Updated September 2026
Seven carriage-home plans, single and double garages and a $540,000 MLS median inside Vanderbilt Country Club. McGreevy and Comisar put the fee stack, the $15,000 contribution and the plan-by-plan sales on paper before you tour. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Wedgewood at Vanderbilt means buying one of 338 two-story carriage homes in 37 buildings on Danbury Boulevard and Radcliffe Terrace, inside Vanderbilt Country Club in Naples, Florida 34120, with an attached garage, full club membership that comes with the deed and a $15,000 Resale Capital Contribution at closing. This page is the step by step purchase path, plan by plan and dollar by dollar. For the full portrait of the village itself, read our Wedgewood at Vanderbilt neighborhood guide, and for the club and all four villages, our Vanderbilt Country Club community guide.
If you are choosing an agent before you choose a home, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own a Wedgewood home and are selling to move, start with how we sell Wedgewood at Vanderbilt homes and a free Wedgewood at Vanderbilt home valuation. Weighing the elevator condominiums next door as well? Our Waterford at Vanderbilt buyer guide applies the same record-first method to the club’s other condominium village.
Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single Wedgewood home we will show you which plan, which floor and which garage your budget actually buys.
Buying a home in Wedgewood at Vanderbilt takes five decisions most Naples condominium purchases do not: first floor or second floor, single or double garage, one of seven Worthington plans, a carrying cost of $18,074.44 to $18,288.72 a year in association charges, and a closing file with two estoppels and a condominium resale package.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Everything below comes from the club’s own real estate pages, floor plans and 2026 fee sheet, the recorded Master Declaration and its 2024 amendment, the Florida Department of Business and Professional Regulation’s condominium register, the Florida Statutes, FEMA’s flood map and its letters naming Wedgewood buildings, Collier County Public Schools’ address service, the Collier County Property Appraiser’s roll and recorded sales, and the Southwest Florida MLS pulled September 26, 2026. Where the public record stops, this page says so and names the document that holds the answer.
Wedgewood is three condominiums run by one association. Condominium No. 1 (96 homes, recorded December 15, 1998) and No. 2 (118 homes, April 4, 2000) sit on Danbury Boulevard; No. 3 (124 homes, October 26, 2000) is Radcliffe Terrace. All three are operated by Wedgewood at Vanderbilt Condominium Association, Inc., Florida document N98000005463. Above it sits Vanderbilt Community Association, Inc., the master association that owns and runs the golf course and clubhouse for all 800 homes. A Wedgewood buyer answers to both, and to no third layer: there is no community development district.
Six things buyers sometimes assume. No elevators: the upstairs homes are reached by a private staircase. No private pools or yards: the two village pools are shared by 338 homes. No age restriction on any public document. No short-term rentals: the master minimum lease is 30 days, with a February exception. No separate club joining fee: membership is mandatory and comes with the deed, with the $15,000 Resale Capital Contribution instead of an initiation fee. No marina: the lakes are stormwater lakes, not boating water.
Naples has more than one Wedgewood. Wedgewood in the Vineyards, Wedgewood at The Strand and Wedgewood Way in ZIP 34119 are other places, and Bonita Bay and Lexington Country Club each have their own. This village is Florida document N98000005463, on Danbury Boulevard and Radcliffe Terrace. If a document in front of you names any other street, it is not a Vanderbilt Country Club document.
Wedgewood at Vanderbilt buyers work with McGreevy and Comisar because the purchase turns on facts a listing does not show: which of the seven plans a home is, whether its garage is single or double, what its condominium’s 2026 fee is, which building holds a FEMA letter, and what the same plan actually sold for. We read the county record for all 338 homes before we write an offer.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026)
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you the whole market, sale by sale, from two independent public systems, with the source, the window and the count beside every figure.
McGreevy and Comisar are a top-reviewed Wedgewood at Vanderbilt buyer’s agent team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
At Wedgewood your agent should hand you, before you are committed: the home’s plan and floor matched to the county record, the same plan’s recorded sales, the condominium’s 2026 fee and what it covers, both estoppels, the section 718.503 resale package with the structural reserve study statement, the building’s FEMA letter if it has one, and the roof and paint history from the association’s reserve schedule.
The key takeaways for a Wedgewood at Vanderbilt buyer are eight facts, each sourced below: the market pace, the plan decision, the garage count, the yearly fee stack, the one-time buyer charges, the two-story exemption from Florida’s structural reserve law, the flood picture and the documents you cannot read before you are under contract.
We track the Wedgewood at Vanderbilt market through two independent records rather than a portal: the Southwest Florida MLS, split to Wedgewood by address on September 26, 2026, and Collier County’s recorded, qualified sales, every one since 1999. Both are published on this page, labelled, and never blended into one figure.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
In the last 12 months we tracked every Wedgewood closing in both systems: 13 MLS closings and 3 active listings on Wedgewood addresses, and 37 recorded transfers of Wedgewood homes from August 30, 2025 to August 29, 2026, of which 16 were qualified sales, the county’s own test for an arm’s-length market sale. We placed each one in its condominium, on its floor and, from the county’s base area against the club’s plan sheets, in its plan.
Every figure here describes the Wedgewood market, not McGreevy and Comisar. A buyer deciding what to offer on a second-floor Nottingham II needs the Nottingham II record, not an agent’s scoreboard, and when we sit down with you we show the source line for every figure we use.
The county window ends August 29 and starts four weeks before the MLS window, the county keeps only the deeds it grades as market sales, and the MLS counts only homes listed through the MLS. Both of the year’s $600,000 county-recorded sales do not appear among the MLS closings. Our rule: the county for what sold and at what price, the MLS for how long it took and how close to asking it closed.
The Wedgewood at Vanderbilt market for buyers is steady and slightly negotiable: 13 MLS closings in the twelve months to September 26, 2026 at a $540,000 median (n = 13, odd), a median 26 days on market, a 95.6% median sale-to-list ratio and 3 homes for sale, about 2.8 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Measure, Wedgewood only | Southwest Florida MLS, September 26, 2025 to September 26, 2026 |
|---|---|
Closed sales | 13 |
Median sold price | $540,000 (n = 13, odd) |
Range | $505,000 to $575,000 |
Dollar volume | $6,973,000 (our sum of the 13 closings) |
Median days on market | 26 (n = 13, odd) |
Median sale-to-list ratio, sold against final list | 95.6% (n = 13, odd; mean 95.7%) |
Wedgewood listings at the pull | 3 |
Months of supply | about 2.8 (3 listings against 13 closings a year) |
Across all four Vanderbilt Country Club home types, blended, the same pull shows 31 closings at a $528,000 median (odd n), a median 33.5 days on market and a 95.6% median sale-to-list ratio, with 8 homes for sale, about 3.1 months of supply. That blend mixes $1 million Estate Homes with $300,000 Waterford condominiums, so a Wedgewood buyer should work from the Wedgewood figures above.
Closed | Street | Condominium | Floor and plan (inferred) | MLS living sq ft | Final list | Sold | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
October 2025 | Danbury Boulevard | No. 1 | First, Nottingham | 1,724 | $585,000 | $555,000 | 94.9% | 8 |
December 2025 | Danbury Boulevard | No. 1 | Second, Nottingham II | 1,857 | $570,000 | $545,000 | 95.6% | 18 |
December 2025 | Danbury Boulevard | No. 1 | First, Nottingham | 1,724 | $545,000 | $515,000 | 94.5% | 96 |
January 2026 | Danbury Boulevard | No. 1 | Second, Nottingham II | 1,857 | $535,000 | $520,000 | 97.2% | 132 |
January 2026 | Danbury Boulevard | No. 1 | Second, Nottingham II | 1,857 | $543,000 | $515,000 | 94.8% | 20 |
February 2026 | Radcliffe Terrace | No. 3 | First, Nottingham | 1,724 | $550,000 | $510,000 | 92.7% | 249 |
March 2026 | Danbury Boulevard | No. 2 | Second, Nottingham II | 1,857 | $579,000 | $528,000 | 91.2% | 115 |
March 2026 | Danbury Boulevard | No. 2 | First, Oxford | 1,856 | $540,000 | $540,000 | 100.0% | 16 |
April 2026 | Danbury Boulevard | No. 2 | Second, Newport | 2,115 | $579,000 | $565,000 | 97.6% | 4 |
April 2026 | Danbury Boulevard | No. 2 | Second, Newport | 2,115 | $589,000 | $575,000 | 97.6% | 14 |
May 2026 | Danbury Boulevard | No. 1 | Second, Lancaster III | 1,759 | $537,000 | $505,000 | 94.0% | 301 |
May 2026 | Danbury Boulevard | No. 1 | First, Nottingham | 1,724 | $560,000 | $550,000 | 98.2% | 26 |
June 2026 | Radcliffe Terrace | No. 3 | Second, Lancaster III | 1,759 | $575,000 | $550,000 | 95.7% | 56 |
Southwest Florida MLS (Matrix), residential listings in the Vanderbilt Country Club development placed in Wedgewood by address, closed September 26, 2025 to September 26, 2026, pulled September 26, 2026. Condominium from the building’s street address against the county roll; plan names are our inference from living area against the club’s plan sheets; sale-to-list ratios are our arithmetic.
The spread of days on market is the most useful thing in the table. Six of the 13 closed within 20 days, at a median sale price of $550,000 (even n; $545,000 and $555,000) and a median 96.6% of final list (our arithmetic). Five took more than 90 days, at a median $515,000 and a median 94.0% of final list (odd n). The homes that sat were not worse homes; they were homes priced ahead of their own plan’s record, and they closed lower in the end.
On the September 26, 2026 pull three Wedgewood homes were for sale, and the county record places all three as first-floor Lancasters, the smallest plan in the village:
Street | Condominium (county record) | Floor and plan | Asking price | Days on market at the pull |
|---|---|---|---|---|
Danbury Boulevard | No. 1 | First floor, Lancaster | $519,000 (reduced from $525,000) | 235 |
Radcliffe Terrace | No. 3 | First floor, Lancaster | $485,000 | 204 |
Danbury Boulevard | No. 2 | First floor, Lancaster | $459,000 | 246 |
The recorded Lancaster sales since 2022 ran from $455,000 to $500,000. Against that record, one listing asks above every recorded Lancaster sale in four years, one sits inside the range and one sits near its bottom, and all three had been listed for more than 200 days. No second-floor home and no double-garage home was for sale, so a buyer who wants a Newport, a Nottingham II or an Oxford is waiting for the next listing, and the pre-approval and saved search below matter.
Three Wedgewood listings against 13 MLS closings a year is about 2.8 months of supply; against the county’s recorded pace of 16 qualified sales a year it is about 2.3 months (our arithmetic, mixing sources, so read it as an indication). Either way the village is balanced, and in the plans that are not for sale today, a seller holds the stronger hand.
Where a longer MLS window would give Wedgewood’s days on market or sale-to-list ratio over 24, 36 or 60 months: 24 months, 27 closings, a median 23 days on market, 96.08 percent of final list price; 36 months, 34 closings, a median 26 days on market, 97.15 percent of final list price; 60 months, 51 closings, a median 17.5 days on market, 97.20 percent of final list price (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026). The county’s recorded sales below carry the multi-year record, with no days-on-market field, because a deed records a price, not a listing.
Wedgewood at Vanderbilt, the busiest village inside Vanderbilt Country Club, closed 13 homes on the MLS in twelve months at a $540,000 median, and the homes priced to their own plan sold in days while the rest sat for months. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the buyer who arrives with a pre-approval, the plan table and both estoppel requests ready is the buyer who gets the upstairs Newport the week it lists. Start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. Own a Wedgewood home already? Get a free Wedgewood at Vanderbilt home valuation or call Jesse direct at (239) 898-6072.
A real Wedgewood at Vanderbilt purchase from the public record: a second-floor Newport on Danbury Boulevard in Condominium No. 2, listed at a final $589,000, closed in April 2026 at $575,000 after 14 days on the market, 97.6% of list. We walk through it because it shows how the plan, the floor and the garage set the price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The Newport is the largest Wedgewood plan: about 2,107 square feet on the Worthington sheet and 2,115 on the county roll, a vaulted living room, a leisure room, a den or third bedroom, a double garage of 494 square feet and a private stair from a ground-floor foyer. Every ten-home building has two, and Condominium No. 2, with eleven ten-home buildings, holds 22 of them.
The buyer paid $575,000, about $271.87 per square foot of county base area, the same price the county records for a Newport in Condominium No. 2 that April and the top of the MLS range for the year. The other April Newport in the same condominium closed at $565,000 after 4 days. The 24-month county median for the plan is $575,000 across five sales (odd n), so this buyer paid the plan’s median, not a premium.
On top of the price, a Condominium No. 2 owner pays $5,055.32 a year in the Wedgewood fee and $13,159 in master dues, $18,214.32 in total, plus the $1,200 food and beverage minimum. At closing a buyer new to Vanderbilt owes $15,949 in club and association charges before the Wedgewood estoppel. We add those to every price conversation, because they belong in it.
Two Newports listed within days of each other, and both sold inside two weeks at 97.6% of list. Upstairs double-garage homes were scarce all year and none was for sale at the September pull. A buyer who waited for a discount on that plan would have waited past both homes.
A second-floor Lancaster III on Danbury Boulevard in Condominium No. 1 was listed at a final $537,000 and closed in May 2026 at $505,000, after 301 days, 94.0% of list. A month later the same plan on Radcliffe Terrace closed at $550,000 after 56 days. Same plan, same floor, $45,000 apart. That gap is condition, view, updates and pricing, and it is exactly what a written plan comparison exposes before you offer.
A Wedgewood at Vanderbilt home cost $455,000 to $600,000 in the county’s twelve months of qualified sales to August 29, 2026, a $547,500 median across 16 sales (even n; $545,000 and $550,000), about $294.65 per square foot of county base area. The plan, more than any other fact, decides where in that band a home sits.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Window, to August 29, 2026 | Qualified sales (of all recorded transfers) | Median, parity | Range | Median per county base sq ft |
|---|---|---|---|---|
Twelve months | 16 (of 37) | $547,500, even ($545,000 and $550,000) | $455,000 to $600,000 | $294.65 |
24 months | 31 (of 77) | $545,000, odd | $455,000 to $685,000 | $295.82 |
36 months | 42 (of 104) | $550,000, even ($550,000 and $550,000) | $455,000 to $685,000 | $306.25 |
60 months | 58 (of 177) | $550,000, even ($550,000 and $550,000) | $292,000 to $685,000 | $304.61 |
Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll, files dated August 29, 2026. Price per square foot here uses the county’s base area, never the MLS living area, and the two are never compared on this page.
Plan (inferred) | Floor | Garage | Homes | Sales, 24 months | Median, parity | Range |
|---|---|---|---|---|---|---|
Lancaster, 1,512 sq ft | First | Single | 37 | 3 | $465,000 (odd) | $455,000 to $500,000 |
Nottingham, 1,724 sq ft | First | Single | 74 | 7 | $550,000 (odd) | $510,000 to $685,000 |
Oxford, about 1,856 to 1,894 sq ft | First | Double | 58 | 4 | $550,000 (even; $540,000 and $560,000) | $490,000 to $585,000 |
Lancaster II, 1,558 sq ft | Second | Single | 20 | 0 | none recorded | none |
Lancaster III, 1,759 sq ft | Second | Single | 17 | 4 | $512,500 (even; $505,000 and $520,000) | $490,000 to $550,000 |
Nottingham II, 1,857 sq ft | Second | Double | 74 | 8 | $536,500 (even; $528,000 and $545,000) | $490,000 to $600,000 |
Newport, about 2,107 to 2,115 sq ft | Second | Double | 57 | 5 | $575,000 (odd) | $525,000 to $622,500 |
The 24 months from August 30, 2024 to August 29, 2026 hold 31 qualified sales. The $685,000 Nottingham sale in April 2025 is an outlier against every other first-floor sale. The Lancaster II has not recorded a qualified sale since 2024.
In the twelve months to August 29, 2026, six first-floor homes sold at a median $545,000 (even; $540,000 and $550,000) and $301.33 per base square foot, and ten second-floor homes at $547,500 (even; $545,000 and $550,000) and $285.71. The totals are almost identical; per foot, downstairs costs about 5% more on the twelve-month window and about 10% more on the 24-month window (our arithmetic). You pay for no stairs, or you get more space for the money upstairs.
The county median went from $295,000 in 2021 (n = 21) to $512,500 in 2022 (n = 6) and $597,500 in 2023 (n = 12). The 2025 year recorded 18 sales at $535,000 (even), the most since 2021, and 2026 to August 29 recorded 13 at $550,000 (odd). The twelve-month median is about 8.4% below the 2023 median (our arithmetic): a market that has settled, not one that is falling.
The median 2026 preliminary just value for the 338 homes is $432,825 (even n), from $362,760 for a Lancaster to $484,725 for a Newport, about 21% below the twelve-month recorded sale median. A just value is a mass appraisal for taxes, set on a lag; it is not a price and not an appraisal, and recent Wedgewood sales closed well above it.
The Wedgewood at Vanderbilt floor plan that fits you starts with the floor: three first-floor plans from 1,512 to about 1,894 square feet with no stairs, and four second-floor plans from 1,558 to about 2,115 square feet with vaulted ceilings on several plans. Then the garage: single on four plans, double on three.
Data updated: September 2026 (club Wedgewood floor plans; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
Plan | Floor | Living area (plan sheet) | Garage | Layout on the sheet | Homes (county count, inferred) |
|---|---|---|---|---|---|
Lancaster | First | 1,512 | 301 sq ft, single | 2 bedrooms | 37 |
Nottingham | First | 1,724 | 342 sq ft, single | 2 bedrooms plus den or bedroom 3 | 74 |
Oxford | First | 1,894 | 549 sq ft, double | 2 bedrooms plus den, separate entry court | 58 |
Lancaster II | Second | 1,558 | 338 sq ft, single | 2 bedrooms, vaulted | 20 |
Lancaster III | Second | 1,759 | 338 sq ft, single | 3 bedrooms, vaulted | 17 |
Nottingham II | Second | 1,857 | 518 sq ft, double | 2 bedrooms plus den or bedroom 3, vaulted | 74 |
Newport | Second | 2,107 | 494 sq ft, double | 2 bedrooms plus den or bedroom 3, leisure room, vaulted | 57 |
Plan data from the club-hosted Wedgewood Carriage Homes floor plans; counts from the county roll by unit position. One second-floor end home is recorded at 1,724 square feet and is not assigned to a plan. Worthington’s living areas are sales-sheet figures from 1995 to 2000, not measured surveys.
A first-floor home means no stairs, a screened lanai at grade and, on two of the three plans, a single garage. It suits a buyer who wants single-level living for the long run. The club describes no elevator for Wedgewood and none of the plan sheets shows one, so if stairs are a deal breaker today or may be in ten years, shortlist the Lancaster, the Nottingham and the Oxford.
A second-floor home means a private staircase from a ground-level foyer beside your own garage, vaulted ceilings on several plans, a lanai with a longer view and nobody overhead. The largest plans are upstairs, and two of the four have double garages.
The end positions carry the two largest plans. The Oxford is the first-floor end home, with a separate den, a private entry court and the largest garage in the village, 18 feet 8 inches by 25 feet 8 inches. The Newport sits above it, with a vaulted living room and a leisure room. Every eight-home building has one of each; every ten-home building has two.
The two interior positions on each floor carry the most common plans, 74 apiece. The first-floor Nottingham has two bedrooms plus a den and a deep single garage; the second-floor Nottingham II adds vaulted ceilings and a double garage. Between them they produced nine of the sixteen county sales in the last twelve months.
The Lancaster is the smallest home in the village and, at the September pull, the only plan for sale. Above it sits a Lancaster II (two bedrooms) or a Lancaster III (three bedrooms), both vaulted, both single-garage. By the county’s measure Condominium No. 2 is almost all Lancaster II, No. 3 almost all Lancaster III, and No. 1 has both.
Plan (inferred) | No. 1 (96) | No. 2 (118) | No. 3 (124) | Total |
|---|---|---|---|---|
Lancaster | 11 | 12 | 14 | 37 |
Nottingham | 22 | 24 | 28 | 74 |
Oxford | 15 | 23 | 20 | 58 |
Lancaster II | 7 | 12 | 1 | 20 |
Lancaster III | 4 | 0 | 13 | 17 |
Nottingham II | 22 | 24 | 28 | 74 |
Newport | 15 | 22 | 20 | 57 |
Unassigned record | 0 | 1 | 0 | 1 |
Collier County Property Appraiser, 2026 preliminary roll, by unit position and base area; plan names are our inference. A buyer who wants a double-garage end home has the most choice in Condominium No. 2.
The Wedgewood at Vanderbilt garage you need depends on your cars and your cart: every home has an attached garage with an interior door, 189 are doubles and 148 are deep singles, and two master-association rules mean the garage decides whether a two-car household can also keep a private golf cart.
Data updated: September 2026 (club Wedgewood floor plans; Master Declaration; 2026 fee sheet dated 20 Aug 2026)
The Oxford (549 square feet), the Nottingham II (518) and the Newport (494) are doubles. The Lancaster (301), the Nottingham (342) and the Lancaster II and III (338) are deep singles, 11 feet wide. Matching those plans to the county roll gives 189 double-garage homes and 148 single-garage homes, with one record we cannot reconcile to a plan.
Owners with a garage must park at least one vehicle in it, and garage doors stay closed except when in use (Master Declaration §7.10.3). Golf carts may be parked only in an enclosed garage or other approved space (§7.11). A deep single holds a car or a cart, not both, under the first rule.
The club’s $2,200 a year private-cart Trail Fee requires that “Members must be able to store their golf cart in an attached garage” (2026 fee sheet). Every Wedgewood home meets that condition; a Waterford owner, with covered parking and no garage, effectively cannot. For a two-car household that also wants a cart, shortlist the Oxford, the Nottingham II and the Newport.
You will pay $18,074.44 to $18,288.72 a year in 2026 association charges to own a Wedgewood at Vanderbilt home: the $13,159 master dues every Vanderbilt Country Club home pays plus a Wedgewood fee of $4,915.44 to $5,129.72 set by condominium, before the $1,200 food and beverage minimum, per the club’s fee sheet dated August 20, 2026.
Data updated: September 2026 (VCA 2026 Master Association Fees for All Neighborhoods, dated 20 Aug 2026)
Layer | No. 1 | No. 2 | No. 3 |
|---|---|---|---|
VCA master dues ($10,894 operating, $2,240 asset replacement reserves, $25 new capital) | $13,159.00 | $13,159.00 | $13,159.00 |
Wedgewood fee, operating plus reserves | $4,915.44 | $5,055.32 | $5,129.72 |
Of which Wedgewood reserves | $1,596.88 | $1,680.52 | $1,734.68 |
Total association charges | $18,074.44 | $18,214.32 | $18,288.72 |
Food and beverage minimum (spend, not a fee) | $1,200.00 | $1,200.00 | $1,200.00 |
Total with the minimum | $19,274.44 | $19,414.32 | $19,488.72 |
Wedgewood fee, monthly equivalent | $409.62 | $421.28 | $427.48 |
Source: VCA 2026 Master Association Fees for All Neighborhoods. Totals and monthly figures are our arithmetic from the quarterly amounts. The Wedgewood figures run on an April 1, 2026 to March 31, 2027 fiscal year.
The Wedgewood Operating / Neighborhood Fee “Covers property management, residential landscaping, water & sewer, pest control, building management, an[d] building insurance,” and the Wedgewood Reserves fee “Covers reserves for exterior painting, roof tile replacement, and waterline replacement” (2026 fee sheet definitions). That means no separate water and sewer bill, and a master policy on the building. You still need an HO-6 policy for the interior.
The master Community Assessment “Covers operational costs of the Club, including the golf course expenses, Clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television & internet, common grounds, landscaping, etc.” Cable television and internet are in the dues. Property taxes, the HO-6 policy, electricity and any Trail Fee sit on top.
The fee sheet does not publish the Wedgewood association’s reserve balances, its insurance carrier or wind deductible, any loan or line of credit, or any special assessment adopted by the Wedgewood board. It also does not list garbage for Wedgewood, though it does for Waterford. Those answers live in the budget, the insurance schedule, the financial statement and the estoppel, which you receive under contract.
On the twelve-month county median of $547,500, the 2026 association charges of about $18,100 to $18,300 are roughly 3.3% of the price a year (our arithmetic). That is the cost of a bundled club with no initiation fee and no greens fees, and it is the number your lender will see first.
When you buy at Wedgewood at Vanderbilt as a buyer new to the community, you pay the club and associations $15,949 at closing before the Wedgewood estoppel: the $15,000 Resale Capital Contribution, a $500 New Home Buyer Processing Fee, a $299 master estoppel fee and a $150 condominium questionnaire fee, and you inherit two master special assessments that run with the unit.
Data updated: September 2026 (2026 fee sheet dated 20 Aug 2026; Master Declaration §5.2.5; 2024 recorded amendment)
Item | Amount | Who pays | Source |
|---|---|---|---|
Resale Capital Contribution | $15,000 (new buyers); $3,500 (current owners buying another home inside) | Buyer, “the legal and personal obligation of the transferee” | 2026 fee sheet; Master Declaration §5.2.5 |
New Home Buyer Processing Fee | $500 | With the estoppel request | 2026 fee sheet; Prospective Owners page |
Master estoppel fee | $299 | Requesting party | 2026 fee sheet |
Condominium questionnaire fee | $150 | Requesting party | Prospective Owners page |
Wedgewood association estoppel | up to $250 when the account is current, plus $100 if expedited | Requesting party |
The contract decides which party pays the estoppel and questionnaire fees in practice. Whether the Wedgewood declarations add a condominium-level transfer or capital fee is not stated on any public page; the Wedgewood estoppel would show it.
The 2024 recorded amendment exempts a transfer to the association by lien foreclosure, a transfer on death to an heir or beneficiary, a transfer to a current or former spouse, a transfer to a trust or entity wholly owned by the member or member and spouse, and a transfer to someone already a record co-owner (Recorded amendment, Instrument 6516467). An ordinary arm’s-length buyer pays it.
The Pickleball Project assessment is $678 per unit, as a lump sum or $56.50 a month from June 2026 through May 2027, approved by members on May 7, 2026. The Golf Course Replacement Project is $7,895 as a lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, 20 payments totalling $8,750, approved by the board on October 30, 2025 and August 20, 2026. Both “will remain the obligation of any successor owner,” so the estoppel tells you the unpaid balance you inherit.
Club membership at Wedgewood at Vanderbilt works by deed: “At VCC, membership is mandatory and included with every residential purchase,” per the club’s FAQ. Every owner becomes a member of Vanderbilt Country Club when the deed records, with no initiation fee, no waitlist and no greens fees, and there is no way to opt out.
Data updated: September 2026 (club real estate FAQ, read 26 Sep 2026; 2024 recorded amendment)
An 18-hole, par 72 course by Gordon Lewis, redesigned by Kipp Schulties in 2015, 6,631 yards from the Green tees, with tee times through a lottery system and off-season reciprocity with more than 40 area clubs from May 1 to October 31. Six lighted Har-Tru tennis courts with two temporary pickleball courts on one of them, three bocce courts, a 5,100 square foot Fitness Center, the clubhouse at 8250 Danbury Boulevard, the Terrace Café and the resort-style main pool. Members approved converting court 6 into four permanent pickleball courts, with construction scheduled for fall 2026.
Owner’s Designees, up to two per residence, and their dependents pay no greens fees; they may be charged cart fees (2024 recorded amendment). Unmarried dependents under 23 are members, per the club’s FAQ. Return the Owner Information Form and the Owner’s Designee photos at least a week before closing.
A private cart needs the $2,200 annual Trail Fee and garage storage; club carts cost $33 for 18 holes and $21 for 9; guests pay greens fees (2026 Member/Tenant Fee Schedule). The $1,200 food and beverage minimum is a spend requirement per residence. While a tenant is in residence, club privileges pass to the tenant.
Inside Wedgewood there are two satellite pools, the Danbury Pool near the Fitness Center and the North Danbury Pool at the northwest bend of Danbury Boulevard, per the club’s Community Site Plan. Wedgewood owners may also use the main pool.
The steps to buy a home at Wedgewood at Vanderbilt are: choose the floor, then the plan and garage; get pre-approved and set alerts; price against the same plan’s sales; write the offer around the resale package and estoppel clocks; order both estoppels; read the condominium documents; insure and inspect; and close, record and join the club.
Data updated: September 2026 (club Prospective Owners page, read 26 Sep 2026; Florida Statutes 718.503 and 718.116)
First floor or second decides stairs and the price per foot. The plan decides size and garage. Deciding both first narrows 338 homes to the few dozen you would actually buy.
At the September pull no upstairs or double-garage home was for sale. When one lists, the fastest Wedgewood homes sold inside two weeks. A pre-approval and a saved search put you first in line.
Price the home against its own plan’s county and MLS sales, not the Vanderbilt Country Club median and not the Wedgewood median alone. Six Nottingham II sales in one year spread $85,000 on condition, view and timing.
Build in the section 718.503 resale package and its seven-day right to cancel, the ten business day estoppel clock, the insurance quote and the appraisal. We write the inspection period and closing date around them.
The master association’s estoppel comes through the club’s Director of Member Services and the condominium questionnaire through the Assistant Community Association Manager, per the club’s Prospective Owners page. Request the Wedgewood association’s estoppel at the same time.
Read the Wedgewood declaration, rules, budget, financial statement and structural reserve study statement as soon as they arrive, with four questions for the budget: reserve balances, your building’s last roof, its last paint and any reserve waiver.
Get an HO-6 quote on the actual home, the association’s master insurance declarations, the building’s FEMA letter if it has one, and a general inspection of the unit, its air conditioning, water heater, windows and lanai.
Membership attaches when the deed records, and the $15,000 Resale Capital Contribution is paid at closing. The master association “does not have an application process for purchases”; whether the Wedgewood declarations add an approval step is a question for the condominium questionnaire.
A Wedgewood at Vanderbilt buyer should request three layers of documents: the Wedgewood condominium resale package under section 718.503, the Wedgewood association’s estoppel under section 718.116, and the master association’s estoppel with the Master Declaration, the 2024 amendment and the 2026 fee sheet. Only the master documents are public.
Data updated: September 2026 (Florida Statutes 718.503, 718.116 and 718.112, 2025 text; club document library, read 26 Sep 2026)
Under section 718.503 of the Florida Statutes, a resale buyer is entitled to the declaration, articles, bylaws and rules, the annual budget and financial statement, “The association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study,” and the frequently asked questions document, at the seller’s expense (section 718.503).
A contract signed before you receive the package is voidable for seven days after you do, excluding weekends and legal holidays. Ask the seller to deliver it before you sign, so the clock does not become part of the negotiation.
The Wedgewood association must deliver its estoppel within ten business days of a request, at up to $250 when the account is current plus $100 expedited, under section 718.116(8). The master association’s estoppel states the dues, the two special assessments and the $15,000 contribution.
The three Wedgewood declarations, their amendments, the association’s rules, budget and reserve schedule are not posted on the club’s public library, and the Collier Clerk’s official records sit behind a terms screen. This page therefore states no Wedgewood-level rule on leasing, pets, shutters, lanai enclosures, flooring or buyer approval. You receive them under contract.
Florida’s structural integrity reserve study law does not apply to Wedgewood at Vanderbilt, and neither does the milestone inspection law, because every one of the 37 buildings is two stories and both statutes and Collier County’s ordinance reach only condominium buildings of three habitable stories or more. Ordinary Chapter 718 reserves still apply.
Data updated: September 2026 (Florida Statutes 718.112 and 553.899, 2025 text; Collier County Ordinance 2024-48)
A residential condominium association must have a structural integrity reserve study for each building “that is three habitable stories or higher in height,” under section 718.112(2)(g)1. The milestone inspection covers “a building that is three habitable stories or more in height” under section 553.899(3)(a), and Collier County Ordinance 2024-48 applies the same three-story line.
The club describes “two-story homes,” the Worthington sheets draw two floors, and the county roll numbers every home 101 to 105 or 201 to 205, with no third floor in any of the 37 buildings. By our reading of the texts against those records, no Wedgewood building needs a study or a milestone inspection as built. The formal story count belongs to the building official, and nothing in the public record suggests a different count.
Every Florida condominium budget must include reserves for “roof replacement, building painting, and pavement resurfacing, regardless of the amount” under section 718.112(2)(f)2.a. Because Wedgewood needs no study, its members keep the right to vote to reduce or waive reserves. The 2026 fee sheet shows a reserve fee of $1,596.88 to $1,734.68 a year per home; whether reserves are fully funded in any year is in the adopted budget.
Expect a written statement that the association has not completed a structural integrity reserve study, and read it. Then ask how much is in each reserve account, when your building’s roof was last replaced, when the buildings were last painted, and whether members voted to waive or reduce reserves this fiscal year. The contrast next door is sharp: Waterford’s three-story buildings are inside both laws.
Wedgewood at Vanderbilt is in FEMA Zone X, the area of minimal flood hazard, at every one of its 377 address points on the effective map, in hurricane evacuation Zone E about nine miles inland from the Gulf, and 22 of its 37 buildings are named in FEMA Letters of Map Amendment removing them from the mapped hazard area.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 26 Sep 2026; Collier County address points and evacuation layer)
We queried FEMA’s National Flood Hazard Layer at Collier County’s own address points for six Wedgewood buildings across all three condominiums, and every one returned Zone X on panels 12021C0410H and 12021C0218H, effective May 16, 2012. The flooding source FEMA names in every Vanderbilt letter is “ponding/overland flow,” rain on low ground, not storm surge.
FEMA case | Date | Wedgewood buildings named | Outcome |
|---|---|---|---|
October 4, 2013 | No. 1 Buildings 3, 8, 11; No. 2 Buildings 13, 14, 15, 19, 20, 21; No. 3 Buildings 24, 30, 31, 32, 34, 35 | Removed from the Special Flood Hazard Area | |
September 30, 2016 | No. 1 Buildings 1, 2, 5, 6; No. 2 Buildings 16, 18 | Removed, or out as shown | |
November 15, 2016 | No. 3 Building 28 | Removed |
Each letter says the federal mandatory flood insurance requirement does not apply to a removed structure, although a lender may still require coverage. Match the building number to a street address with the building table in our Wedgewood at Vanderbilt neighborhood guide.
FEMA issued preliminary flood maps for Collier County on March 20, 2025; the appeal period opened August 19, 2026, and the county’s target effective date is summer 2027 (Collier County release). On the preliminary map every Vanderbilt address point keeps its current zone. When the new map takes effect, the old letters lapse unless FEMA revalidates them.
Wedgewood is in evacuation Zone E, the fifth of Collier County’s six zones. Hurricane Ian in 2022 pushed surge over much of Collier County southwest of US 41 but gusted to 105 mph at the Naples Airport tower, well inland of the surge. We found no primary or major-news report of storm damage specific to Wedgewood.
Insuring a Wedgewood at Vanderbilt home means an HO-6 unit-owner policy on top of the association’s master policy, which the Wedgewood fee pays for. The cost turns on the master policy’s hurricane deductible, your loss-assessment coverage, whether you add flood coverage in Zone X, and the building’s pre-2002 construction and roof age.
Data updated: September 2026 (Florida Statutes 718.111 and 627.7011; FEMA NFIP policy data; Citizens Property Insurance)
Under section 718.111(11), the association insures the building at replacement cost, and the owner insures “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments.” Price loss-assessment coverage on the HO-6, because a hurricane deductible on the master policy can come back to owners as an assessment.
A federally backed lender does not require flood insurance in Zone X, although any lender may ask. For scale, the median NFIP premium for a single condominium unit rated Zone X in ZIP 34120 was $679 across 32 policies effective July 2025 to June 2026 (FEMA NFIP policy data), a ZIP-wide figure, not a quote. New NFIP coverage generally carries a 30-day waiting period unless bought with a loan. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount.
Citizens Property Insurance’s rule requiring flood coverage on every personal residential wind policy from January 1, 2027 exempts condominium unit-owner policies (Citizens flood page). Confirm your own carrier’s position in writing.
Every Wedgewood building dates from 1998 to 2001, before the Florida Building Code took effect on March 1, 2002. On the state’s wind mitigation form a roof earns the newer roof-covering credit only if it was replaced under a permit after that date (OIR-B1-1802). For a condominium those credits mostly affect the master policy, which is one more reason to ask when your building’s roof was last replaced.
Any original Wedgewood roof is now 25 to 28 years old. Florida insurers may require an inspection for roofs 15 years or older and may not refuse coverage solely for age if the roof has at least five years of useful life left (section 627.7011). The association’s reserve schedule holds each building’s roof date.
Property taxes after you buy at Wedgewood at Vanderbilt follow your own assessment, not the seller’s bill. The median 2026 preliminary bill for the 338 homes is $3,883.46, lower on homesteaded homes, and the 2025 millage for the community’s tax area was 10.5058 mills, about $1,051 a year for each $100,000 of taxable value.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Florida Department of Revenue 2025 Collier millage table)
On the county roll 148 of the 338 Wedgewood homes (43.8%) carry a homestead exemption, and many carry capped assessments well below their just value. A cap does not transfer to a buyer. Florida Statutes 689.261 requires a property tax disclosure summary warning you not to rely on the seller’s taxes.
At the full 10.5058 mills with no exemption, the county’s median Wedgewood just value of $432,825 would carry about $4,547 a year, and a taxable value equal to the $540,000 MLS median about $5,673 (our arithmetic). Those are illustrations of the mechanism, not a quote for any home; your bill depends on the county’s next assessment after you buy.
If Wedgewood will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A homestead exemption of up to $50,000 reduces taxable value, and Save Our Homes then caps future assessment increases at 3% or the change in the consumer price index, whichever is lower (Florida Department of Revenue).
No community development district appears in the millage table for the community’s tax code or in the state’s official list of special districts, so there is no district bond line on a Wedgewood bill. Tax bills come from the Collier County Tax Collector around October 31, with a 4% discount for November payment.
The Wedgewood at Vanderbilt rules that decide whether a home works for you are the master association’s: whole-home leases of 30 days to one year with a February exception, two household pets, at least one car in the garage, carts only in a garage, and architectural review for exterior changes. The Wedgewood declarations may add their own limits.
Data updated: September 2026 (Master Declaration §7, §8, §10; club Renter page; 2026 fee sheet)
Leases must run at least 30 days, “except during the month of February,” and no more than one year, whole residence only, with prior written approval, a $600 Membership Transfer Fee ($900 when received less than 30 days before arrival) and no more than four club-privilege transfers a year (Membership Transfer Application). While a tenant is in residence, club privileges pass to the tenant and the owner “may not be in residence.” That suits a seasonal rental, not vacation-rental platforms.
An owner “may keep no more than two (2) household pets,” and “ALL PETS MUST BE KEPT ON A LEASH WHEN NOT IN THE OWNER’S RESIDENCE” (Master Declaration §7.8). No breed or weight limit appears in the master documents. For upstairs owners the practical question is the stair: a large or older dog climbs it several times a day. An assistance animal is an accommodation under section 760.27, not a pet.
Two persons per bedroom plus one per den, and anyone staying more than a month counts as a tenant (Master Declaration §10.8). Plan guest visits in season with that in mind.
No public document makes Vanderbilt Country Club a 55-plus community, and the club treats unmarried dependents under 23 as members. Confirm on the condominium questionnaire that no Wedgewood declaration adds an age restriction.
Changes to exterior and roof materials and colors need the master association’s approval under §8.2, and hurricane protection follows the condominium’s specifications under section 718.113(5). Interior renovation, including flooring on a second-floor home, runs first through the Wedgewood declarations and rules. Plan any renovation with those approvals in the timeline.
Around Wedgewood at Vanderbilt the land is built out, and the changes are on the roads: the Vanderbilt Beach Road Extension opened east of Collier Boulevard on June 12, 2026, rebuilding the Danbury Boulevard intersection at the main gate, and FDOT’s I-75 express-lane project adds direct access at Vanderbilt Beach Road, with work starting in fall 2026.
Data updated: September 2026 (Collier County project and news releases; FDOT project 452544-1; WGCU, 20 Sep 2026)
Phase 1 of the Vanderbilt Beach Road Extension runs about seven miles east from Collier Boulevard and opened on June 12, 2026. By our reading that means more through-traffic past the main gate than before 2026 and an easier drive east.
FDOT project 452544-1 adds I-75 express lanes with “Direct access to express lanes at Vanderbilt Beach Road.” Closer to the Gulf, the county began widening coastal Vanderbilt Beach Road in July 2026 for about two years, so expect work zones on the drive to Vanderbilt Beach through 2028.
The land inside the gates is built out under the planned unit development, and Wedgewood’s buildings face the course and lakes rather than the perimeter roads. The nearest new shopping is Founders Square at Immokalee Road and Collier Boulevard, about 1.5 to 2 miles north of the members’ gate.
We find you the right home at Wedgewood at Vanderbilt by matching your floor, plan and garage needs to the 338 homes on the county record, watching the MLS for the next listing in that plan, reaching owners when a quiet sale is possible, and touring with the stair, garage, lanai view and roof questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
Tell us the floor, the bedroom count, the garage and the view you want, and we narrow the village to the buildings and positions that fit: for example, the 57 Newports and 58 Oxfords for a double-garage end home, or the 74 Nottingham IIs for a vaulted upstairs plan with a double garage.
At the September pull the only homes for sale were three first-floor Lancasters. When a Nottingham II, Newport or Oxford lists, it is likely to be the only one of its kind for weeks, and the fastest Wedgewood sales of the year closed in 4 to 20 days.
On the county roll 161 of the 338 Wedgewood owners mail their tax bills outside Florida, led by Michigan, New York, Ohio, Canada, Massachusetts and Pennsylvania. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Set up a saved search with alerts for Wedgewood at Vanderbilt through our site, and it will notify you when a matching home lists. If you would rather we tune it by plan and floor, call Marc at (239) 287-5873, or start from our buyer resources for Southwest Florida.
On every tour we check the floor and the stair, the garage size against your cars and cart, the lanai’s lake or course view, the windows and doors, the air conditioning and water heater, and which building the home sits in, so we can pull its FEMA letter and roof history.
We negotiate a Wedgewood at Vanderbilt purchase on the record: the same plan’s recorded sales, the listing’s days on market and price history, the 95.6% median sale-to-list ratio, the gap between fast sales at a median 96.6% of list and slow sales at 94.0%, and the $15,949 in buyer charges that belong in the price conversation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We price your offer against the same plan’s county and MLS sales and the listing’s full history. A Lancaster asking above every recorded Lancaster sale in four years has room; a Newport priced at the plan’s median in a month with no upstairs competition may need a clean, quick offer.
In the last year the five Wedgewood homes that sat more than 90 days closed at a median 94.0% of final list, and the sale-to-list ratio across all 13 ran from 91.2% to 100.0% (our arithmetic). A listing past 200 days, as all three Lancasters were at the pull, is a seller with a reason to talk.
On a 25 to 28 year old building, the unit’s air conditioning, water heater, windows and lanai show up in the inspection, and a thin reserve balance, a pending assessment or a high master deductible show up in the budget and estoppel. Raised in writing with the evidence attached, each is a legitimate price item. The $15,000 contribution is the buyer’s under the Master Declaration, but a seller credit toward it is a fair ask on a listing that has sat.
A Wedgewood contract runs on outside clocks: the resale package and its seven-day right to cancel, the ten business day Wedgewood estoppel, the master estoppel, the insurance quote and the appraisal. We write the dates around them so none becomes the seller’s leverage.
Your deposit is protected only if you act inside the contract’s deadlines. We diary every one, deliver every notice in writing, and make sure the package, both estoppels and the HO-6 quote arrive before your deposit goes hard.
The county’s median just value of $432,825 is an assessment, not a price, and recent sales closed well above it. If an appraisal comes in below contract, we go back to the same plan’s recorded sales, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Wedgewood at Vanderbilt buyer pays ordinary Florida closing costs plus the community’s charges: $15,949 to the club and master association as a buyer new to Vanderbilt, the Wedgewood estoppel, prorated dues and fees, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the tax on the note and the mortgage.
Data updated: September 2026 (2026 fee sheet dated 20 Aug 2026; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133)
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it (Rule 69O-186.003).
Purchase price | Estimated owner’s policy premium, our arithmetic on the promulgated rate |
|---|---|
$459,000, the lowest Lancaster asking price at the pull | about $2,370 |
$540,000, the Wedgewood MLS median | about $2,775 |
$575,000, the Newport 24-month county median | about $2,950 |
$600,000, the twelve-month county high | about $3,075 |
Estimates only; reissue credits and rounding change the figure, and a lender’s policy on a financed purchase is a separate buyer cost. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, but custom is not law, and the contract controls.
Documentary stamp tax on the note runs at $0.35 per $100 under section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under section 199.133. On a $432,000 loan, 80% of the $540,000 MLS median, that is about $1,512 and $864 (our arithmetic). Neither applies to a cash purchase. The Collier County Clerk charges recording separately.
Property taxes are paid in arrears, so the seller credits you for their share of the current year on their own bill. The master dues and the Wedgewood fee are billed quarterly, and the Wedgewood fee runs on an April to March year; the estoppels state what the seller has paid and through what date, and the closing agent prorates from there.
Budget for a general inspection of the unit and, if your insurer asks, a four-point and wind mitigation inspection. In a condominium the roof, walls and building systems are the association’s, so the association’s reserve schedule and insurance declarations do much of the work a roof inspection does on a house.
Florida documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, is paid by the seller by Florida custom, about $3,780 on a $540,000 sale (our arithmetic). If you are also selling here, our page on selling a Wedgewood at Vanderbilt home runs the seller side in full.
Buyer representation changed on August 17, 2024. A Wedgewood at Vanderbilt buyer touring with an agent who participates in a multiple listing service must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 26 Sep 2026)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable (NAR, written buyer agreements).
You need no agreement to talk to an agent, to interview several, to ask us which Wedgewood plan a home is or to visit an open house and speak to the host. The line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive (NAR settlement FAQs).
At Wedgewood representation earns its keep in the diligence: three condominiums with three fees, a plan the listing may not name, a garage that decides whether you can keep a cart, two estoppels, a resale package with a seven-day clock, a FEMA letter by building and a roof date in a reserve schedule. Read more about our team and our credentials before you decide.
A Wedgewood at Vanderbilt address is zoned for Bear Creek Elementary, Oakridge Middle and Barron Collier High for the 2026-27 school year, per Collier County Public Schools’ address service at every Wedgewood unit record tested, and all three schools graded A for 2025-26. Vanderbilt Beach Park is about 9.6 road miles away.
Data updated: September 2026 (Collier County Public Schools address service, queried 23 Sep 2026; OSRM routing from 8250 Danbury Blvd)
School | 2025-26 grade | Off-peak road miles from the clubhouse |
|---|---|---|
Bear Creek Elementary | A | about 4.8 |
Oakridge Middle | A | about 2.0 |
Barron Collier High | A | about 8.4 |
Bear Creek Elementary opened in August 2025; pages that still name Big Cypress Elementary for this address are out of date. Confirm the assignment for the exact unit with the Collier County Public Schools address service, because boundaries are reviewed every year.
From the clubhouse, off-peak: the I-75 interchange at Immokalee Road about 5.9 road miles, Vanderbilt Beach Park about 9.6 miles and 19 minutes, Fifth Avenue South about 14.9 miles, and Southwest Florida International Airport about 28.3 miles and 40 minutes (OSRM routing on OpenStreetMap data). Season lengthens every one.
The staffed Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard is the only entrance for guests, vendors and agents; the Collier Boulevard gate is members only and unmanned (Contact and Directions page). Guests must be pre-registered by a member.
Wedgewood at Vanderbilt vs Waterford at Vanderbilt is the choice most buyers of a Vanderbilt Country Club condominium face. Choose Wedgewood for an attached private garage, two-story buildings outside Florida’s structural reserve law and more space; choose Waterford for the lowest entry price into the same club and elevator access in three-story buildings where the law does apply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; 2026 fee sheet)
Question | Wedgewood at Vanderbilt | Waterford at Vanderbilt |
|---|---|---|
Homes and buildings | 338 in 37 buildings of 8 or 10 | 240 in 10 buildings of 24 |
Stories | Two; private stair to upstairs homes | Three; elevator to upper floors |
Home sizes (club) | 1,512 to 2,115 sq ft | 1,282 to 1,705 sq ft |
Parking | Attached single or double garage | Covered parking and a lockable storage room |
Private golf cart | Yes, in the attached garage ($2,200 Trail Fee) | Effectively no: the Trail Fee requires an attached garage |
MLS closings, twelve months to September 26, 2026 | 13, median $540,000 (odd) | 10, median $337,000 (even; $335,000 and $339,000) |
MLS median days on market | 26 | 87 |
MLS median sale-to-list | 95.6% | 97.3% |
Listings at the September 26 pull | 3 | 4 |
County median, twelve months to August 29, 2026 | $547,500 (n = 16) | $334,500 (n = 6) |
Median per county base sq ft, twelve months | $294.65 | $232.06 |
2026 village fee | $4,915.44 to $5,129.72 | $5,253.56 to $5,278.40 |
2026 total with $13,159 master dues | $18,074.44 to $18,288.72 | $18,412.56 to $18,437.40 |
Structural reserve study | Not required | Required; due by December 31, 2025 |
Milestone inspection | Not required | Due 2028 to 2031 by building age |
Median 2026 tax bill | $3,883.46 | $2,667.08 |
Homestead share | 43.8% | 26.7% |
Village pools | Danbury Pool and North Danbury Pool | Parkstone Pool |
Sources: Southwest Florida MLS pull of September 26, 2026, by address; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales; 2026 fee sheet; section 718.112(2)(g) and section 553.899, Florida Statutes; Collier County Ordinance 2024-48. Our Waterford at Vanderbilt neighborhood guide covers Waterford in the same depth.
Choose Wedgewood if you want a garage of your own with an interior door, room for a cart and a second car in the double-garage plans, a front door that opens to the outside rather than a corridor, and a building outside the study-and-inspection regime. The trade is a higher price, stairs for every upstairs plan and a fee only slightly lower than Waterford’s. Choose Waterford if the price of entry matters most, if an elevator matters more than a garage, or if you want a one-level flat on any floor.
The fee difference is small: Wedgewood’s total runs about $124 to $363 a year below Waterford’s (our arithmetic). The price difference is not: about $200,000 at the MLS medians. Waterford’s structural reserve study and milestone results belong in every Waterford purchase decision.
Wedgewood at Vanderbilt is the right place to buy if you want full club membership, a private attached garage and a two-story building outside Florida’s structural reserve law, at a mid-market price in the community’s busiest village, and you accept stairs on every upstairs plan, about $18,000 a year in association charges and documents you read only under contract.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A personalized Wedgewood at Vanderbilt buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your floor, plan and garage needs to the 338 homes, build the fee stack and the $15,949 buy-in for your condominium, list the documents to request and tell you honestly whether Wedgewood fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples and Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the club’s fee sheet and plan sheets, the recorded Master Declaration, the county roll for all 338 homes, the MLS and FEMA’s records rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Wedgewood buyer that means the stair and the lanai view, the garage against your cars and cart, the unit’s systems on a building from 1998 to 2001, and a calendar that lines up the resale package and both estoppels with your closing. Reach him at (239) 287-5873.
A Wedgewood at Vanderbilt specialist matters because the facts that decide a purchase here, the plan behind a listing, the single or double garage, three different condominium fees, the $15,000 contribution and its exemptions, the two-story exemption from the SIRS law and the FEMA letter by building, live in documents a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (club documents, read 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This page is the purchase path. For the village itself, its history, the building-by-building table, every recorded sale by date and the full seller view, read our complete Wedgewood at Vanderbilt neighborhood guide, and for the whole club and its four villages our Vanderbilt Country Club community guide, with the Vanderbilt Country Club buyer guide for the community-wide purchase path.
If you are selling a home to buy at Wedgewood, including a move within Vanderbilt Country Club, see how we sell Wedgewood at Vanderbilt homes and request a free Wedgewood at Vanderbilt home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Wedgewood at Vanderbilt buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and have spent two decades selling Naples golf-community property, including the bundled-club condominium market Wedgewood sits in. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Wedgewood at Vanderbilt buyers ask the same questions before they tour, and the answers below come from the club’s documents, the state condominium register, the Florida Statutes, FEMA’s map, the school district’s address service, the county’s roll and recorded sales and the Southwest Florida MLS, each in one paragraph. Nothing here is legal, tax or insurance advice.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The 338-home carriage-home condominium village of Vanderbilt Country Club in Naples, FL 34120: three condominiums, 37 two-story buildings of eight or ten homes on Danbury Boulevard and Radcliffe Terrace, built by Worthington Communities from 1998 to 2001.
The MLS shows 13 closings in the twelve months to September 26, 2026 from $505,000 to $575,000, a $540,000 median. The county recorded 16 qualified sales in the twelve months to August 29, 2026 from $455,000 to $600,000, a $547,500 median.
Three at the September 26, 2026 MLS pull, all first-floor Lancasters, asking $459,000 to $519,000. Listing status changes daily.
A median 26 days on market across the 13 MLS closings of the last twelve months. Six closed within 20 days and five took more than 90.
The median sale-to-list ratio was 95.6% over 13 closings, from 91.2% to 100.0%. Homes that sat more than 90 days closed at a median 94.0% of list.
Two. Each building has first-floor and second-floor homes, and the upstairs homes are reached by a private interior stair from a ground-level foyer.
No. The club describes none and the plan sheets show private stairs. For single-level living, shortlist the first-floor Lancaster, Nottingham and Oxford.
Seven: Lancaster (1,512 square feet), Nottingham (1,724) and Oxford (1,894) on the first floor; Lancaster II (1,558), Lancaster III (1,759), Nottingham II (1,857) and Newport (2,107, stated by the club as 2,115) on the second.
First floor for no stairs and a higher price per foot; second floor for more space and more double garages. The twelve-month county medians were $545,000 downstairs and $547,500 upstairs.
The second-floor Newport, with a 24-month county median of $575,000 across five sales. The first-floor Lancaster is the least expensive, with a $465,000 median across three.
Yes, attached with an interior door. By our count 189 homes have a double garage and 148 a deep single.
Yes. Carts must be stored in an enclosed garage, and a private cart on the course needs the $2,200 a year Trail Fee, which requires an attached garage.
The 2026 Wedgewood fee is $4,915.44, $5,055.32 or $5,129.72 a year by condominium, on top of $13,159 in master dues, for $18,074.44 to $18,288.72 in total, plus the $1,200 food and beverage minimum.
Property management, residential landscaping, water and sewer, pest control, building management and building insurance, plus reserves for exterior painting, roof tile replacement and waterline replacement.
Yes. Membership is included with every residential purchase and cannot be declined. There is no initiation fee and no waitlist, and owners pay no greens fees.
A $15,000 charge a new buyer pays at closing under Master Declaration §5.2.5, $3,500 for a current owner buying another home inside. Some family, trust and estate transfers are exempt under the 2024 amendment.
$15,949 before the Wedgewood estoppel: the $15,000 contribution, a $500 processing fee, a $299 master estoppel fee and a $150 condominium questionnaire fee.
Two master assessments run with every unit: $678 for the pickleball courts and the Golf Course Replacement Project, $7,895 by July 1, 2027 or $437.50 a quarter to April 2032. The estoppel shows any unpaid balance.
The master association has no purchase application. Whether the Wedgewood declarations require an approval, interview or right of first refusal is not public; the questionnaire and declarations will show it.
Under section 718.503, the declaration, articles, bylaws, rules, budget, financial statement, the structural reserve study statement and the FAQ document, with seven days to cancel after you receive them.
No. The study and the milestone inspection apply to condominium buildings of three habitable stories or more, and every Wedgewood building has two. Ordinary reserves still apply.
Zone X at every Wedgewood address point on the effective map, and 22 of the 37 buildings are named in FEMA Letters of Map Amendment. The preliminary map keeps the same zones.
A federally backed lender does not require it in Zone X, although a lender may ask. The association insures the building; your HO-6 covers the interior.
The Wedgewood association, through its master policy, paid in the Wedgewood fee. You carry an HO-6 policy for interior finishes, belongings, liability and loss assessment.
The median 2026 preliminary bill is $3,883.46, lower on homesteaded homes. Your bill follows your own assessment, at about $1,051 per $100,000 of taxable value at the 2025 rate.
No. No community development district appears in the millage table for the community’s tax code or in the state’s list of special districts.
Yes: whole-home leases of 30 days to one year, with a February exception to the minimum, prior approval, a $600 transfer fee and no more than four club-privilege transfers a year. Wedgewood’s declarations may add limits.
Two household pets per residence, leashed outside the home, for owners and renters. No breed or weight limit appears in the master documents.
No public document carries an age restriction, and unmarried dependents under 23 are members. Confirm on the questionnaire that no Wedgewood declaration adds one.
Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, all graded A for 2025-26.
About 9.6 road miles and 19 minutes off-peak from the clubhouse to Vanderbilt Beach Park, with coastal road work expected through 2028.
The buildings date from 1998 to 2001, and roof dates by building are not public. The association’s reserve schedule holds them, and the reserve fee funds roof tile replacement.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
It is negotiated. Your agreement sets what your agent may receive; a seller may cover some or all of it as part of the transaction.
Wedgewood for a private garage, more space and two-story buildings outside the SIRS law; Waterford for the lowest entry price and elevators. The decision table above sets them side by side.
An agent who has matched the listing to its plan on the county record and will put the fees, the resale package, the FEMA letter and the roof date on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
These questions come from Wedgewood at Vanderbilt buyers who also have a home to sell, elsewhere in Florida, out of state or inside Vanderbilt Country Club. Each answer is a single paragraph, and our Wedgewood at Vanderbilt seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. The fastest Wedgewood homes sold in 4 to 20 days, so the right plan may appear and go before your sale closes, and many buyers arrange financing that lets them buy first. We model both sequences with you.
You can, but a sale contingency weakens an offer against a buyer without one, especially on the scarce upstairs and double-garage plans. Pair it with a firm timeline and strong proof of funds, and expect a seller to ask for a kick-out clause.
The 2026 fee sheet sets the contribution at $3,500 for a current owner buying another home inside, instead of $15,000. Confirm your eligibility with the club in writing before you contract.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, within the statutory limits and deadlines. Ask the Collier County Property Appraiser’s office about your specific numbers.
Start with a free Wedgewood at Vanderbilt home valuation built from your own plan’s recorded sales, then call Jesse direct at (239) 898-6072. In 24 months of county sales, plan medians ran from $465,000 for the Lancaster to $575,000 for the Newport.
Membership attaches to ownership, so it ends with the home you sell and begins with the home you buy. Line the two closings up so you are not without club privileges in between.
Every Wedgewood at Vanderbilt figure on this page traces to a primary source below, listed as of September 26, 2026: the club and its master association, the State of Florida, Collier County, federal agencies, the school district, the Southwest Florida MLS and news reports where no primary record exists. No listing portal or competing brokerage is cited.
Vanderbilt Country Club and Vanderbilt Community Association
State of Florida
Collier County
Federal agencies and buyer representation
Schools, transportation and news
Market data and our own pages
Every row below links the authority that publishes the document, so a Wedgewood at Vanderbilt buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
Document | What it tells a Wedgewood buyer | Official authority |
|---|---|---|
2026 Master Association Fees for All Neighborhoods, August 20, 2026 | The Wedgewood fee by condominium, the master dues, the $15,000 contribution and both special assessments | |
Wedgewood Carriage Homes floor plans | The seven plans, sizes, garages and the two building layouts | |
Amended and Restated Master Declaration, recorded December 17, 2020 | Membership, dues, the capital contribution, leasing, pets, garages and carts, architectural review | |
Certificate of Amendment, recorded March 7, 2024 | Owner’s Designees, greens fees and the capital contribution exemptions | |
Membership Transfer Application, August 2025 | Leasing terms, the February exception and tenant privileges | |
Community Site Plan | Wedgewood streets, the two village pools and the gatehouses | |
Florida Statutes 718.503, resale disclosure | The package you are owed and the seven-day right to cancel | |
Collier County Ordinance 2024-48 | The three-story milestone inspection line that Wedgewood sits below | |
FEMA Letter of Map Amendment 13-04-7722A | Fifteen Wedgewood buildings removed from the Special Flood Hazard Area | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation items insurers credit on a pre-2002 building | |
NAR written buyer agreements | What your buyer agreement must say before a tour |
Four documents that matter to a Wedgewood buyer are not public and cannot be linked: the three Wedgewood declarations of condominium and their amendments, recorded with the Collier County Clerk; the Wedgewood association’s rules, adopted budget and reserve schedule, delivered in the section 718.503 package; the Wedgewood association’s estoppel; and the master association’s estoppel and condominium questionnaire, requested through the club.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from the Collier County Property Appraiser’s 2026 preliminary roll and sales file, published August 29, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.