through amendment on the commercial tract at the entrance, and FDOT's State Road 31 widening and Wilson Pigott Bridge replacement, in design for a 2028 letting. The State Road 80 widening is programmed for 2036 to 2040.

What closing costs does a Verandah buyer pay?

On a financed purchase: the mortgage documentary stamp tax and intangible tax ($2,118.60 on a $385,200 loan), the lender's title policy, survey and inspections, the association's capital contribution and transfer fee, the club initiation if the property is covenanted, and prorations. A cash buyer pays no mortgage taxes.

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the owner's title policy and the deed stamps, and customarily selects the closing agent; the buyer pays for the lender's policy. The contract controls.

What disclosures should I receive before I sign?

The HOA disclosure summary under section 720.401 for a home under the master association, or the condominium documents under section 718.503 for a condominium unit; the property tax disclosure summary; the flood disclosure under section 689.302; and the seller's disclosure of known material defects.

Should I buy a condominium or a single-family home in Verandah?

That depends on your budget and plan. The condominiums recorded a $262,500 median and carry a second, unpublished assessment; single-family homes recorded $550,000 and, outside the sub association neighborhoods, one association layer. We compare both on the full monthly number.

Is Verandah East or West cheaper to own?

It depends on the neighborhood. West operations and maintenance is $102.10 a year higher than East, while East debt service runs higher and longer. The fiscal 2026 totals run from $949.69 in Cottonwood Bend (West) to $4,084.27 in Arlington Oaks (East).

How does Verandah compare with River Hall?

On the same county basis, Verandah recorded 106 sales at a $481,500 median in the 12 months to September 25, 2026, mostly resales, and River Hall Country Club in Alva 76 at $425,000, with 47 builder-direct first sales by our estimate.

How do buyer's agent fees work after the NAR settlement?

You sign a written agreement before touring that states a specific, negotiable compensation. Offers of compensation are no longer on the MLS, but a seller may agree to pay some or all of it as a term of the deal.

Can I see Verandah homes before they hit the market?

Sometimes. Owners often call us before they list, and cooperating agents tell us what is coming. We watch for your product and position and call you first when a match appears.

Who is the best buyer's agent for Verandah?

We believe it is the team that reads the record before you sign. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 106 Verandah closings on the Lee County record.

What is my next step to buy in Verandah?

Book a free buyer consultation: Call Marc at (239) 287-5873, or read how we represent buyers. We build your carrying number and short list before you tour. The community guide stays on our Verandah page.

Local Expertise: What Should Buyers Know About Where Verandah Sits?

Local expertise in Verandah means knowing the records behind the gate: unincorporated Lee County with a Fort Myers 33905 address, tax district 066 with Fort Myers Shores Fire, two districts, a master association with ten neighborhood layers, a developer-owned club with a mandatory tier, and five flood conditions inside one gate.

Data updated: October 2026 (Lee County GIS taxing authority layer, read October 28, 2026; LEEPA 2026 millage book, final; Verandah Community Association and district documents; club documents).

Where Verandah sits

Verandah lies between State Road 80 and the Orange River, east of I-75 and west of Buckingham Road, with 1.75 miles of river frontage and nearly 65 percent of its 1,456 acres in open space by the association's figure. It opened in 2003 under the Bonita Bay Group, passed to The Kolter Group in October 2012, and became resident-governed in October 2021.

Who runs what

The Verandah Community Association is the master association, managed by RealManage. Verandah East and Verandah West are independent Chapter 190 districts with separate boards and budgets. The club's current documents name Verandah Development LLC as Club Owner and Hampton Golf as manager. Neal Communities builds Heritage Preserve.

The documents behind the gate

The master Declaration was recorded December 11, 2002 at Official Records Book 3795, Page 2515; the Club Declaration is Lee County Instrument 2013000018787, recorded January 24, 2013; seven east neighborhoods carry a recorded Supplemental Declaration. We read the ones that bind your address before you sign.

Visit us

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to walk you through a Verandah short list in person or by video. Call Marc at (239) 287-5873.

Selling a Home Before You Buy in Verandah?

Selling a home before you buy in Verandah is a sequence we plan together, so both closings line up. If you own in Verandah today and are moving within the gate, our seller guide prices your home on the same county record this page uses, product by product and neighborhood by neighborhood.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026).

Read our guide to selling a home in Verandah, or request a free Verandah home valuation built on recorded sales of your own product. If you are selling elsewhere in Southwest Florida, start with a free home valuation. Call Jesse direct at (239) 898-6072 for the sale and Call Marc at (239) 287-5873 for the purchase, so one team carries both closing calendars.

Sources

This Verandah buyer guide relies on primary sources: Lee County and its Property Appraiser, the State of Florida, FEMA, the Verandah Community Association, the Verandah East and West Community Development Districts, the Verandah Club, the School District of Lee County, Lee Health, FDOT, the Lee County MPO and national bodies. Accessed October 2026 unless a line says otherwise.

County records and data

1. Lee County Property Appraiser (roll file of October 25, 2026; recorded qualified sales through September 25, 2026; our analysis): https://www.leepa.org
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026; district 066 on page 36): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
3. Lee County Property Appraiser, property search: https://www.leepa.org/Search/PropertySearch.aspx
4. Lee County GIS, Taxing Authorities layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/18
5. Lee County Tax Collector, real estate property taxes: https://www.leetc.com/property-taxes/
6. Lee County Clerk, official records search: https://or.leeclerk.org/LandMarkWeb/
7. Lee County Department of Community Development, planned development applications under review: https://www.leegov.com/dcd/rpts/Documents/DCIUnderReview.pdf
8. Lee County, FEMA flood map changes: https://www.leegov.com/dcd/flood/floodways/femamapchanges
9. Lee County, flood insurance discounts: https://www.leegov.com/dcd/flood/firm/insurance/discounts
10. Lee County, mandatory flood insurance information: https://www.leegov.com/dcd/Documents/FloodMapping/MandatoryFloodInsuranceInfo.pdf
11. Lee County, elevation certificate search: https://www.leegov.com/dcd/buildingpermitservice/searchec
12. Lee County Emergency Management, evacuation zones: https://www.leegov.com/publicsafety/evacuation
13. Lee County Emergency Management, Evacuation Zone A map: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf
14. Lee County, evacuation zone layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/EvacuationZones/FeatureServer
15. Lee County, Risk Category II wind layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/RiskCategoryII/FeatureServer
16. Lee County Utilities: https://www.leegov.com/utilities
17. Lee County Solid Waste, curbside collection: https://www.leegov.com/solidwaste/residential/curbside
18. Lee County, medical services listing: https://www.leegov.com/residents/medical
19. Lee County Land Development Code: https://library.municode.com/fl/lee_county/codes/land_development_code

Verandah Community Association

20. Verandah Community Association: https://www.vcalife.com/
21. Realtor Information, read October 28, 2026: https://www.vcalife.com/realtor-information/
22. 2026 Budget and Assessments: https://www.vcalife.com/wp-content/uploads/sites/140/2025/11/2026-Budget-Assessments-Final.pdf
23. About Verandah: https://www.vcalife.com/about-verandah/
24. What Is the VCA: https://www.vcalife.com/what-is-the-vca/
25. Declaration of Covenants, Conditions and Restrictions for Verandah: https://www.vcalife.com/wp-content/uploads/sites/140/2022/09/12.2022-Verandah-DCCRs.pdf
26. Supplemental Declarations by Neighborhood: https://www.vcalife.com/folder/08-supplemental-declaration-by-neighborhood/
27. Use Restrictions, September 2025: https://www.vcalife.com/wp-content/uploads/sites/140/2025/09/Use-Restrictions-wCover-9.17.2025.pdf
28. Everyday Living: https://www.vcalife.com/everyday-living/
29. Gatehouse: https://www.vcalife.com/gatehouse/
30. Leasing at Verandah, read October 28, 2026: https://www.vcalife.com/leasing/
31. Leasing Application, revised December 2025: https://www.vcalife.com/wp-content/uploads/sites/140/2023/09/UPDATED-12.26-2026-Leasing-Application-JT.pdf
32. Resident Information packet: https://www.vcalife.com/wp-content/uploads/sites/140/2025/03/Resident-Information.pdf
33. Fun Things to Do (kayak rules): https://www.vcalife.com/fun-things-to-do/
34. Clubs, Cards and Games: https://www.vcalife.com/clubs-cards-and-games/
35. Low Speed Vehicle registration instructions, February 2026: https://www.vcalife.com/wp-content/uploads/sites/140/2026/02/Instructions-How-to-Register-a-LSVs-v2.pdf
36. Dog Park Rules: https://www.vcalife.com/wp-content/uploads/sites/140/2022/09/VCA-Dog-Park-Rules.pdf
37. Design Review Guidelines, updated 2026: https://www.vcalife.com/wp-content/uploads/sites/140/2024/10/Design-Review-Guidelines-UPDATED-2026-2.pdf
38. Exhibit A, Fining Schedule: https://www.vcalife.com/wp-content/uploads/sites/140/2024/10/Exhibit-A-Fining-Schedule.pdf

Verandah East and Verandah West Community Development Districts

39. Verandah East and West CDDs: https://verandahcdds.net/
40. FY2026 Adopted Budget: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VEWCDDS-budget.pdf
41. FY2026 Verandah East assessment schedule: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VECDD-general-funds.pdf
42. FY2026 Verandah West assessment schedule: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VWCDD-general-funds.pdf
43. FY2027 Proposed Budget: https://www.verandahcdds.net/_assets/documents/fy-2027/2027-VEWCDDS-budget-proposed.pdf
44. Verandah East CDD audit, fiscal 2024-25: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20verandah%20east%20community%20development%20district.pdf
45. Verandah West CDD audit, fiscal 2024-25: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20verandah%20west%20community%20development%20district.pdf
46. Verandah West CDD minutes, October 12, 2022: https://verandahcdds.net/_assets/documents/fy-2023/2022-10-12-VWCDD-minutes.pdf
47. Conservation Areas Within the Districts: https://verandahcdds.net/_assets/documents/news/conservation-areas-within-the-districts.pdf

Verandah Club

48. Verandah Club, membership page (read October 28, 2026): https://www.verandahgolfclub.com/membership
49. Verandah Club Declaration of Covenants: https://www.verandahlife.com/getmedia/49a0869a-2751-4431-895f-06a11876a08d/Verandah_Club_Declaration_of_Covenants.aspx
50. Verandah Club Amended and Restated Membership Plan: https://www.verandahlife.com/getmedia/ddccc17a-f1e7-4d39-838b-586900295687/Verandah_-_Amended_Restated_Membership_Plan.aspx?ext=.pdf
51. Verandah Club membership booklet, April 2026 (Hampton Golf): https://issuu.com/hgmarketing/docs/ver_-_membership_collateral_booklet_april_2026
52. Verandah Club, golf: https://www.verandahgolfclub.com/golf
53. Verandah Club, pickleball: https://www.verandahgolfclub.com/amenities/pickleball
54. Verandah Club, tennis: https://www.verandahgolfclub.com/amenities/tennis
55. Nicklaus Design, Verandah: https://nicklausdesign.com/course/verandah/

Builder and history

56. Neal Communities at Verandah: https://nealcommunities.com/communities/verandah/
57. Neal Communities, Heritage Preserve opening, February 2022: https://nealcommunities.com/neal-communities-opens-heritage-preserve-neighborhood-at-verandah/
58. Florida Weekly, Kolter purchases Verandah, October 2012: https://www.floridaweekly.com/articles/fort-myers/the-kolter-group-purchases-verandah-from-bonita-bay-group/

State of Florida and transportation

59. Section 201.08, Florida Statutes (mortgage documentary stamp tax): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.08.html
60. Section 199.133, Florida Statutes (intangible tax): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0199/Sections/0199.133.html
61. Florida Administrative Code rule 69O-186.003: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
62. Section 720.30851, Florida Statutes: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html
63. Section 718.116, Florida Statutes: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html
64. Section 720.401, Florida Statutes: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
65. Section 718.503, Florida Statutes: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
66. Section 689.261, Florida Statutes: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html
67. Section 689.302, Florida Statutes: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html
68. Section 475.278, Florida Statutes: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html
69. Section 627.7011, Florida Statutes: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
70. Section 627.0629, Florida Statutes: https://www.flsenate.gov/Laws/Statutes/2025/627.0629
71. Section 553.899, Florida Statutes: https://www.flsenate.gov/Laws/Statutes/2024/553.899
72. Section 718.111, Florida Statutes (condominium insurance): https://www.flsenate.gov/Laws/Statutes/2025/718.111
73. Chapter 190, Florida Statutes: https://www.flsenate.gov/Laws/Statutes/2024/Chapter190
74. Florida Realtors, Exclusive Buyer Brokerage Agreement, single agent: https://www.floridarealtors.org/sites/default/files/2025-12/Exclusive%20Buyer%20Brokerage%20Agreement_Single%20Agent_EBBA-8sa_redlined.pdf
75. Florida Realtors and Florida Bar AS IS contract: https://www.floridarealtors.org/sites/default/files/2024-12/AS%20IS%20Residential%20Contract%20for%20Sale%20and%20Purchase%20%28FloridaRealtors-FloridaBar-ASIS-7%29%20Redline%20%281%29.pdf
76. Florida DBPR license verification: https://www.myfloridalicense.com/wl11.asp
77. FDOT District One, project 441942-2: https://www.swflroads.com/project/441942-2
78. Lee County MPO, Long Range Transportation Plan: https://leempo.com/plans/long-range-transportation-plan/

Federal, national, schools and healthcare

79. FEMA Map Service Center: https://msc.fema.gov/portal/search
80. FEMA National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
81. FEMA Risk Rating 2.0: https://www.fema.gov/flood-insurance/work-with-nfip/risk-rating/single-family-home
82. FEMA Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system
83. USGS gauge 02293055, Orange River: https://waterdata.usgs.gov/monitoring-location/02293055/
84. National Association of Realtors, settlement FAQs: https://www.nar.realtor/the-facts/nar-settlement-faqs
85. NAR, written buyer agreements: https://www.nar.realtor/the-facts/written-buyer-agreements-101
86. School District of Lee County, school zones: https://www.leeschools.net/student_enrollment/school_zones
87. School District of Lee County, school site locator: https://www.schoolsitelocator.com/apps/leecounty/
88. Florida Department of Education, school grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
89. Lee Health, urgent care locations: https://www.leehealth.org/our-services/urgent-care/urgent-care-near-me
90. Publix, The Shops at Verandah: https://www.publix.com/locations/1039-the-shops-at-verandah
91. Manatee Park (Visit Fort Myers): https://www.visitfortmyers.com/listing/manatee-park/42506

Downloadable Documents

Every document behind the figures in this Verandah buyer guide is public. These are the ones a buyer here uses most, each linked to the publishing authority's own copy, from the schedules that set your carrying cost to the statutes that set your cancellation rights.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida buyer's agents Verandah buyers call when a purchase has to be priced on the Lee County record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every buyer from the first tour to the closing table.

More about Jesse McGreevy, Marc Comisar and our team on the about page.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

If you're searching for "the best buyer's agent in Verandah, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.

In the last 12 months we tracked 106 Verandah closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Verandah community guide.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Ready to buy? Call Marc at (239) 287-5873 for your free Verandah buyer consultation, or read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or start with a free Verandah home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This guide is general information about buying a home in Verandah, not an appraisal and not legal, tax or insurance advice. County sales from the Lee County Property Appraiser roll file of October 25, 2026 and Lee County recorded qualified sales through September 25, 2026, our analysis. Brokered by Domain Realty.