Montclair at Audubon, North Naples Florida
The same 2,578 square foot plan has sold from $825,000 to $1,900,000 in five years. We value your residence from its own floor's recorded sales, its view, its openings and its approvals, in writing, at no cost.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Montclair at Audubon residence has recently been worth between about $825,000 and $1,900,000, depending on floor, view and condition. Collier County recorded 10 qualified Montclair sales in the last 60 months at a median of $1,160,500, and the Southwest Florida MLS counts 4 closings in the last 12 months at a median of $1,310,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026; Collier County Property Appraiser recorded-sales file, qualified sales, published 29 Aug 2026)
Every Montclair residence is the same 2,578 square feet, so what your residence is worth comes down to where it sits and what has been done to it. The building, the declaration, the milestone record and the flood map are covered in full on our Montclair at Audubon guide. This page is about the number, and how we arrive at it for your residence. If you are ready to sell, read how we sell Montclair at Audubon homes; if you are buying, read our Montclair at Audubon buyer guide.
Over the last 60 months, all four second-floor sales closed between $825,000 and $1,020,000. The three first-floor sales were $825,000, $1,500,000 and $1,649,000. The three third-floor sales were $1,301,000, $1,600,000 and $1,900,000, and a fourth third-floor deed recorded at $1,637,500 in July 2026. Fewer than ten sales sit on any floor, so we list them rather than average them.
A median of $1,160,500 describes the building, not your residence. The same 2,578 square foot plan has recorded sales more than a million dollars apart in five years, because a renovated residence with impact openings and a lake view and an original-condition residence on a lower floor are different products that happen to share a floor plan.
We use the recorded sales on your floor, the two live listings, the county’s 2026 roll, your residence’s own permits and approval letters, and the fee layers and tax reset your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your floor and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Montclair at Audubon residence because the valuation is built from Montclair’s own recorded sales back to 1990, the building’s milestone and flood records, and the condominium’s declaration, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. 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. We publish the building’s whole record. If you are comparing teams before you choose, our guide to the best real estate agents in Naples sets them side by side on the public record.
Jesse McGreevy writes it, from the recorded sales, the MLS and your residence’s own documents, and Marc Comisar walks the residence when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With about four Montclair sales a year and two listings on September 16, 2026, there is no deep pool of recent comparables for a buyer or an appraiser to lean on. The first price a residence carries becomes its reputation inside a 36-residence building. A valuation that is right the first time is worth more here than in any single-family street.
This valuation page gives you the number. Our seller page, how we sell Montclair at Audubon homes, covers marketing, negotiation, costs and the two approvals. Owners of Audubon houses rather than condominiums should start with selling an Audubon Country Club home, because the single-family streets price very differently.
A Montclair at Audubon residence is valued by starting from the recorded sales on the same floor, then adjusting for view, renovation, windows and shutters, approved flooring, the declaration’s appliance replacement rules, the fee layers, the flood position and time, and finally testing the number against the live listings inside the Audubon gate.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file and 2026 roll, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026)
The first comparables are the sales on your floor. A second-floor residence starts from $825,000, $950,000, $975,000 and $1,020,000. A first-floor residence starts from $825,000, $1,500,000 and $1,649,000. A third-floor residence starts from $1,301,000, $1,600,000, $1,637,500 and $1,900,000.
The club places the Montclair buildings along the first fairway, with some residences overlooking the clubhouse lake and its fountain and the 18th and 10th fairways, and most facing western sunsets. Upper floors see farther; first-floor residences sit closest to the fairway. The view from your balcony is the adjustment the county’s floor values never make.
After 36 years of owner renovations, finish is the largest single variable. Kitchens, baths, flooring and lighting separate the $825,000 band from the $1,500,000 band. We grade finish against the residences that actually sold, not against a generic Naples renovation index.
The declaration makes windows, glass, sliding doors and shutters the owner’s to maintain, and requires hurricane protection to match the Board’s adopted standard. Impact openings or approved shutters, with permits, lower a buyer’s insurance quote and remove an inspection item, so they are worth real money at Montclair.
Above the ground floor, hard flooring needs sound-absorbent underlayment and the Board’s written approval, and the Board can order unapproved hard floors covered or removed. A second- or third-floor residence with tile or wood and an approval letter is worth more than the same residence without one.
The declaration requires water heaters to be replaced after 10 years and dishwashers after 14, washer hoses on a 7- or 17-year cycle, and the water shut off for any absence of 48 hours or more. An overdue item becomes a buyer credit, so we note each one.
A buyer underwrites three recurring bills and a Zone AH flood position. Listing agents disclosed the condominium fee at $6,465 a year on 4 of 4 recent Montclair closings, and 44 of 45 Montclair address points sit in Zone AH. Those facts are the same for every residence, so they set the building’s level rather than your residence’s place in it.
Montclair’s recorded sales span a repricing: a 2020 to 2021 median of $735,000 and a 2022 to June 2026 median of $1,400,500. A 2021 sale at $825,000 is not a 2026 comparable without a time adjustment, and a 2024 sale at $1,900,000 was the top of a run, not a floor.
On September 26, 2026 the MLS showed two Montclair listings, at $1,150,000 and $1,235,000, one listed 77 days and the other 571, and one Devon Green listing at $1,575,000. Your number has to make sense to a buyer standing in all three.
Montclair at Audubon residences sold four times in the twelve months to September 16, 2026, at a Southwest Florida MLS median of $1,310,000. Collier County recorded four Montclair deeds in the same window, at $845,000, $1,020,000, $1,600,000 and $1,637,500, and those four reproduce the MLS median exactly.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026; Collier County Property Appraiser recorded-sales file, published 29 Aug 2026)
The MLS development report for Audubon counts four Montclair closings in the twelve months to September 16, 2026, at a median of $1,310,000, every one classed as a low-rise building of one to three stories. The report does not break out days on market or sale-to-list for Montclair alone.
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
July 2026 | Third | $1,637,500 | $635 |
July 2026 | Not stated in the record we hold | $845,000 | $328 |
Window: the 12 months to September 16, 2026. Total $5,102,500. The two July deeds were recorded but not yet coded as qualified in the county’s August 29 file.
The middle pair of the four county deeds, $1,020,000 and $1,600,000, averages $1,310,000, the MLS median to the dollar. That agreement is strong evidence the two systems describe the same four sales, and it is why we report both rather than choosing one.
The parent Audubon Country Club page measures qualified sales recorded June 23, 2025 to June 23, 2026 and shows two Montclair sales, $1,020,000 and $1,600,000. The two July 2026 deeds fall after that window. The pages agree once the window is named, which is why every figure here carries its dates.
Montclair at Audubon residences have sold in a pattern that runs against the county’s floor values: over the last 60 months every second-floor sale closed at $1,020,000 or less, while first- and third-floor sales reached $1,500,000 to $1,900,000. The county values the third floor highest, then the second, then the first.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file and 2026 roll, published 29 Aug 2026, retrieved 25 Sep 2026)
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
September 2021 | Second | $825,000 | $320 |
September 2021 | First | $825,000 | $320 |
April 2022 | Second | $950,000 | $369 |
June 2022 | Third | $1,301,000 | $505 |
September 2022 | First | $1,500,000 | $582 |
December 2023 | First | $1,649,000 | $640 |
September 2024 | Third | $1,900,000 | $737 |
October 2024 | Second | $975,000 | $378 |
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
Window: 60 months to the county’s August 29, 2026 file, the first window counting back that holds ten qualified Montclair sales. Median $1,160,500, total $12,545,000.
Three first-floor sales in the window: $825,000 in September 2021, $1,500,000 in September 2022 and $1,649,000 in December 2023. The spread is condition and timing. A renovated first-floor residence close to the fairway has been one of the building’s best performers, against the county’s view that the first floor is worth least.
Four second-floor sales: $825,000, $950,000, $975,000 and $1,020,000. None reached the first- or third-floor highs. Ten sales cannot prove a second-floor discount, and condition explains more of any single price, but a second-floor valuation starts from these four numbers and has to earn anything above them.
Three qualified third-floor sales, $1,301,000, $1,600,000 and $1,900,000, plus the $1,637,500 July 2026 deed. The third floor has carried the building’s top prices, with the longest views and no neighbor overhead. The county’s roll agrees on direction here, valuing every third-floor residence at $1,118,310.
One second-floor residence sold at $950,000 in April 2022 and $1,020,000 in June 2026, a 7.4 percent gain over four years, while other residences recorded up to $1,900,000. A repeat sale is the cleanest measure a building this small offers, and this one shows the run-up was not uniform.
Price per square foot at Montclair at Audubon is a condition and placement index, not a size measure, because every residence is 2,578 square feet. Over the last 60 months the median was $450 a square foot and the mean of the ten per-sale figures $487, on a range of $320 to $737.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, published 29 Aug 2026, retrieved 25 Sep 2026)
The median of $450 sits between the second-floor band, $320 to $396, and the finished-residence band, $505 to $737. The mean of $487 is pulled up by the $1,900,000 third-floor sale. We report both, and we never mix county square footage with an MLS figure measured differently.
In a single-family street, price per square foot adjusts for size. At Montclair it cannot, because size never varies. A residence at $396 a square foot and one at $635 are the same plan; the gap is finish, floor, view and time. Read the number as a ranking of residences, not as a rate to multiply.
Place your residence among the ten sales by floor and condition, read off the price per square foot of its closest matches, and multiply by 2,578. That is a starting estimate, not a valuation, and the steps above adjust it for what the sales cannot show.
Montclair at Audubon values have run from a developer-era median of $350,000 in 1990 to 1994 to $1,400,500 in 2022 to June 2026, across 91 qualified sales in Collier County’s file. The path was not straight: a 2010 to 2014 trough, a steady recovery, and a sharp repricing after 2021.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, qualified sales December 1990 to June 2026, published 29 Aug 2026, retrieved 25 Sep 2026)
Era | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1990 to 1994 | 29 | $350,000 | $315,000 | $415,000 |
1995 to 1999 | 9 | $390,000 | $365,000 | $425,000 |
2000 to 2004 | 10 | $495,000 | $442,500 | $550,000 |
2005 to 2009 | 3 | $549,900 | $520,000 | $795,000 |
2010 to 2014 | 11 | $362,600 | $300,000 | $585,000 |
2015 to 2019 | 14 | $645,000 | $380,000 | $825,000 |
2020 to 2021 | 7 | $735,000 | $450,000 | $825,000 |
2022 to June 2026 | 8 | $1,400,500 | $950,000 | $1,900,000 |
The first 29 recorded sales, from December 1990, were Radnor/Montclair Corporation’s original sales of finished residences and the first resales, at $315,000 to $415,000. Montclair was sold as completed condominiums, unlike most of Audubon, which was sold as lots and built house by house.
Values rose through the early 2000s to a $495,000 median in 2000 to 2004, and the 2005 to 2009 era had only three qualified sales, up to $795,000. The 2010 to 2014 era shows the post-2008 trough, with a median of $362,600 and a low of $300,000 in December 2011.
The 2015 to 2019 median of $645,000 recovered past the earlier peak, 2020 to 2021 reached $735,000, and 2022 to June 2026 almost doubled that at $1,400,500, on eight sales. The 2022 to 2026 median is an even count, the mean of $1,301,000 and $1,500,000.
An owner who bought before 2020 holds a large gain on paper, and the size of that gain now depends on floor and finish more than on purchase year. The series also warns against anchoring on the 2024 high of $1,900,000: the 2026 sales have come in at $1,020,000 to $1,637,500.
The Southwest Florida MLS does not break out days on market or sale-to-list for Montclair at Audubon alone. Across all 24 Audubon Country Club closings in the twelve months to September 16, 2026, the median was 88.5 days on market and a 90.01 percent sale-to-list ratio, and the two Montclair listings on September 26, 2026 had been listed 77 and 571 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026)
A 90.01 percent community median says Audubon buyers negotiate, and in a building of identical plans they negotiate with the recorded sales in hand. A Montclair list price far above the same-floor sales does not anchor a buyer high; it just keeps the residence on the market until the price comes to the sales.
One Montclair listing had been on the market 77 days on September 26, 2026, and the other 571 days. A listing that sits more than a season in a 36-residence building becomes the one buyers ask about rather than the one they tour. The first thirty days carry most of a Montclair listing’s leverage.
Two listings against about four closings a year is roughly six months of supply. That is balanced, not tight. It rewards a residence priced to its floor’s recent sales and punishes one priced to the building’s highest sale.
Price to the band your residence can honestly reach, present it for the western light and the view, and have the document package ready before the first showing. In a market this thin, the right price at launch sells faster and usually nets more than a high price followed by reductions.
A Montclair at Audubon buyer almost always compares Devon Green, the only other Audubon Country Club neighborhood priced under about $1.5 million. Montclair offers a larger single-level condominium with the building maintained; Devon Green offers a detached house, a private pool and a street mostly outside the mapped flood zone.
Data updated: September 2026 (Collier County Property Appraiser roll and recorded-sales files, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026; FEMA effective map, 8 Feb 2024)
Measure | Montclair at Audubon | Devon Green at Audubon |
|---|---|---|
Homes | 36 condominiums | 33 detached houses |
Size | 2,578 sq ft, every residence | 2,206 sq ft median base area |
Lot and pool | No lot; no private pool | 0.17-acre lot; private pool on 32 of 33 |
Recorded sales, last 60 months | 10, median $1,160,500 | 5: $1,165,000 to $1,500,000, median $1,376,000 |
MLS closings, last 12 months | 4, median $1,310,000 | 1, at $1,165,000 |
Listings on September 26, 2026 | 2, at $1,150,000 and $1,235,000 | 1, at $1,575,000 |
Median 2026 assessed just value | $1,088,310 | $955,645 |
Median 2026 tax bill | $9,135 | $7,421 |
Exterior and roof | The condominium association maintains the buildings | The association paints and keeps the lawns; the owner repairs and replaces the roof |
Flood, effective map | 44 of 45 address points in Zone AH | 21 percent of street address points in Zone AH |
Milestone and reserve-study law | Applies | Does not apply to a detached house |
Club membership | Mandatory, minimum Social | Mandatory, minimum Social |
A buyer should choose Montclair for the most interior space inside the gate on one level, no roof or pool to manage, and a fairway or lake view from upstairs. A buyer should choose Devon Green for a house, a pool and lower flood exposure. Your valuation has to sit where a Devon Green shopper can say yes to the extra space.
Devon Green’s five recorded sales in 60 months ran $1,165,000 to $1,500,000, which overlaps the upper Montclair band. A finished Montclair residence priced inside that overlap competes on space and maintenance; one priced above it has to be the best residence in the building to hold.
Online estimates miss on Montclair at Audubon residences because they see 36 residences of identical size, a county roll that values each floor at one number, and too few sales to learn from, while the price actually turns on finish, view, openings and approvals that no public record describes.
Data updated: September 2026 (Collier County Property Appraiser 2026 roll and recorded-sales file, published 29 Aug 2026, retrieved 25 Sep 2026)
About four Montclair sales a year, ten qualified in five years, split across three floors. A model trained on that record is extrapolating from two or three data points per floor, and it cannot tell the renovated sale from the original one.
The 2026 roll values every first-floor residence at $1,058,310, every second-floor at $1,088,310 and every third-floor at $1,118,310, a $30,000 step. Estimates that lean on assessed values inherit that flatness, while the recorded sales of the same plan spread more than a million dollars.
A model cannot see impact glass, a renovated kitchen, an approved hard floor, a water heater under ten years old, or a balcony that looks over the clubhouse lake. At Montclair those are the price.
An assessed just value is the county’s mass-appraisal figure for taxation. It is useful for one thing a seller should know: it does not distinguish a renovated residence from an original one. It is neither a price nor an appraisal.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the same-floor sales and your residence’s documents. If it is high, better to know before you list than after a season on the market.
A Montclair at Audubon buyer prices in three recurring bills, the condominium fee, the Audubon master assessment and the club, plus the one-time Resale Capital Contribution and a Collier County tax bill that resets toward full value. Listing agents disclosed the condominium fee at $6,465 a year on 4 of 4 recent Montclair closings.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields on 4 Montclair and 24 Audubon closings, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 roll, published 29 Aug 2026)
$6,465 a year in the MLS fee field on all four Montclair closings in the twelve months to September 16, 2026, billed quarterly, one thirty-sixth of the common expenses under the declaration. The condominium estoppel certificate is the binding figure. Water and sewer to the residences are a common expense under the declaration.
Listing agents disclosed the Audubon master assessment at $6,175 a year on 15 of 24 Audubon closings, $6,075 on 8 and $8,575 on 1, levied equally per plot. They disclosed a mandatory club fee of $10,855 on 16 of 24 and $13,770 on 6, matching the Social floor with golf above it. The club publishes no dues schedule.
The master declaration requires a $3,000 Resale Capital Contribution, indexed to inflation and paid by the buyer, disclosed at $3,700 on 21 of the last 24 Audubon closings. It does not reduce your net, but a buyer counts it in the cost of getting in.
The 2026 preliminary median Montclair tax bill is $9,135. Homesteaded residences have a median of $5,314 and non-homesteaded $9,871. Your buyer’s bill resets after purchase, and there is no Community Development District line on any Montclair parcel.
Each layer is a disclosure from a different party on a different billing cycle, and the club publishes no schedule. A single total assembled from them would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead.
The milestone record supports a Montclair at Audubon valuation: Collier County’s Milestone Map lists all six buildings as “Milestone Completed,” with the next inspection due in 2034. The structural integrity reserve study’s status is not public, and until the association’s answer is in the file, a careful buyer prices the uncertainty.
Data updated: September 2026 (Collier County Milestone Map, milestone buildings layer, retrieved 25 Sep 2026)
Collier County’s layer lists six Montclair records, one per building, PL20230005961, PL20230005957, PL20230005956, PL20230005953, PL20230005964 and PL20230005974, each “Milestone Completed,” cycle completed, next milestone 2034. That answers the first structural question a Florida condominium buyer asks.
Florida Statutes 718.112(2)(g) required associations of Montclair’s age to complete a structural integrity reserve study by December 31, 2025. We have not seen Montclair’s study and do not state its status or funding. The seller must give the buyer the most recent study or a statement that none is complete; get the answer before you list.
The Board may levy special assessments for unbudgeted or non-recurring expenses, and whether one is in force is stated on the estoppel. All six buildings were re-roofed under a July 2010 notice, and a slab-edge repair at Building F was permitted in 2025. A buyer reads both as inputs to future assessments.
A residence whose file holds the milestone summary, the reserve study or statement, the budget and a clean estoppel is valued at the building’s level. Where an answer is missing, we tell you how buyers are likely to discount it, and what document would remove the discount.
The flood zone affects a Montclair at Audubon valuation at the building level: 44 of Montclair’s 45 county address points sit in FEMA Zone AH on the map effective February 8, 2024, with base flood elevations of 9.5 to 10 feet, so every financed buyer carries flood insurance and every residence shares that cost.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective 8 Feb 2024, panel 12021C0179J; FEMA preliminary map, 20 Mar 2025; USGS 3DEP elevation, retrieved 25 Sep 2026)
Montclair sits on FEMA panel 12021C0179J. The median bare-earth ground elevation at Montclair’s address points is 9.69 feet NAVD88, the lowest of any section of Audubon. There is no Zone V or VE inside the Audubon gates.
FEMA’s preliminary maps of March 20, 2025 would keep 36 of the 45 points in Zone AH and move 8 to Zone X. They are not effective as of Collier County’s 2026 statement, and lenders and insurers still rate from the 2024 map.
The association insures the buildings and, where the zone requires it, carries flood insurance through the National Flood Insurance Program; each owner insures the residence’s contents, finishes and improvements, with loss assessment coverage the declaration requires. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
Give buyers the master policy details and your HO-6 policy early, and ask the association whether any building has an elevation certificate. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
The items that move a Montclair at Audubon number before listing are the ones the declaration puts on the owner: windows, sliding doors and shutters, the water heater and dishwasher replacement clock, approval letters for hard floors and balcony enclosures, and presentation that shows the view and the western light.
Replace a water heater over 10 years old and a dishwasher over 14, and change washer hoses on schedule. Each is already required by the declaration, and a buyer’s inspector will list any that are overdue as a credit.
If windows, sliding doors or shutters are due, compare the cost with the buyer’s likely credit and insurance saving. Any change must match the Board’s adopted standard and needs approval, so start early.
Find the Board’s letters for hard floors, balcony enclosures and any exterior-visible change. The declaration makes a new owner liable with the seller for unapproved alterations, so a missing letter becomes a negotiation point.
The recorded sales say finish and floor together explain the spread from $825,000 to $1,900,000. A renovation aimed at the band your residence can reach usually pays; one aimed beyond it rarely does. Remember the declaration bars major disruptive work from November 1 to April 30.
Most Montclair buyers are seasonal, and many want a residence ready to use. Furniture can convey by bill of sale, and a well-furnished residence photographed for the western light often competes better than an empty one.
A free in-person Montclair at Audubon valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the residence, checks the openings, floors, approvals and view, and you receive a written opinion of value with the same-floor sales and a recommended list price.
The same-floor recorded and MLS sales with dates and sources; the live competition inside the gate; the fee layers and tax reset your buyer will underwrite; your building’s milestone status and flood position; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list.
If you decide to sell, our Montclair at Audubon seller page sets out the marketing, negotiation, costs and the two approvals. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed 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 and no star-rating widget. Read the full 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.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Montclair at Audubon owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and before writing this page we tracked every qualified Montclair sale in Collier County’s file back to December 1990, and in the last 12 months we tracked all four Montclair closings in the MLS against the county’s deeds.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty 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 launched his own team in October 2008. He writes the valuations. Reach him at (239) 898-6072, and read his 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 walks residences, meets contractors and inspectors, and handles showings for owners who are out of state. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page.
These are the questions Montclair at Audubon owners ask about value, answered from Collier County’s recorded sales and 2026 roll, the Southwest Florida MLS, the recorded condominium documents and FEMA’s map, each with its window and source.
Recent Montclair sales ran from $825,000 to $1,900,000 over 60 months for the identical plan, median $1,160,500, with a twelve-month MLS median of $1,310,000. Your floor, view and condition place you in that range.
Start from the recorded sales on your floor, adjust for view, renovation, openings and approvals, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Because every residence is 2,578 square feet and the county values each floor at one number, models cannot see the finish, openings and view that move a Montclair price.
No. The 2026 roll’s $1,058,310, $1,088,310 and $1,118,310 by floor are mass-appraisal figures for tax, and recorded sales of the same plan span more than a million dollars around them.
Four MLS closings to September 16, 2026, median $1,310,000; the four recorded deeds were $845,000, $1,020,000, $1,600,000 and $1,637,500.
Over the last 60 months the median was $450 and the mean of the ten per-sale figures $487, from $320 to $737, on the county’s 2,578 square feet.
Start from the four second-floor sales of the last 60 months: $825,000, $950,000, $975,000 and $1,020,000. Condition can lift a residence above that band; the list price has to show why.
The qualified third-floor sales were $1,301,000, $1,600,000 and $1,900,000, and a July 2026 third-floor deed recorded at $1,637,500.
The three first-floor sales in the 60-month window were $825,000, $1,500,000 and $1,649,000. Condition explains most of that spread.
Yes, but not in the order the county assumes. The county values the third floor highest and the first lowest; the recorded second-floor sales have been the lowest.
From a 1990 to 1994 median of $350,000 to $1,400,500 in 2022 to June 2026, across 91 qualified sales, with a trough in 2010 to 2014.
The 2026 sales, $1,020,000 to $1,637,500, came in below the 2024 high of $1,900,000, but four sales are too few to call a trend; the floors and conditions differ.
Two on September 26, 2026, at $1,150,000 and $1,235,000. Listings change weekly.
The MLS does not break it out for Montclair. Audubon-wide, the median was 88.5 days on market in the twelve months to September 16, 2026.
Not broken out for Montclair. The Audubon-wide median was 90.01 percent across 24 closings in the same twelve months.
For a prepared residence priced to its floor’s sales, yes: two listings against about four closings a year is roughly six months of supply.
Yes. The club places the buildings along the first fairway, with some residences over the clubhouse lake; the county’s floor values ignore view, and buyers do not.
Yes, in the lower band. The $825,000 to $1,020,000 sales show the market for residences closer to original condition, and buyers who plan to renovate budget for summer work.
They help: the owner maintains the openings, impact glass or approved shutters lower a buyer’s insurance quote, and permits prove them.
Only with the Board’s written approval and sound underlayment. Without the letter, the Board can order them covered or removed, which a buyer prices.
Yes. Collier County lists all six buildings as milestone-complete with the next inspection due in 2034, which answers a buyer’s first structural question.
It can. The status is not public; a buyer receives the most recent study or a statement that none is complete, and an unanswered question is discounted.
It sets the building’s level rather than your residence’s place in it: 44 of 45 address points are in Zone AH, so every Montclair buyer faces the same flood question.
The fee is a cost the buyer underwrites, disclosed at $6,465 a year on 4 of 4 recent closings. It shapes what buyers pay for the building, alongside the master assessment and the club.
It defines the buyer pool: every buyer since April 17, 2006 must join at a minimum Social level, and golf is a separate election capped at 340.
The buyer, under the master declaration: $3,000 indexed to inflation, disclosed at $3,700 on 21 of the last 24 Audubon closings.
Likely higher if you are homesteaded: the Montclair homesteaded median 2026 preliminary bill is $5,314, the non-homesteaded median $9,871.
Devon Green’s five sales in 60 months ran $1,165,000 to $1,500,000 for detached houses with pools; Montclair’s ten ran $825,000 to $1,900,000 for larger single-level condominiums. The decision table above sets them side by side.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, divorce or lender. Your buyer’s lender will order its own appraisal either way.
In a thin market the appraiser leans on the same-floor sales. We hand over the sales, permits and approval letters so adjustments rest on documents.
Consider the rules first: leases of at least 60 days, no more than twice a year, up to one year, with both associations’ approval and no tenant pets.
Often yes for a seasonal buyer. Furniture can convey by bill of sale; list what conveys so the lender and appraiser treat it correctly.
Get a written valuation from your floor’s sales, request the association’s document package and both estoppel figures, and fix any overdue replacement items. Call Jesse McGreevy at (239) 898-6072.
Every Montclair at Audubon figure on this page traces to a primary source below, listed as of September 25, 2026: recorded Collier County instruments, Florida Statutes and state agencies, Collier County and federal records, the club’s own pages, the Collier County Property Appraiser’s bulk files published August 29, 2026, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Montclair at Audubon owner always opens the official, current copy. We host nothing ourselves.
Document | What it proves for a Montclair valuation | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws (2015), OR 5151, Page 2476 | The owner’s maintenance duties, flooring and hurricane-protection rules, replacement clock | |
Declaration of Condominium (1990), OR 1573, Page 2028 | The original condominium and its one thirty-sixth shares | |
Phase amendment, Buildings E and F (1992), OR 1769, Page 1806 | When the last two buildings were certified complete | |
Notice of commencement, re-roof of all six buildings (2010) | The roof clock a buyer will ask about | |
Notice of commencement, slab edge repair, Building F (2025) | Recent structural work on the record | |
Collier County milestone buildings by year and reference number | The county’s milestone list | |
Collier County three-mile saltwater boundary for milestone inspections | Why Montclair’s first inspection came at 25 years | |
FEMA condominium flood coverage fact sheet | How the association’s and owner’s flood policies divide | |
Florida Statutes 718.503, disclosure prior to sale | What a buyer receives, including the milestone summary and reserve study |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Montclair at Audubon sits inside the North Naples club market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a Montclair sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
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 at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 16, 2026, and from Collier County Property Appraiser files published August 29, 2026. Brokered by Domain Realty.