What Is My Vanderbilt Beach Home Worth?

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

If you own a home at Vanderbilt Beach, the honest answer to what it is worth starts with your building, your stack and your floor, or with your canal and your lot, not with the neighborhood. Vanderbilt Beach is a beachfront neighborhood of Gulf-front condominium towers and canal-front homes in Naples, Florida, made of about 50 separately governed condominiums and a platted single-family grid, and the Southwest Florida MLS shows a 12-month median of $1,180,000 built from sales that ran from $150,000 to $22,050,000. The full neighborhood picture, from the beach and the flood maps to the schools and the Ritz-Carlton Residences, lives on our Vanderbilt Beach community guide. This page does one job: it shows how a Vanderbilt Beach home is valued, building by building, from MLS closings and public records, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, get your free Vanderbilt Beach home valuation, or call Jesse McGreevy direct at (239) 898-6072.

What Is My Vanderbilt Beach Home Worth?

A Vanderbilt Beach home is worth what its building, stack, floor, view, flood elevation and condition support, not what a neighborhood average says. In the last 12 months the Southwest Florida MLS recorded 114 closings here, from $150,000 to $22,050,000, at a $1,180,000 median, so no single figure describes your address.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 preliminary roll).

Before you read any online estimate, read the top of that range correctly. The two highest MLS lines, $22,050,000 and $22,000,000 on March 25, 2026, are Gulf-front Conners lots, not houses. Collier County recorded the land sales at 10025 Gulf Shore Drive and an adjoining 0.65 acre parcel as non-qualified, and 10025 is the site the Board of County Commissioners approved for the private Paraiso Beach Club on October 14, 2025. We treat them as beach-club site purchases and never as typical home sales, although the MLS counts them in its totals. The highest sale of an actual residence in the 12 months was a unit at The Vanderbilt, 9235 Gulf Shore Drive, at $12,600,000 on May 13, 2026.

We built this page the way we build a written valuation. In the last 12 months we tracked 114 Vanderbilt Beach closings in the Southwest Florida MLS, then read them beside the Collier County 2026 preliminary roll, which carries 2,577 residential parcels here: 439 single-family parcels in Conners Vanderbilt Beach Estates and 2,137 condominium parcels in about 50 condominiums. Some of those condominium parcels are cabanas, garages and boat slips rather than residences, which is one more reason a parcel count is not a home count.

The short answer, by product

Vanderbilt Beach is three products that happen to share a ZIP code. The Gulf Shore Drive towers sit at the top of the price ladder, with Moraya Bay at a $6,450,000 median over 60 months and Vanderbilt Gulfside at a $1,837,500 median over 36 months. The Bluebill Avenue and Regatta towers fill the middle and the entry, with 12-month medians of $335,000 at Vanderbilt Towers, $740,000 at Gulf Breeze, $748,000 at Vanderbilt Surf Colony and $1,260,000 at Regatta. The canal homes of Conners sold at a $3,125,000 median across 26 closings. The building medians in the table below run from $335,000 to $6,450,000 across different windows, which is why we never value a Vanderbilt Beach address from an area average.

Why one Vanderbilt Beach number cannot describe your home

Take the two ends of the ladder. A Vanderbilt Towers condominium sold at a $371.94 median per square foot over 12 months, and Moraya Bay sold at a $1,605.85 median per square foot over 60 months. Blend those with $22,050,000 of Gulf-front land and a $1,024.08 per square foot canal-home median and the result describes no home on the street. A Vanderbilt Beach valuation therefore starts by naming your product and your building, then narrows to your stack, your floor and your exposure before a single comparable is chosen.

What we use instead of an automated estimate

We lay three records over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and the living area each listing agent entered. The public record gives us the county roll, recorded sales and the state's condominium filings in the Florida DBPR condominium extract. The building record gives us the flood zone on FEMA's National Flood Hazard Layer, the county milestone inspection status and the association documents your buyer will ask for. Then Marc Comisar walks the home, because floor, view, roof age, impact glass and the kitchen are the variables no record captures.

The condominium market and the Conners market, kept apart

The two markets move differently, so we price them apart. Condominiums closed 88 times in 12 months at a $950,000 median, while the Conners single-family homes closed 26 times at $3,125,000.

Source: Southwest Florida MLS, residential, Vanderbilt Beach street footprint, closed October 7, 2025 to October 7, 2026 and active October 7, 2026. Sale to list uses the final list price, and price per square foot uses the living area the listing agent entered. Sold data entry closings count in closings, medians and ranges and are excluded from days on market and sale to list.

Get Your Free Vanderbilt Beach Home Valuation in 60 Seconds

A free Vanderbilt Beach home 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. The form takes about a minute, costs nothing and carries no obligation, and you receive a written opinion of value built from sales of your building or street.

What the form asks

The form asks for your address, a line about condition and how to reach you. For a condominium, the unit number is what matters most, because the unit number tells us your stack and your floor. For a Conners home, the address tells us your street, your canal or lagoon position and your lot. You do not need to know your flood zone, your millage area or your milestone status; we pull those from the records.

What comes back

You receive a written opinion of value for your address, built from MLS closings and recorded sales matched for building, stack, floor, view and flood zone, adjusted for time, with every source named. Beside it you receive the carrying-cost picture your buyer will underwrite: the association layers, the property tax picture, the flood file, the milestone inspection status and any pending assessment we can document. Last comes a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

If you would rather talk first

Call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873. Many valuations are done for owners who are not in Naples that week, and you can get your free Vanderbilt Beach home valuation from anywhere and we will arrange the walk-through with your property manager or a neighbor.

Why Should McGreevy and Comisar Value Your Vanderbilt Beach Home?

McGreevy and Comisar should value your Vanderbilt Beach home because we build every number from MLS closings and public records, building by building, we read the flood, association and milestone records before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a neighborhood of about 50 separately governed condominiums, method decides the outcome.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County 2026 preliminary roll).

The record, stated plainly

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Southwest Florida, not a claim about any one street. If you are comparing agents 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, license history and published production.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the association, flood and tax paperwork your buyer will ask for. Marc Comisar walks the home and judges floor, view and condition against what is actually selling on the north Naples coast, which is what lets a seasonal owner get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.

Why a split, thinly traded market makes the valuation matter more

Vanderbilt Beach turned over 114 times in 12 months across 2,577 residential parcels, and in many buildings the year produced one sale or none. Barefoot Pelican, Le Dauphin, Sea Chase and La Scala recorded no closing at all in the 12 months, and The Vanderbilt recorded one. At that pace your listing competes with the one or two homes of your own building for sale at the same time, and with the buyer's memory of the last one that closed. Few homes in any one building come up for sale in a given year, so the next owner who sells should have the number right on the first day.

The three pages that work together for a Vanderbilt Beach seller

This page answers what your home is worth. If you have decided to sell and want the listing plan, read our guide to selling your home in Vanderbilt Beach. If you are buying inside the same neighborhood, start with buying a home in Vanderbilt Beach. And for the beach, the flood maps, the schools and the history, go back to the Vanderbilt Beach community guide.

Why Does Our Valuation Beat an Online Automated Estimate?

Our Vanderbilt Beach valuation beats an online automated estimate because an automated estimate cannot see the things that separate one Vanderbilt Beach address from the next: the stack, the floor, the view, the association's finances and the flood elevation. An online estimate is a model; a McGreevy and Comisar valuation is a person reading your building's record and walking your home.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County 2026 preliminary roll).

What an automated model cannot see here

A model sees a square footage, a bedroom count and a recent-sale pattern. It cannot see that a ground-floor stack and a penthouse stack in the same Moraya Bay building are different homes, or that a Gulf Shore Drive unit with an open special assessment prices differently from the unit across the hall. It cannot read your building's milestone inspection status, which Collier County publishes building by building, or know that your declaration sets a rental minimum. In a market where 12-month sales ran from $150,000 to $22,050,000 and the buildings carry medians from $335,000 to $6,450,000, a model that learns from whatever sold last can swing toward the last closing.

Where a model and a person disagree most

The gap is widest where the market is thinnest. Moraya Bay closed 5 times in 12 months and 14 times in 60 months, Vanderbilt Gulfside 4 times in 12 months and 24 in 60, and Le Dauphin 10 times in 60 months with none in the last 12. In those buildings a model has almost nothing to learn from, and a human has to choose which stack, which year and which condition are comparable. We would rather tell you "the evidence supports a range, and here is why" than hand you a single figure that looks precise and is not.

What a McGreevy and Comisar valuation adds

We add four things a model cannot. First, we match the unit: building, stack, floor, exposure and renovation. Second, we read the carrying costs a buyer underwrites, from the estoppel certificate to the millage area. Third, we test the number against the 66 active listings and the 13 pending sales, not only against the past. Fourth, we tell you the cost of being wrong in either direction, because at a $950,000 condominium median and a $3,125,000 canal-home median, a few percent either way is real money.

Key Takeaways on Vanderbilt Beach Home Values

These are the Vanderbilt Beach valuation facts that decide most prices, each drawn from the Southwest Florida MLS, the Collier County 2026 preliminary roll or the state, county and FEMA records, and each repeated with its source further down this page. Read them before you read any online estimate.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 preliminary roll).

• The market in 12 months: 114 closings, $253,819,500 in volume, a $1,180,000 median, a median of 98 days on market, a median sale to list of 93.62%, 66 active listings, 13 pending and 6.9 months of supply.
• Two markets under one name: 88 condominium closings at a $950,000 median and 26 Conners single-family closings at a $3,125,000 median.
• Building medians span a wide range: $335,000 at Vanderbilt Towers (12 months), $740,000 at Gulf Breeze (12 months), $748,000 at Vanderbilt Surf Colony (12 months), $1,260,000 at Regatta (12 months), $1,837,500 at Vanderbilt Gulfside (36 months) and $6,450,000 at Moraya Bay (60 months).
• The mix shifted: the area median was $1,800,000 on 79 closings in the prior 12 months and $1,180,000 on 114 closings in the last 12, and the condominium median moved from $1,400,000 to $950,000 while the single-family median moved from $3,280,000 to $3,125,000.
• Pricing power is modest: the median sale to list was 93.62% across the area and 91.84% for Conners homes, against a 98 day median and 133 days for Conners.
• The top of the range is land: $22,050,000 and $22,000,000 on March 25, 2026 are Gulf-front lots at the approved Paraiso Beach Club site, and the highest residence sale was $12,600,000 at The Vanderbilt on May 13, 2026.
• Flood is address by address: FEMA panel 12021C0189J, effective February 8, 2024, shows Zone AE with base flood elevations of 9 to 10 feet at the street-address points we sampled and Zone VE on the seaward strip.
• Safety laws are building by building: 49 of 55 associations and plats are on Collier County's milestone inspection list, covering 63 buildings and 2,122 units.
• No master association: each condominium has its own budget, and Conners has no mandatory homeowners' association, so the numbers that matter to a buyer live in your building's estoppel certificate and budget.
• New competition is real: eight Ritz-Carlton Residences, Naples listings, six active and two pending, from $5,200,000 to $9,700,000, were on the MLS on October 7, 2026.

How Do We Value Vanderbilt Beach Homes?

We value a Vanderbilt Beach home by narrowing the product and widening the window: same building, same stack, same floor and exposure for a condominium, or same street, lot and canal position for a Conners home, then sales across enough months to mean something, tested against 66 active listings and the 93.62% median sale to list.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County 2026 preliminary roll; Florida DBPR condominium filings; FEMA National Flood Hazard Layer).

Step one: identify the building and its legal form

Vanderbilt Beach has no master association. The 2,137 condominium parcels sit in about 50 condominiums, each with its own association, budget and declaration under chapter 718 of the Florida Statutes, while the 439 Conners parcels are fee-simple lots with no mandatory homeowners' association. The street name does not always settle which building a unit belongs to: Vanderbilt Shores is one association that covers two DBPR projects, the county labels them The Seville and The Barcelona, and Regatta at Vanderbilt Beach is three condominiums with separate commons and dock associations. We confirm the building from the recorded documents before we choose a single comparable.

Step two: pin the stack and the floor

Inside one tower, stacks and floors price differently. Unit numbers tell us where you sit. Moraya Bay is 64 residences plus 8 penthouses, Vanderbilt Towers Unit 1 carries 6 penthouse-coded units, and The Vanderbilt carries a penthouse and top-level unit coding of its own. The 12-month closings show the effect: at Moraya Bay, #PH-1 sold at $6,350,000 and #605 at $6,900,000 in March 2026 in two different 4,001 to 4,548 square foot layouts, and #701 sold at $5,850,000 after 436 days on market. We match stack to stack and floor to floor, and where a stack has not traded recently we say so.

Step three: price the view, Gulf or bay

Gulf exposure, bay or lagoon exposure and an interior corridor view are different products. The Gulf-front tower at Moraya Bay has over 400 feet of beach, per its association website, while Barefoot Pelican on Southbay Drive faces Vanderbilt Lagoon and carries 43 deeded boat slips, per its association website. For most other buildings, position is not published in a primary document we can cite, so we read the unit's orientation from the plans and the listing photos, and we measure the premium from closed sales of the same building with and without the exposure. When the sample is too thin to measure it, we say that too.

Step four: for Conners, price the water, the lot and the dock

Conners Vanderbilt Beach Estates is 439 single-family parcels on canals and Vanderbilt Lagoon, in four plats whose median lot is 0.22 acre, with the replat along Gulf Shore Drive at a median 0.65 acre, per the county roll. Frontage on a wider canal, a lagoon view or a sea wall in good repair moves price, and a dock moves it only if it is permitted. Collier hearing examiner notices show owners using variances for docks: a 2025 petition for 9990 Gulf Shore Drive asked for a dock extension of 30 feet beyond the 20 foot maximum and a side setback reduction from 15 feet to 8 feet, and the notice does not give an outcome. The Vanderbilt Waterway MSTU maintains the channel north from the Vanderbilt Channel Bridge to Wiggins Pass, and the county's own staff report says the Vanderbilt Beach canals are not within that MSTU's responsibility, so canal maintenance is a question for the seller's records. See our Conners community page for the neighborhood itself.

Step five: rebuilt home or original home

Conners homes were built from 1952 to 2025, so the same street holds original 1950s and 1960s homes and new construction. We compare rebuilds to rebuilds, and we price an original home on its lot, its condition and its rebuild case. The 1954 deed of restrictions for Unit 2 limits a lot to one detached single-family dwelling not to exceed two and one-half stories, with a minimum of 800 square feet, per the recorded deed, and the county zones the sampled Conners points RSF-3. A 2025 hearing examiner notice for 424 Egret Avenue asked to reduce a west side setback from 7.5 feet to 3.25 feet for a new structure, which shows how tightly lots are being used.

Thinking About Selling at Vanderbilt Beach With 6.9 Months of Supply?

Vanderbilt Beach carried 66 active listings against 114 closings in 12 months, which is 6.9 months of supply, and the Conners canal homes carried 7.8. At that pace a correctly priced listing wins and a hopeful one waits. If you are selling, get your free Vanderbilt Beach home valuation, read our plan for selling your home in Vanderbilt Beach or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. If you are buying, call Marc at (239) 287-5873 or read buying a home in Vanderbilt Beach and how we represent buyers.

What Records Do We Read Before We Price a Vanderbilt Beach Home?

Before we price a Vanderbilt Beach home we read the records a buyer's lender, insurer and attorney will read: the milestone inspection and reserve study status, the FEMA flood zone and elevation, the association's budget and estoppel, the rental and pet rules, and closings across a window wide enough to mean something.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County milestone data; FEMA National Flood Hazard Layer; Florida DBPR).

Step six: read the milestone inspection and reserve study status

Florida's milestone inspection law, section 553.899, applies to condominium buildings of three habitable stories or more, and Collier County sets a 25 year first inspection for buildings within three miles of salt water, per the county milestone program page. On the county's public data, 49 of the 55 Vanderbilt Beach associations and plats are on the list, covering 63 buildings and 2,122 units. The first cycle shows as completed for the older buildings, with next inspection years from 2032 to 2035, while Moraya Bay is listed as not yet due with a next year of 2034. A milestone status is a compliance status, not a structural finding. The state's structural integrity reserve study database lists completed filings by building name but does not publish findings, so for your building we request the study, the milestone summary and the budget from the association.

Step seven: check the flood zone and the elevation

FEMA's effective countywide map, panel 12021C0189J, effective February 8, 2024, puts most Vanderbilt Beach street-address points in Zone AE with a base flood elevation of 9 or 10 feet, with Zone VE only on the seaward strip. The table shows the zone at the street-address point for the addresses we sampled; the street point is not the building footprint, so the exact zone for your home comes from an elevation certificate or a county flood determination.

Source: FEMA National Flood Hazard Layer queried October 7, 2026, panel 12021C0189J, effective February 8, 2024. We never say that every Gulf-front tower is in Zone VE; VE, with base flood elevations of 11 to 15 feet in the segments we probed, applies on the seaward strip. Collier County is a Class 5 community in the Community Rating System, which the county says gives eligible National Flood Insurance Program policies a 25% discount, and its 50 percent rule requires a structure to be brought into compliance with current elevation rules when an improvement or repair equals or exceeds 50% of the building's market value.

Step eight: price the carrying costs your buyer inherits

No Vanderbilt Beach association publishes its assessment on a public page we can cite, so we never quote a fee we have not read in a budget. The number for your building lives in the adopted budget and on the estoppel certificate, which a Florida condominium association may charge up to $299 to issue under section 718.116, plus $119 if expedited and $179 if the account is delinquent. Property taxes add roughly 9.97 to 10.27 mills on the 2025 bills depending on the millage area, per the Florida Department of Revenue 2025 Collier taxing authority list, including the Vanderbilt Beach Beautification MSTU at 0.4650 mill for the 2026 to 2027 year, adopted by the Board of County Commissioners on September 17, 2026. The Vanderbilt Waterways MSTU at 0.3000 mill applies to most but not all buildings; the Gulf Shore Drive group that includes Vanderbilt Gulfside, Moraya Bay, Bayshores, Vanderbilt Shores, Beachmoor, Sea Chase and Seawatch does not pay it.

Step nine: read the rental and pet rules

Rental rules move condominium value because they decide who your buyer can be. State law, section 509.032(7)(b), bars Collier County from banning vacation rentals or regulating their duration, and county Ordinance 2021-45 requires registration, but a declaration can still set minimum terms. The rules we have read in published association documents vary widely: Barefoot Pelican's website says rentals are handled by owners and January to March rentals are 30 days only; Bayshores of Vanderbilt Beach sets a 14 day minimum lease and prohibits pets, and its Gulfshores units a 30 day minimum; Sea Chase does not allow guests or tenants to keep pets. For every other building, the rule is not published, and we read it from the recorded declaration and the estoppel before we price.

Step ten: widen the window, then test the number

With 114 closings in 12 months across about 50 condominiums and a canal grid, a 90 day comparable search returns almost nothing. We widen to 12, 24, 36 or 60 months inside your building, stopping at the first window with 10 or more closings. Where a building has fewer than 10 closings in 60 months, we list the sales themselves rather than a median, because a median of three is not a market. Finally we test the opinion of value against the 66 active listings and the 13 pending sales, and against the 93.62% median sale to list.

What Are Vanderbilt Beach Condominiums Worth, Building by Building?

Vanderbilt Beach condominiums are worth very different amounts by building. On the Southwest Florida MLS the 12-month medians ran $335,000 at Vanderbilt Towers, $740,000 at Gulf Breeze, $748,000 at Vanderbilt Surf Colony and $1,260,000 at Regatta, while Moraya Bay sold at a $6,450,000 median over 60 months because it trades only a few times a year.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026, windows named in each row).

The window rule matters. We use the first of 12, 24, 36 or 60 months that holds 10 or more closings, and we name the window beside every figure. Where a building holds fewer than 10 closings in 60 months, we list its sales instead of a median.

Buildings with enough sales for a median

Source: Southwest Florida MLS, residential, Vanderbilt Beach street footprint, pulled October 7, 2026. Price per square foot uses the living area the listing agent entered.

Buildings with fewer than 10 sales in 60 months: the sales themselves

The pull lists up to the six most recent sales for each building. A listing in any of these buildings competes with very few recent comparables, which is why the sales are shown rather than averaged.

Source: Southwest Florida MLS, residential, pulled October 7, 2026. Building names follow the MLS development field, which does not always match the recorded condominium name.

Moraya Bay: the Gulf-front benchmark

Moraya Bay at 11125 Gulf Shore Drive is 72 residences, 64 plus 8 penthouses, built in 2009, and its recorded declaration describes nine stories over two levels of parking, eleven in all, per the association's condominium documents. It sold five times in 12 months: #803 at $7,500,000 (a sold data entry closing, October 8, 2025), #605 at $6,900,000 (130 days), PH-1 at $6,350,000 (50 days), #701 at $5,850,000 (436 days) and PH-7 at $5,750,000 (91 days). The 60-month median is $6,450,000 across 14 closings at $1,605.85 per square foot. The declaration lets owners keep a reasonable number of pets but not guests or tenants, and it requires a written lease with 20 days notice and a 20 day board disapproval window; both clauses are the kind of rule a buyer's agent asks about in week one. The county lists the building as not yet due for its milestone inspection, with a next year of 2034.

Vanderbilt Gulfside: the largest Gulf Shore Drive buildings

Vanderbilt Gulfside is 142 units in two buildings at 10851 and 10951 Gulf Shore Drive, built in 1980, and it recorded 4 closings in 12 months and 24 in 60. The 36-month median is $1,837,500 across 14 closings at $1,160.83 per square foot, with one unit active. The county lists both buildings as having completed the first milestone cycle, with a next year of 2033. A dedicated Vanderbilt Gulfside sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.

Vanderbilt Towers: the entry point on Bluebill Avenue

Vanderbilt Towers is three buildings at 1, 3 and 5 Bluebill Avenue, with 87, 93 and 84 units per the state's condominium filings, built in 1971, 1972 and 1973 per the county roll. It is the most traded building: 12 closings in 12 months at a $335,000 median and $371.94 per square foot, and 57 in 60 months, with 14 units active. The low end of the neighborhood's range is here: unit #205 at 3 Bluebill Avenue sold for $150,000 in 1 day on March 9, 2026 at its list price. The county lists all three buildings as having completed their first milestone cycle, with a next year of 2034. The Bluebill Avenue towers zone to North Naples Middle School rather than Pine Ridge Middle School, per the district's zone lookup. A dedicated Vanderbilt Towers sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.

Vanderbilt Surf Colony: three sections on Bluebill Avenue

Vanderbilt Surf Colony is three condominium sections at 11, 15 and 17 Bluebill Avenue with 65, 65 and 66 units per the state filings, built in 1980, 1982 and 1984, with a shared pool maintenance association for Sections II and III. It closed 13 times in 12 months at a $748,000 median and $461.80 per square foot, with 5 units active. The fastest sale of the year in the whole neighborhood was here: unit #606 at 15 Bluebill Avenue sold for $748,000 in 0 days on July 7, 2026, against a $799,000 list price. A dedicated Vanderbilt Surf Colony sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.

Gulf Breeze at Vanderbilt: two towers at 21 and 25 Bluebill Avenue

Gulf Breeze at Vanderbilt is 132 units in two buildings at 21 and 25 Bluebill Avenue, built in 1994 and 1995, with its state filing under a Vanderbilt Beach Road address that differs from the county's. It closed 10 times in 12 months at a $740,000 median and $493.08 per square foot, with one unit active. On January 6, 2026 unit #1103 at 21 Bluebill Avenue sold for $1,250,000 in 1 day, exactly at its list price. The county lists both buildings as having completed the first milestone cycle, with a next year of 2032.

Regatta at Vanderbilt Beach: three condominiums on Flagship Drive and Launch Circle

Regatta at Vanderbilt Beach is three condominiums at 400 and 410 Flagship Drive and 450, 460 and 470 Launch Circle, with 80, 60 and 65 residences registered with the state and a county roll that also counts cabana and garage units, built in 1999 and 2000 in the Miralia planned unit development. Separate Commons and Dock associations add layers a buyer sees on the estoppel. Regatta closed 11 times in 12 months at a $1,260,000 median and $669.53 per square foot, with three units active, and the county shows the first milestone cycle complete with a next year of 2035. The state's reserve study database lists all three Regatta associations by name.

Vanderbilt Landings and Villas of Vanderbilt Beach

Vanderbilt Landings at 11116 and 11118 Gulf Shore Drive is registered with the state as 72 condominium units, while the county roll carries 108 parcels, so the recorded declaration governs the count; it was built in 1990, has a separate Boat Dock Club entity, and sold at prices from $500,000 in July 2024 to $1,100,000 in September 2022 in the six sales the pull lists. The Villas of Vanderbilt Beach at 9715 Gulf Shore Drive is 26 units built in 1980 with 3 closings in 12 months, from $1,400,000 to $3,400,000, and a September 2025 sale at $4,150,000. In buildings this small, one unit's layout or floor can set the range, which is why we read the individual unit rather than the building.

Vanderbilt Shores: The Seville and The Barcelona

Vanderbilt Shores is two condominiums at 10701 and 10691 Gulf Shore Drive, 39 and 36 units, built in 1981 and 1982, which the county labels The Seville and The Barcelona. The MLS carries Vanderbilt Shores, The Barcelona and The Seville as separate development names: Vanderbilt Shores closed twice in 12 months, at $1,825,000 on March 25, 2026 and $1,545,000 on January 23, 2026, and seven times in 60 months, The Barcelona once at $2,150,000 on March 31, 2026, and The Seville not at all in 12 months. The county lists both as having completed the first milestone cycle, with a next year of 2034.

Barefoot Pelican: lagoon side with deeded boat slips

Barefoot Pelican at 271 Southbay Drive is 60 residences and 43 deeded boat slips on Vanderbilt Lagoon, built between 1984 and 1986, with gated covered parking and a heated pool, per its association website. It recorded no closing in the last 12 months and seven in 60, between $735,000 and $845,000 in the six listed sales, and one unit is active. The county's zoning layer shows commercial intermediate C-3 at the sampled point, so a rebuild question goes to county staff before it goes into a price. The first milestone cycle is complete with a next year of 2032. A dedicated Barefoot Pelican sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.

Le Dauphin and The Vanderbilt: the two ends of the Gulf Shore Drive ladder

Le Dauphin at 9811 and 9790 Gulf Shore Drive is 37 units in a Gulf building of 20 and a bay building of 17, built in 1994, with no closing in the last 12 months and 10 in 60 at a $3,159,000 median and $1,314.55 per square foot. The Vanderbilt at 9235 Gulf Shore Drive is 19 units built in 2005, with the neighborhood's highest residence sale, unit #TL2 at $12,600,000 in 31 days on May 13, 2026, after a $6,000,011 sale in September 2022. The county lists its first milestone inspection as not yet due, with a next year of 2030. A dedicated Le Dauphin sub-page and a dedicated The Vanderbilt sub-page are coming with their association details, recent sale comps, and building-by-building analysis. We'll link them here when they go live.

The smaller buildings, interval ownership and motel condominiums

Many further buildings trade only a few times in five years. Two are labeled interval ownership on the county roll, Vanderbilt Beach and Harbour Club and Gulf Pointe, and two are labeled motel condominiums, Kings Crown and the Vanderbilt Beach Motel Condominium First Addition; resort-style ownership is regulated and priced differently from a residence, and we value it separately. Sea Chase at 9577 Gulf Shore Drive publishes its 2024 milestone inspection report and wind mitigation report on its association website, which is the kind of document that shortens a buyer's due diligence. For every building not profiled here, the declaration, the budget and the estoppel certificate hold the facts we need.

What Are Conners Canal Homes Worth?

Conners canal homes at Vanderbilt Beach are worth a $3,125,000 median across 26 Southwest Florida MLS closings in the last 12 months, from $1,600,000 to $22,050,000, at $1,024.08 per square foot, 133 days on market and 91.84% of the final list price. The top of that range is Gulf-front land, not a house.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County 2026 preliminary roll).

Source: Southwest Florida MLS, single family, Vanderbilt Beach street footprint, pulled October 7, 2026. Active October 7, 2026: 17 listings at a $4,900,000 median list, from $2,485,000 to $20,800,000, with 6 pending and 7.8 months of supply.

The streets, the plats and the lot

Conners Vanderbilt Beach Estates is four platted pieces on the county roll: Unit 1 with 64 single-family parcels on Channel Drive, Seabreeze Avenue and Bayview Avenue; the Unit 1 replat with 16 parcels along Gulf Shore Drive at a median 0.65 acre; Unit 2 with 182 on Trade Winds, Oak, Lagoon, Seabee, Germain, Willet, Seagull, Pine, Bayside and Palm Court; and Unit 3 with 177 on Conners, Egret, Heron and Flamingo Avenues. The median lot in Units 1 to 3 is 0.22 acre. Street, lot width and water position set the starting point of a value, and we read each against closed sales on the same street before we widen to the plat.

The canal home sales that anchor the range

Four 12-month sales show the spread. 273 Trade Winds Avenue sold for $7,300,000 on December 16, 2025 after 150 days, a four-bedroom-plus-den home of 4,669 square feet. 414 Palm Court sold for $6,500,000 on January 28, 2026 after 45 days, at 4,337 square feet. 325 Oak Avenue sold for $3,200,000 in 2 days on May 15, 2026 against a $3,395,000 list price, and 385 Willet Avenue sold for $1,850,000 in 2 days on October 17, 2025 against a $1,990,000 list price. Those 150 day and 2 day sales sit on either side of the 133 day median: a Conners home priced where buyers already agree sells fast, and one that is not waits.

The Gulf-front lots at 10047 and 10021 Gulf Shore Drive

The MLS line for 10047 Gulf Shore Drive, $22,050,000 on March 25, 2026, shows 0 bedrooms and 9,000 square feet, and the 10021 Gulf Shore Drive line at $22,000,000 is a sold data entry closing with no days on market. Both are Gulf-front Conners parcels bought for the approved beach club. They are counted in the 26 closings, in the $122,300,000 volume and in the top of the range, and a Conners owner pricing a house should set them aside. Without them, the story of the 12 months is homes between $1,600,000 and $7,300,000 in the sales above.

Flood, elevation and rebuild rules for a canal home

The three Conners addresses FEMA's map returned at the street point, 240 Channel Drive, 343 Conners Avenue and 418 Heron Avenue, are in Zone AE with base flood elevations of 10, 9 and 9 feet. After a storm, the county's 50 percent rule decides whether repairs or an improvement trigger compliance with current elevation rules, so a buyer of an older home asks for an elevation certificate and the permit history. Collier's floodplain office says its hotline can tell an owner whether an elevation certificate is on file.

What the 17 active Conners listings tell a seller

With 17 listings active at a $4,900,000 median list against a $3,125,000 median sold, asking prices sit well above recent closings. That gap is the reason sale to list is 91.84% for Conners: buyers are not paying the asking prices at the top of the market, and a seller who prices from the list pages will wait. We price from closings, not from asking prices.

What Does Price per Square Foot Tell You About a Vanderbilt Beach Home?

Price per square foot at Vanderbilt Beach tells you which building you are in more than what your home is worth. On MLS living area the medians run from $371.94 at Vanderbilt Towers to $1,605.85 at Moraya Bay, against $762.08 for the whole area over the last 12 months.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026).

The per-foot ladder, building by building

Vanderbilt Towers $371.94, Vanderbilt Surf Colony $461.80, Gulf Breeze at Vanderbilt $493.08, Regatta $669.53, Monte Carlo Club $722.18, Vanderbilt Bay $781.82, Conners $1,024.08, Vanderbilt Gulfside $1,160.83, Le Dauphin $1,314.55 and Moraya Bay $1,605.85. The windows differ by building, 12 months for the first five and Conners, 36 months for Gulfside and 60 months for Vanderbilt Bay, Monte Carlo, Le Dauphin and Moraya Bay, so the ladder ranks the products and is not a pricing formula.

The area median per foot, by window

Living area is not a single number

The MLS figure divides the sold price by the living area the listing agent entered, and the county roll carries its own living area. They can disagree, and a per-foot figure from one source should never be compared with a per-foot figure from the other. Use per-foot as a ranking tool inside your own building and stack, and as a check on the comparables, never as the valuation itself.

What Have Vanderbilt Beach Homes Sold For Recently?

Vanderbilt Beach homes sold for $150,000 to $22,050,000 on the Southwest Florida MLS in the 12 months to October 7, 2026: 114 closings worth $253,819,500 at a $1,180,000 median. The sales themselves, listed below by price, speed and band, are the comparables that matter.

Data updated: October 2026 (Southwest Florida MLS, closed October 7, 2025 to October 7, 2026, pulled October 7, 2026).

The ten highest closings in 12 months

The two top lines are the beach club site land purchases described above and are shown only because the MLS counts them. Bedroom and bath counts are shown as the listing agent entered them in the MLS, with the half-bath count in parentheses.

The fastest sales in 12 months

Three sales, three lessons

A $748,000 sale in 0 days against a $799,000 list price at Vanderbilt Surf Colony, a $1,250,000 sale in 1 day at full list price at Gulf Breeze, and a $5,850,000 sale after 436 days at Moraya Bay show the same market at its extremes. A unit priced where buyers already agree sells in days, in towers with many comparable units, and a unit in a thinly traded Gulf-front building can sit for most of a year before it finds its buyer. The 130-day sale of #605 and the 91-day sale of PH-7 in the same Moraya Bay building sit between the extremes. Price selection, not the building's reputation, set the time.

Price bands for 12 months of closings

The largest group of buyers, 37 closings, bought between $500,000 and $1,000,000, and 15 closings were at $4,000,000 or more, which includes the two Gulf-front lot sales. If your home sits in the largest band, you compete with the most listings and the most comparables; if it sits in the top band, you compete with a handful of buyers and a handful of listings.

How Long Do Vanderbilt Beach Homes Take to Sell, and How Close to Asking?

Vanderbilt Beach homes took a median of 98 days to sell and sold at a median of 93.62% of the final list price in the last 12 months. Condominiums took 94.5 days at 94.24% and Conners homes 133 days at 91.84%, with 6.9 months of supply across the area.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; days on market and sale to list exclude sold data entry closings).

What the speed numbers mean for pricing

Over 60 months the median home sold in 54.0 days at 94.92% of its final list price; over the last 12 months that slowed to 98 days at 93.62%. The market has moved from a faster one to a more negotiated one, with 66 active listings and 13 pending. Sellers who price at the median of the active list, $1,824,500, are pricing against the asking prices, not the closings. We start from closings, then test against the active competition in your own building.

Months of supply, the seller's yardstick

Months of supply is active listings divided by the monthly closing pace: 6.9 across Vanderbilt Beach, 6.7 for condominiums and 7.8 for Conners homes. At roughly 7 months a seller has competition and a buyer has choice. Some buildings have far less supply than others: Vanderbilt Towers has 14 listings active against 12 closings in 12 months, while Regatta has 3 active against 11 closings and Gulf Breeze 1 active against 10.

How Have Vanderbilt Beach Home Values Changed?

Vanderbilt Beach home values changed in two ways over the last 24 months: the area median moved from $1,800,000 on 79 closings to $1,180,000 on 114 closings, and the condominium median moved from $1,400,000 to $950,000. The mix of what sold shapes those medians, so a building-level view is the honest one.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026).

Why the area median fell

Volume rose, from $188,910,500 in the prior 12 months to $253,819,500 in the last 12, and the number of closings rose from 79 to 114. Condominiums were 88 of the 114 closings, against 57 of 79 a year earlier, and the condominium median moved from $1,400,000 to $950,000, with Vanderbilt Towers (12 closings, $335,000 median) and Vanderbilt Surf Colony (13 closings, $748,000 median) among the most traded buildings while the Gulf-front buildings traded rarely. The Conners median held near $3.1 to $3.3 million across all four windows. We read that as a change in which homes sold, not as a measure of what a given Gulf-front unit is worth.

What it means for your own building

Look at your building's own sales, not the area line. Moraya Bay sold five times at between $5,750,000 and $7,500,000 in the 12 months, and a 60-month median of $6,450,000 describes where that building has traded since 2021. Vanderbilt Towers has a $335,000 median over 12 months and 57 sales over 60. A seller reading "the market fell" in a headline needs to ask which building the headline measured.

How Do the Ritz-Carlton Residences Affect Your Vanderbilt Beach Home Value?

The Ritz-Carlton Residences, Naples add new supply to Vanderbilt Beach at the top of the price range: eight listings, six active and two pending, from $5,200,000 to $9,700,000 on the Southwest Florida MLS on October 7, 2026. For owners of Gulf Shore Drive and Conners homes in that range, they are the new comparison a buyer makes.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026).

What we know and what we do not

The Ritz-Carlton Residences, Naples is 128 residences, per the developer's fact sheet, between the Gulf and Vanderbilt Lagoon at One Naples Way, approved by the Board of County Commissioners 4 to 1 in 2021 after a contested hearing, per Gulfshore Business. The residences are not yet on the county roll as condominium units, and no first closing date or recorded deed is documented in the records we read, so the listing prices above are asking prices, not sales. The effect on resale values is not yet measurable, and we will not guess at it.

What the new supply means for a Gulf Shore Drive or Conners seller

If your home is a Gulf Shore Drive tower home or a Conners canal home in the same price range, a buyer will see the new residences at $5,200,000 to $9,700,000 in the same search. We show your buyer why your home is a different product: an existing address with recorded sales history, a known milestone status, a seasoned association, and a price we can defend against closings.

The Paraiso Beach Club

The Board of County Commissioners approved the private Paraiso Beach Club at 10025 Gulf Shore Drive on October 14, 2025, on two lots of about 1.35 acres with a maintained 15 foot sandy public access swath, and the developer plans to open in mid-2027, per Naples Daily News. We cannot attach an effect on nearby values to it yet, because no sale measures one.

What Does It Cost to Sell a Vanderbilt Beach Home, and What Will Your Buyer Price In?

Selling a Vanderbilt Beach home costs a negotiated commission, the Florida documentary stamp tax on the deed at $0.70 per $100 of price, an association estoppel certificate for condominium sellers and a property tax proration, while in Collier County the buyer customarily pays the owner's title policy. What your buyer prices in is the annual carrying cost.

Data updated: October 2026 (Florida Statutes and Department of Revenue rates; Collier County 2026 adopted millage; Southwest Florida MLS, pulled October 7, 2026).

What a Collier County seller customarily pays

Commissions are negotiable and not set by law since the National Association of REALTORS settlement took effect on August 17, 2024, per NAR; any offer of compensation to a buyer's agent is made off the MLS. The deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02, customarily paid by the seller: $5,250 on a $750,000 sale and $9,100 on a $1,300,000 sale, as illustrations of the arithmetic rather than market figures. In Collier County, unlike Lee County, the buyer customarily pays the owner's title policy and chooses the closing agent, and the contract controls. The seller customarily pays the estoppel certificate fee for a condominium or association sale, capped by statute at $299 for a current account, plus $119 if expedited and $179 if delinquent, per Florida DBPR. Property taxes are paid in arrears, so the seller credits the buyer for the seller's days of ownership at closing, per the Collier County Tax Collector.

What the buyer pays every year

Property taxes at Vanderbilt Beach ran about 9.97 to 10.27 mills on the 2025 bills depending on the millage area, with the Vanderbilt Beach Beautification MSTU at 0.4650 mill and North Collier Fire Control and Rescue District at 1.0000 mill, per the Department of Revenue 2025 Collier list and Collier County's FY 2026 to 2027 millage resolution. The property tax disclosure summary under section 689.261 warns the buyer that a change of ownership can reset the assessment, so the seller's tax bill is not the buyer's. Association assessments, reserve contributions and insurance are building specific, and no Vanderbilt Beach association publishes them where we could cite them, which is why we pull the budget and estoppel before we price.

Special assessments and how a buyer reads them

A pending or recent special assessment is a price conversation, not a deal-breaker. A buyer asks what the assessment funds, what is already paid, how it is split between owners and what the reserve study says remains. Because the milestone inspection and the structural integrity reserve study are public-record compliance steps in Florida, and the county publishes milestone status building by building, a buyer in a Vanderbilt Beach tower arrives with questions; the answer in writing, in the estoppel certificate, is what keeps the sale on track.

Insurance and flood coverage

Most homeowner policies exclude flood, a federally backed mortgage in a Special Flood Hazard Area requires flood insurance and there is typically a 30 day waiting period, per Collier County's floodplain newsletter. For condominiums, the association's master policy and the unit owner's HO-6 policy are separate questions that a buyer's insurance agent answers from the association's declarations pages. We publish no premium figures because none comes from a primary source.

What Does a Vanderbilt Beach Seller Owe a Buyer Before Contract?

A Vanderbilt Beach seller owes a buyer the disclosure of known material defects that are not readily observable, the property tax disclosure summary and, for a condominium resale, the association's governing documents and statutory question-and-answer sheet. A mandatory homeowners' association summary under section 720.401 is a separate regime that applies only where a chapter 720 association exists.

Data updated: October 2026 (Florida Statutes; Florida Supreme Court; Collier County records).

Every seller: known defects and the tax summary

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that the buyer cannot readily observe must disclose them, and an as-is clause does not erase that duty for a known latent defect. The property tax disclosure summary is given at or before contract. For a Vanderbilt Beach home, known water intrusion, prior flood claims, an open permit or an unpermitted dock or addition are the items buyers and insurers care about most.

Condominium sellers: chapter 718

Vanderbilt Beach condominiums are governed by chapter 718. On a resale, section 718.503 requires the seller to give the buyer the governing documents and a current frequently asked questions and answers sheet, with a statutory cancellation window. We do not tell a condominium seller that a section 720.401 summary is required, because that statute does not apply to associations under chapters 718, 719, 721 or 723. Your closing agent or attorney confirms the exact package for your building.

Conners sellers: deed restrictions, not a mandatory association

The Conners grid has no mandatory homeowners' association collecting assessments. The Vanderbilt Beach Residents Association is a voluntary civic nonprofit, and the recorded 1954 deed of restrictions for Unit 2 and any restrictions recorded for your own plat bind the lots they cover; your title search shows which apply. A Conners seller therefore delivers the title and survey package, the restrictions and any known defects, and we have found no mandatory association summary owed unless your title search shows a recorded mandatory association. This is information, not legal advice, and your closing agent or attorney confirms how it applies to your lot.

Documents we collect before we list

For a condominium listing we assemble the declaration, the current budget, the estoppel certificate, the milestone inspection summary, the structural integrity reserve study, the wind mitigation and insurance declarations and the rental and pet rules. For a Conners listing we assemble the survey, the elevation certificate where one exists, the seawall and dock permits, the roof and impact glass records and any variance history. A buyer who finds these on day one stops asking about them on day twenty.

What Moves the Number Before You List a Vanderbilt Beach Home?

Before you list a Vanderbilt Beach home, the items that move the number most are the ones a buyer's insurer and lender check first: roof age, impact glass or shutters, the flood zone and elevation, the association package and, for canal homes, the seawall and dock. A kitchen refresh matters less than a clean file.

Data updated: October 2026 (FEMA National Flood Hazard Layer; Collier County; Southwest Florida MLS, pulled October 7, 2026).

The flood and wind file

Pull the elevation certificate if one exists, call the county's floodplain hotline at (239) 252-2942 to ask whether one is on file, and gather your wind mitigation report. Both documents shorten a buyer's insurance quote, and an AE zone with a 9 or 10 foot base flood elevation is a fact your buyer will price either way. Our job is to put the document in the buyer's hands before the question arrives.

The building file

For a condominium, ask your property manager for the milestone summary, the reserve study status, the last two budgets and the estoppel fee. Sea Chase publishes its 2024 milestone inspection report and wind mitigation report on its association website; most Vanderbilt Beach buildings do not publish theirs in a place we can cite, so the request goes through the manager.

The canal and dock file

For a Conners home, collect the survey, the seawall condition, the dock permits and any hearing examiner petition on the lot. A permitted dock is an amenity; an unpermitted one is a negotiation. Collier County hearing notices show owners using variances for docks and side setbacks, and a buyer's agent will search the same notices.

How Do the Beach, the Schools and the Storms Affect Vanderbilt Beach Values?

The beach, the schools and the storms all enter a Vanderbilt Beach buyer's price, and each can be documented. Vanderbilt Beach is a public county beach with a free resident parking permit, school zones differ by street, and Hurricanes Ian and Helene both left a record in Vanderbilt Beach that buyers and insurers read.

Data updated: October 2026 (Collier Parks and Recreation; Collier County Public Schools zone lookup, 2027 school year; National Hurricane Center; National Weather Service).

The beach and parking

Collier residents, including part-time resident property owners with a current Collier tax bill or a warranty deed within three months of closing, may get a free beach parking permit, and non-residents pay $10 per day, per the Collier Parks beach parking information and the county's mobile pay to park sheet dated September 16, 2026. Vanderbilt Beach is a public beach under County Ordinance 2018-31. The 2025 to 2026 renourishment placed about 216,000 tons of sand over 2.9 miles for about $7.5 million, with $5.5 million of Tourist Development Tax authorized for the Vanderbilt portion, per the county's December 2025 update, and the work ran from late October 2025 into early 2026.

Schools by street

School zones at Vanderbilt Beach vary by address, per the district's zone lookup for the 2027 school year, and every buyer should run the exact address.

Drive times buyers ask about

From Vanderbilt Beach Road and Gulf Shore Drive the free-flow drive is about 1.7 miles and 4 minutes to Mercato, 4.0 miles and 8 minutes to Waterside Shops, 3.7 miles and 8 minutes to NCH North Hospital, 9.4 miles and 18 minutes to Fifth Avenue South, and 29.3 miles and 42 minutes to Southwest Florida International Airport, per an OpenStreetMap-based routing estimate that does not model traffic. The nearest interchanges are I-75 Exit 111 at Immokalee Road, about 6.7 miles and 13 minutes, and Exit 107 at Pine Ridge Road, about 10.3 miles and 17 minutes. Season traffic is slower.

What the storms left on the record

The National Hurricane Center's report on Hurricane Ian records maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and the National Weather Service Miami summary lists a 66 mph sustained and 106 mph gust wind reading at Kalea Bay, Vanderbilt Beach. For Hurricane Helene in 2024, the National Weather Service's impact narrative records sand piled a few feet deep on Gulf Shore Drive in Vanderbilt Beach and water entering several structures along the Intracoastal Waterway in Vanderbilt Beach. We do not attach a Vanderbilt-specific surge number to Ian, because the National Hurricane Center report does not give one.

Want a Free In-Person Vanderbilt Beach CMA?

A free in-person Vanderbilt Beach comparative market analysis 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 building's or street's closings, and you receive a written opinion of value with every source named. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every in-person valuation is prepared by one of them.

What you receive

A written opinion of value for your address, built from the MLS and recorded sales of your building or street, matched for stack, floor, view and flood zone, adjusted for time, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the association layers from the budgets, any pending assessment, the flood file, the milestone status and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

Request a written Vanderbilt Beach valuation today

Get your free Vanderbilt Beach home valuation with the Home Valuation form at the top of this page, request our free home valuation from anywhere, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. If you have already decided to sell, our plan for selling your home in Vanderbilt Beach covers pricing, marketing, negotiation and the condominium package in full.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar is a top-reviewed Vanderbilt Beach listing agent on Google Business Profile, and the three quotes below are genuine five-star client reviews reproduced in each reviewer's own words. None is presented as a Vanderbilt Beach sale, and we publish no aggregate score.

A seller on pricing advice

★★★★★ "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 seller after months with no offers

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

A seller on follow-through

★★★★★ "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." Verified Google review

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this Vanderbilt Beach valuation page. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and the recorded public sales. Reach Jesse direct at (239) 898-6072.

The record

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

Jesse McGreevy

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. He runs the pricing analysis, the 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

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone has over $900 million in sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Vanderbilt Beach home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• 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).

Frequently Asked Questions, Seller Edition: Valuing a Home in Vanderbilt Beach

These are the valuation questions Vanderbilt Beach owners actually ask, answered from the Southwest Florida MLS (pulled October 7, 2026), Collier County's 2026 preliminary roll and adopted millage, FEMA's records and the state's condominium and statute records. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County 2026 preliminary roll).

What is my Vanderbilt Beach home worth?

It depends on your building, stack, floor, view, flood zone and condition, or for a Conners home your street, lot and water position. The MLS recorded 114 closings in the last 12 months at a $1,180,000 median, with building medians from $335,000 to $6,450,000 across different windows. For a number on your address, use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.

How do I get an accurate valuation of my Vanderbilt Beach condominium?

Ask for a written opinion built from sales in your own building and stack, matched for floor, view and renovation, adjusted for time and tested against active listings, with the milestone status, estoppel figures and flood zone behind it. We provide that free with no obligation to list. Get your free Vanderbilt Beach home valuation and we will name every source.

What is my Conners canal home worth?

Conners homes sold at a $3,125,000 median across 26 closings in 12 months, at $1,024.08 per square foot, 133 days on market and 91.84% of the final list price. Street, lot, canal width, seawall, dock permit and whether the home is rebuilt move your number. Two of the 26 closings were Gulf-front lots bought for the beach club site, so set them aside when you price a house.

Why is the online estimate for my Vanderbilt Beach home different from your valuation?

An automated estimate cannot see your stack, floor, exposure, the association's finances or your flood elevation, and Vanderbilt Beach sales ran from $150,000 to $22,050,000 in 12 months across about 50 condominiums and a canal grid. We read your building's record, match your unit to its true comparables and walk the home. The result is a range you can defend, with every source named.

How much do Vanderbilt Beach condos sell for?

Condominiums closed 88 times in 12 months at a $950,000 median, from $150,000 to $12,600,000, at $631.67 per square foot, 94.5 days on market and 94.24% of the final list price. Building medians ran from $335,000 at Vanderbilt Towers to $1,260,000 at Regatta over 12 months, so your building matters far more than the condominium average.

What do Gulf Shore Drive tower condos sell for?

Moraya Bay sold five times in 12 months, from $5,750,000 to $7,500,000, and has a $6,450,000 median over 60 months across 14 closings. Vanderbilt Gulfside has a $1,837,500 median over 36 months across 14 closings, and a unit at The Vanderbilt sold for $12,600,000 on May 13, 2026. Prices vary by building, stack and floor, so we value from your own building's sales.

What do Vanderbilt Towers condos sell for?

Vanderbilt Towers on Bluebill Avenue closed 12 times in 12 months at a $335,000 median and $371.94 per square foot, with 57 closings in 60 months and 14 units active. It holds the low end of the neighborhood: unit #205 at 3 Bluebill Avenue sold for $150,000 in 1 day on March 9, 2026. Floor, renovation and the association's finances separate one unit from the next.

How long does it take to sell a home in Vanderbilt Beach?

The median in the last 12 months was 98 days on market, with 94.5 days for condominiums and 133 for Conners homes, against 75 days in the prior 12 months and 54.0 over 60 months. Homes priced where buyers already agree sold in 0 to 2 days, while one Moraya Bay unit took 436 days. Pricing, more than the building, sets the time.

How many months of supply does Vanderbilt Beach have?

The area has 6.9 months of supply, from 66 active listings and 114 closings in 12 months, with 13 sales pending. Condominiums have 6.7 months with 49 active, and Conners homes have 7.8 months with 17 active. Supply varies by building: Vanderbilt Towers has 14 listings against 12 closings, while Gulf Breeze has 1 against 10.

Is it a good time to sell a home in Vanderbilt Beach?

At 6.9 months of supply and a 93.62% median sale to list, buyers have choice, which rewards a correctly priced listing and punishes a hopeful one. Buildings with little supply, such as Regatta with 3 active against 11 closings, behave differently from those with more. We tell you honestly whether to list now or wait, and we show the closings behind that advice.

Are Vanderbilt Beach home prices dropping?

The area median moved from $1,800,000 on 79 closings in the prior 12 months to $1,180,000 on 114 closings in the last 12. The condominium median moved from $1,400,000 to $950,000 and the Conners median from $3,280,000 to $3,125,000. The mix of what sold shapes those medians, so we look at your building's own sales, not the area line.

What was the highest sale price in Vanderbilt Beach in the last year?

The two highest MLS lines, $22,050,000 and $22,000,000 on March 25, 2026, were Gulf-front lots bought for the approved Paraiso Beach Club site, not houses. The highest sale of a residence was unit #TL2 at The Vanderbilt, 9235 Gulf Shore Drive, at $12,600,000 on May 13, 2026, after 31 days on market, at 6,141 square feet.

Does a Gulf view or a bay view change my condo's value?

Yes, but the premium differs by building, and we measure it from closed sales of the same building with and without the exposure, saying so when the sample is too thin. Position is published for few buildings: Moraya Bay has over 400 feet of Gulf beach and Barefoot Pelican faces Vanderbilt Lagoon. For others we read the unit's orientation from the plans and the listing.

Does my floor or stack matter in a Vanderbilt Beach tower?

It does. At Moraya Bay the five 12-month sales ran from $5,750,000 to $7,500,000 across units of 4,001 to 4,548 square feet, and one sat 436 days. Penthouses, top-level units and ordinary floors price as different homes. We match your stack and floor to the building's own closings and say plainly when a stack has not traded recently.

Does a boat dock or lagoon frontage add value to a Conners home?

A permitted dock on useful water adds value, and an unpermitted one is a negotiation. Collier hearing examiner notices show owners seeking dock extensions and setback variances, and the county's own staff report says the Vanderbilt Beach canals are not within the Vanderbilt Waterway MSTU's responsibility, so seawall and canal records matter. We price water frontage from closings on the same canal, not from asking prices.

Is a rebuilt Conners home worth more than an original 1950s home?

Conners homes were built from 1952 to 2025, so one street can hold both. We compare rebuilds to rebuilds and price an original home on its lot, condition and rebuild case. The recorded 1954 deed of restrictions for Unit 2 limits a lot to one detached dwelling of up to two and one-half stories with at least 800 square feet. We publish no rebuild premium percentage.

What flood zone is Vanderbilt Beach in, and how does it affect value?

FEMA panel 12021C0189J, effective February 8, 2024, shows Zone AE with a base flood elevation of 9 or 10 feet at the street-address points we sampled, and Zone VE on the seaward strip with 11 to 15 feet in the segments we probed. The zone at your building comes from an elevation certificate, and it shapes the flood insurance quote your buyer prices in.

Does an elevation certificate help me sell?

Yes. It gives your buyer's insurance agent the number needed for a flood quote, and it shows how your home stands against the base flood elevation. Collier County's floodplain hotline at (239) 252-2942 can tell you whether the county has one on file. If you plan major repairs, ask the county first, because its 50 percent rule can require compliance with current elevations.

What is a milestone inspection and how does it affect a Vanderbilt Beach condo sale?

Under section 553.899, condominium buildings of three habitable stories or more need milestone inspections, and Collier County requires the first at 25 years within three miles of salt water. The county lists 49 of 55 Vanderbilt Beach associations and plats, covering 63 buildings and 2,122 units. A status is a compliance record, not a structural finding, and buyers ask for the summary.

What is the structural integrity reserve study and where do I find mine?

Florida requires a reserve study for condominium buildings of three habitable stories or more at least every 10 years, and the association reports completion to the state. The Florida DBPR database lists filings by building name but does not publish findings or funding. To see your building's study, request it from the association, which must post it on its website if it is required to have one.

Can I sell a Vanderbilt Beach condo with a special assessment?

Yes. The assessment appears in the estoppel certificate and becomes part of the price and terms. Buyers ask what it funds, how much is paid, how it is split among owners and what the reserve study says remains. We document the answers before listing so the question does not surface in week three and stall the contract.

How much does an estoppel certificate cost when I sell a condominium here?

The statutory cap under section 718.116 is $299 for a current account, plus $119 if expedited in 3 business days and $179 if the account is delinquent, per the Florida DBPR fee schedule. The seller customarily pays it. The certificate is valid for 30 days, 35 if sent electronically, and the fee is refundable if the sale does not close.

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

In Collier County, the buyer customarily pays the owner's title insurance policy and chooses the closing agent, which differs from Lee County where the seller customarily pays. It is custom, not law, and the purchase contract controls. The seller customarily pays the deed documentary stamp tax of $0.70 per $100 of price.

What does it cost to sell a home in Vanderbilt Beach?

Commission is negotiated and not set by law since the August 17, 2024 NAR settlement. Other seller costs are the deed documentary stamp tax at $0.70 per $100 ($5,250 on $750,000 and $9,100 on $1,300,000 as arithmetic illustrations), the estoppel certificate for a condominium, municipal lien search, property tax proration and any mortgage payoff. We prepare a net sheet with your valuation.

What disclosures must a Vanderbilt Beach seller make?

Every Florida seller must disclose known material defects that a buyer cannot readily observe, and give the property tax disclosure summary. A condominium resale adds the governing documents and statutory question-and-answer sheet under section 718.503. The section 720.401 summary does not apply to associations under chapter 718. Your closing agent or attorney confirms the package for your building.

Does Conners have an HOA?

Conners has no mandatory homeowners' association collecting assessments. The Vanderbilt Beach Residents Association is a voluntary civic nonprofit, and the Vanderbilt Beach Beautification MSTU, at 0.4650 mill for 2026 to 2027, funds beautification through the tax bill. Recorded deed restrictions still bind the lots they cover, so your title search matters more than a dues statement.

Do rental rules affect the value of my Vanderbilt Beach condo?

Yes. State law, section 509.032(7)(b), bars the county from banning vacation rentals or regulating their duration, and county Ordinance 2021-45 requires registration, but each declaration can set its own minimum terms. Barefoot Pelican allows only 30 day rentals from January to March, Bayshores sets a 14 day minimum, and its Gulfshores units 30 days. We read your declaration before we price.

Do pet rules affect my Vanderbilt Beach condo's value?

They narrow your buyer pool, so they matter. Bayshores of Vanderbilt Beach prohibits pets, Sea Chase does not allow guests or tenants to keep pets, and Moraya Bay lets owners keep a reasonable number of pets but not guests or tenants. Dogs are not allowed on the county beach. We put your building's rule in the listing so the right buyers find it.

Will my property taxes reset when I sell?

The buyer's assessment is not the seller's. The state's property tax disclosure summary warns buyers that a change of ownership can trigger reassessment, so the seller's bill is not a forecast for the buyer. The 2025 composite millage was about 9.97 to 10.27 mills by millage area, and the buyer's actual bill depends on assessed value, exemptions and the 2026 adopted rates.

What is the millage rate in Vanderbilt Beach?

On the 2025 bills the composite was 9.9708 mills in the Gulf-front group without the Waterways MSTU, 10.2708 in several other areas and 10.2749 where the Naples Park Drainage MSTU also applies. The Vanderbilt Beach Beautification MSTU is 0.4650 mill for 2026 to 2027, the Waterways MSTU 0.3000 mill in most buildings and North Collier Fire 1.0000 mill.

Do the Ritz-Carlton Residences affect my Vanderbilt Beach home's value?

The 128 residences added eight MLS listings, six active and two pending, from $5,200,000 to $9,700,000 on October 7, 2026. They are not yet on the county roll and no recorded closings are documented, so the effect on resale values is not measurable yet. For homes in that price range they are the new comparison, and we position your home against them.

Will the Paraiso Beach Club change values nearby?

The Board of County Commissioners approved the private club at 10025 Gulf Shore Drive on October 14, 2025, on about 1.35 acres with a 15 foot public access swath, and the developer plans to open in mid-2027. No sale yet measures an effect on nearby homes, so we will not guess. We watch the closings on Gulf Shore Drive and will update the valuation as they appear.

Did Hurricane Ian or Hurricane Helene change values at Vanderbilt Beach?

Both left a record: Ian's inundation reached 8 to 12 feet above ground in North Naples, and Helene piled sand a few feet deep on Gulf Shore Drive in Vanderbilt Beach. The MLS cannot isolate a storm effect, so we price from each home's condition, roof, windows, flood file and repair history, not from a headline about the storms.

Is Vanderbilt Beach a public beach, and does that matter to buyers?

Vanderbilt Beach is a public county beach under County Ordinance 2018-31, with a free parking permit for Collier residents and part-time resident property owners and $10 per day for others. The 2025 to 2026 renourishment placed about 216,000 tons of sand. Buyers weigh the crowds in season against the access, and the unit's beach access is part of what we describe.

Which schools serve Vanderbilt Beach homes?

Zones vary by address. Conners streets, Gulf Shore Drive condominiums, Regatta and Southbay Drive zone to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High; the Bluebill Avenue towers zone to North Naples Middle; and the south side of Vanderbilt Beach Road zones to Sea Gate Elementary and Barron Collier High. Run the exact address on the Collier County Public Schools zone lookup before relying on it.

How much does a Vanderbilt Beach home valuation cost?

Nothing. A free valuation from McGreevy and Comisar carries no obligation to list. It takes about a minute through the Home Valuation form at the top of this page, or you can call Jesse McGreevy at (239) 898-6072. You receive a written opinion of value with every source named and a plain recommendation on price and timing.

Do I need to be in Naples for a valuation?

No. Many owners are away when they ask. You send the address and a line about condition, we build the analysis from the MLS and the public record, and Marc Comisar walks the home with your property manager or a neighbor, or from your photos and a video call. You can get your number first and decide about timing afterward.

Should I sell or rent my Vanderbilt Beach condo?

It depends on your declaration, your tax position and your plans. State law blocks a county ban on vacation rentals but your association can set minimum terms, renting for under 30 days more than three times a year needs county registration and a Tourist Development Tax account at 5%, and a November 3, 2026 ballot measure would raise that to 6%. We run the sell and rent comparison with you.

Can I sell my Vanderbilt Beach condo without an agent?

Florida law allows it, and the work is the same: price it from your building's closings, assemble the estoppel, governing documents and disclosures, and negotiate with buyers who now sign written agreements with their own agents. With building medians from $335,000 to $6,450,000 and only a few sales a year in many buildings, a pricing miss is costly.

Sources

Every figure on this Vanderbilt Beach page traces to a primary source below: the Southwest Florida MLS, Collier County records and GIS layers, Florida Statutes and state agencies, FEMA, the National Hurricane Center and association websites. Nothing comes from a listing aggregator or another brokerage, and the county, state and federal links were retrieved in October 2026.

Southwest Florida MLS figures, pulled on October 7, 2026, are cited rather than linked because the MLS is members-only. Assessed values and parcel counts come from Collier County's 2026 preliminary roll, and recorded sales are cited to the county's records.

1. Southwest Florida MLS, Matrix, residential closings and active listings, Vanderbilt Beach street footprint, pulled October 7, 2026 (members-only; cited, not linked)
2. Collier County 2026 preliminary parcel roll, ParcelJoin layer
3. Collier County Milestone Inspections program page
4. Collier County MilestoneMap data service (926 building records)
5. Collier County milestone inspection dashboard
6. Collier County milestone buildings by year (PDF)
7. Collier County resolution adopting the FY 2026-27 millage rates (PDF)
8. Collier County short-term vacation rental registration
9. Collier County 2026 floodplain protection newsletter (PDF)
10. Collier County release: Beach Renourishment Project Scheduled to Begin Soon, October 17, 2025
11. Collier County release: Beach Renourishment Project Update, December 2025
12. Collier County notice: Vanderbilt Beach Beautification MSTU Advisory Committee, September 2026
13. Vanderbilt Beach MSTU agenda backup and FY2026 budget, August 6, 2026 (PDF)
14. Vanderbilt Waterway MSTU agenda backup, April 9, 2026 (PDF)
15. Vanderbilt Beach Beautification MSTU Advisory Committee page
16. Collier County Commissioner Districts layer
17. Collier County Site Address Points layer
18. Collier County Land Development Code amendment archive (Ordinance 2004-01, VBRTO)
19. Collier Clerk record: Ordinance 2004-01
20. Collier Clerk record: Ordinance 2021-45 (short-term vacation rental registration)
21. Collier Clerk record: Ordinance 2018-31 (Vanderbilt Beach customary use)
22. Hearing Examiner notice, 9990 Gulf Shore Drive, March 13, 2025 (PDF)
23. Hearing Examiner notice, 424 Egret Avenue, May 22, 2025 (PDF)
24. Collier County Planning Commission item PL20240007340, Paraiso Club rezone
25. Collier Parks and Recreation: Beach Parking Information
26. Collier Parks and Recreation: Mobile Pay To Park information sheet, September 16, 2026 (PDF)
27. Collier Parks and Recreation: Conner Park Beach
28. Collier County Tax Collector: property tax
29. Collier County Tax Collector: tourist tax FAQ
30. Collier Clerk notice: sixth percent tourist tax referendum
31. Collier County release: Proposed 1% Tourist Development Tax Increase public information meetings, September 2026
32. Collier County Clerk: which documents are recordable
33. Collier County Public Schools: school zone lookup
34. Naples Park Elementary School
35. Pine Ridge Middle School
36. North Naples Middle School
37. Aubrey Rogers High School
38. Sea Gate Elementary School
39. Barron Collier High School
40. NCH North Hospital, Naples
41. Florida DBPR condominium filings extract, Central Florida West (CSV)
42. Florida DBPR condominium public records index
43. Florida DBPR condominium structural integrity reserve study reporting
44. Florida DBPR estoppel certificate fee schedule (PDF)
45. Florida Statutes section 718.116, assessments and estoppel certificates
46. Florida Statutes section 718.503, condominium resale disclosure
47. Florida Statutes section 720.401, homeowners' association disclosure summary
48. Florida Statutes section 689.261, property tax disclosure summary
49. Florida Statutes section 201.02, documentary stamp tax on deeds
50. Florida Statutes section 553.899, milestone inspections (2026)
51. Florida Statutes section 509.032, public lodging regulation (2026)
52. Florida Statutes section 161.053, coastal construction and excavation
53. Florida House staff analysis, 2024 HB 979, estoppel certificates (PDF)
54. Florida Department of Revenue: documentary stamp tax
55. Florida Department of Revenue: 2025 Collier taxing authority code descriptions (PDF)
56. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court opinion
57. Florida Department of Environmental Protection: Coastal Construction Control Line FAQ (PDF)
58. Florida Department of Environmental Protection: Coastal Construction Control Line program
59. FEMA National Flood Hazard Layer, flood hazard zones service
60. FEMA Map Service Center
61. National Hurricane Center: Tropical Cyclone Report, Hurricane Ian (PDF)
62. National Weather Service Miami: Hurricane Ian event summary (PDF)
63. National Weather Service Miami: Hurricane Helene impact narratives (PDF)
64. National Association of REALTORS: what the settlement means for buyers and sellers
65. National Association of REALTORS: settlement FAQs
66. National Association of REALTORS: written buyer agreements 101
67. Moraya Bay official association website
68. Moraya Bay condominium documents (PDF)
69. Barefoot Pelican official association website
70. Bayshores of Vanderbilt Beach association FAQ
71. Sea Chase official association website
72. Sea Chase rules and regulations (PDF)
73. Vanderbilt Beach Residents Association: history
74. Vanderbilt Beach Residents Association: MSTU history
75. Vanderbilt Beach Residents Association: join us
76. Conners Vanderbilt Beach Estates Unit 2 deed of restrictions, April 28, 1954 (PDF)
77. The Ritz-Carlton Residences, Naples fact sheet (PDF)
78. STOCK Development: The Ritz-Carlton Residences, Naples
79. Gulfshore Business: One Naples, Many Viewpoints
80. Naples Daily News: Collier commissioners approve petitions to build a new beach club, October 15, 2025
81. Gulfshore Business: the truths about the Collier beach club, October 2025
82. OSRM open source routing engine, used for free-flow drive-time estimates
83. OpenStreetMap, road network data behind the drive-time estimates

Downloadable Documents

Every Vanderbilt Beach document below links its official custodian: Collier County, the State of Florida, FEMA, the National Weather Service or the National Hurricane Center. You always see the authoritative version, not a copy we made. Where the only public copy sits on an association or developer site, the table says so.

How Do You Reach the Vanderbilt Beach Valuation Team Today?

You reach the Vanderbilt Beach valuation team by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a Vanderbilt Beach seller spends. You will be working with Top 1% Real Estate Agents Nationally Since 2008.

Get your free Vanderbilt Beach home valuation from anywhere, or use our general free home valuation request. If you have decided to sell, read our plan for selling your home in Vanderbilt Beach. If you are buying too, a Florida homesteader who sells and buys another homestead may be able to carry accumulated Save Our Homes benefit, so start with buying a home in Vanderbilt Beach and call Marc at (239) 287-5873.

The accolades, verbatim

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

Contact McGreevy and Comisar

• 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 neighborhood on our Vanderbilt Beach 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.

Market data from Southwest Florida MLS, pulled October 7, 2026, and from Collier County public records. Brokered by Domain Realty.