Naples, Florida
Buy a home in The Vineyards, North Naples, with the record in hand: county resales by form, the October 29 MLS export, the 2027 master fee, unpublished neighborhood fees, the optional club, condominium law and flood, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
Buying a home in The Vineyards in North Naples means choosing one of three property forms, detached single-family homes, attached villas and condominium units, inside a master plan of 38 neighborhoods and 2,717 homes on the 2026 county roll, in ZIP 34119, unincorporated Collier County. Our guide to The Vineyards in Naples covers the history, the club and the neighborhoods in depth; this page covers what a Vineyards buyer pays, signs, checks and negotiates, as part of our Naples real estate coverage.
A note on the name, said once and plainly: this page is about the Vineyards Community Association master plan, the Vineyards PUD between Pine Ridge Road and Vanderbilt Beach Road in Naples 34119, with I-75 on its western edge and Exit 107 at Pine Ridge Road as its interstate access. It is not any of the other Florida communities called Vineyards, in Tampa, Sarasota or Windermere.
The short version: Collier County recorded 52 qualified single-family resales here from October 17, 2025 to October 16, 2026 at a $1,377,500 median, 4 villa resales at $527,250 and 82 condominium resales at $555,000. The MLS export of October 29, 2026, a different record and window, showed 158 closings over the prior 12 months, 65 active listings and 8 pending. Our live guide prints an earlier MLS pull; this page uses the newer export.
Selling a home first? Read our guide to selling a home in The Vineyards, or call Jesse direct at (239) 898-6072. To buy, call Marc at (239) 287-5873; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar represent buyers in The Vineyards, where a purchase means reading two association layers, an optional club, three property forms priced on different curves and a flood map that changes from street to street. We read each of those for the address before you offer. We are the #5 real estate team in Florida (RealTrends 2026).
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales, as career totals. For this page we tracked the 138 qualified resales Collier County recorded in The Vineyards over the last 12 months, the 699 it recorded over 60 months, and every closing, active and pending row in the MLS export of October 29, 2026. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then book your Vineyards buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we agree on the form, the neighborhood and the yearly carrying cost you want. Then we pull the sold rows for the same neighborhood and living area, ask for the neighborhood association’s estoppel certificate and budget early, check the flood zone for the parcel and write review periods long enough to read the documents. Call Marc at (239) 287-5873.
These are the facts a buyer in The Vineyards needs in November 2026, from the Collier County record, the MLS export of October 29, 2026, the Vineyards Community Association’s own published documents, FEMA and Florida law, each explained below with its record and window.
Buying in The Vineyards right now means choosing among the 65 homes the Southwest Florida MLS (Matrix) showed active on October 29, 2026, 20 single-family homes, 44 condominium units and 1 villa, with 8 more pending. Against the prior 12 months of closings, that was 4.4 months of single-family supply and 5.6 months of condominium supply, our arithmetic.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The MLS figures here come from one dated export and are never blended with the county figures. Every sale-to-list ratio is measured against the last list price in the export, not the original asking price. The county record carries no square footage on this page, so every size and per-foot figure comes from the MLS rows.
| Form | Closings, Oct 29, 2025 to Oct 29, 2026 | Median sold | Range | Median sale-to-list (last list price) | Median days on market | Median sold per living sq ft |
|---|---|---|---|---|---|---|
| Single-family | 55 | $1,385,000 | $489,000 to $2,800,000 | 95.0% | 51 | $462 |
| Villa | 9 | $530,000 | $410,000 to $625,000 | 96.5% | 59 | $276 |
| Condominium | 94 | $545,000 | $250,000 to $1,372,000 | 94.5% | 115.5 | $269 |
| All forms together | 158 | $680,000 | $250,000 to $2,800,000 | 94.7% | 77 | $305 |
Source: Southwest Florida MLS (Matrix) export of October 29, 2026, Development Name VINEYARDS, ZIP 34119.
| Form | Active | Median list price (active) | Active range | Pending | Months of supply (our arithmetic) |
|---|---|---|---|---|---|
| Single-family | 20 | $1,410,000 | $649,000 to $3,995,000 | 3 | 4.4 |
| Villa | 1 | one listing at $549,000 | $549,000 | 0 | 1.3 |
| Condominium | 44 | $514,000 | $285,000 to $1,289,000 | 5 | 5.6 |
| All forms together | 65 | $649,000 | $285,000 to $3,995,000 | 8 | 4.9 |
Months of supply divides the actives on October 29, 2026 by the average closings per month over the prior 12 months in the same export: about 4.6 single-family closings a month and 7.8 condominium closings a month, our arithmetic.
Single-family buyers face 20 listings at a $1,410,000 median list against 55 closings at a $1,385,000 median sold. Homes sold at a median 95.0 percent of the last list price after 51 median days, and 9 of the 55 closed at or above the last list price, our arithmetic. The well-priced ones move quickly: 21 of the 53 rows with a days figure showed 30 days or fewer on the market.
Condominium buyers have more choice and more time: 44 actives at a $514,000 median list against 94 closings at $545,000, a 94.5 percent median sale-to-list ratio and 115.5 median days. In the export, 42 of the 94 condominium closings took more than 120 days, and 14 closed below 90 percent of the last list price, our arithmetic. That is room to negotiate, building by building.
Villas are the thinnest market in The Vineyards: 9 MLS closings in 12 months, 7 in Villa Vistana and 2 in Napa Ridge Villas, and a single active listing on October 29, 2026, a Villa Vistana villa at $549,000. A villa buyer usually waits for the right one and moves when it lists.
Vista Pointe carried 9 actives, Tra Vigne 5, Valley Oak, Avellino Isles and Bellerive 4 each, and Terracina, Chardonnay, Clubside Reserve, Concord, Lalique, Regency Reserve and Vintage Reserve 3 each. Fifteen others carried one or two, and Wedgewood, Villa Florenza, Glen Lake Estates, San Miguel and Montelena carried none.
In The Vineyards, budget decides the form first and the neighborhood second. On the October 29, 2026 MLS export, condominium closings ran from $250,000 to $1,372,000, villas from $410,000 to $625,000 and single-family homes from $489,000 to $2,800,000, and the neighborhood medians inside each form sit several hundred thousand dollars apart.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Sold price band (all forms together) | Closings | Share of 158 (our arithmetic) |
|---|---|---|
| Up to $400,000 | 27 | 17.1% |
| $400,000 to $600,000 | 39 | 24.7% |
| $600,000 to $800,000 | 21 | 13.3% |
| $800,000 to $1,000,000 | 24 | 15.2% |
| $1,000,000 to $1,500,000 | 25 | 15.8% |
| $1,500,000 to $2,000,000 | 12 | 7.6% |
| $2,000,000 and up | 10 | 6.3% |
Below $400,000 the closings are condominium units in the older buildings; from $1,000,000 up they are mostly single-family homes plus the larger Avellino Isles condominium units.
| Single-family neighborhood | MLS closings (12 months to Oct 29, 2026) | Median sold, or the sales | Active Oct 29, 2026 | Median list, or the list prices |
|---|---|---|---|---|
| Fountainhead | 4 | $655,000 | 1 | $695,000 |
| San Miguel | 2 | $489,000 and $520,000 | 0 | none |
| Villa Verona | 2 | $550,000 and $575,000 | 1 | $699,000 |
| San Rafael | 2 | $550,000 and $675,000 | 1 | $825,000 |
| Napa Ridge (single-family) | 1 | $745,000 | 1 | $945,000 |
| Sonoma Lake | 0 | none | 2 | $649,000 and $699,000 |
| Augusta Falls | 2 | $899,000 and $1,090,000 | 1 | $925,000 |
| Palo Verde | 2 | $1,075,000 and $1,150,000 | 1 | $1,150,000 |
| Glen Lake Estates | 1 | $1,175,000 | 0 | none |
| Valley Oak | 10 | $1,237,500 | 4 | $1,410,000 |
| Hammock Isles | 11 | $1,400,000 | 1 | $1,499,000 |
| Villa Florenza | 4 | $1,400,000 | 0 | none |
| Tierra Lago | 5 | $1,775,000 | 2 | $1,600,000 and $1,650,000 |
| Wedgewood | 2 | $1,775,000 and $2,200,000 | 0 | none |
| Arbor Glen | 1 | $1,975,000 | 1 | $3,799,000 |
| Terracina | 6 | $2,200,000 | 3 | $2,695,000 |
| Venezia Grande Estates | 0 | none | 1 | $2,695,000 |
Where a neighborhood had fewer than 3 closings we print the sales, not a median. Hammock Isles covers three neighborhood associations, Aspen Palms, Banyan Bay and Chestnut Grove, under a shared Hammock Isles Master Association.
| Villa or condominium neighborhood | Form | MLS closings | Median sold, or the sales | Active Oct 29, 2026 | Median list, or the list prices |
|---|---|---|---|---|---|
| Tuscany | Condominium | 7 | $295,000 | 1 | $319,000 |
| Concord | Condominium | 7 | $285,000 | 3 | $399,000 |
| Chardonnay | Condominium | 4 | $298,500 | 3 | $299,000 |
| Silver Oaks | Condominium | 6 | $332,500 | 2 | $369,000 and $440,000 |
| Bellerive | Condominium | 6 | $345,000 | 4 | $452,000 |
| Tra Vigne | Condominium | 4 | $402,500 | 5 | $395,000 |
| Napa Ridge Villas | Villa | 2 | $410,000 and $430,000 | 0 | none |
| Lalique | Condominium | 3 | $430,000 | 3 | $545,000 |
| Laguna Royale | Condominium | 0 | none | 1 | $500,000 |
| Vintage Reserve | Condominium | 10 | $515,000 | 3 | $725,000 |
| Clubside Reserve | Condominium | 5 | $530,000 | 3 | $489,000 |
| Villa Vistana | Villa | 7 | $540,000 | 1 | $549,000 |
| Regency Reserve | Condominium | 14 | $677,500 | 3 | $595,000 |
| Montelena | Condominium | 1 | $700,000 | 0 | none |
| Vista Pointe | Condominium | 11 | $850,000 | 9 | $739,000 |
| Avellino Isles | Condominium | 16 | $1,035,000 | 4 | $1,097,500 |
Source for both tables: Southwest Florida MLS (Matrix) export of October 29, 2026. The guide calls several of these condominiums coach homes or carriage homes; on the county roll and in law they are condominium units under Chapter 718, and this page uses the legal form.
| Form | 12 months to Oct 16, 2026 | 24 months | 60 months |
|---|---|---|---|
| Single-family | 52 at $1,377,500 ($489,000 to $2,800,000) | 103 at $1,315,000 | 260 at $1,217,500 |
| Villa | 4 at $527,250 ($410,000 to $625,000) | 10 at $536,500 | 26 at $589,000 |
| Condominium | 82 at $555,000 ($250,000 to $1,372,000) | 157 at $600,000 | 413 at $605,000 |
| All forms together | 138 at $747,500 | 270 at $774,500 | 699 at $750,000 |
Collier County Property Appraiser qualified, improved, arm’s-length sales recorded October 17, 2025 to October 16, 2026 (12 months), from October 17, 2024 (24 months) and from October 17, 2021 (60 months). The county and MLS figures are different records over different windows; neither is divided into the other.
| Form and neighborhood | Beds and baths | Living sq ft | Sold | Month |
|---|---|---|---|---|
| Condominium, Tuscany | 2 Bed/2 | 1,412 | $270,000 | April 2026 |
| Condominium, Concord | 3 Bed/2 | 1,492 | $285,000 | May 2026 |
| Condominium, Vintage Reserve | 2+Den/2 | 2,058 | $575,000 | January 2026 |
| Villa, Villa Vistana | 4 Bed/2.5 | 2,086 | $625,000 | May 2026 |
| Single-family, Fountainhead | 3 Bed/2 | 2,048 | $630,000 | February 2026 |
| Condominium, Vista Pointe | 3+Den/3 | 2,620 | $945,000 | April 2026 |
| Condominium, Avellino Isles | 3+Den/3.5 | 2,892 | $1,372,000 | March 2026 |
| Single-family, Hammock Isles | 3+Den/3 | 2,690 | $1,385,000 | May 2026 |
| Single-family, Tierra Lago | 4 Bed/4 | 2,806 | $1,805,000 | April 2026 |
| Single-family, Terracina | 4+Den/4.5 | 4,864 | $2,600,000 | February 2026 |
Every Vineyards purchase starts with three answers: which form and neighborhood fit, which living area and view fit inside that, and what the address costs every year and at closing once the master fee, the neighborhood fee and the optional club are separated. Start your Vineyards buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with a free Vineyards home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Inside one neighborhood the same floor area can close far apart. In Regency Reserve, 2,494 square foot 3+Den condominium units closed at $675,000, $680,000, $725,000 and $975,000 in the export, and 2,058 square foot 2+Den units from $475,000 to $673,000. In Villa Vistana, 2,086 square foot villas closed from $490,000 to $625,000. Condition, renovation, the roof, the view and a pool explain the spread; we name those factors on every comparison and never assign a dollar figure to one of them.
Every home in The Vineyards pays the Vineyards Community Association’s 2027 approved master assessment of $1,844.20 a year, plus $590.02 more behind the Arbor gates, plus its own neighborhood association’s fee, which is not published. On top come property tax at the 2026 rate for the parcel’s millage area, insurance and, only if you join, the club.
| Home is charged | 2026 a year | 2027 a year (approved) | 2027 a quarter |
|---|---|---|---|
| Master, all homes | $1,965.73 | $1,844.20 | $461.05 |
| Master plus Access Control (owners behind the Arbor gates) | $2,524.10 | $2,434.22 | $608.56 |
| Master plus Access Control plus Silver Oaks Blvd | $2,665.44 | $2,606.95 | $651.74 |
| Master plus Access Control plus Vintage Colony Blvd | $2,630.02 | $2,607.51 | $651.88 |
Source: Vineyards Community Association, 2027 approved budget package, memo to the neighborhood associations dated October 6, 2026. The master figure works out to about $153.68 a month, our arithmetic. The Silver Oaks Blvd add-on, $172.73 a year, applies to Napa Ridge Patio, Napa Ridge Villas, San Miguel, San Rafael, Silver Oaks, Sonoma Lake and Villa Verona; the Vintage Colony Blvd add-on, $173.29, to Avellino Isles, Camelot Park, Glen Lake Estates, Regency Reserve, Venezia Grande and Villa Florenza.
The 2027 master budget pays for management and accounting, insurance, Vineyards Radio, community activities, electricity and lighting, bulk TV and communications, irrigation water, lake fountains and drainage, lake and shoreline plants, landscape maintenance, roadway maintenance, entrance signs and monuments, the perimeter fence and walls, powerwashing and reserves. Of the $1,844.20, $963.72 is the bulk telecom charge and $880.48 is the master operating and reserve share. The Declaration makes the bulk telecom charge mandatory whether or not an owner uses the service.
Each of the 38 neighborhood associations sets its own budget, and none publishes a fee schedule we can cite. In a condominium it usually carries the building exterior, roof, insurance and reserves. The master share is collected through the neighborhood association, so a neighborhood bill often already contains it. The figure for a home comes from that association’s budget and the estoppel certificate.
Lake maintenance is billed separately to each neighborhood association by its share of shoreline, and the 2027 lake budget is unchanged from 2026; it reaches owners through the neighborhood fee. Gate costs reach only the neighborhoods behind the Arbor gates: 1,735 of the 2,727 units that pay the master association, about 64 percent, our arithmetic. The documents do not list which neighborhoods those are, so we confirm gate status for the address.
The 2027 master budget levies no special assessment and every master schedule went down from 2026. The April 29, 2026 annual meeting minutes record that the reserve accounts were fully funded under the approved reserve study. There is no community development district on any Vineyards tax bill. Neighborhood and condominium special assessments are a separate question for each association’s minutes and estoppel certificate.
Florida law requires the warning that a buyer should not rely on the seller’s current property taxes as the amount the buyer will pay after purchase (section 689.261). The seller’s bill may carry a homestead exemption and years of Save Our Homes capping; your first full-year bill is based on the January 1 just value after the sale. On the 2026 certified roll the Vineyards parcels sit in three millage areas: Area 145 at a total of 9.3696 mills, and Areas 181 and 189 at 9.4721 mills, the difference being the Collier County Lighting levy of 0.1025 mills, a lighting MSTU that applies to some neighborhoods only. Those totals are the sum of the roll’s levies, our arithmetic, and parcels billed for county solid waste carry a $269.77 charge on the same bill.
On the 2026 roll, Bellerive, Chardonnay, Clubside Reserve, Concord, Montelena, Napa Ridge, San Miguel, San Rafael, Silver Oaks, Sonoma Lake, Tra Vigne, Tuscany, Villa Verona and Valley Oak sit in Area 181 and Erin Lake in Area 189; the rest sit in Area 145.
If the home becomes your Florida homestead, the exemption reduces assessed value by up to $50,000, and Save Our Homes then limits yearly growth in the assessed value to the lower of 3 percent or the change in the CPI, 2.7 percent for 2026. Portability can carry up to $500,000 of the difference between just and assessed value from a prior Florida homestead. The Collier Tax Collector mails bills by October 31, they are due November 1 with a 4 percent discount in November, and they become delinquent April 1.
Insurance is named here and not priced: no premium figure is published that we can cite for The Vineyards. A condominium owner carries a unit owner policy, often called an HO-6, beside the association’s building policy; a single-family or villa owner insures the whole home. Flood insurance depends on the parcel’s zone. Water and sewer, electricity and the county solid waste charge are not part of the master fee.
Vineyards Country Club is not in any association budget. If you join, its published 2026 schedule, as our guide reported it, was a $150,000 non-refundable initiation and $18,725 in annual dues for Full Golf, and $48,000 and $8,775 for Lifestyle, dues billed October 31 and due by December 15, prorated in the first year. No 2027 club figure is printed here; confirm with the club at (239) 353-1500.
At a closing in The Vineyards, in Collier County, the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, pays the deed recording and, if financing, the note stamps, the intangible tax and the lender’s policy. Any neighborhood capital contribution or application fee shows on that association’s estoppel certificate. The contract controls every line.
In Collier County the buyer customarily pays the owner’s title policy and picks the title company, and always pays the lender’s policy; these are customs, not laws, and the contract decides. Florida promulgates the premium: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. Settlement fees are set by the title company and commonly run $500 to $1,500. Deed documentary stamps of $0.70 per $100 are the seller’s by Collier custom.
The Vineyards Community Association’s Second Amended and Restated Declaration contains no resale capital contribution, working capital charge or transfer fee, and neither does its 2027 budget or its sales and leasing page. A neighborhood association may charge one under its own documents, and none publishes the figure, so we read the neighborhood’s estoppel certificate for it before the inspection period ends.
The master association sends estoppel requests to the neighborhood association, and a sale can need the neighborhood certificate plus the master’s statement of assessments. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). The certificate is issued within 10 business days of a request. Who pays the fee is a contract term.
For a single-family home or a villa, the buyer must receive the section 720.401 disclosure summary for the homeowners’ association layer before signing. A contract signed without it is voidable within 3 days of receiving the summary or before closing, whichever comes first. Section 720.401 does not apply to an association regulated under Chapter 718, so a condominium purchase runs on the 718.503 package described below; whether the master summary is also delivered on a condominium sale is a question we put to the closing agent.
Since October 1, 2024, section 689.302 requires the seller to give a flood disclosure at or before the contract, and since October 1, 2025 the form asks about flood insurance claims. That matters here, where about a third of the community by area is in a Special Flood Hazard Area. Section 689.261 supplies the property tax warning above.
$680,000 is the MLS export’s median sold price across all 158 closings, all forms together, used here only as an illustrative price, financed at 80 percent. The totals are our arithmetic; the real figures come from your loan estimate, the estoppel certificates and the closing agent.
| Line (buyer side, illustrative) | Amount | Basis |
|---|---|---|
| Down payment, 20 percent | $136,000 | Price less a $544,000 loan |
| Documentary stamp tax on the note | $1,904 | 35 cents per $100 of $544,000 |
| Nonrecurring intangible tax on the mortgage | $1,088 | 0.002 times $544,000 |
| Owner’s title insurance premium (Collier custom: buyer) | $3,475 | Promulgated rate on $680,000, before any reissue credit |
| Lender’s title policy | quoted by the title company | Issued with the owner’s policy |
| Deed recording | about $18.50 to $35.50 | $10 first page, $8.50 each added page |
| Settlement or closing fee | commonly $500 to $1,500 | Set by the title company, an estimate |
| Condominium application, if a condominium | up to $184 per applicant | Florida DBPR’s adjusted cap under section 718.112 |
| Neighborhood application or capital contribution | as the estoppel certificate states | Not published; no figure printed |
| Prorated master assessment | by closing date | $461.05 a quarter for 2027 |
| Prorated neighborhood fee and property tax | by closing date | From the estoppel certificate and the county tax bill |
Lender charges, the appraisal, the inspection, any survey and the first year’s insurance come on top and depend on your lender and your choices. The seller’s deed stamps at $0.70 per $100 would be $4,760 on the same price, our arithmetic, and are not a buyer line by Collier custom.
The Vineyards Community Association, the master association, publishes no purchase application, no approval step and no approval fee. Approval, where it exists, comes from the neighborhood or condominium association under its own declaration, so the timeline for a specific home is set by that association’s documents, which we read before the contract dates are fixed.
The master association’s role at a sale is the statement of assessments and the gate. Its Declaration provides a status statement on written request with a processing fee no higher than the law allows; Florida law now sets a 10 business day turnaround. After closing, new owners present the warranty deed and a valid photo ID at the South Gate, 70 Arbor Boulevard, to be added to the access system, and barcodes are issued there seven days a week from 8 a.m. to 8 p.m.
Each of the 38 neighborhood associations sets its own rules on purchase approval, interviews, application fees and timing; they are set by each neighborhood association, so ask for its rules early. Florida caps a condominium association’s application fee at $184 per applicant for a sale or a lease. We put the approval window in the contract so a slow approval does not collide with your rate lock.
If you take title in a trust, an LLC or another entity, or with co-owners, the master Declaration requires one natural person to be designated the primary occupant, and no more than one change of primary occupant is allowed in any 12-month period except on a death or a transfer of ownership. The stated purpose is to keep homes from being used as short-term transient accommodations.
At the Freddie Mac Primary Mortgage Market Survey 30-year average of 7.18 percent for the week of November 5, 2026, principal and interest on a home in The Vineyards bought with 20 percent down runs about $2,954 a month at $545,000, $3,685 at $680,000 and $7,506 at $1,385,000. Those are illustrative figures, not a quote.
| Illustrative price | What it reflects | Down payment (20%) | Loan | Principal and interest a month at 7.18% |
|---|---|---|---|---|
| $545,000 | Condominium MLS median, October 29 export | $109,000 | $436,000 | $2,953.62 |
| $680,000 | All-forms MLS median, October 29 export | $136,000 | $544,000 | $3,685.25 |
| $1,385,000 | Single-family MLS median, October 29 export | $277,000 | $1,108,000 | $7,505.98 |
Our arithmetic, illustrative, at the Freddie Mac PMMS 30-year average of 7.18% for the week of November 5, 2026 (the 15-year average was 6.57 percent that week). Property tax, insurance, the master assessment and the neighborhood fee come on top. A loan the size of the third row may be priced differently from the survey average; your lender’s loan estimate governs.
The 2027 master assessment of $1,844.20 a year is about $153.68 a month, our arithmetic, which takes the three illustrative payments to about $3,107, $3,839 and $7,660 before the neighborhood fee, tax and insurance. Behind the Arbor gates the master and access control together are $2,434.22 a year. The neighborhood fee is the larger unknown in a condominium, and we get it from the association’s budget before you write.
The survey changes weekly; the 30-year average was 7.24 percent the week before and 6.22 percent a year earlier. We re-run the payment at the rate on your own loan estimate before you write an offer, and we size the offer to the payment, not the other way round.
A condominium purchase in The Vineyards is a resale under section 718.503(2) of the Florida Statutes: the buyer is entitled to the association’s documents, and the contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. Fourteen Vineyards condominiums hold 1,527 units on the 2026 county roll.
The buyer is entitled, at the seller’s expense, to the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that one has not been completed, the turnover inspection report where one exists, and the frequently asked questions and answers sheet. We read the budget, the reserve schedule and the minutes before the window closes.
The statute’s clause makes the agreement voidable by the buyer by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents. If the buyer received them more than 7 such days before signing, the contract says so instead. The 3-day window people quote belongs to the homeowners’ association disclosure under section 720.401, not to a condominium resale.
Section 718.112(2)(g) requires a structural integrity reserve study for each condominium building three habitable stories or higher, at least every 10 years, covering items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors. Associations existing on or before July 1, 2022 needed their first study completed by December 31, 2025. A 2025 law exempts four-family dwellings of three or fewer habitable stories.
Section 553.899 requires a milestone inspection for condominium buildings three habitable stories or more in height, first by December 31 of the year the building reaches 30 years of age, with a 25-year option, and every 10 years after. Collier County applies 25 years within three miles of salt water and 30 beyond. Whether a specific Vineyards building is three habitable stories, and where its study and inspection stand, is a question for that association, answered in writing.
The same 2025 law lets an association pause reserve funding while it pays for milestone repairs, and requires condominiums of 25 or more units to keep an official-records website from January 1, 2026; every Vineyards condominium has at least 33 units on the county roll, our arithmetic. We read the reserve schedule and the minutes before you are bound.
Under section 718.111(11), the association insures the building, and its policy must exclude the unit’s floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments, which are the unit owner’s to insure, along with contents and liability. That unit owner policy is commonly called an HO-6. Reconstruction after a loss is the association’s job unless otherwise authorized.
The condominium estoppel certificate is issued within 10 business days under section 718.116(8). A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112), and the seller’s estoppel certificate is capped at $299 for a current account.
The Vineyards has a mixed flood map: on FEMA’s National Flood Hazard Layer, about 64 percent of the community by area is outside the Special Flood Hazard Area and about 36 percent is inside it, in Zones AE and AH along the lakes and preserves. The zone is read per parcel and decides whether a lender requires flood insurance.
| FEMA flood zone | Special Flood Hazard Area? | Share of the community by area |
|---|---|---|
| Zone X, minimal hazard | No | 39.5% |
| Zone X, 0.2% annual chance | No | 24.3% |
| Zone AE | Yes | 18.2% |
| Zone AH | Yes | 18.1% |
These shares come from our guide’s area-weighted reading of FEMA’s National Flood Hazard Layer clipped to the Vineyards census area, so they describe the census area and not the exact association boundary. Base flood elevations inside the community run from 10.5 to 13.0 feet NAVD88 and vary, so there is no single community elevation.
Panel 12021C0401H, effective May 16, 2012, covers roughly the northern 79 percent of the community, and panel 12021C0403J, effective February 8, 2024, covers the southern 21 percent. Saying the community’s map is from 2024 is wrong for most of it. Twenty-six completed Letters of Map Amendment intersect The Vineyards, so the mapped zone is not always the operative determination for a parcel.
The clubhouse at 400 Vineyards Boulevard sits in Zone X, minimal hazard, while the association office at 75 Vineyards Boulevard sits in Zone AH, a Special Flood Hazard Area. Pull the address on FEMA’s Map Service Center or Collier County’s flood map search, ask the seller for any elevation certificate and Letter of Map Amendment, and call the Collier Flood Info Hotline at (239) 252-2942 for a written determination.
Collier County opened an appeal period on a preliminary flood insurance rate map from August 19, 2026. The preliminary zones for Vineyards parcels have not been checked for this page, so we look up the address on FEMA’s Flood Map Changes Viewer before you offer and recheck when the new map is adopted.
The master association’s Hurricane Ian record is a damaged fence and radio hardware, with no casualty loss, claim or special assessment in its audited 2022 statements; that speaks to common property, not any one home. The National Weather Service recorded water entering structures in North Naples neighborhoods during Hurricane Debby in August 2024, from 4 to 6 inches of rain at high tide; the documented inland hazard here is rainfall flooding, not storm surge.
Collier County holds Community Rating System Class 5, which carries a 25 percent discount on NFIP policies inside the Special Flood Hazard Area. With about a third of the community in that area, the discount is relevant to many buyers here, but the premium for a specific home depends on its elevation and the policy, and we print no premium.
This page prints no evacuation zone for The Vineyards. Look up the specific address on the Florida Division of Emergency Management’s Know Your Zone tool before you rely on any zone.
In The Vineyards you live under two sets of rules: the master Declaration, which governs pets, vehicles, the gate and community-wide use, and your neighborhood or condominium association’s own documents, which usually govern leasing minimums, approvals and building rules. The master Declaration sets no minimum lease term; the neighborhood documents often do.
The master Declaration sets no minimum lease term, no annual lease count and no lease approval, makes owners responsible for their tenants and subordinates every lease to the association’s lien. Minimum terms and how often a home may be leased are set by each neighborhood association; ask for its rules. Never assume one community-wide rental rule here.
Owners notify the gatehouse with the tenant’s details. Short-term tenants receive a temporary pass through the last day of the lease; tenants for over six months apply at the South Gate for a barcode. A copy of the signed lease goes to the South Gate on the first day of the lease.
Under the master Declaration, commonly accepted household pets such as dogs, cats and birds may be kept in reasonable numbers, must be under direct control by leash or similar means outside the home, and waste must be picked up immediately. The Board may order the removal of a pet that is a source of unreasonable annoyance. Livestock, fowl and reptiles are not allowed. The master sets no count, weight or breed limit; neighborhood documents may be stricter.
A commercial vehicle may not be parked at a home for more than four hours unless it is there for construction, repair or maintenance, and no commercial or recreational vehicle may be parked overnight unless it is fully inside a garage. Pickups and vans used for personal transport are not commercial vehicles. Boats, trailers, campers and disabled vehicles must be garaged. The master Declaration has no golf cart rule we can cite.
Contractors enter Monday through Saturday from 7 a.m. to 7 p.m., not on Sundays or holidays except in an emergency. Guests are admitted only when the gatehouse has been notified, and the gatehouses accept no packages. Gate staff are not police officers, and the association does not guarantee security.
Major projects on or visible from master association common property, and tree removal inside a neighborhood, need the master association’s architectural review approval, and each neighborhood association has its own review on top. Plan a renovation through both before you count on it.
No. Vineyards Country Club membership is optional and separate from buying a home in The Vineyards; the club is a privately owned, non-equity club, not part of any association budget, and open to non-residents. Vineyards Community Park, next door, is a free public Collier County park, available without any membership.
Vineyards Country Club runs 36 holes on two 18-hole courses, North and South, both rebuilt by golf architect Kipp Schulties, the South completed in December 2023 and the North in December 2024. The rebuild was announced in March 2022, before Hurricane Ian, and was elective, not storm repair. The club reports that it has never assessed its members, carries no food and beverage minimums, and that about 75 percent of members live inside the community.
Per the club’s published 2026 schedule as our guide reported it, Full Golf is a $150,000 non-refundable initiation with $18,725 in annual 2026 dues, and Lifestyle is a $48,000 non-refundable initiation with $8,775 in annual 2026 dues. Lifestyle members can upgrade by paying the difference. Both tiers include the Racquet Center. These are 2026 figures; confirm the current schedule and availability with the club’s membership director at (239) 353-1500 before you rely on them.
The Racquet Center runs 12 Har-Tru tennis courts, three pickleball courts and three bocce courts, with no court fees for members. The 15,000 square foot Wellness Center and Spa has a half-sized Olympic saltwater lap pool, and the 70,000 square foot clubhouse runs several dining venues.
Vineyards Community Park is a 35.5-acre Collier County Parks and Recreation park at Arbor Boulevard West, between Vanderbilt Beach Road and Pine Ridge Road, open daily from 8 a.m. to 10 p.m., (239) 252-4105. It has lighted softball, soccer, tennis and basketball facilities, walking paths, picnic shelters, a playground and a water play feature, and a community center with meeting rooms. Our Vineyards neighborhood guide has the full club and park detail.
Homes in The Vineyards are assigned to Collier County public schools by address, a hospital sits on Pine Ridge Road at the community’s edge, and I-75 Exit 107 at Pine Ridge Road, the community’s interstate access, opened in its final diverging diamond configuration on June 1, 2026. Confirm the school assignment and the drive for your specific address.
The reported assignment pattern for The Vineyards is Vineyards Elementary School, Oakridge Middle School and Gulf Coast High School, all Collier County Public Schools in ZIP 34119, and all three earned an A from the Florida Department of Education for 2025-26. Assignment is by address and boundaries change, so confirm the address on the district’s Interactive Zoning Tool and in writing during the inspection period.
Physicians Regional, Pine Ridge, a 177-bed acute care hospital with 24-hour emergency care on Pine Ridge Road in ZIP 34119, is roughly 1.2 miles by road from the club. NCH North Hospital on Health Park Boulevard also runs a 24-hour emergency department.
The Vineyards sits about ten miles northeast of downtown Naples, per the US Census Bureau’s description of the Vineyards census area, with I-75 on its western edge. Our guide deliberately publishes no drive-time table until the Exit 107 work is finished; for an honest estimate from a specific address, call Marc at (239) 287-5873.
A buyer who looks at The Vineyards often also looks at Pelican Marsh, another North Naples master plan with optional club membership, and at Village Walk of Naples, the separate DiVosta community beside The Vineyards with its own association. The structural differences below come from our own guides; no Village Walk figure is counted anywhere on this page.
| What a buyer compares | The Vineyards | Pelican Marsh | Village Walk of Naples |
|---|---|---|---|
| What it is | Vineyards PUD master plan, 38 neighborhoods, 2,717 homes on the 2026 roll | A large North Naples master-planned community | A separate DiVosta community beside The Vineyards |
| Association layers | Master association plus 38 neighborhood associations | See our Pelican Marsh guide | Its own association, not part of the Vineyards Community Association |
| Property forms | Single-family, villa and condominium | See our Pelican Marsh guide | See our Village Walk guide |
| Golf | 36 holes on two courses, optional, non-equity club | One 18-hole course, optional membership | See our Village Walk guide |
| Land | Vineyards PUD 1,930.16 acres on Collier’s PUD list | Over 1,000 acres, more preserve acreage | See our Village Walk guide |
| In this page’s figures | Yes, every count and median | No | No |
Pelican Marsh is the closest structural match: a large master plan, optional membership, half the golf holes of The Vineyards and more preserve; our guide to buying a home in Pelican Marsh covers its fees and rules. Village Walk of Naples is a different community with its own documents; read its guide rather than assuming any Vineyards rule or fee applies there.
We find the right home in The Vineyards by fixing the form, the neighborhood and the living area first, then reading every closed MLS row of the same neighborhood and size before a showing. We negotiate from the October 29, 2026 export, where median sale-to-list ran 95.0 percent for single-family homes and 94.5 percent for condominiums.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
We tracked every closed row in the export by form. In it, the median gap between the last list price and the sold price was $75,000 on single-family closings, $30,000 on condominium closings and $19,000 on villa closings, our arithmetic. Nine of 55 single-family homes and 6 of 94 condominium units closed at or above the last list price. The deepest single-family discount was about 80 percent of the last list price, and 14 condominium units closed below 90 percent.
The county record holds 635 repeat sales in which the later sale recorded after October 17, 2021, with a median change of plus 81.4 percent, our arithmetic. Condominium medians by calendar year tell the other side: $685,000 in 2024, $599,900 in 2025 and $582,500 in 2026 through October 16. A unit bought near the 2024 county median may carry a price expectation the current rows do not support, and we show you the pairs before you offer.
Over the 12 months to October 16, 2026, county resale recordings in The Vineyards ran from 1 in September 2026 to 21 in March 2026, and 76 of the 138 recorded from February to May 2026. Recording lags the contract, so these are closing months, not a forecast.
Every Vineyards offer we write allows time for the neighborhood estoppel certificate and budget, the master statement, the 720.401 summary or the 718.503 package, any neighborhood approval, insurance quotes, the flood zone for the parcel and a roof inspection. Call Marc at (239) 287-5873.
Since August 17, 2024, under the NAR settlement, a buyer in The Vineyards signs a written agreement with their agent before touring a home, and that agreement must state that broker fees and commissions are fully negotiable and not set by law. Offers of buyer-agent compensation are no longer allowed on MLS platforms, so the agreement governs it.
Before we show you a Vineyards home, we sign a buyer agreement that states what we are paid and how. It is negotiable, and you read it before you sign.
A seller may still agree to pay part or all of the buyer’s agent compensation as a contract term, or the buyer pays under the agreement. We put the term in writing before you offer.
You can see current listings in The Vineyards on our team’s listing site, Domain Realty Group, and have new ones sent to you. On the Southwest Florida MLS (Matrix) export of October 29, 2026, 65 homes were active, 20 single-family, 44 condominium and 1 villa, from $285,000 to $3,995,000, with 8 more pending.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
For every active home in the community, see the current Vineyards listings on Domain Realty Group, our team’s listing site, updated from the MLS. The count on any given day will differ from the October 29 export.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for homes that have come to market since October 29, 2026. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide, and our Naples area guide covers the neighborhoods.
To start your buyer consultation for The Vineyards, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active homes that fit your form, neighborhood and living area, the sold rows for the same neighborhood, the yearly cost for each address and the documents to order before an offer.
Matching homes and sold rows, a yearly cost sheet with the master fee and the neighborhood fee separated, the estoppel and approval timeline, the flood zone for each address and a plan for your first offer. It is confidential and carries no obligation.
Jesse McGreevy and Marc Comisar lead a top-reviewed Southwest Florida real estate team, Domain Realty Group, and a buyer in The Vineyards should know what working with our team is like. These are clients in their own words, quoted exactly as posted; they describe our team, not any Vineyards home. More reviews are on our Google profile.
★★★★★ “We worked with Marc Comisar to find a home in Southwest Florida area. Marc was very knowledgable of the real estate market and helped us narrow the search to specific developments and homes that would meet our needs and have long term value. Marc was very friendly and patient throughout the process. Would highly recommend Marc to anyone looking to buy a home in the Southwest Florida area.” Verified Zillow review
★★★★★ “Very impressive team. Marc, especially, was patient with me as my stress level mounted. Both Comisar and McGreevy are very knowledgeable and responsive. Excellent service from them. Highly recommend them to others.” Verified Zillow review
★★★★★ “We have been working with Jesse off and on for the last 5 years. Our situation was a bit unique as we have been in and out of a holding pattern relating to our relocation to SW FL. Jesse has always been responsive and very honest about every property or situation that we have entered. Eventually this relocation will happen and all the work he has put in will pay off.” Verified Zillow review
These are the questions buyers ask about The Vineyards, answered from the county record through October 16, 2026, the MLS export of October 29, 2026, the master association’s published documents, FEMA and Florida law. For today’s count, call Marc at (239) 287-5873; we are Top 1% Real Estate Agents Nationally Since 2008.
Choose the form first, single-family, villa or condominium, then the neighborhood, then the living area. Read the sold rows for that neighborhood, get the neighborhood association’s budget and estoppel certificate, check the parcel’s flood zone, and sign a written buyer agreement before touring. We run each step with you.
The Vineyards Community Association master plan in North Naples, ZIP 34119, between Pine Ridge Road and Vanderbilt Beach Road, east of I-75. It does not cover the Vineyards communities in Tampa, Sarasota or Windermere, and it does not count Village Walk of Naples, a separate community with its own association.
Three legal forms: 1,091 detached single-family homes, 99 attached villas in Napa Ridge Villas and Villa Vistana, and 1,527 condominium units in 14 condominiums, on the 2026 county roll. Several condominiums are marketed as coach homes or carriage homes; legally they are condominium units under Chapter 718.
Thirty-eight neighborhoods and 2,717 homes on the 2026 county roll. The master budget’s 2,727 paying units also count 8 club units.
Avellino Isles, Bellerive, Chardonnay, Clubside Reserve, Concord, Laguna Royale, Lalique, Montelena, Regency Reserve, Silver Oaks, Tra Vigne, Tuscany, Vintage Reserve and Vista Pointe, 14 in all. A condominium purchase brings the section 718.503 document package and the 7-day voidability window.
A coach home here is a condominium unit governed by Chapter 718, whatever the building looks like from the street. A villa in Napa Ridge Villas or Villa Vistana is an attached home on its own platted lot, governed by a homeowners’ association. The legal form, not the marketing name, sets the documents and insurance.
Collier County recorded 52 single-family resales in the 12 months to October 16, 2026 at a $1,377,500 median, from $489,000 to $2,800,000. In the MLS export of October 29, 2026, 55 single-family closings had a $1,385,000 median and 20 actives a $1,410,000 median list price.
Collier County recorded 82 condominium resales in the 12 months to October 16, 2026 at a $555,000 median, from $250,000 to $1,372,000. The MLS export of October 29, 2026 showed 94 condominium closings at a $545,000 median and 44 actives at a $514,000 median list price.
Collier County recorded 4 villa resales in the 12 months to October 16, 2026 at a $527,250 median. The MLS export of October 29, 2026 showed 9 villa closings at a $530,000 median, from $410,000 to $625,000, and one active villa at $549,000.
On October 29, 2026 the 65 active MLS listings ran from $285,000 for a condominium unit to $3,995,000 for a single-family home, with an all-forms median list price of $649,000. The neighborhood decides where in that range a home sits.
In the October 29, 2026 export, single-family homes closed after 51 median days at 95.0 percent of the last list price, and condominium units after 115.5 median days at 94.5 percent. Condominium buyers had the most room: 42 of 94 closings took more than 120 days, our arithmetic.
It turns on budget, maintenance and documents. A condominium bundles the building exterior and insurance into the association fee and brings SIRS and milestone questions; a single-family home puts the roof and insurance on you. On October 29, 2026 condominium supply ran 5.6 months and single-family 4.4, our arithmetic.
Two layers. The master association’s 2027 approved assessment is $1,844.20 a year, $461.05 a quarter, plus $590.02 for homes behind the Arbor gates. Each neighborhood association bills its own fee on top, which is not published; its budget and the estoppel certificate give the figure for a home.
The master association budgets on the calendar year and shows yearly, quarterly and monthly columns: $1,844.20 a year, $461.05 a quarter, about $153.68 a month. How each neighborhood association bills its owners is set by that association; the estoppel certificate shows the installment and the paid-through date.
Common-area upkeep, roads, lighting, landscaping, lakes, insurance, management and reserves, plus a mandatory bulk TV and communications charge of $963.72 a year. It does not include the club, the neighborhood fee, utilities or property tax.
Not at the master level: the master Declaration, budget and sales page name no capital contribution or transfer fee. A neighborhood or condominium association may charge one under its own documents, and none publishes the figure, so the estoppel certificate is where it shows.
No. There is no community development district in The Vineyards and no CDD line on its tax bills. Some neighborhoods do pay the Collier County Lighting levy of 0.1025 mills, a county lighting MSTU, on the 2026 roll.
Not at the master level: the 2027 master budget levies none, and every master schedule fell from 2026. Neighborhood and condominium associations can levy their own, and none is published, so we read that association’s minutes and estoppel certificate before you are bound.
No. Vineyards Country Club is a separate, privately owned, non-equity club. Membership is optional, it is not in any association budget, and buying a home does not make you a member.
Per the club’s published 2026 schedule as our guide reported it, Full Golf is a $150,000 non-refundable initiation with $18,725 in annual 2026 dues, and Lifestyle is $48,000 with $8,775 in annual 2026 dues. No 2027 figure is printed here; confirm with the club at (239) 353-1500.
Thirty-six, on two 18-hole courses, North and South, both rebuilt by Kipp Schulties, the South completed in December 2023 and the North in December 2024. The rebuild was elective and announced in March 2022, before Hurricane Ian.
No. The 2027 budget charges access control only to owners behind the Arbor gates, 1,735 of the 2,727 units that pay the master association, about 64 percent, our arithmetic. The documents do not list which neighborhoods those are, so we confirm gate status for the address.
It is mixed. On FEMA’s National Flood Hazard Layer, about 64 percent of the community by area is in Zone X and about 36 percent is in a Special Flood Hazard Area, Zones AE and AH. Two map panels with different dates cover it, so the zone is read per parcel.
A lender requires it when the parcel is in a Special Flood Hazard Area, which covers about a third of the community by area. Outside that area it is optional, and still worth pricing, because the documented inland hazard here is rainfall flooding. Collier’s CRS Class 5 rating gives a 25 percent NFIP discount inside the area.
The master association’s minutes record a damaged fence along Arbor Boulevard and community radio hardware, and its audited 2022 statements show no casualty loss, no claim and no special assessment. That covers common property only; ask about the specific home.
No premium figure is published that we can cite, so this page prints none. The quote depends on the form, the roof age, the flood zone and, in a condominium, what the association’s policy covers. Get quotes during the inspection period.
The roof, the HVAC system, windows and plumbing, especially on original systems, because Florida underwriting is unforgiving about roof age. In a condominium, read the reserve schedule, the structural integrity reserve study status and the minutes as carefully as the unit.
Not the seller’s. Your bill resets to the January 1 just value after the sale. The 2026 total is 9.3696 mills in millage Area 145 and 9.4721 mills in Areas 181 and 189, our arithmetic from the certified roll, before any homestead exemption.
Yes, in writing from the association. Florida requires structural integrity reserve studies and milestone inspections for condominium buildings three habitable stories or higher, and the buyer is entitled to the study, or a statement that one has not been completed, under section 718.503.
Under section 718.503(2), a resale contract is voidable by the buyer for 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the required documents. The 3-day window belongs to the homeowners’ association disclosure under section 720.401.
The master Declaration sets no minimum lease term, lease count or lease approval. Each neighborhood or condominium association sets its own leasing rules; ask for them before you buy. Every lease is registered at the South Gate.
At the master level, household pets such as dogs, cats and birds are allowed in reasonable numbers, under direct control outside the home, with waste picked up. The master sets no count, weight or breed limit; neighborhood documents may be stricter.
Boats, trailers, campers and recreational vehicles must be kept inside a garage. A commercial vehicle may stay no more than four hours unless it is working on the home, and none may stay overnight outside a garage. Personal pickups and vans are not commercial vehicles.
Vineyards Property Management, care of PMP SWFL, at 75 Vineyards Boulevard, Suite 3, (239) 353-1992, manages the master association. The Second Amended and Restated Declaration, the Bylaws and the 2027 budget are on the association’s website and linked below.
In North Naples, unincorporated Collier County, ZIP 34119, with I-75 on its western edge and access at Exit 107, Pine Ridge Road. The Vineyards PUD sits between Pine Ridge Road and Vanderbilt Beach Road.
The main project is finished: I-75 Exit 107 at Pine Ridge Road opened in its final diverging diamond configuration on June 1, 2026, with finishing work to an estimated mid-2027. There is no Pine Ridge Road widening between Vineyards Boulevard and Logan Boulevard.
The reported pattern is Vineyards Elementary, Oakridge Middle and Gulf Coast High, Collier County Public Schools, all graded A for 2025-26. Assignment is by address, so confirm it on the district’s Interactive Zoning Tool.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the seller customarily pays the deed stamps at $0.70 per $100. These are customs; the contract controls.
Both are large North Naples master plans with optional club membership. The Vineyards has 36 holes, three property forms across 38 neighborhoods and a master plus neighborhood fee structure; Pelican Marsh has one 18-hole course and more preserve. We compare the yearly cost of the actual addresses.
Yes, but the master Declaration requires one natural person to be designated the primary occupant, with no more than one change in any 12-month period except on a death or a transfer of ownership. Neighborhood documents may add their own approval steps.
Still weighing a purchase in The Vineyards? Call Marc at (239) 287-5873 or start your Vineyards buyer consultation, and read our complete guide to The Vineyards for the full background.
If you are selling a home before you buy in The Vineyards, time the two contracts together: your down payment, the neighborhood estoppel and approval, the condominium document window, the insurance quotes and the flood check all fall due while your sale is closing. Jesse leads listings and Marc leads the purchase, so one team runs both calendars.
We set the sale’s closing date first, then write the Vineyards offer to fit it, with a sale contingency only where the seller will accept one. If the home you are selling is in The Vineyards, read our guide to selling a Vineyards home or start with a Vineyards home valuation, and call Jesse direct at (239) 898-6072.
Every figure on this page about The Vineyards traces to a source below: the Collier County record, the Southwest Florida MLS, the master association’s published documents, the club’s 2026 schedule as our guide reported it, FEMA, Freddie Mac, NAR, the Florida Statutes and the agencies that publish tax, flood, road and school data. No listing portal or competing brokerage is cited.
These are the documents a buyer in The Vineyards reads before an offer, each linked at its publisher: the master Declaration and Bylaws, the 2027 master budget with the assessment schedule, the gate sheet, the state estoppel fee schedule, the condominium resale statute and the county flood lookup.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Second Amended and Restated Declaration of Master Covenants | Vineyards Community Association | Assessments, collection through the neighborhoods, pets, vehicles, the primary occupant rule | Open the Declaration |
| Bylaws | Vineyards Community Association | Meetings, budgets and the fine and hearing process | Open the Bylaws |
| 2027 approved budget package, October 6, 2026 | Vineyards Community Association | The 2027 master, access control and boulevard assessments | Open the budget package |
| Gate Access Information Sheet | Vineyards Community Association | Barcodes, guests, tenants and vendor hours | Open the gate sheet |
| Estoppel certificate fee amounts | Florida DBPR | The $299, $119 and $179 estoppel caps and the $184 condominium transfer fee cap | Open the fee schedule |
| Section 718.503, Florida Statutes | Florida Legislature | The condominium resale documents and the 7-day window | Read the statute |
| Flood map and elevation certificate search | Collier County | The flood zone and any elevation certificate for an address | Search the flood map |
The neighborhood association’s budget, reserve schedule, rules and estoppel certificate for a specific home come through that association’s manager and the closing agent; the flood panel for a specific address comes from FEMA’s Map Service Center.
Your buyer’s agents in The Vineyards are Jesse McGreevy and Marc Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the form, the neighborhood association’s budget and estoppel certificate, the condominium documents, the gate status and the flood map with you before an offer, and every figure here traces to the sources above.
If you’re searching for “the best buyer’s agent in The Vineyards, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including The Vineyards, Pelican Bay and Talis Park. Our team provides honest market guidance and partner-level negotiation, starting from our neighborhood guide to The Vineyards.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in The Vineyards? Start your Vineyards buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export, Development VINEYARDS). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in The Vineyards with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.