Audubon Country Club, Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Inside one Audubon gate, assessed values run 6.8 times from the lowest street to the highest, so a community average tells you very little. The only number that matters is yours.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home inside the gates of Audubon Country Club in North Naples, the honest answer to what it is worth starts with your street, not with the community. Audubon holds 410 homesites, about 400 of them built, and Collier County’s own tax roll shows a 6.8 times spread in median assessed just value between its lowest and highest sections. The full community picture, from the club and the fee stack to flood zones and schools, lives on our Audubon Country Club community guide. This page does one job: it shows how an Audubon home is actually valued, street by street, from the Southwest Florida MLS and the county’s recorded deed record, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
An Audubon Country Club home in North Naples is worth what its street, size, frontage and condition support. Across the 24 MLS closings in the twelve months ending 16 September 2026 the median sale was $1,795,000 at $555 per square foot, but county assessments by street run from $955,645 on Devon Green Lane to $6,452,810 on Warwick Way.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026, retrieved 2 Sep 2026).
Put the streets of Audubon side by side and the community resolves into four practical bands. Devon Green Lane and Montclair at Audubon form the entry band, with median 2026 assessed just values of $955,645 and $1,088,310. Ashburton Drive, Brentwood Point and Whitney Lane form the 1990s core, at $1,390,419 and $1,509,668. Burnaby Drive, Pembroke Point, Saint George’s Court, Portsmouth Court and the Bay Side streets form the heart of the market, at roughly $1.98 million to $2.25 million assessed. Warwick Way stands alone above $5.8 million. Those are county assessments, not prices, and a renovated home in one band can and does sell above an untouched home in the next band up.
The MLS median of $1,795,000 is a real number, and it describes almost no individual Audubon home. It blends a 2,578 square foot Montclair condominium with a 5,000 square foot estate on Chancery Circle and a lakefront new build on Warwick Way. Community medians are useful for tracking direction. They are close to useless for pricing a specific address, and the gap between the two is where most Audubon pricing mistakes are made.
We value an Audubon home from three primary records laid over one another. The Southwest Florida MLS gives us the brokered closings, their list prices, their days on market and the fee disclosures the listing agents entered. Collier County’s recorded deed record gives us every qualified sale back to 1990, including transfers that were never listed. The county’s 2026 tax roll gives us living area, lot size, year built and assessed just value for every one of the 399 built homes. Then we walk the house, because condition, renovation level and view are the variables no record captures.
The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is not an instant number on a screen. It is a written opinion of value built from the recorded sales on your street and in your section, with the sources named, plus the carrying cost picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar should value your Audubon Country Club home because we build every number from Collier County’s own recorded deed record and the Southwest Florida MLS rather than a portal feed, we read the recorded Declaration before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a thin market, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis, reads the recorded record and assembles the association and club paperwork your buyer will ask for. Marc Comisar walks the house, judges condition against what is actually selling in North Naples, and handles the field work, which is what lets an out of state Audubon owner get a real opinion of value without flying down. Read more about how the team is built on the about McGreevy and Comisar page.
In the twelve months ending June 23, 2026 we tracked 23 qualified Audubon Country Club closings in Collier County’s own deed record, at a median of $1,800,000. The Southwest Florida MLS counts the same market at 24 closed listings and a median of $1,795,000. Two independent records, within one transaction and $5,000 of each other. About twenty homes change hands in a year out of 399, and the median owner has held for 7.3 years. A busy community forgives a mispriced listing because three more comparable homes close in the next ninety days and reset the conversation. Audubon does not. The buyer pool for your home at any moment is small, it is watching, and it draws exactly one conclusion from a price reduction.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the club approval sequence, read our guide to selling your home in Audubon Country Club. If you are buying your next home inside the same gates, start with buying a home in Audubon Country Club, and for buyers anywhere in Naples, how we represent buyers in Naples.
An Audubon Country Club home is valued by narrowing the product and widening the window: same street or section, similar living area and lot, matched frontage, matched condition, then recorded sales across enough months to be meaningful, adjusted for time and tested against the five active listings and the 90.01 percent median sale to list.
Collier County organizes Audubon into recorded plat sections, and each one prices differently. Your section tells us which comparable pool is honest. A Bay Side home on Cheshire Way and a Club Side home on Ashburton Drive are both “in Audubon” and are not comparable to each other at all. We name sections by the streets they contain, the way residents and buyers do, rather than by the county’s filing names.
Median living area across all 399 homes is 3,345 square feet, with a 25th percentile of 2,674 and a 75th percentile of 4,036. Median lot size across the 363 single-family parcels is 0.37 acres. Price per square foot only means something inside a section of similar homes, which is why we compute it street by street rather than community wide. Across the community, the smallest home on the roll is 1,590 square feet and the largest is 6,371.
Golf, lake and preserve frontage each carry their own premium, and in Audubon they are measurable rather than asserted. Fifteen consecutive lots on Audubon Boulevard west of Vanderbilt Drive share a boundary with a four-acre preserve tract, and all eight original Warwick Way homes share between 127 and 300 linear feet of boundary with the 5.78-acre lake tract, both measured from the county’s parcel geometry. Golf frontage lots also carry the recorded golf ball overflight easement, which some buyers accept happily and some will not.
The median Audubon home was built in 1996, and 259 of 399 homes, 65 percent, were built before 2000. Roof age, impact glass, plumbing supply lines, electrical panels and the year of the last major renovation are the variables that separate two Audubon homes of identical size and identical golf view by several hundred thousand dollars. No record captures them, so we see the house.
Audubon had no single production builder. Outside Devon Green Lane and Montclair at Audubon, which were sold as finished product between 1990 and 1994, the community was built lot by lot by a long tail of small custom builders from 1989 to 2025. Two homes built in the same year on the same street can be very different houses, so a neighbor’s recent sale is a starting point, never a finished comparable.
Your buyer does not pay only the price. They pay the master association, the club, and on some streets a neighborhood association, and they price every one of those into the offer. Listing agents in the Southwest Florida MLS disclosed two club fee tiers across the last 24 closings, $10,855 and $13,770, which tracks the recorded structure: mandatory Social membership as the floor, golf as a separate election above it. We show your buyer the numbers before they ask.
On the flood map in force today, effective February 8, 2024, about a third of Audubon’s addresses sit in a Special Flood Hazard Area and two thirds do not. Flood zone is not uniform inside the gate, and two homes on the same street can carry completely different flood insurance obligations. That difference reaches the buyer’s monthly cost and therefore the price.
With about twenty sales a year, a ninety-day comparable search returns almost nothing useful. We widen the window to one, two or three years inside your section and adjust older sales for time using the community’s own recorded price series, which runs unbroken from 1990. That series is set out in full further down this page.
Finally we test the opinion of value against the five homes actively for sale and against the 90.01 percent median sale to list. A price that ignores what a buyer can see on the market this week, or that assumes a full-price offer in a market where the median buyer negotiated roughly ten percent off, is a price that sits.
Audubon Country Club homes are worth very different amounts by street. Collier County’s 2026 tax roll puts median assessed just value at $955,645 on Devon Green Lane, $1,390,419 on Ashburton Drive and Brentwood Point, $2,252,811 on the Bay Side streets and $6,452,810 on the two newest Warwick Way homes, all assessments rather than prices.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026, retrieved 2 Sep 2026).
Street or section | Homes | Median living sq ft | Median 2026 assessed just value | Assessed value per sq ft | Built |
|---|---|---|---|---|---|
Warwick Way, the two newest homes | 2 | 5,690 | $6,452,810 | $1,138 | 2022 |
Warwick Way, the 2018 to 2022 section | 8 | 5,390 | $5,847,704 | $1,123 | 2018 to 2022 |
Bay Side streets | 166 | 3,831 | $2,252,811 | $591 | 1993 to 2025 |
Saint George’s Court and Portsmouth Court | 36 | 3,753 | $2,246,492 | $593 | 1989 to 2007 |
Pembroke Point | 8 | 3,737 | $2,121,246 | $548 | 1989 to 2011 |
Burnaby Drive | 36 | 3,382 | $1,977,571 | $537 | 1989 to 2016 |
Whitney Lane | 21 | 3,153 | $1,509,668 | $536 | 1992 to 2004 |
Ashburton Drive and Brentwood Point | 53 | 3,155 | $1,390,419 | $496 | 1990 to 2017 |
Montclair at Audubon | 36 | 2,578 | $1,088,310 | $422 | 1990 to 1992 |
Devon Green Lane | 33 | 2,206 | $955,645 | $421 | 1990 to 1994 |
Community-wide | 399 | 3,345 | $1,899,781 | $544 | 1989 to 2025 |
Assessed just value is the Collier County Property Appraiser’s assessment for tax purposes. It is not an asking price, not a sale price and not an estimate of what your home would sell for. We publish it because it is the only complete, same-day, same-method measurement across every Audubon home, which makes it the right tool for ranking the streets against each other and the wrong tool for pricing any one of them.
Warwick Way is the newest and by a wide margin the most valuable address in Audubon: ten estate homes built in 2018, 2019 and 2022 on the largest lots in the community, 0.69 to 0.84 acres, with base living area from 4,369 to 6,371 square feet. The eight original homes carry a median assessed just value of $5,847,704, in a band from $5.32 million to $8.10 million. One caution matters to anyone pricing here: the two newest homes have never had an improved resale. Their only recorded transactions were land sales in 2021, so there is no defensible resale price per square foot for that pair until one closes, and any figure quoted for them has been computed from an assessment.
Bay Side, entered from the Vanderbilt Drive gate, carries 166 homes on Collier County’s roll across Cheshire Way, Chancery Circle, Charleston Court, Greenfield Court, Haydon Circle and the Audubon Boulevard homes west of Vanderbilt Drive and around the curve. Homes were built from 1993 to 2025, median living area is 3,831 square feet, lots run a median of about four tenths of an acre, and median assessed just value is $2,252,811 in a band from $1.17 million to $6.08 million. That band is the widest in Audubon, which is another way of saying that two Bay Side homes of the same size can be very different houses. Chancery Circle carries the largest standard product outside Warwick Way, 4,000 to over 5,500 square feet by the club’s description, and the Audubon Boulevard homes backing onto Hickory Bay Preserve are the measurable preserve-front address in the community.
Saint George’s Court is the only separately gated street inside Audubon, and it shares a recorded plat section, a build era and a price band with Portsmouth Court. Across the pair, median living area is 3,753 square feet and median assessed just value is $2,246,492, with the highest individual assessment approaching $5.4 million. Lots are large by Audubon standards, a median of about four tenths of an acre. The section recorded no qualified sales in the twelve months ending June 23, 2026 and eight in the thirty-six months to that date, at a median of $2,574,800, which reads as a supply drought rather than a demand problem.
Pembroke Point is eight custom estate homes with preserve and golf views of the 2nd or 3rd fairway, built 1989 to 2011, with median living area of 3,737 square feet. Median assessed just value is $2,121,246 in a tight band from $1.82 million to $2.48 million, under $700,000 from lowest to highest across all eight homes. That tightness makes Pembroke Point unusually easy to price against itself. One home closed here in the twelve months ending June 23, 2026, at $2,600,000.
Burnaby Drive is thirty-six single-family homes built from 1989 through 2016, a twenty-seven-year infill span, on the 4th fairway and green with lakes and preserves. Median living area is 3,382 square feet and median assessed just value is $1,977,571. Burnaby Drive recorded three closings in the twelve months ending June 23, 2026, at a median of $2,455,000, which sits above the street’s assessed median and is a reminder that recent buyers there paid for condition and position rather than for averages.
Whitney Lane is twenty-one detached villas on their own separately taxed lots, on the 2nd fairway with a large lake and preserve. They were built 1992 through 2004, median living area is 3,153 square feet and lots are the second smallest in the community at about 0.22 acres. Median assessed just value is $1,509,668 in a band from $1.28 million to $2.09 million. One closing was recorded here in the twelve months ending June 23, 2026, at $1,525,000. There is no separate association for Whitney Lane.
Ashburton Drive and Brentwood Point sit inside one county plat section and are two different products. The club describes Ashburton Drive as Bermuda-style homes of 2,400 to 3,500 square feet on the 8th and 9th fairways, and Brentwood Point as larger custom estates of 3,400 to 5,000 square feet on a cul-de-sac. Across the pair, fifty-three homes built 1990 through 2017, median living area 3,155 square feet, median assessed just value $1,390,419. This is the oldest concentration of housing in Audubon and the busiest segment of the recent market, with six of the twenty-three county-recorded closings in the twelve months ending June 23, 2026, at a median of $1,762,500.
Montclair at Audubon is six three-story buildings of thirty-six condominiums at the front of Audubon Boulevard, recorded in 1990, and every one of the thirty-six units measures 2,578 square feet. That makes Montclair the only place in Audubon where size is not a pricing variable at all. Assessed values fall into exactly three tiers by floor: $1,058,310 on the first, $1,088,310 on the second and $1,118,310 on the third. Floor, view over the 1st fairway or the clubhouse lake, and the interior renovation level decide a Montclair price. Two units closed in the twelve months ending June 23, 2026, at $1,020,000 and $1,600,000, and the $580,000 gap between two identical floor plans shows how far floor, view and condition alone can move a Montclair price.
Devon Green is thirty-three maintenance-included homes built 1990 to 1994, with exterior maintenance including painting and roof maintenance provided by the Devon Green association, the smallest lots in the community at about 0.17 acres, and the entry price tier. Median assessed just value is $955,645 in a band from $860,425 to $1,171,872, the only street in Audubon whose entire assessed range sits under $1.2 million. Two homes closed in the twelve months ending June 23, 2026, at $1,165,000 and $1,500,000. Two sales are not a market rate and they are stated here as individual sales.
The table below sets each section’s median recorded sale over thirty-six months beside its median assessed just value. Sections with one or two sales are shown as individual sales. The two columns measure different things over different populations and should never be read as a ratio for any single home, but together they show which streets have recently traded well above their assessments.
Street or section | Qualified recorded sales, June 24, 2023 to June 23, 2026 | Result | Median 2026 assessed just value |
|---|---|---|---|
Saint George’s Court and Portsmouth Court | 8 | median $2,574,800 | $2,246,492 |
Burnaby Drive | 6 | median $2,452,500 | $1,977,571 |
Bay Side streets | 24 | median $2,175,000 | $2,252,811 |
Ashburton Drive and Brentwood Point | 9 | median $1,725,000 | $1,390,419 |
Whitney Lane | 3 | median $1,712,500 | $1,509,668 |
Montclair at Audubon | 5 | median $1,600,000 | $1,088,310 |
Devon Green Lane | 3 | median $1,400,000 | $955,645 |
Pembroke Point | 2 | two sales, $2,600,000 and $2,925,000 | $2,121,246 |
Source: Collier County Property Appraiser 2026 tax roll and recorded deed record, published August 29, 2026. Qualified, improved, arms-length recorded sales at or above $100,000.
Price per square foot tells you where an Audubon home sits inside its own section, not what it is worth. The Southwest Florida MLS shows a median of $555 and an aggregate of $596 across 24 closings, while the county deed record shows $621 median and $674 aggregate across 23 sales, because the two systems count different populations.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026, retrieved 2 Sep 2026).
The median price per square foot is the middle transaction: half the sales priced above it, half below. The aggregate is total dollars divided by total square feet across every sale, so it is dollar-weighted and the largest, most expensive homes pull it upward. In the county’s trailing twelve months the gap is $53 per square foot, $621 against $674, which is the signature of a community with a genuinely high top end. When you see a single price-per-foot figure quoted for Audubon anywhere else, ask which one it is.
The MLS counts brokered listings and measures living area as the listing agent entered it. The county counts qualified recorded deeds and measures base living area on dwelling records only, excluding pools, screen enclosures, decking and detached garages. The windows differ too: the MLS runs to 16 September 2026 and the county roll’s last recorded sale is June 23, 2026. Neither is wrong. Name the population whenever you quote either one.
Across the county’s assessments, value per square foot runs from $421 on Devon Green Lane to $1,138 on the newest Warwick Way homes. A larger home is not simply a smaller home multiplied. Lot size, frontage and construction quality climb with size in Audubon, so the biggest homes carry the highest value per square foot as well as the highest total. Montclair at Audubon proves the other direction: thirty-six identical 2,578 square foot units, and the recorded sales still differ by hundreds of thousands of dollars on floor, view and condition.
Take your living area from the county roll, not from a marketing flyer, and compare it only with homes in your section that share your frontage type and your renovation level. If your home is the largest on its street, expect the per-foot figure to soften. If it is the smallest, expect it to rise. That is ordinary behavior in every market and it is exaggerated in one this thin.
Audubon Country Club homes sold at a median of $1,795,000 across 24 Southwest Florida MLS closings in the twelve months ending 16 September 2026, ranging from $845,000 to $4,950,000. Collier County’s deed record shows 23 qualified sales at a median of $1,800,000 in the twelve months ending June 23, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll and deed record, published 29 Aug 2026, retrieved 2 Sep 2026).
Measure | Twelve months ending 16 September 2026 |
|---|---|
Closed listings | 24 |
Median sale price | $1,795,000 |
Mean sale price | $2,032,063 |
Range | $845,000 to $4,950,000 |
Total volume | $48,769,500 |
Median days on market | 88.5 |
Median sale to list price | 90.01% |
Median price per square foot | $555 |
Aggregate price per square foot | $596 |
Median living area | 3,250 square feet |
The pull was scoped to the Audubon development in the Southwest Florida MLS, City of Naples, residential, and all 24 closed rows were checked to sit inside Audubon with none outside. Every measure above shares the same denominator of 24, so no row was dropped for a missing list price or a missing days-on-market figure.
Measure | June 23, 2025 through June 23, 2026 |
|---|---|
Qualified recorded sales | 23 |
Median sale price | $1,800,000 |
Mean sale price | $2,238,565 |
Range | $1,020,000 to $6,500,000 |
Total recorded dollar volume | $51,487,000 |
Median price per square foot | $621 |
Aggregate price per square foot | $674 |
These are qualified, improved, arms-length recorded sales at or above $100,000 from Collier County’s own deed record. Because they come from recorded deeds rather than listings, they include transfers that were never marketed on any portal.
The MLS counts brokered listings. The county counts qualified recorded deeds. Those are different populations over slightly different windows, which is why the counts differ by one and the ranges differ at both ends, and they still land within $5,000 of each other at the median. When two independent records agree that closely, the median is real. What neither median can do is price your home, which is why the street tables above exist.
Street or section | Sales | Result |
|---|---|---|
Bay Side streets | 8 | median $2,175,000 |
Ashburton Drive and Brentwood Point | 6 | median $1,762,500 |
Burnaby Drive | 3 | median $2,455,000 |
Pembroke Point | 1 | one sale, at $2,600,000 |
Whitney Lane | 1 | one sale, at $1,525,000 |
Devon Green Lane | 2 | two sales, $1,165,000 and $1,500,000 |
Montclair at Audubon | 2 | two sales, $1,020,000 and $1,600,000 |
Streets with one or two recorded sales are stated as individual sales rather than as a median, deliberately. Two transactions do not make a market rate.
Of the 24 MLS closings, 20 were single-family homes and 4 were low-rise condominiums, all four in Montclair at Audubon. By the MLS’s own neighborhood field, 19 closings recorded as Audubon Country Club at a median of $1,875,000, 4 as Montclair at a median of $1,310,000, and 1 as Devon Green, at $1,165,000.
Audubon Country Club homes took a median of 88.5 days on market and sold at a median of 90.01 percent of their final list price across the 24 MLS closings in the twelve months ending 16 September 2026. With 5 active listings, supply is 2.5 months, so inventory is thin while buyers still negotiate hard.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026).
Ninety percent is low for a Naples golf community, and it is real. It is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the median buyer negotiated from the final asking price, not from the first one. It is not a distress signal. It sits beside only five active listings, and both facts are true at once: supply is tight, and individual buyers are still winning roughly ten percent off asking at the median. A seller who reads only the low inventory figure will overprice.
Days on market resets when a listing is terminated and relisted under a new number. The highest-priced MLS closing of the window shows it clearly. It closed at $4,950,000 against a final list price of $5,500,000, exactly 90.0 percent. But the same home had been listed earlier under a different MLS number at $5,895,000, reduced to $5,750,000 and then withdrawn before relisting. Measured from the first asking price, the true journey was $5,895,000 to $4,950,000, or 84.0 percent across two listings. The 88.5 day median counts only the final listing of every home that took that route.
Five active listings against 24 closings in twelve months is 2.5 months of supply, a tight, seller-favorable level on its face. The active group ran from $1,235,000 to $2,895,000 with a median list price of $1,575,000 and a median of 67 days on market when it was pulled: two homes in Montclair at Audubon, one on Devon Green Lane and two elsewhere in the community. Your listing does not compete with a crowd. It competes with one or two homes in your band, and with the buyer’s memory of what the last sale on your street closed for.
In Audubon, the list price is the negotiation’s opening line, and the market has shown it will take roughly ten percent off at the median. That does not argue for listing ten percent high. It argues for listing where the recorded evidence supports, presenting that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The homes that end up relisting are the ones that started from hope rather than from the record.
About twenty homes change hands in a year out of 399. A home that sits past its first month tells the small, attentive buyer pool that the price was wrong, and the first reduction is read as the first of several. The time to get the number right is before the listing goes live, which is exactly why a written valuation built from your street’s recorded sales is worth an hour of your time now.
Audubon Country Club home values have risen from a median recorded sale of $335,000 at $130 per square foot in 1990 to $2,250,000 at $687 per square foot in 2024, through a 2008 to 2009 correction and a 2020 to 2022 repricing, according to thirty-six years of Collier County’s recorded deed record.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll and recorded deed record, published 29 Aug 2026, retrieved 2 Sep 2026).
Year | Sales | Median price | Median $/sq ft | Low | High |
|---|---|---|---|---|---|
1990 | 7 | $335,000 | $130 | $190,000 | $456,500 |
1991 | 11 | $346,000 | $138 | $330,000 | $404,300 |
1992 | 18 | $368,000 | $142 | $189,500 | $660,000 |
1993 | 26 | $375,000 | $145 | $110,000 | $825,000 |
1994 | 20 | $379,750 | $148 | $210,000 | $777,000 |
1995 | 16 | $400,000 | $152 | $205,000 | $760,000 |
1996 | 13 | $390,000 | $148 | $240,000 | $825,000 |
1997 | 21 | $420,000 | $159 | $110,000 | $1,100,000 |
1998 | 28 | $399,950 | $144 | $120,000 | $826,000 |
1999 | 30 | $417,500 | $171 | $120,000 | $1,600,000 |
2000 | 33 | $523,500 | $175 | $107,500 | $1,020,000 |
2001 | 19 | $550,000 | $184 | $125,000 | $1,360,000 |
2002 | 25 | $500,000 | $188 | $140,000 | $945,000 |
2003 | 21 | $579,000 | $217 | $155,000 | $2,000,000 |
2004 | 27 | $770,000 | $258 | $450,000 | $1,200,000 |
2005 | 29 | $1,075,000 | $309 | $695,000 | $1,700,000 |
2006 | 15 | $1,000,000 | $340 | $795,000 | $1,700,000 |
2007 | 11 | $1,550,000 | $391 | $825,000 | $2,625,000 |
2008 | 10 | $777,500 | $260 | $520,000 | $2,150,000 |
2009 | 6 | $687,500 | $244 | $549,900 | $2,100,000 |
2010 | 15 | $710,000 | $233 | $400,000 | $1,950,000 |
2011 | 21 | $670,000 | $204 | $285,000 | $1,450,000 |
2012 | 26 | $722,500 | $227 | $315,000 | $1,610,000 |
2013 | 23 | $660,000 | $239 | $360,000 | $2,150,000 |
2014 | 33 | $780,000 | $252 | $362,600 | $2,660,000 |
2015 | 23 | $1,065,000 | $278 | $380,000 | $1,680,000 |
2016 | 23 | $925,000 | $288 | $515,000 | $1,700,000 |
2017 | 20 | $922,500 | $268 | $361,000 | $1,570,000 |
2018 | 25 | $825,000 | $254 | $425,000 | $1,610,000 |
2019 | 21 | $759,500 | $282 | $425,000 | $3,600,000 |
2020 | 40 | $897,000 | $260 | $450,000 | $3,400,000 |
2021 | 52 | $1,312,500 | $360 | $587,000 | $2,290,000 |
2022 | 22 | $1,789,000 | $586 | $950,000 | $6,300,000 |
2023 | 21 | $2,230,000 | $640 | $1,375,000 | $4,700,000 |
2024 | 23 | $2,250,000 | $687 | $975,000 | $5,350,000 |
2025 | 10 | $1,830,000 | $625 | $1,400,000 | $6,500,000 |
2026 | 18 | $1,770,000 | $578 | $1,020,000 | $3,600,000 |
Qualified, improved, arms-length recorded sales at or above $100,000. 2026 is a partial year: the most recent sale recorded in this roll is June 23, 2026, so the 2026 row covers roughly half a year.
Audubon’s opening decade was flat and steady. The median moved from $335,000 to $417,500 across ten years, and median price per square foot from $130 to $171. Volume built from 7 recorded sales in 1990 to 30 in 1999 as the original build absorbed and early owners began to turn over.
From 2000 to 2007 the median tripled, from $523,500 to $1,550,000, and median price per square foot went from $175 to $391. Then it broke. The 2008 median fell to $777,500 and 2009 to $687,500, on just six recorded sales, the thinnest year in the entire series.
Audubon’s median price per square foot in 2019, at $282, was still below its 2007 peak of $391. Twelve years after the top, on a per-square-foot basis, the community had not recovered, and medians in that stretch moved between $660,000 and $1,065,000 with no clean trend. Anyone who tells you Southwest Florida golf communities only go up has not read a series like this one.
Volume spiked to 40 recorded sales in 2020 and 52 in 2021, the highest single year in Audubon’s history. The median went from $897,000 in 2020 to $1,312,500 in 2021 to $1,789,000 in 2022, and median price per square foot ran from $260 to $360 to $586. Price per square foot more than doubled in twenty-four months, and the first genuinely modern estate product on Warwick Way joined the pool in the same years.
Median price ran $2,230,000 in 2023, $2,250,000 in 2024 and $1,830,000 in 2025, with median price per square foot at $640, $687 and $625. The partial 2026 row sits at $1,770,000 and $578. Read those with care, because a median in a community this thin moves with the mix: 2025 recorded only ten qualified sales and 2024 recorded twenty-three, and one quarter without a Warwick Way or Bay Side estate closing moves the community median by hundreds of thousands of dollars without any single home changing in value.
The series is how we adjust an older comparable sale for time, and it is the strongest long-horizon argument an Audubon seller has. It does not price your home by itself. Comparing 2024’s $687 per square foot with 1996’s $148 measures a change in what gets built and sold here as much as a change in value. For your address, the right instrument is still a comparable analysis on your street, your view, your renovation history and your lot.
Audubon Country Club ranks third of eight cleanly measured North Naples gated communities on median price per square foot, at $640, below Quail West and Collier’s Reserve and above five others, when every community is measured the same way from Collier County’s 2026 tax roll over one 36-month window ending August 11, 2026.
Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026, retrieved 2 Sep 2026).
Collier County Property Appraiser 2026 tax roll, published August 29, 2026. Qualified, improved, arms-length recorded sales at or above $100,000, from August 12, 2023 through August 11, 2026. Living area is the county’s base living area on dwelling records only. Just value is the 2026 roll figure and is an assessment, not a price. Communities whose sub-neighborhoods do not carry the parent name in the county’s subdivision dictionary would be under-counted by this method, so they are left out rather than shown at a partial count.
Community | Homes captured | Sales, 36 months | Median sale | Median $/sq ft | Median living sq ft | Median 2026 assessed just value | Build era |
|---|---|---|---|---|---|---|---|
Quail West | 447 | 69 | $4,650,000 | $1,058 | 4,304 | $2,964,534 | 1993 to 2025 |
Collier’s Reserve | 224 | 39 | $2,765,000 | $800 | 3,667 | $1,933,745 | 1994 to 2025 |
Audubon Country Club | 399 | 57 | $1,932,000 | $640 | 3,345 | $1,899,781 | 1989 to 2025 |
Wiggins Bay | 46 | 8 | $620,000 | $452 | 1,400 | $500,200 | 1994 to 1996 |
Imperial Golf Estates | 631 | 71 | $1,050,000 | $401 | 2,579 | $799,032 | 1979 to 2024 |
Sterling Oaks | 294 | 48 | $582,500 | $325 | 1,892 | $474,412 | 1994 to 2004 |
Bay Forest | 30 | 4 | $575,000 | $319 | 1,718 | $417,535 | 1984 to 1993 |
Arbor Trace | 90 | 17 | $385,000 | $249 | 1,250 | $208,750 | 1991 to 1991 |
“Homes captured” is the count of parcels this method scopes into each community from the county’s subdivision dictionary, not each community’s own count of itself.
Collier’s Reserve is a 1990s North Naples gated golf community of similar era with a near-identical median home size, 3,667 square feet against Audubon’s 3,345, and it trades at $800 per square foot against Audubon’s $640, a 25 percent premium. When an Audubon buyer cross-shops, this is often the pair on the table, and knowing the gap before your buyer does is part of pricing well.
Sterling Oaks and Audubon sit in the same ZIP corridor and were built in the same decade. Sterling Oaks trades at $325 per square foot and Audubon at $640, a 97 percent difference. What separates them is the golf course, the lot size and the membership structure, not the decade or the location, and that is the measured value of Audubon’s private golf gate in North Naples dollars.
Audubon sits third on median price per square foot, third on median sale price and third on median assessed just value, and fourth on median living area. Consistent rankings mean Audubon’s price is not being carried by unusually large homes or by a rich handful of sales. It is priced where its housing stock sits, which makes a well-evidenced list price easier to defend to a buyer’s agent and to an appraiser.
In the same 36-month window Audubon recorded 57 qualified sales from 399 built homes, while Imperial Golf Estates recorded 71 from 631 captured parcels. Proportionally Audubon is the tighter market. For a seller that means your listing is not one of many, which is an advantage when the price is right and a liability when it is not.
Audubon Country Club and Pelican Marsh are the two North Naples golf communities buyers most often weigh against each other, and an Audubon seller should price with that comparison in mind. Audubon’s MLS median ran $1,795,000 at $555 per square foot, against $910,000 and $436 in Pelican Marsh, with mandatory club membership only in Audubon.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon trailing twelve months retrieved 16 Sep 2026, Pelican Marsh trailing twelve months retrieved 25 Jul 2026; structure and governance from each community’s recorded documents and district records).
Question | Audubon Country Club | Pelican Marsh |
|---|---|---|
Must a buyer join the club? | Yes, at a minimum Social level, for every buyer since April 17, 2006 | No. Golf is optional |
Golf | One eighteen-hole Joe Lee course, 1989, golf membership capped at 340 | One eighteen-hole Robert von Hagge course, opened 1994, membership optional |
Size | 410 homesites, about 400 built, on 754.75 acres | 26 named villages on roughly 1,326 acres |
Community Development District | None, and no district line on the tax bill | Yes. The CDD operations and maintenance assessment is $1,725 per unit for fiscal 2026 |
Closed sales, trailing twelve months (MLS) | 24 | 115 |
Median sale price (MLS) | $1,795,000 | $910,000 |
Median price per square foot (MLS) | $555 | $436 |
Median days on market (MLS) | 88.5 | 67 |
Median sale to list price (MLS) | 90.0 percent | 95.0 percent |
The two MLS columns cover different twelve-month windows, stated above, so read them as the shape of each market rather than a same-day race.
A buyer who chooses Audubon wants the club as the reason for the move, roughly four hundred neighbors rather than thousands, no district assessment and single-family product in the upper band of North Naples. A buyer who chooses Pelican Marsh wants optional golf, product choice across 26 villages and a deeper resale market of 115 closings against Audubon’s 24. When we price an Audubon home we make the case to the first buyer directly, and we price so the second buyer’s comparison does not end the conversation. Jesse McGreevy at (239) 898-6072 will tell you which of those two buyer pools your home will actually meet.
Online estimates miss on Audubon Country Club homes because automated models need dense, uniform sales, and Audubon produces about twenty sales a year across 399 built homes with a 6.8 times spread in assessed value between sections. A model blending a Devon Green Lane sale with a Warwick Way sale describes neither home.
An automated valuation model estimates a home from recent nearby sales. In a subdivision of look-alike homes that turn over often, that works tolerably. In Audubon, the county recorded 23 qualified sales in its latest twelve months, spread across ten sections and every price band from a condominium to an estate. Several sections recorded none at all. Thin recent evidence is exactly the condition in which a statistical model performs worst.
A portal treats Audubon as one neighborhood with one trend line. The county’s own roll says it is at least four markets: an entry band under $1.2 million assessed, a 1990s core, a $2 million heart and a Warwick Way estate tier above $5.8 million. Whatever happened to sell last quarter drags the model’s estimate for every other home toward it, which is why automated figures for the same Audubon home can swing sharply from one month to the next.
A model reads square footage, bedrooms, lot size and year built. It cannot see whether your roof is two years old or twenty, whether the kitchen was renovated in 2022 or 1996, whether your rear exposure is the 13th green, Hickory Bay Preserve or a neighbor’s roofline, or whether your home sits in a Special Flood Hazard Area while the house across the street does not. In Audubon each of those moves the price by more than a model’s stated margin of error.
Some estimates lean on the county’s assessed just value. The assessment is a tax figure set once a year by one method across every parcel, and on a long-held homesteaded home the taxable value can sit far below it because of Save Our Homes. It is the right tool for ranking streets and the wrong tool for pricing a sale. We publish assessed values on this page for the first job only.
The two newest Warwick Way homes have never had an improved resale, Montclair’s identical units differ by floor and condition rather than size, and Devon Green’s maintenance-included homes carry an association layer no model reads. Those are three different reasons for a model to miss, and they sit inside one community.
Treat it as a rough range, not a list price. Then ask for a written opinion of value built from recorded sales in your own section, with the sources named so you can check every one. That is what the Home Valuation form at the top of this page starts, and there is no charge and no obligation.
An Audubon buyer prices five carrying costs into an offer: the master association assessment, the mandatory club fee, a neighborhood association on some streets, property tax reset to market, and a one-time Resale Capital Contribution at closing. Listing agents disclosed $6,175 a year and $10,855 or $13,770 for the club across recent closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, fee fields across the 24 trailing twelve month closings, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll, published 29 Aug 2026, retrieved 2 Sep 2026).
Fee layer | What listing agents disclosed across the 24 closings |
|---|---|
Master association assessment | $6,175 a year on 15 of 24, $6,075 on 8, $8,575 on 1 |
Mandatory club fee | $10,855 on 16 of 24, $13,770 on 6, $12,770 on 1, $10,885 on 1 |
Capital contribution at closing | $3,700 on 21 of 24, $4,000 on 2, $0 on 1 |
Application fee | $150 on 23 of 24, $100 on 1 |
Montclair condominium fee | $6,465 a year on all 4 Montclair closings |
Total annual recurring, as reported | $17,030 on 9, $21,117 on 6, $42,890 on 4 |
These figures are as disclosed by listing agents in the Southwest Florida MLS across the 24 closings in the trailing twelve months. They are not published by the association or by the club, they are not an estoppel certificate, and they bind nobody. A buyer confirms every layer in writing with the association and the club before contracting. No initiation fee appears here, because no source we can stand behind states one.
The club figures cluster at $10,855 and $13,770 rather than scattering across a range. That tracks the recorded structure: membership at Audubon is mandatory at a minimum Social level for every buyer since April 17, 2006, and golf is a separate election above that floor, with its own initiation and a golf membership cap of 340. Mandatory is not the same as bundled. The recorded governing document places club financial obligations outside the association assessment, so an Audubon owner pays the association and pays the club separately.
The community’s recorded Declaration sets a $3,000 Resale Capital Contribution, paid by the buyer at every conveyance and indexed to the Consumer Price Index. Listing agents reported $3,700 on 21 of the last 24 closings, which is exactly the drift the indexing clause predicts. Confirm the current indexed amount on the estoppel certificate so it lands correctly on the closing statement.
Florida’s Save Our Homes cap follows the owner, not the house. At the county’s median assessed just value of $1,899,781, applied at the full 9.4020 millage with no homestead exemption and no accumulated cap, the arithmetic gives roughly $17,861 a year, against the $10,508 median a homesteaded Audubon owner pays today, so a buyer should budget roughly $7,353 a year more than the seller is paying. That is an illustration of the reset mechanism, computed from the county’s median assessed just value at the full millage, and not a quote for any specific home. On the 2026 roll 236 Audubon parcels carry a Save Our Homes or ten percent cap benefit, with a median benefit of $716,796, so the gap is real for most sellers.
Audubon Country Club has no Community Development District and no district assessment on the tax bill. In many Naples-area golf communities built after the mid-1990s, a district bond is repaid through a non-ad-valorem line that can run several thousand dollars a year for decades. Its absence here lowers your buyer’s carrying cost, and it belongs in your listing presentation.
Montclair at Audubon is six three-story buildings of thirty-six condominiums, recorded in 1990, within the population Florida’s milestone inspection and structural integrity reserve study rules apply to. A well-advised buyer will ask by name for the milestone inspection report, the structural integrity reserve study, the current adopted budget, the reserve schedule and recent board minutes. Assemble the package before you list, from Gulf Breeze Management Services of SWFL, rather than after an inspection period starts.
An Audubon Country Club seller owes the buyer the Florida homeowners association disclosure summary before the contract is signed, because Florida Statutes section 720.401 places that duty on the parcel owner in a resale, and a buyer who does not receive it may cancel. A Montclair condominium sale follows the separate Chapter 718 regime instead.
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item, and getting it wrong hands the buyer an exit that survives to the closing table.
Section 720.401 does not apply to an association regulated under Chapter 718, which governs condominiums. Audubon Country Club Foundation, Inc. is the master homeowners association, and Montclair at Audubon is a condominium. Which disclosure regime governs your sale depends on what you own, so confirm the correct package with your closing agent or attorney. This is general information and not legal advice.
Under the community’s current recorded governing document, Official Records Book 6078, Page 688, recorded January 31, 2022, the seller notifies the Foundation, the buyer applies for membership at a minimum Social level, the admission criteria are ministerial, and the Foundation records a Certificate of Compliance before the deed is effective. Build that sequence into the contract timeline on day one. Ask the club for its current processing time the week you go under contract.
An estoppel certificate is the association’s written statement of what is owed on your parcel at closing. Under Florida Statutes section 720.30851 a homeowners association must deliver one within ten business days of a written request, and for a Montclair condominium the parallel provision is section 718.116(8). The master association request goes to Precedent Hospitality and Property Management. Order it the week the contract is signed, not the week of closing.
What moves an Audubon Country Club home’s number before listing is the evidence a buyer’s insurer and inspector will ask for: roof age, a four-point and wind mitigation report, an elevation certificate where one exists, and presentation that makes a 1990s home read as current. Sixty-five percent of Audubon was built before 2000.
Florida insurers underwrite a four-point inspection covering roof, electrical, plumbing and HVAC, and a home from Audubon’s core build era can carry an aging roof or original supply plumbing. A wind mitigation report frequently lowers the buyer’s insurance quote, which supports your price. Find out before you list whether your roof will stop a carrier from binding coverage, because that decides whether you are choosing between a credit and a replacement or between a replacement and a much smaller buyer pool.
Collier County has 178 elevation certificates on file for Audubon addresses, and a seller or buyer can check for one free at (239) 252-2942. Nine FEMA Letters of Map Amendment have already been granted inside Audubon, and every one returned structure removed from the Special Flood Hazard Area. Collier County is a Community Rating System Class 5 community, which produces a 25 percent discount on eligible flood insurance premiums. If your home has an elevation certificate or a LOMA, put it in the listing file.
FEMA has published a preliminary new map dated March 20, 2025 that would cut Audubon’s share of addresses in a Special Flood Hazard Area from about a third to roughly one in eight. As of Collier County’s August 2026 statement it is preliminary and not yet regulatory. For a seller whose home would move out of the high-risk zone, that is a talking point with a date on it, not a present fact, and we present it that way.
The buyer pool here is used to original kitchens and 1990s baths, and part of it actively wants a project in a low-density community with a mature canopy. The two expensive mistakes are pricing an original home as though it were updated, and a half renovation that satisfies nobody. Paint, lighting, landscaping and a clean, documented roof and mechanical history usually return more than a rushed kitchen.
A meaningful share of North Naples buyers is buying a second home and would rather not furnish it, so a turnkey offering can widen your audience. A furniture package rarely adds its replacement cost to the price. Price the home, then treat the furnishings as a negotiating asset that removes friction.
A free in-person Audubon Country Club valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your section’s recorded sales, and you receive a written opinion of value with sources.
A written opinion of value for your specific address, built from the recorded sales in your section and your frontage type, adjusted for time using Audubon’s own price series, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the disclosed association and club fees, the Resale Capital Contribution and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072. Marc Comisar is at (239) 287-5873. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Audubon Country Club covers pricing, marketing, negotiation and the club approval sequence in full.
Every community we value gets the same method, and the result looks different each time because the communities are different. Our Autumn Woods home valuation prices three separate product types behind one gate from recorded deeds, and our Grandezza home valuation shows the same approach in Estero. Reading one beside this page is a quick way to see why a community median is never the answer.
McGreevy and Comisar are a top-reviewed real estate team on Google. The two quotes below are genuine five-star client reviews reproduced in the reviewer’s own words, with no aggregate score and no star rating widget, because a page that asks you to check its numbers should hold itself to the same standard. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
A valuation is only as good as the judgment behind it, and in a community with about twenty sales a year an inflated opinion of value has almost nothing to correct it until the listing goes stale.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Audubon Country Club valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from Collier County’s recorded deed record and the Southwest Florida MLS. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the recorded record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side of the partnership, in the homes, at the inspections and at the closing table, and he is the one who walks your Audubon home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the wider market around your home, see our Naples real estate guide. If you are buying your next home as well as selling this one, a Florida homesteader who sells and establishes a new Florida homestead may be able to transfer accumulated Save Our Homes benefit, and we run both sides of that math in one conversation. Start with how we represent buyers in Naples.
These are the valuation questions Audubon Country Club owners in North Naples actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 tax roll and recorded deed record, and the community’s recorded governing documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your street or section, your living area and lot, your golf, lake or preserve frontage, and your condition. Community wide, the Southwest Florida MLS median across 24 closings in the twelve months ending 16 September 2026 was $1,795,000, and median 2026 assessed just value by section runs from $955,645 on Devon Green Lane to $6,452,810 on Warwick Way. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from recorded sales in your own section, matched for frontage and condition, adjusted for time with the community’s own price series and tested against current active listings. Ask for the sources to be named. McGreevy and Comisar provide exactly that at no charge and with no obligation to list.
Because automated models need dense, uniform sales, and Audubon has about twenty sales a year across ten sections with a 6.8 times spread in assessed value between them. Whatever sold most recently pulls every estimate toward it. Models also cannot see roof age, renovation level, rear exposure or flood zone at your address.
No. Assessed just value is the Collier County Property Appraiser’s assessment for tax purposes, set once a year by one method for every parcel. It is not a price and not an estimate of market value. It is useful for ranking Audubon’s streets against each other and should never be used as a list price.
The Southwest Florida MLS recorded 24 closings in the twelve months ending 16 September 2026, at a median of $1,795,000 and a range of $845,000 to $4,950,000. Collier County’s deed record recorded 23 qualified sales in the twelve months ending June 23, 2026, at a median of $1,800,000 and a range of $1,020,000 to $6,500,000.
The MLS median across the 24 trailing twelve month closings was $555 per square foot, with an aggregate of $596. The county deed record showed a median of $621 and an aggregate of $674 across its 23 sales. The median describes the typical closing and the aggregate is pulled upward by the largest, most expensive homes.
The median was 88.5 days on market across the 24 MLS closings in the twelve months ending 16 September 2026, with a range of 0 to 356 days. That figure understates true market time for homes that were withdrawn and relisted, because days on market resets under a new listing number.
The median sale to list ratio was 90.01 percent across the 24 MLS closings in the twelve months ending 16 September 2026. It is measured against the final list price, so it shows how far the median buyer negotiated from the last asking price. From a first asking price the gap can be wider.
Five active listings were on the Southwest Florida MLS when the data was pulled on 16 September 2026, with a median list price of $1,575,000 and a range from $1,235,000 to $2,895,000. Against 24 closings in twelve months that is 2.5 months of supply.
Supply is tight at 2.5 months, which favors sellers, and buyers are still negotiating to a 90.01 percent median sale to list, which favors buyers on the individual deal. A correctly priced home faces very little competition. An overpriced one faces a small, attentive buyer pool that notices every reduction.
Averaged across the county’s trailing thirty-six months, about twenty homes change hands in a year out of 399 built homes, and the median owner has held for 7.3 years. Several sections record no sales at all in a given twelve months.
The eight 2018 to 2022 Warwick Way homes carry a median 2026 assessed just value of $5,847,704, in a band from $5.32 million to $8.10 million, and the two newest homes are assessed at $6,197,646 and $6,707,975. Those two have never had an improved resale, so any resale price per square foot quoted for them is computed from an assessment.
Devon Green Lane’s thirty-three maintenance-included homes carry a median 2026 assessed just value of $955,645, in a band from $860,425 to $1,171,872. Two homes closed in the twelve months ending June 23, 2026, at $1,165,000 and $1,500,000, and the MLS recorded one Devon Green closing at $1,165,000 in its twelve months.
All thirty-six Montclair units measure 2,578 square feet, and assessed values fall into three tiers by floor: $1,058,310, $1,088,310 and $1,118,310. The MLS recorded four Montclair closings in the twelve months ending 16 September 2026 at a median of $1,310,000. Floor, view and renovation decide a Montclair price.
Bay Side’s 166 homes carry a median 2026 assessed just value of $2,252,811 in a band from $1.17 million to $6.08 million, the widest band in Audubon. The county recorded eight Bay Side sales in the twelve months ending June 23, 2026, at a median of $2,175,000.
The fifty-three homes across Ashburton Drive and Brentwood Point carry a median 2026 assessed just value of $1,390,419. Six sold in the county’s twelve months ending June 23, 2026, at a median of $1,762,500, the busiest segment of the recent market. The two streets are different products, so we price them separately.
The thirty-six homes in that section carry a median 2026 assessed just value of $2,246,492. The section recorded no qualified sales in the twelve months ending June 23, 2026 and eight in the thirty-six months to that date, at a median of $2,574,800.
Burnaby Drive’s thirty-six homes carry a median 2026 assessed just value of $1,977,571. Three closed in the twelve months ending June 23, 2026, at a median of $2,455,000, and six in the thirty-six months to that date at a median of $2,452,500.
Collier County’s deed record shows a median recorded sale of $335,000 at $130 per square foot in 1990 and $2,250,000 at $687 per square foot in 2024. The series includes a sharp 2008 to 2009 correction and a 2020 to 2022 repricing in which median price per square foot more than doubled in twenty-four months.
The county’s median recorded sale was $2,250,000 in 2024, $1,830,000 in 2025 and $1,770,000 in the partial 2026 year to June 23. Read those with care: 2025 recorded only ten qualified sales, and a median this thin moves with the mix of homes that happened to sell rather than with the value of any one home.
On one 36-month window of Collier County recorded sales ending August 11, 2026, Collier’s Reserve traded at a median $800 per square foot against Audubon’s $640, a 25 percent premium, on a near-identical median home size of 3,667 square feet against 3,345.
Yes, and the direction is not automatic. Lake and preserve frontage generally carry a premium for privacy and view. Golf frontage lots carry a recorded, perpetual golf ball overflight easement that some buyers accept happily and others will not. We measure the premium in your section from recorded sales rather than applying a rule of thumb.
Yes, at the right number. Sixty-five percent of Audubon was built before 2000, so the buyer pool is used to original kitchens and 1990s baths, and part of it wants a project. The mistake is pricing an original home as though it were updated.
It shapes who buys. Since April 17, 2006 every buyer must become at least a Social member, and golf is a separate election above that floor with a golf membership cap of 340. The buyer pool is club-motivated, and the buyer prices the club fee, disclosed by listing agents at $10,855 or $13,770 across recent closings, into the offer.
No. Membership is mandatory but it is not bundled. The recorded governing document places club financial obligations outside the association assessment, so an Audubon owner pays the master association and the club separately, and Devon Green and Montclair owners pay a neighborhood or condominium association as well.
The buyer pays it at every conveyance under the recorded Declaration. It is set at $3,000 and indexed to the Consumer Price Index, and listing agents reported $3,700 on 21 of the last 24 closings. Confirm the current amount on the estoppel certificate.
Usually higher. At the county’s median assessed just value, a buyer with no homestead and no accumulated cap would pay roughly $17,861 a year at the full 9.4020 millage, against the $10,508 median a homesteaded owner pays today, about $7,353 more. That is an illustration of the reset mechanism, not a quote for any specific home.
No. Audubon Country Club has no Community Development District and no district assessment on the tax bill, which lowers a buyer’s carrying cost compared with many newer Naples golf communities and supports your price.
It can. On the flood map in force today, effective February 8, 2024, about a third of Audubon’s addresses sit in a Special Flood Hazard Area and two thirds do not, and two homes on one street can differ. A buyer checks your address, so an elevation certificate or a Letter of Map Amendment belongs in your listing file.
For a listing decision, a comparable-based valuation from an agent who knows Audubon’s sections is the usual starting point and costs nothing. A licensed appraisal makes sense for an estate, a divorce or a date-of-death basis question. The buyer’s lender will order its own appraisal regardless.
Usually, when the list price was built from recorded sales in your section. Appraisers face the same thin evidence we do, so a listing file that hands the buyer’s agent the relevant recorded sales, with sources, helps the appraisal as much as the negotiation.
Florida sellers must disclose known facts that materially affect value and are not readily observable, including prior water intrusion, insurance claims, permit history and known pending special assessments. In Audubon you also owe the section 720.401 homeowners association disclosure summary before the contract is signed, unless your home is a Montclair condominium governed by Chapter 718.
The admission criteria are ministerial, so there is no discretionary rejection, and the process ends with the Foundation recording a Certificate of Compliance before the deed is effective. The timeline is administrative rather than adversarial. Ask the club for its current processing time the week you go under contract.
Understand the rules first. Leases must be a minimum of two continuous calendar months, no more than two lease occupancies per calendar year, with board approval required including renewals. That rules out short-term rental income, and holding keeps the club obligation and the tax reset risk in play.
Size is not a variable, because every unit is 2,578 square feet. Floor, view, renovation level and the condition of the association’s reserves and structural reports decide the price, and a buyer will ask for the milestone inspection report and the structural integrity reserve study by name.
Get a written valuation built from your section’s recorded sales, order your estoppel and your membership terms in writing so nothing surfaces late, and decide on timing with the likely competition in your band in view. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Sources retrieved September 2026. Every figure on this page traces to a primary source below: the Southwest Florida MLS, Collier County’s tax roll and recorded instruments, Florida Statutes, federal agencies, or the club’s own published material. Nothing is drawn from a listing aggregator or from another brokerage. Southwest Florida MLS figures were pulled from Matrix on 16 September 2026 and are cited as that system rather than linked, because the MLS is a members-only database.
Collier County tax roll, taxes and recorded instruments
Florida Statutes and state agencies
Flood mapping
Federal tax and financial records
The club, first-party sources
Neighboring communities in the benchmark
Our own assets
Every row below links the official custodian of the document, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.
Document | What it proves for an Audubon valuation | Official authority |
|---|---|---|
Florida Statutes section 720.401 | The disclosure summary an Audubon seller owes the buyer before the contract is signed | |
Florida Statutes section 720.30851 | The ten business day deadline for the association’s estoppel certificate | |
Florida Statutes section 193.155 | Why the seller’s tax bill is not the buyer’s, and how Save Our Homes portability works | |
Florida Department of Revenue Form DR-501T | The form a homesteader files to move accumulated benefit to a new Florida homestead | |
Official records search, deeds and the recorded Declaration | Every recorded sale price behind the 36-year series, and Official Records Book 6078, Page 688 | |
FEMA Map Service Center, flood map search by address | The flood zone for one specific Audubon address | |
MT-1 application forms for a Letter of Map Amendment | How an owner asks FEMA to remove a structure from the Special Flood Hazard Area | |
Collier County 2026 flood protection newsletter | Collier County’s Community Rating System class and premium discount | |
Collier County Tax Collector tax search | The current bill on any Audubon parcel, which a buyer should never assume they inherit | |
Internal Revenue Service Publication 523 | The federal home sale exclusion and how basis is computed | |
Audubon Country Club community map | Where each street and section sits inside the two gates |
Three documents that matter most to an Audubon seller are not public and cannot be linked here. The club’s fee schedule sits behind the member login; request it from Christine Bryant, Membership and Marketing Director, at (239) 592-4000. The association’s budget and current assessment come on the estoppel certificate from Precedent Hospitality and Property Management. Montclair’s milestone inspection report and structural integrity reserve study come from Gulf Breeze Management Services of SWFL.
You reach the Audubon Country Club valuation team by using the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and in a market with about twenty sales a year it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Audubon Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.