What Is My Vanderbilt Country Club Home Worth?

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

If you own a home inside the gates of Vanderbilt Country Club in Naples, the honest answer to what it is worth starts with your village and your floor plan, not with the community. Vanderbilt Country Club holds 800 homes in four product lines, from 1,282 square foot Waterford condominiums to Estate Homes of up to 2,931 square feet on the front nine, and the Southwest Florida MLS shows village medians from $337,000 in Waterford to $1,007,500 for the Estate Homes across the last twelve months. The full community picture, from the club and the fee stack to flood zones and schools, lives on our Vanderbilt Country Club community guide. This page does one job: it shows how a Vanderbilt Country Club home is actually valued, village by village, from the Southwest Florida MLS and Collier County’s recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.

What Is My Vanderbilt Country Club Home Worth?

A Vanderbilt Country Club home is worth what its village, floor plan, floor, view and condition support. Across 31 Southwest Florida MLS closings in the twelve months to 26 September 2026, village medians ran from $337,000 in Waterford to $540,000 in Wedgewood, $757,500 for the Villa Homes and $1,007,500 across the two Estate Home closings.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

We tracked every one of the 173 Vanderbilt Country Club closings recorded in the Southwest Florida MLS in the sixty months to 26 September 2026, village by village and year by year, and read the latest twelve months beside all 29 qualified sales in Collier County’s recorded deed record before we wrote a single figure on this page.

The short answer, by village

Vanderbilt Country Club resolves into four price bands, one for each product line the builder sold. The Waterford condominiums, in ten three-story elevator buildings, are the entry band: an MLS median of $337,000 across 10 closings in the twelve months to 26 September 2026 (even n, the mean of the middle pair, $335,000 and $339,000). The Wedgewood carriage homes, two-story buildings with private garages, sit next at a median of $540,000 across 13 closings (odd n, an actual sale). The detached Villa Homes form the third band, at $757,500 across 6 closings (even n, the mean of $755,000 and $760,000). The Estate Homes on the front nine are a band of their own: only two MLS closings in the twelve months, at $915,000 and $1,100,000, so the median of $1,007,500 is simply their midpoint, and over 36 months the Estate median was $1,100,000 on 9 MLS closings. A renovated home in one band can still sell above an untouched home in the next, and a second-floor Waterford home does not price like a first-floor one.

Why one community number cannot describe your home

The MLS median for the whole community, $528,000 across 31 closings in the twelve months to 26 September 2026, is not a market rate at all. It is one Wedgewood carriage home that happened to sit in the middle of the list. Above it sit every Villa Home and Estate Home that sold; below it sit every Waterford condominium. Divide the $16,780,000 of MLS closed volume by the 31 sales, our arithmetic, and you get about $541,300, a figure above every Waterford sale of the year and below every single-family sale but one. A blend like that describes no home inside the gates, so neither the MLS layer nor the county layer on this page is ever blended across villages when we value a home.

What we use instead of an automated estimate

We value a Vanderbilt Country Club home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, days on market, the sale to final list price and the living area each listing agent entered, now across 12, 24, 36 and 60 month windows. Collier County’s 2026 preliminary tax roll gives us every qualified recorded sale, including transfers that never touched a listing, plus base area, just value, taxes and homestead status for all 800 homes. The Vanderbilt Community Association’s published documents give us the master dues, the neighborhood fee, the two special assessments, the capital contribution and the membership terms your buyer will underwrite. Then we walk the home, because floor, view, roof age, impact glass and the kitchen are the variables no record captures.

The four villages at a glance

Source: Southwest Florida MLS Matrix, Development Vanderbilt Country Club, closed 26 September 2025 to 26 September 2026, pulled 29 September 2026, with the single-family closings separated into Estate and Villa Homes by address against the county roll; home counts, building types and living-area ranges from the club’s own home-type page and Worthington floor plans; neighborhood fees from the Vanderbilt Community Association 2026 fee sheet dated 20 August 2026.

Why Should McGreevy and Comisar Value Your Vanderbilt Country Club Home?

McGreevy and Comisar should value your Vanderbilt Country Club home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, village by village, we read the association’s fee sheet and recorded declaration before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a four-product community, method decides the outcome.

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 Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market: 31 MLS closings in the latest twelve months, 173 across sixty months, and 29 qualified county deeds, each with its source, window and date. Where this page needs a worked example, it walks through a public record sale inside the gates, labelled as a public sale.

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 master association, condominium and assessment paperwork your buyer will ask for. Marc Comisar walks the home and judges floor, view and condition against what is actually selling in North Naples, which is what lets a seasonal owner in New York, Michigan or Ontario get a real opinion of value without flying down. On the 2026 preliminary roll, 45.0 percent of the 800 Vanderbilt Country Club owners mail their tax bill to an address outside Florida, so that is not a rare case here. Read more on the about McGreevy and Comisar page.

Why a four-village market makes the valuation matter more

Vanderbilt Country Club is one gate and four markets. On the county’s record, only 29 qualified sales were recorded across 800 homes in the twelve months to 29 August 2026, a turnover of 3.6 percent: 7 single-family homes, 16 Wedgewood carriage homes and 6 Waterford condominiums. At that pace your listing competes with the one to four homes of your own plan for sale at the same time, and with the buyer’s memory of the last one that closed. A Waterford seller is not helped at all by an Estate Home sale on Gleneagle Way, and a mispriced listing has nothing nearby to reset the conversation.

The pages that work together for a Vanderbilt Country Club seller

This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the estoppel and condominium paperwork, read our guide to selling your home in Vanderbilt Country Club. If you are buying your next home inside the same gates, perhaps moving from a Waterford condominium to a Villa Home, start with buying a home in Vanderbilt Country Club, because a current owner buying another home inside pays a $3,500 capital contribution rather than $15,000 under the 2026 fee sheet. And each of the four villages has its own guide and its own valuation page, linked in the village section below.

Key Takeaways on Vanderbilt Country Club Home Values

These are the Vanderbilt Country Club valuation facts that decide most prices inside the gates, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll or the association’s published documents, and each repeated with its source further down this page. Read them before you read any online estimate.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Vanderbilt Community Association 2026 fee sheet dated 20 Aug 2026).

• 800 homes in four product lines, every one a Worthington Communities design built from 1998 to 2001: 102 Estate Homes, 120 Villa Homes, 338 Wedgewood carriage homes in three condominiums and 240 Waterford condominiums in three condominiums.
• The MLS market, twelve months to 26 September 2026: 31 closings, a median of 33.5 days on market (n=30), a median sale to final list of 95.61 percent, 8 active listings and about 3.1 months of supply.
• Four sale-to-list markets under one gate: Estate Homes 90.21 percent (n=2), Wedgewood 95.61 percent (n=13), Villa Homes 96.27 percent (n=6) and Waterford 97.28 percent (n=10), all twelve months to 26 September 2026.
• The wider MLS windows hold steady: medians of $517,500 over 24 months (64 closings), $520,000 over 36 months (93) and $485,000 over 60 months (173), with the 24-month sale to list at 97.18 percent.
• The county deed record, twelve months to 29 August 2026: 29 qualified sales, a single-family median of $760,000 (n=7), Wedgewood $547,500 (n=16) and Waterford $334,500 (n=6), $16,341,000 in recorded volume.
• Membership is mandatory and attaches to the deed. Every buyer prices $13,159 a year in 2026 master dues plus a neighborhood fee of $2,320.96 to $5,278.40 and a $1,200 food and beverage minimum into the offer.
• An outside buyer owes a $15,000 Resale Capital Contribution at closing, plus a $500 New Home Buyer Processing Fee with the estoppel request; a current owner buying another home inside pays $3,500.
• Two special assessments run with every home: $678 for the pickleball courts and $7,895 lump sum by 1 July 2027 (or $8,750 over 20 quarters) for the Golf Course Replacement Project, and any unpaid balance passes to the next owner.
• Flood risk is low on the map but address-specific: 867 of 909 county address points, 95.4 percent, sit in FEMA Zone X on the effective map, and every home’s primary address point reads Zone X, while the course, lakes and yards between pads are shallow-ponding Zone AH.

How Is a Vanderbilt Country Club Home Actually Valued?

A Vanderbilt Country Club home is valued by narrowing the product and widening the window: same village, same Worthington floor plan, same floor in a Wedgewood or Waterford building, matched view and condition, then MLS closings across 12, 24, 36 or 60 months as the village needs, adjusted for the village’s own trend and tested against the 8 homes for sale.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Vanderbilt Community Association 2026 fee sheet).

Step one: identify the village and the product line

The four villages are the first sort, because each is a different product and, in two cases, a different legal regime. The Estate Homes and Villa Homes are single-family homes billed a neighborhood fee by the master association, Vanderbilt Community Association, Inc., a Chapter 720 homeowners association that also owns and runs the club. Wedgewood and Waterford are Chapter 718 condominiums, three condominiums each, run by the Wedgewood at Vanderbilt and Waterford at Vanderbilt condominium associations, each with its own budget, reserves and building insurance. The street does not always settle it. Danbury Boulevard carries both Villa Homes and Wedgewood buildings, and the Southwest Florida MLS codes one Radcliffe Terrace listing to the development rather than to Wedgewood, so we confirm the product from the county condominium record before choosing a single comparable.

Step two: on the single-family streets, tell an Estate Home from a Villa Home

Collier County records the 222 single-family homes on two plats of 105 and 117 lots, while the club sells them as 102 Estate Homes and 120 Villa Homes, and the two lines do not coincide. A county search by plat name therefore mixes both products, which is why an automated estimate on a single-family street is often wrong before it starts. By our reading of the club’s site plan, Estate Homes sit on Allendale Court, Northhampton Court and the inner lots of Gleneagle Way along the front nine, on sites of about 80 by 140 feet, while Villa Homes sit on the outer Gleneagle Way lots, Preswick Lane and the single-family lots on Danbury Boulevard, on sites of about 58 by 140 feet. We separate every single-family sale by address before we compute anything.

Step three: match the Worthington floor plan

Every home here came from a short menu of Worthington Communities plans, and the club still posts the original sales sheets. The Estate Homes run six plans from the 2,223 square foot Carlisle to the 2,931 square foot Monaco; the Villa Homes five plans from the 1,746 square foot Andover II to the 1,974 square foot Camilla; Wedgewood seven plans from the 1,512 square foot Lancaster to the Newport at about 2,107 to 2,115 square feet; and Waterford three plans, the 1,282 square foot Hampton, the 1,440 square foot Aston and the 1,700 square foot Brighton. Once the plan is fixed, the comparable pool becomes small and honest. In the twelve months to 26 September 2026, four Waterford Hamptons closed on the MLS at $295,000 to $345,000 and four Astons at $330,000 to $364,000, while the two 1,700 square foot closings brought $370,000 and $405,000.

Step four: in Wedgewood and Waterford, price the floor

Wedgewood’s first-floor plans (Lancaster, Nottingham and Oxford) and second-floor plans (Lancaster II, Lancaster III, Nottingham II and Newport) are different products with different garages, and the largest upstairs plan, the Newport, carries a double garage. In Waterford the floor works against intuition. The county’s assessor adds exactly $5,000 of 2026 just value per floor, yet in the 24 months to 29 August 2026 the five first-floor sales recorded a median of $270.83 per square foot of county base area, the eight second-floor sales $253.27 and the six third-floor sales $236.66, as our Waterford guide sets out. A Waterford seller who assumes the top floor carries a premium is pricing against the record.

Step five: price the view and the hole

The golf routing organizes the homes. The front nine loops through the Estate Homes on Gleneagle Way, Allendale Court and Northhampton Court, holes 10 and 11 run past the ten Waterford buildings on Parkstone Place, and holes 12 to 17 run through the Wedgewood buildings on Radcliffe Terrace and Danbury Boulevard, per the club’s Community Site Plan. The county record does not flag views, so no community-wide golf or lake premium can be calculated from it, and the club marks its own site plan as approximate. We measure a view from closed sales of the same plan with and without that exposure, and we say so when the sample is too thin to measure.

Step six: account for condition on a home built from 1998 to 2001

Every home here was built from 1998 to 2001, before Florida’s statewide building code took effect on 1 March 2002, so an original roof is now 25 to 28 years old. Roof age, impact glass or shutters, air conditioning, plumbing and the year of the last kitchen and bath work can separate two homes of the same plan by six figures on a single-family street. On a Wedgewood or Waterford home the roof tile, exterior paint and waterlines are association reserve items, so condition means the interior, the lanai and the unit’s own systems. No record captures any of it, so we see the house.

Step seven: price the club layer every buyer inherits

Every buyer inherits the same $13,159 in 2026 master dues and one of eight neighborhood fees on top, plus a $1,200 food and beverage minimum. A buyer comparing your home with a community where golf is optional adds that bill to your side of the ledger, and a buyer comparing Wedgewood with a Villa Home adds the difference in neighborhood fees and in what those fees cover. The recurring annual total runs from $16,679.96 for a Villa Home to $19,637.40 in Waterford No. 3, our addition of the fee sheet’s lines, so it belongs in the valuation.

Step eight: price the two assessments that follow the home

The 2026 fee sheet carries two assessments that “will remain the obligation of any successor owner”: $678 for four permanent pickleball courts and the Golf Course Replacement Project assessment of $7,895 lump sum by 1 July 2027 or 20 quarterly payments of $437.50 from July 2027 to April 2032. A buyer closing before July 2027 will see the full golf assessment on the estoppel unless you have paid the lump sum, and will usually ask what it means for the price. We put the balance in the valuation from the first conversation, so it is argued with a number rather than discovered at the estoppel.

Step nine: check the flood file

On FEMA’s effective maps, panels 12021C0218H and 12021C0410H dated 16 May 2012, 867 of the 909 county address points in the community read Zone X and 41 read shallow-ponding Zone AH, and every home’s primary address point reads Zone X. FEMA’s preliminary maps released in 2025 change none of the 909 points. Between 2013 and 2016 FEMA issued six Letters of Map Amendment covering 22 Wedgewood buildings and 6 Waterford buildings. A building with a letter has certified elevation evidence in the public record, and that goes into the file with the price.

Step ten: adjust for time with the village’s own MLS windows

A twelve-month window holds only two Estate Home closings and six Villa Home closings, so we widen inside the village before we reach outside it. For the Estate Homes the MLS shows 6 closings over 24 months at a $1,077,750 median, 9 over 36 months at $1,100,000 and 13 over 60 months at $1,100,000. For the Villa Homes it shows 8 over 24 months at $757,500, 15 over 36 months at $755,000 and 28 over 60 months at $749,500. Older sales are then adjusted with the village’s own year-by-year series, which the trend section below sets out from 2021.

Step eleven: test the number against today’s competition

Finally we test the opinion of value against the homes actively for sale in your village and against the village’s own sale to list. On 26 September 2026 eight homes were for sale inside the gates: one Villa Home, three Wedgewood carriage homes and four Waterford condominiums, at a median of 161.5 days on market, our arithmetic on the eight listings. A price that ignores what a buyer can see this week, or that assumes a full-price offer when only 3 of 31 closings in the twelve months sold at their final list price, is a price that sits.

What Are Vanderbilt Country Club Homes Worth Village by Village?

Vanderbilt Country Club homes are worth very different amounts by village. On the Southwest Florida MLS the twelve-month median to 26 September 2026 ran $337,000 in Waterford, $540,000 in Wedgewood and $757,500 for the Villa Homes, and the two Estate Home closings were $915,000 and $1,100,000, a midpoint of $1,007,500.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

Source: Southwest Florida MLS Matrix, Development Vanderbilt Country Club, closed 26 September 2025 to 26 September 2026 and active on 26 September 2026, pulled 29 September 2026; the single-family closings are separated into Estate and Villa Homes by address against the county roll. Where a count is even, the median is the mean of the middle pair. One Villa Home closing was entered into the MLS after it closed and carries no days on market, so that median uses five closings. Months of supply is active listings divided by the monthly closing pace.

Request a free Vanderbilt Country Club valuation in 60 seconds

Vanderbilt Country Club sold 31 homes on the MLS in twelve months, from $295,000 in Waterford to $1,100,000 for an Estate Home on Gleneagle Way, so the only number that matters is the one built from your village, your plan and your floor. The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan in your village, with the sources named, plus the dues, neighborhood fee, assessment balances, capital contribution and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.

Estate Homes: 102 homes on the front nine

Estate Homes at Vanderbilt Country Club are the 102 largest homes in the community, six Worthington plans from 2,223 to 2,931 square feet of builder living area on sites of about 80 by 140 feet, along the fairways, greens and lakes of the first nine holes. Two Estate Homes closed on the MLS in the twelve months to 26 September 2026: $1,100,000 on Gleneagle Way in May 2026 after 10 days, at 88.0 percent of its $1,250,000 final list price, and $915,000 on Northhampton Court in December 2025 after 148 days, at 92.4 percent of $990,000. Two sales are not a market, so the lead window is 36 months: 9 MLS closings at a $1,100,000 median and 92.42 percent of list, and 13 qualified county sales at a $1,100,000 median from $915,000 to $1,250,000. No Estate Home was for sale on 26 September 2026. The dedicated Estate Home valuation page works through every one of those sales.

Villa Homes: 120 detached homes

Villa Homes at Vanderbilt Country Club are 120 detached single-family homes, five plans from 1,746 to 1,974 square feet on sites of about 58 by 140 feet, on the outer Gleneagle Way lots, Preswick Lane and the Danbury Boulevard single-family lots. Six Villa Homes closed on the MLS in the twelve months, from $545,000 to $885,000, at a median of $757,500 and 96.27 percent of list; two of them closed at their full final list price. Over 36 months the MLS shows 15 closings at a $755,000 median, and the county shows 15 qualified sales at $755,000, from $619,000 to $905,000. The pool matters here: over those 36 months, villas with a private pool on the county roll sold at a median of $835,000 (9 sales) against $708,500 without one (6 sales), a small-sample signal and not a rule. One Villa Home was for sale on 26 September 2026, on Preswick Lane at $709,000 with 1,746 square feet and 147 days on market. The Villa Home valuation page carries the full record.

Wedgewood: 338 carriage homes with private garages

Wedgewood at Vanderbilt is the largest village, 338 two-story carriage homes in buildings of eight or ten, each with a deep single or double garage with room for a golf cart, in three condominiums on Danbury Boulevard and Radcliffe Terrace. Thirteen Wedgewood homes closed on the MLS in the twelve months, from $505,000 to $575,000, at a median of $540,000, $290.95 per square foot of living area and 26 days on market. The county recorded 16 qualified sales at a $547,500 median, from $455,000 to $600,000, the busiest village by far. Over 36 months the county medians by condominium were $550,000 in No. 1 (n=17), $595,000 in No. 2 (n=13) and $512,500 in No. 3 (n=12, even), a spread driven by which plans happened to sell. Three Wedgewood homes were active on 26 September 2026, all 1,512 or 1,558 square foot plans, asking $459,000 to $519,000. The Wedgewood valuation page prices plan by plan and floor by floor.

Waterford: 240 condominiums in ten elevator buildings

Waterford at Vanderbilt is ten three-story elevator buildings of 24 homes each, nine on Parkstone Place and one on Danbury Boulevard, around holes 10 and 11, with covered parking, lockable storage rooms and a neighborhood pool, and no private garages. Ten Waterford homes closed on the MLS in the twelve months, from $295,000 to $405,000, at a median of $337,000, $233.32 per square foot of living area, 87 days on market and 97.28 percent of list, the highest sale-to-list ratio inside the gates and the slowest pace. The county recorded 6 qualified sales at $334,500; widening to 24 months, it recorded 19 at a $350,000 median, from $295,000 to $455,000. Four Waterford homes were active on 26 September 2026, asking $295,000 to $379,000. Waterford is the one village inside Florida’s structural integrity reserve study and milestone inspection regime, and the state’s database records its study as complete. The Waterford valuation page walks through floor, plan and building.

The county deed view, village by village

The county record counts a different population over a slightly different window, 29 August 2025 to 29 August 2026, and it is the only source that captures qualified sales that never touched the MLS. It cannot separate Estate Homes from Villa Homes by plat, so the seven single-family sales are listed individually in the sales section below.

Source: Collier County Property Appraiser 2026 preliminary tax roll, published bulk data, files dated 29 August 2026; recorded qualified improved sales only, latest sale in the file dated 14 August 2026. Price per square foot uses the county’s base area, which for a single-family home is the house row alone without the pool, screen enclosure and deck rows. Just value is the county’s assessment for tax purposes, never a price.

Widening the window when twelve months is not enough

Where a village recorded too few MLS closings to read, we widen the window inside the village until it holds ten or more, and we state n and the window beside every figure. The Southwest Florida MLS was pulled on 29 September 2026 for every window below, each ending 26 September 2026.

Source: Southwest Florida MLS Matrix, Development Vanderbilt Country Club, closed 26 September 2021 to 26 September 2026, pulled 29 September 2026; Estate and Villa Homes separated by address against the county roll. A sixty-month median straddles the 2021 to 2022 repricing, so it understates today’s level; we use it to find plan-matched sales, never as a list price.

The county’s wider windows for the two single-family villages

The county’s own record, read in the Estate and Villa guides, widens the same way and lands in the same place, which is the cross-check a careful valuation needs. Over the 36 months to 29 August 2026, the county recorded 13 qualified Estate Home sales at a $1,100,000 median (odd n, an actual sale), from $915,000 to $1,250,000, and 15 qualified Villa Home sales at a $755,000 median (odd n), from $619,000 to $905,000. Two independent records, the MLS and the deed file, giving the same median for the same village over the same span is as close to certainty as a thin market allows. Where they disagree, the individual sales tell you why, and those are listed next.

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

Price per square foot tells you where a Vanderbilt Country Club home sits inside its own village, not what it is worth. On MLS living area the twelve-month medians to 26 September 2026 ran $233.32 in Waterford, $290.95 in Wedgewood, $386.37 for the Villa Homes and $401.81 for the Estate Homes, while the county’s base area gives its own, separate ladder.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

Three square feet: MLS living area, county base area and the builder’s sheet

The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area, and for a single-family home the house row alone, without the pool, screen enclosure, deck and paver rows it also records on the parcel. The Worthington sales sheets print a third figure, builder living area, which a remodel or an extension can change. On a Waterford home the county’s base area equals the plan’s 1,282, 1,440 or 1,700 square feet exactly; on a Villa or Estate Home the three measures drift apart. Neither is wrong, and none may be restated against another, so always ask which square foot a quoted figure divides by. On this page every per-foot figure names its denominator.

The per-foot ladder, village by village

On the MLS the twelve-month medians climb in a clear ladder: Waterford $233.32, Wedgewood $290.95, Villa Homes $386.37 and Estate Homes $401.81, with the whole community at $284.33 on 31 closings. On the county’s base area the order is the same: Waterford $232.06 (n=6), Wedgewood $294.65 (n=16) and the single-family house row $377.55 (n=7). Over 60 months the MLS shows Waterford at $263.89, Wedgewood at $306.12, the Villa Homes at $385.12 and the Estate Homes at $406.94. A detached home trades at roughly one and a third times the per-foot rate of a Wedgewood carriage home, the price of a lot, usually a two-car garage and often a pool, while the Estate and Villa rates sit within about $20 a foot of each other.

Why the floor beats the square foot in Waterford

Waterford shows the limit of per-foot pricing more clearly than any village inside the gates. In the twelve months to 26 September 2026, the four 1,282 square foot Hampton closings brought $295,000, $295,000, $300,000 and $345,000, a spread of $50,000 on identical square footage, and the fastest of them, at 20 days, was also the highest. Over the county’s 24-month window the per-foot median fell with every floor, from $270.83 on the first to $236.66 on the third. A buyer here is pricing the floor, the building, the view of holes 10 and 11 and the walk to the elevator, not the square foot, and a model that multiplies square feet by a village rate will misprice both ends.

Why the plan and the lot beat the square foot on the single-family streets

On the single-family streets the smaller home often brings the higher rate. In the twelve months, a 2,223 square foot Estate Home on Northhampton Court sold for $915,000, $411.61 a foot of living area, while a 2,806 square foot Estate Home on Gleneagle Way sold for $1,100,000, $392.02 a foot. Among the Villa Homes, a 2,016 square foot home on Gleneagle Way closed at $885,000, $438.99 a foot, and a 1,969 square foot home on the same street closed at $545,000, $276.79 a foot, eight months apart. The record does not say why, and we will not invent a reason. What it shows is that the lot, the pool, the view and the finish decide single-family value here, which is why we price from the plan and the street.

How to use price per square foot on your own home

Compare your living area only with homes of the same plan, floor and view in your village, never across villages, never across the MLS and county measures, and never on four sales or fewer as if it were a rate. The largest plan in a village softens per foot and the smallest rises, which is why Wedgewood’s 2,115 square foot closings ran $267.14 and $271.87 a foot while its 1,724 square foot closings ran $295.82 to $321.93. Use the figure to rank your home inside its plan group, then let the closed sales of that group set the number.

What Have Vanderbilt Country Club Homes Sold For Recently?

Vanderbilt Country Club homes recorded 31 Southwest Florida MLS closings in the twelve months to 26 September 2026, from $295,000 in Waterford to $1,100,000 for an Estate Home on Gleneagle Way, $16,780,000 in total by our sum. Collier County’s deed record shows 29 qualified sales from $295,000 to $1,100,000 in the twelve months to 29 August 2026.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

The MLS view: 31 closings

The pull was scoped to the Vanderbilt Country Club development in the Southwest Florida MLS, residential, closed 26 September 2025 to 26 September 2026, retrieved 29 September 2026. A blended median sale price is left out of the valuation on purpose.

The highest sale of the year, walked through

This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the clearest valuation lesson inside the gates this year. In May 2026 an Estate Home on Gleneagle Way with 2,806 square feet of living area closed at $1,100,000 after 10 days on market, the highest price in the community in the twelve months. Its final list price was $1,250,000, so it sold at 88.0 percent of list, our arithmetic, the steepest discount of any closing in the year. The county recorded the same sale as qualified, with 2,806 square feet of base area on the house row, $392.02 a foot. Three lessons sit in one sale. First, a home can be the most valuable in the community and still be priced above what the market would pay: the buyer came in ten days and paid $150,000 under the ask. Second, speed and price are separate signals; a fast sale at 88 percent says the list price, not the home, was the problem. Third, the result lines up with the 36-month Estate record, a $1,100,000 median on 9 MLS closings, which is what a list price built from that record would have led with.

The most recent closings, after the county file

Two closings came after the county’s file date and so appear only in the MLS. On 9 September 2026 a Villa Home on Gleneagle Way with 1,969 square feet closed at $545,000 after 10 days, 87.2 percent of its $624,900 final list, well below every other Villa Home closing of the year; the record does not say why, and the median, not the average, is the number to use. On 10 September 2026 a 1,440 square foot Aston-plan condominium on Parkstone Place in Waterford closed at $335,000 after 173 days, 95.2 percent of its $352,000 final list, in line with the other three Aston closings at $330,000 to $364,000. The first shows how far one sale can sit from its village; the second shows what patience at a supported price looks like.

The sales the two records see differently

The MLS and the county count different populations, and reading both is how a valuation avoids a false comparable. A Villa Home on Gleneagle Way closed on the MLS at $885,000 in January 2026, entered after closing with no days on market, and the county recorded it but did not flag it as a qualified sale, so it sits outside the county’s list. In the other direction, the county recorded qualified Wedgewood sales at $600,000 in March 2026, $560,000 in April 2026 and $600,000 in May 2026, and a Villa Home on Danbury Boulevard at $702,000 in November 2025, none of which appears among the MLS closings of the development. Whether each sold privately or was filed another way, the record does not say. What it shows is that the top of Wedgewood’s county range would be invisible to a valuation built from the MLS alone.

Recent Estate and Villa Home sales

Source: Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Estate or Villa by address against the county roll. Living area as entered by the listing agent; sale to list and per-foot figures are our arithmetic. The eight single-family closings split sharply: the two Estate Homes sold at 88.0 and 92.4 percent of list, while four of the six Villa Homes sold at 95 percent or better.

Recent Wedgewood sales

Source: Southwest Florida MLS Matrix, retrieved 29 Sep 2026; building address shown by street only. The 2,115 square foot entries match the Newport, the largest upstairs plan with a double garage, and they brought the two highest Wedgewood prices of the year in 4 and 14 days. The three slowest sales, at 132, 249 and 301 days, all closed below 97.5 percent of their final list.

Recent Waterford sales

Source: Southwest Florida MLS Matrix, retrieved 29 Sep 2026; all on Parkstone Place; plan names matched to the Worthington sheet by size. By plan, the four Hamptons had a median of $297,500 and the four Astons $337,000, both even n and our arithmetic. The longest market time inside the gates, 375 days, belonged to a Hampton that finally sold at 90.9 percent of a $330,000 list price, against $295,000 to $345,000 for the plan’s other three closings.

The county view: 29 qualified recorded deeds

The county’s twelve months run from 29 August 2025 to 29 August 2026 and count qualified, arm’s-length improved sales: 29 across 800 homes, 3.6 percent turnover, $16,341,000 in recorded volume. The seven single-family sales, listed individually because the county cannot split Estate from Villa by plat, were $690,000 on Gleneagle Way in October 2025, $702,000 and $779,000 on Danbury Boulevard in November and December 2025, $915,000 on Northhampton Court in December 2025, $755,000 on Preswick Lane and $760,000 on Danbury Boulevard in April 2026, and $1,100,000 on Gleneagle Way in May 2026. Wedgewood’s sixteen ran $455,000 to $600,000 and Waterford’s six $295,000 to $358,000. Use the county for what sold and at what price, and the MLS for how long it took and how close to asking it closed.

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

Vanderbilt Country Club homes took a median of 33.5 days on market and sold at a median of 95.61 percent of their final list price across 31 MLS closings in the twelve months to 26 September 2026. With 8 active listings, supply was about 3.1 months, but it ran from 2.0 months for the Villa Homes to 4.8 in Waterford.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

Reading a 95.61 percent sale to list

A median buyer inside the gates negotiated a little under four and a half percent off the final asking price. That is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. The wider windows show how much tighter the market was: 97.18 percent over 24 months, 97.03 percent over 36 months and 97.20 percent over 60 months, all to 26 September 2026. On a $757,500 Villa Home, the difference between 95.61 and 97.20 percent is about $12,000, our arithmetic, and a seller who prices from the sixty-month habit rather than the latest twelve months will price the house too high.

Four villages, four negotiations

The four product lines negotiate very differently, and the valuation has to reflect the one you own. Over the twelve months to 26 September 2026, Waterford closed at a median 97.28 percent of list (n=10) but took a median 87 days; Wedgewood closed at 95.61 percent (n=13) in 26 days; the Villa Homes closed at 96.27 percent (n=6) in 10 days (n=5); and the two Estate Homes closed at 90.21 percent. Over 36 months the Estate Homes’ median sale to list was 92.42 percent on 9 closings, so the gap is not one year’s accident. An Estate Home seller who expects the Waterford ratio will price the house wrong by close to five percent.

Months of supply by village: the seller’s benchmark

On 26 September 2026, each village’s supply read differently against its own twelve-month pace. This is the benchmark a seller should use, because it compares named villages on the decision variables that set a listing strategy, all from the same MLS pull.

Source: Southwest Florida MLS Matrix, retrieved 29 Sep 2026; village figures by address; days listed for the actives are our arithmetic on the eight listings. Your listing does not compete with the community. It competes with the zero to four homes of your own village and plan.

The asking prices on the pull date, read against the closings

An asking price is a market-condition signal, never a value, and we label it that way. On 26 September 2026 the one Villa Home for sale, a 1,746 square foot home on Preswick Lane, was asking $709,000 at 147 days, against a 1,746 square foot Villa Home on Gleneagle Way that closed at $690,000 in October 2025 after 30 days. Two 1,512 square foot Wedgewood Lancasters were asking $459,000 and $485,000 at 246 and 204 days, below every Wedgewood MLS closing of the year, and a 1,558 square foot Lancaster II was asking $519,000 at 235 days. In Waterford three Hamptons were asking $295,000, $299,999 and $315,000, in line with the plan’s closings at $295,000 to $345,000, and an Aston was asking $379,000 at 146 days, above all four Aston closings at $330,000 to $364,000. The median active listing had been on the market 161.5 days against 33.5 days for the homes that sold, which is the gap between a price the record supports and one it does not.

What the fastest and the slowest sales teach

Fifteen of the 30 closings with a recorded market time sold within 30 days, and 11 took more than 90. The two groups ended in different places: the fast half closed at a median 97.18 percent of final list, the slow group at 94.50 percent, our arithmetic on the twelve-month rows. Over sixty months the pattern holds, 98.57 percent for sales within 30 days against 96.25 percent for sales past 90. The slowest homes of the year, a Waterford Hampton at 375 days and another at 334, a Wedgewood home at 301 and one at 249, were not the most expensive; they were the ones whose price and evidence disagreed. The market inside these gates rewards a price built from the right comparables and charges interest on one that is not.

Seasonality on five years of MLS closings

By closing month, the 173 Vanderbilt Country Club MLS closings from 26 September 2021 to 26 September 2026 cluster in season: 25 in April, 22 in May, 20 in February, 18 in December, 16 in March and 13 in January, against 8 in each of August, September, October and November. December through May held 114 of the 173, about 66 percent, our arithmetic, and closings trail contracts by weeks. The club itself runs its fee calendar on a 1 November to 30 April season. A home that is priced, documented and photographed by October meets the most buyers.

The pricing strategy that follows from these numbers

At Vanderbilt Country Club the list price is the negotiation’s opening line, and the market has taken about four and a half percent off it at the median in the latest twelve months, closer to ten percent on the Estate Homes. That argues for listing where the plan and village evidence supports, handing that evidence and the estoppel figures to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. Only 3 of 31 closings in the twelve months sold at their full final list price, against 25 of 38 in calendar 2022, so the full-price habit of the boom years is not today’s market.

How Have Vanderbilt Country Club Home Values Changed Since 2021?

Vanderbilt Country Club values jumped in 2022, peaked in 2023 to 2025 depending on the village, and have eased since in the condominiums. The whole-community MLS median ran $485,000 over 60 months, $520,000 over 36, $517,500 over 24 and $528,000 over the latest 12, while the negotiation margin widened from full price in 2022 to 95.61 percent now.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026).

The MLS windows, 12 to 60 months, for the whole community

Source: Southwest Florida MLS Matrix, Development Vanderbilt Country Club, closed 26 September 2021 to 26 September 2026, pulled 29 September 2026. Every blended figure reflects the mix of villages that sold in the window, so read the village tables before drawing a price conclusion from this one.

The MLS record by calendar year and village

Source: our arithmetic on the individual rows of the Southwest Florida MLS pull of 29 September 2026. The 2021 row covers only the last quarter of the year and the 2026 row the first nine months. Cells with fewer than five closings are thin, a handful of houses rather than a market rate. Two 2025 condominium closings coded only to the development are counted in the All column and not in a village column.

The county record, 1999 to 2026

Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated 29 August 2026. The county’s record reaches back to the first sales from the developer in 1999, when the single-family median was $245,700 on 75 sales; the 1999 to 2001 rows are mostly first sales, not resales. The community guide carries the full series.

The 2021 to 2022 repricing

The biggest single move in the record came in one year. On the county’s deeds, the Waterford median rose from $199,500 in 2021 (n=32) to $350,000 in 2022 (n=23), up 75.4 percent; Wedgewood’s from $295,000 (n=21) to $512,500 (n=6), up 73.7 percent; and the single-family median from $500,000 (n=11) to $764,500 (n=6), up 52.9 percent, all our arithmetic. On the MLS, 25 of the 38 closings in calendar 2022 sold at or above their final list price, at a median of 6.5 days on market. Fewer homes changed hands at far higher prices, which is what a market does when inventory disappears.

Where each village sits against its peak

Against their calendar-year MLS peaks, the latest twelve-month medians sit about 9.1 percent below Wedgewood’s 2023 median of $594,000 (n=13) and about 8.9 percent below Waterford’s 2024 median of $370,000 (n=11), both our arithmetic. The single-family side is harder to read: the Villa Homes’ 36-month MLS median of $755,000 sits beside a 60-month median of $749,500, essentially flat, while the Estate Homes have recorded only two MLS closings in twelve months. Every village still trades far above 2021: Waterford’s twelve-month MLS median is about 69 percent above its 2021 county median, and Wedgewood’s about 83 percent. An owner who bought before 2021 holds a large gain; one who bought a Wedgewood home at the 2023 top may not.

The negotiation turn: from full price to 95 percent

The price series is only half of the trend; the other half is how the deals were struck. In calendar 2022 the median closing inside the gates sold at 100.00 percent of final list after 6.5 days. In 2023 the median fell to 96.91 percent and in 2024 to 96.49 percent at 53 days, before settling at 97.15 percent in 2025. Over the latest twelve months to 26 September 2026 it is 95.61 percent, and only 3 of 31 closings reached their full final list price. For a seller this is the most important trend on the page: the buyer now expects to negotiate, and the list price has to leave for that on purpose.

What the trend means for your valuation

For a Wedgewood seller, the trend is the time adjustment: a 2023 comparable at the $594,000 calendar-year median overstates today’s twelve-month $540,000 by about $54,000, and a 2021 comparable understates it by far more. For a Waterford seller, the 2024 peak of $370,000 is a ceiling to price below, not a target. For a Villa Home seller, the steady 36- and 60-month medians support adjusting a 2024 or 2025 sale with care; for an Estate Home, the samples are too small for a percentage change, and we publish none, because the right evidence is the last sale of your plan on your street. For every seller, the MLS series is how we adjust an older comparable for time, and it is never a substitute for walking the house.

Vanderbilt Country Club vs Forest Glen Golf and Country Club: Which Bundled Club Will Your Buyer Compare?

Vanderbilt Country Club and Forest Glen Golf and Country Club are near twins: both opened in 1999 on Gordon Lewis courses, both put the club membership with every home, and both hold about 800 residences. A Vanderbilt Country Club seller should price with that comparison in mind, because the buyer touring one is often touring the other.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Vanderbilt Community Association 2026 fee sheet dated 20 Aug 2026; McGreevy and Comisar Forest Glen guide and valuation page, read 29 Sep 2026).

The decision table

Sources: for Vanderbilt Country Club, the association’s 2026 fee sheet, the county PUD register, FEMA and the Southwest Florida MLS pull of 29 September 2026; for Forest Glen, only the figures published on our Forest Glen community guide and our Forest Glen home valuation page, each read 29 September 2026. Both MLS medians blend condominiums with single-family homes, so they compare the mix of what sold, not the price of one home type.

Who should choose which, and what that means for your price

A buyer who chooses Vanderbilt Country Club wants the 34120 ZIP north of Vanderbilt Beach Road, a published fee sheet with every line priced, a course whose next replacement the owners have already approved and funded, and a flood census in which every home’s address point reads Zone X. A buyer who chooses Forest Glen wants more land per home, 630 acres for 799 residences, a course refined in 2024 and an East Naples address, and accepts dues and buy-in figures that the club does not publish. We price a Vanderbilt Country Club home for the first buyer, laying the full cost of ownership on the table from the start so the $13,159 dues and the $15,000 contribution are read against what they buy, and so the second buyer’s comparison does not end the conversation.

The market side by side

Over the same twelve months to 26 September 2026, Vanderbilt Country Club homes sold faster and closer to asking than Forest Glen’s: a median 33.5 days against 47.5, and 95.61 percent of final list against 93.49 percent, with 3.1 months of supply against about 4.9. The two communities’ medians, $528,000 and $394,000, are not a like-for-like price comparison, because Forest Glen’s closings were led by 11 Britannia condominiums at a $279,900 median while Vanderbilt Country Club’s middle closing was a Wedgewood carriage home. What the pace figures do say is that a well-priced Vanderbilt Country Club home is not competing from weakness against its closest twin, and a seller can price with that confidence.

Heritage Bay and the other bundled comparisons

Heritage Bay Golf and Country Club is the only other membership-with-every-home community in the 34120 ZIP, with 27 holes by Lewis-Azinger on 718 acres, opened in November 2006, per its own story page. Naples Lakes Country Club and Stonebridge Country Club are the other bundled peers a buyer names, and The Club at Olde Cypress and Quail Creek Country Club are the optional-golf contrast. We publish no fee or price figure for those communities on this page, because none was researched to this page’s standard. For a buyer weighing a non-bundled club, the Vanderbilt Country Club answer is simple: there is no initiation, and the golf comes with the home from the day of closing.

How the comparison changes the valuation itself

The comparison enters the number in two places. First, the $15,000 contribution is a published figure, and a buyer comparing it with a community that publishes none will often ask what they would owe there; the answer, from the Forest Glen pages, is that it appears only on the estoppel. Second, the $13,159 in master dues bears hardest on the entry price: a $337,000 Waterford condominium and a $1,100,000 Estate Home carry the identical master dues. We show that math in every valuation so it is argued with evidence, not left to the buyer’s imagination.

Why Do Online Estimates Miss on Vanderbilt Country Club Homes?

Online estimates miss on Vanderbilt Country Club homes because automated models cannot see what drives price here: a mandatory membership priced into every sale, eight neighborhood fees, two assessments that follow the home, county plats that mix Estate and Villa Homes, the floor in a Waterford building, and flood maps drawn around building pads rather than streets.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; FEMA National Flood Hazard Layer; Vanderbilt Community Association 2026 fee sheet).

The membership is in the price, and a model cannot see it

Every Vanderbilt Country Club sale conveys a club membership the buyer cannot decline and the seller cannot keep. The club’s real estate page states that “membership is mandatory and included with every residential purchase,” and under section 5.1 of the association’s Amended and Restated Articles the owner of every lot or residence becomes a member when the deed is recorded. The value and the carrying cost of that membership sit inside every MLS sale price. A model comparing your home with a non-club home nearby is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.

Eight fee lines that a model reads as one

A Villa Home owner pays $15,479.96 a year in 2026 master dues and neighborhood fee, and a Waterford No. 3 owner $18,437.40, before the $1,200 food and beverage minimum. A model sees none of it, because fee classes are not a standard data field, and over the life of a mortgage the $2,957.44 difference changes what a buyer can pay. It also misses what the fees buy: the condominium fees carry building insurance, roof tile and exterior paint reserves, while the single-family fees cover management and landscaping only, so the lower fee is not the cheaper home to own. We price your fee layer into the number.

The plat line is not the product line

Collier County files the 222 single-family homes on two plats of 105 and 117 lots, while the club sells them as 102 Estate Homes and 120 Villa Homes, and the two boundaries do not coincide. A model trained on plat groupings therefore blends a 2,931 square foot Monaco on an 80-foot lot with a 1,746 square foot Andover II on a 58-foot lot. Across 36 months that is the difference between a $1,100,000 median and a $755,000 median, and a blended model cannot see it.

Four products blended in one feed

A model that reads Vanderbilt Country Club as one neighborhood blends $295,000 Waterford sales with $1,100,000 Estate Home sales, and whatever sold last pulls every estimate toward it. The community’s MLS median, $528,000 over twelve months, is one Wedgewood home; the county’s all-homes median just value, $432,600, is an assessment. Neither is the value of your home, and an estimate built on either starts from the wrong number.

The floor, the garage and the elevator

A model cannot see whether your Waterford home is on the first floor or the third, whether your Wedgewood home is a first-floor Lancaster with a single garage or a second-floor Newport with a double garage, or whether your lanai faces a fairway, a lake or the next building. The MLS rows show two Wedgewood homes of 1,724 square feet selling $45,000 apart in the same twelve months, and four identical 1,282 square foot Waterford Hamptons selling from $295,000 to $345,000. In Vanderbilt Country Club those invisible variables can move a price by tens of thousands of dollars.

Flood maps drawn around pads

FEMA’s effective map shades the course, lakes and yards between pads in shallow-ponding Zone AH and cuts the building pads out as Zone X, so the flood answer changes within a few feet. A model that applies one flood assumption to a street or a ZIP code can tell a buyer a home is in a flood zone when its address point, and every home’s primary address point here, reads Zone X. A seller with the building’s Letter of Map Amendment or an elevation certificate in hand can correct it; a model cannot.

Names that collide in the public record

Several Collier developments share the Vanderbilt name, including Vanderbilt Villas, Vanderbilt Commons and every property at Vanderbilt Beach, and none of them is part of Vanderbilt Country Club. The community was zoned in 1996 as the Vanderbilt Pines PUD before it was renamed in 1998, and the MLS codes some listings to the development rather than to a village. A model that inherits those groupings is valuing the wrong comparables before it starts.

What to do with an online estimate you have already seen

Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan in your own village, with every source named and every window stated. The Home Valuation form at the top of this page starts exactly that, free.

What Costs Will a Vanderbilt Country Club Buyer Price Into Your Offer?

A Vanderbilt Country Club buyer prices six costs into an offer: $13,159 in 2026 master dues, the neighborhood fee for your home, the $1,200 food and beverage minimum, any unpaid balance of the two special assessments, property tax reset to the purchase price, and a $15,000 Resale Capital Contribution paid once at closing.

Data updated: September 2026 (Vanderbilt Community Association 2026 fee sheet dated 20 Aug 2026; Collier County Property Appraiser 2026 preliminary roll; Florida Department of Revenue 2025 Collier millage table).

The master dues, line by line

Source: Vanderbilt Community Association 2026 Master Association Fees for All Neighborhoods, dated 20 August 2026. Owners and their designees pay no greens fees on top of these dues under Master Declaration section 5.11 as amended in 2024; cart fees are separate, $33 for 18 holes.

The neighborhood fee on top

Source: the 2026 fee sheet; totals are our addition of the published lines. The cheapest homes to buy carry the highest association bills, which is why the fixed cost weighs heaviest at the entry price: a $337,000 Waterford condominium, the twelve-month MLS median, carries $19,637.40 a year in Waterford No. 3, about 5.8 percent of its price, before tax and insurance, while a $757,500 Villa Home carries $16,679.96, about 2.2 percent, our arithmetic.

The food and beverage minimum

Every home carries a food and beverage minimum of $1,200 a calendar year, a spending requirement at the club’s venues rather than a fee for nothing. When a home is leased, the tenant’s spending counts toward the owner’s minimum, per the club’s Membership Transfer Application. A buyer who dines at the club reads it as a prepayment; a buyer who does not reads it as a cost, and a valuation should know which buyer your home is likely to meet.

The two special assessments and what an estoppel shows

Source: the 2026 fee sheet, which says each “will remain the obligation of any successor owner.” The lump sum saves $855 against the quarterly schedule, our arithmetic. The estoppel certificate states what is due as of its date; how the balance is split between buyer and seller is agreed in the contract. A buyer closing before July 2027 will commonly ask for a credit equal to the unpaid golf assessment, and whether you give one is a negotiation, not a rule.

The one-time charges and the capital contribution

The $15,000 contribution is a flat amount, not a percentage of price, and nothing in the declaration or the fee sheet provides for it to be refunded when the owner later sells. It equals about 4.5 percent of the $337,000 Waterford median, 2.8 percent of the $540,000 Wedgewood median, 2.0 percent of the $757,500 Villa median and 1.5 percent of the $1,007,500 Estate figure, our arithmetic, so it bites hardest at the entry price. Know the number before you price.

Who is exempt from the capital contribution

The 2024 amendment to section 5.2.5 of the Master Declaration, recorded 7 March 2024 at Official Records Book 6336, Page 2270, exempts five kinds of transfer: to the association by lien foreclosure; on death to an heir or beneficiary; to a current spouse, or a former spouse in a divorce; to a trust or entity wholly owned by the member, or the member and spouse; and to someone who was already a record co-owner. An arm’s-length sale is not exempt. For a seller settling an estate or restructuring title before a sale, the exemption list can change the order in which things should happen.

The tax reset your buyer inherits

Florida’s Save Our Homes cap follows the owner, not the house, and 44.2 percent of Vanderbilt Country Club homes carry a homestead exemption on the 2026 preliminary roll: about 64 percent of the single-family homes, about 43.8 percent of Wedgewood and about 26.7 percent of Waterford. A buyer’s taxes are based on the new assessed value after the sale and are often well above a homesteaded seller’s. Every home sits in Collier County millage area 103, which carried 10.5058 mills for 2025, so each $100,000 of taxable value costs about $1,051 a year. The county’s 2026 preliminary roll computes a median tax bill of $3,718.59 across the 800 homes, pulled down by homestead exemptions; a non-homestead buyer budgets from the purchase price.

No CDD on the bill

Florida’s official list of special districts contains no district with Vanderbilt in its name, the 2025 millage table for tax area 103 carries no district levy beyond the countywide ones, and the Master Declaration never mentions one. By our reading of those three records, no community development district covers Vanderbilt Country Club, so there is no CDD bond or operating assessment on the tax bill. That absence lowers your buyer’s carrying cost against newer communities and belongs in your listing presentation.

A worked first-year example for your buyer

Take a buyer closing in late 2026 on a Wedgewood No. 2 carriage home and paying the golf assessment as a lump sum. From the published lines: $15,000 Resale Capital Contribution, $500 processing fee, $18,214.32 in master dues and neighborhood fee, $1,200 food and beverage minimum and $7,895 for the golf assessment by 1 July 2027 comes to $42,809.32 over the first twelve months, before property tax, the owner’s HO-6 policy and the ordinary costs of any Florida purchase, our arithmetic as the community guide sets it out. That is the number sitting beside your price in the buyer’s mind, and a valuation that ignores it overestimates what the buyer can pay.

What Does a Vanderbilt Country Club Seller Owe a Buyer Before Contract?

A Vanderbilt Country Club seller owes the buyer disclosure before the contract is signed. The master association is a Chapter 720 homeowners association, so section 720.401 requires a disclosure summary before signing. Wedgewood and Waterford are Chapter 718 condominiums, and a condominium resale also runs through section 718.503’s document package.

Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 718.112, 553.899, 720.30851, 718.116, 689.261 and 689.302, retrieved Sep 2026; Vanderbilt Community Association Amended and Restated Master Declaration).

Section 720.401 and the master association

Vanderbilt Community Association, Inc. is the mandatory master association for all 800 homes, and its articles state its purpose as a homeowners’ association under section 720.301. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, and the contract must carry the statutory warning in conspicuous type. If the summary is not provided first, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For an Estate Home or Villa Home seller the statute plainly applies. Our research did not establish whether the Master Declaration restates this duty or names who owes it, so this page makes no claim about the covenant, only about the statute.

The condominium fork: Chapter 718

Section 720.401 states that it does not apply to an association regulated under Chapter 718, and the six Wedgewood and Waterford condominiums are regulated under that chapter. A Wedgewood or Waterford home also sits inside the master association. Which disclosure regime governs a given sale therefore depends on what you own, and a condominium seller may owe both the condominium package and the master association’s summary. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice.

What a Waterford or Wedgewood buyer is entitled to receive

Under section 718.503(2)(a), a non-developer condominium seller provides, at the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where applicable, the association’s most recent structural integrity reserve study or a statement that none has been completed, and the state’s frequently asked questions document. Waterford’s ten buildings are three stories with elevators, so the study law applies, and the state’s reporting database records Waterford’s study as complete: one filing covering all ten buildings, completed 19 November 2024 and delivered to owners 10 December 2024, with no study-linked special assessment reported. Its funding plan and reserve figures are not published on any source we could reach, so we ask the association for the report the week you decide to sell. Wedgewood’s two-story buildings fall outside the study requirement.

Estoppel certificates: one for a house, two for a condominium

The master association issues its estoppel certificate through the club’s Director of Member Services, at the $299 fee printed on the 2026 fee sheet, and the $500 New Home Buyer Processing Fee applies with each request; a Wedgewood or Waterford sale also needs a certificate from the condominium association. Under sections 720.30851 and 718.116 as amended in 2024, the standard fee is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both in the first days of the contract, because the estoppel is where the buyer first sees the assessment balances.

Florida’s flood disclosure and the property tax summary

Section 689.302, created in 2024 and amended in 2025, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Vanderbilt Country Club the flood item is usually a short answer, because every home’s address point reads Zone X, and the tax item matters on every homesteaded sale.

The other items a buyer’s attorney will find

These are the Vanderbilt Country Club facts a buyer’s attorney will find, and they are better coming from you: mandatory membership and the $15,000 contribution; the two assessments that run with the unit; the leasing rules of 30 days to one year, no more than four leases a year, with the owner’s club privileges passing to the tenant; the two-designee limit on club privileges under the 2024 amendment; Waterford’s study and its unpublished funding plan; and the six-lane Vanderbilt Beach Road Extension that opened past the main gate on 12 June 2026. Raise those items before the buyer does, with the documents in hand.

What Moves the Number Before You List a Vanderbilt Country Club Home?

What moves a Vanderbilt Country Club home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: roof age and permits, a four-point and wind mitigation report, the flood letter for the building, the Waterford study, the assessment balances, and presentation timed to the season. Every home here was built from 1998 to 2001.

Data updated: September 2026 (FEMA National Flood Hazard Layer and Letters of Map Amendment; Collier County 2026 Flood Protection Newsletter; Citizens Property Insurance flood requirement; Vanderbilt Country Club Realtors page, read Sep 2026).

Roof, four-point and wind mitigation

Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and a wind mitigation report on the state’s form OIR-B1-1802, which stays valid for up to five years absent material changes. Because every home here predates the 1 March 2002 statewide code, the form’s top building-code answer is out of reach, but a replacement roof permitted on or after that date qualifies for the top roof-covering answer, and roof deck attachment, roof-to-wall connections, roof shape, secondary water resistance and opening protection are credited on what the inspector finds. Under section 627.7011 an insurer may not refuse a policy solely because a roof is under 15 years old. On an Estate or Villa Home the roof is the owner’s, so a documented re-roof and its permit are among the most valuable pieces of paper in the listing file.

The flood file and the letters of map amendment

Pull the flood zone for your own address and keep any FEMA letter for your building in the listing file. Six Letters of Map Amendment issued from 2013 to 2016 cover 22 Wedgewood buildings and 6 Waterford buildings, each stating that the federal mandatory flood insurance requirement does not apply to a removed structure. The 2016 letters carry a note that a new map will supersede them, and with the new Collier maps targeted for summer 2027 an owner should check the revalidation list when it issues; the preliminary map already shows the buildings in Zone X. Collier County holds Community Rating System Class 5, a 25 percent discount on eligible flood premiums. No letter was found for any single-family lot, so on an Estate or Villa Home the elevation certificate is the document to find.

The Waterford file: study, milestone and the resale package

For a Waterford seller the structural question comes before the kitchen. The state’s database records the study as complete since 19 November 2024; Collier County’s milestone inspection map lists the first inspections due in 2028 for Building 1, 2029 for Buildings 2 and 3, 2030 for Buildings 4 to 6 and 2031 for Buildings 7 to 10. Ask the association now for the study and its funding plan, the current budget, the insurance declarations page and the condominium questionnaire, $150 from the club. A listing that answers the study question in writing before the first showing sells into a calmer negotiation than one that leaves the buyer to guess.

The Wedgewood file

A Wedgewood home sits permanently outside the milestone and study regime because its buildings are two stories, and that is a selling point worth stating plainly in the listing. The association still funds ordinary reserves for exterior painting, roof tile replacement and waterline replacement through the reserve line of its fee, and its budget, insurance and reserve figures reach a buyer through the estoppel and the condominium questionnaire. Gather those before you list, together with the building’s Letter of Map Amendment if it has one, and the Wedgewood file is complete.

Citizens and the 2027 flood requirement

Citizens Property Insurance reaches the last step of its flood requirement on 1 January 2027: every personal residential policy that includes wind must carry flood coverage regardless of value, even in Zone X, while condominium unit-owner policies are exempt. By our reading, an Estate or Villa Home buyer insured through Citizens will need a flood policy, and a Wedgewood or Waterford buyer on a Citizens unit-owner policy will not. Across ZIP 34120, single-family policies rated Zone X carried a median total premium of $859 under Risk Rating 2.0 in the year to June 2026, per FEMA’s policy dataset, a ZIP-wide figure and not a quote.

Timing against the season

The club draws its season from 1 November to 30 April in its 2026 fee schedule, and five years of MLS closings put 114 of 173 between December and May. Homestead shares run from about 64 percent on the single-family streets to about 26.7 percent in Waterford, and 45.0 percent of owners mail their tax bills outside Florida, led by New York, Massachusetts, Michigan and Ohio, so the condominium buyer pool is heavily seasonal while the single-family pool skews toward full-time households. Have the home photographed, documented and priced before the seasonal owners return.

Leases and a tenant in place

Leases must run at least 30 days, with February the one exception, and no longer than a year, no more than four times a year, with the association’s prior written approval under section 10.2 of the Master Declaration. While a lease runs, the owner’s club privileges transfer to the tenant and the owner may not be in residence. A tenant in place means showings run through the tenant and the gate, so match the lease end to the expected closing where you can.

Signs, open houses and the gate

Vanderbilt Country Club has its own rulebook, set out on the club’s Realtors page. One 24 by 24 inch For Sale sign is allowed per home, in the association’s tan board with blue lettering, street side only, with no riders and no Sold sign, and it comes down once the home is under contract. One metal step Open House sign no larger than 18 by 24 inches may be used and removed by sunset, and residents tell the gatehouse, which will hand out flyers and maps if provided. Every showing agent presents a driver’s license and business card at the Vanderbilt Beach Road gatehouse. A listing that cannot rely on curb signage has to reach its buyer before the buyer reaches the gate.

What Will You Net From a Vanderbilt Country Club Sale?

A Vanderbilt Country Club seller nets the price less the negotiated commissions, Florida’s documentary stamp tax of $0.70 per $100 on the deed, the estoppel fees, prorated property tax and any assessment credit agreed with the buyer. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls every line.

Data updated: September 2026 (Florida Statutes section 201.02; Florida Department of Revenue documentary stamp tax guidance; McGreevy and Comisar cost-of-selling research, 2026; Vanderbilt Community Association 2026 fee sheet).

The costs Florida fixes

Only a few seller costs are fixed by law. The documentary stamp tax on the deed is $0.70 per $100 of price, rounded up to the next $100, and is customarily paid by the seller. The estoppel certificate fee is capped at $299 for a current account, plus $119 for delivery within three business days and $179 on a delinquent account. The deed recording fee is $10 for the first page and $8.50 for each additional page, customarily paid by the buyer. Everything else on a closing statement, including commissions, the settlement fee and credits, is negotiated.

The Collier County title custom

In most Florida counties, including Lee, the seller selects the closing agent and pays for the owner’s title insurance policy. In Collier County the custom flips: the buyer customarily pays for the owner’s title policy and chooses the closing agent. Nothing in the Florida Statutes dictates who pays, so the purchase contract controls, but a Vanderbilt Country Club seller should not budget for the owner’s policy by default, and a net sheet that lists it as a seller cost was written for the wrong county.

Documentary stamps at the village medians

Source: $0.70 per $100 under section 201.02, Florida Statutes, applied to the twelve-month Southwest Florida MLS medians to 26 September 2026; our arithmetic. The figure for your home follows your price, not the median.

Commission after August 2024

Since the National Association of REALTORS practice changes took effect on 17 August 2024, offers of buyer-broker compensation can no longer be advertised on the MLS, and a buyer’s agent needs a written agreement with the buyer before touring. Commissions are explicitly negotiable, no rate is set by law, and a seller may still offer to contribute toward the buyer’s agent off the MLS or offer a general concession. We publish no commission figure on this page; we set out the choices, and their effect on your net, in writing before you list.

Prorations, the tax bill and the assessments

Florida property taxes are billed in arrears around 1 November for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the seller’s days of ownership, usually estimated from the prior year’s bill. Master dues and the neighborhood fee are billed quarterly and are settled to the closing date through the estoppel. The unpaid balances of the pickleball and golf course assessments run with the home, and any credit for them is a contract term. A written net sheet from us sets all of it out before you list, with every line sourced.

Want a Free In-Person Vanderbilt Country Club Valuation?

A free in-person Vanderbilt Country Club valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your village’s and plan’s recorded sales, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your address, built from the MLS and county sales of your plan in your village over the right window, matched for floor and view, adjusted for time, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $13,159 master dues, your neighborhood fee, the $1,200 minimum, the two assessment balances, the $15,000 contribution, the flood file 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 Country Club valuation today

Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Vanderbilt Country Club covers pricing, marketing, negotiation, the estoppels and the condominium package in full, and if your next home is inside the gates too, our guide to buying a home in Vanderbilt Country Club shows how the $3,500 current-owner contribution changes the math.

Reviews From Clients of McGreevy and Comisar

Jesse McGreevy is a top-reviewed Vanderbilt Country Club listing agent, and the four quotes below are genuine five-star client reviews from McGreevy and Comisar’s Google Business Profile, reproduced in each reviewer’s own words. None is presented as a Vanderbilt Country Club sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.

A client whose properties we have listed and sold for years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

A repeat client on the whole team

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review

A client on service from start to finish

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

A client on knowledge and follow-through

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review

Your Local Real Estate Experts

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

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, Top 1% Real Estate Agents Nationally Since 2008. He runs the pricing analysis, the record work and the association and assessment 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 accounts for 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 Country Club 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

For the wider market around your home, see our Naples real estate guide, and for everything about the community itself, return to our Vanderbilt Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with how we represent buyers in Naples.

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

These are the valuation questions Vanderbilt Country Club owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and recorded sales, FEMA’s records and the association’s published fee sheet and governing documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

What is my Vanderbilt Country Club home worth?

It depends on your village, your floor plan, your floor in a Wedgewood or Waterford building, your view and your condition. On the Southwest Florida MLS the twelve-month medians to 26 September 2026 were $337,000 in Waterford (n=10), $540,000 in Wedgewood (n=13) and $757,500 for the Villa Homes (n=6), and the two Estate Home closings were $915,000 and $1,100,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.

How do I get an accurate valuation on a Vanderbilt Country Club home?

Ask for a written opinion of value built from sales of your plan in your village, on both the MLS and the county record, matched for floor, view and condition, adjusted for time with the village’s own series, tested against active listings, with every source and window named. We provide that free, with no obligation to list.

Why are online estimates for my Vanderbilt Country Club home so far apart?

Because automated models blend $295,000 Waterford condominiums with $1,100,000 Estate Homes, read two county plats that mix Estate and Villa Homes as if each were one neighborhood, cannot see the mandatory membership, the eight neighborhood fees or the two assessments, and cannot see your floor, view, roof or impact glass. Whatever sold last pulls every estimate toward it.

What have Vanderbilt Country Club homes sold for in the last twelve months?

The Southwest Florida MLS recorded 31 closings in the twelve months to 26 September 2026, from $295,000 to $1,100,000, about $16,780,000 in volume by our sum. Collier County recorded 29 qualified sales from $295,000 to $1,100,000 in the twelve months to 29 August 2026, $16,341,000 in recorded volume.

What is the median sale price in Vanderbilt Country Club?

The whole-community MLS median was $528,000 over the twelve months to 26 September 2026 (31 closings), $517,500 over 24 months (64), $520,000 over 36 months (93) and $485,000 over 60 months (173). Each blends four products, so it describes the mix of what sold, not the value of any one home.

What is the price per square foot in Vanderbilt Country Club?

It depends on the village and on which square foot. On MLS living area the twelve-month medians were $233.32 in Waterford, $290.95 in Wedgewood, $386.37 for the Villa Homes and $401.81 for the Estate Homes. On the county’s base area they were $232.06 in Waterford, $294.65 in Wedgewood and $377.55 for the single-family house row. Never mix the two measures.

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

The median was 33.5 days on market across the 30 MLS closings with a recorded market time in the twelve months to 26 September 2026: 10 days for the Villa Homes (n=5), 26 in Wedgewood, 87 in Waterford and 79 across the two Estate Homes. Over 60 months the community median was 19.5 days, a reminder of how much faster the 2022 market moved.

How close to asking do Vanderbilt Country Club homes sell?

At a median 95.61 percent of final list price over the twelve months to 26 September 2026, against 97.18 percent over 24 months and 97.20 percent over 60 months. By village: Waterford 97.28 percent, Villa Homes 96.27 percent, Wedgewood 95.61 percent and the two Estate Homes 90.21 percent. Only 3 of 31 closings reached their full final list price.

How many homes are for sale in Vanderbilt Country Club right now?

Eight were active on the Southwest Florida MLS on 26 September 2026: one Villa Home on Preswick Lane at $709,000, three Wedgewood carriage homes at $459,000 to $519,000 and four Waterford condominiums at $295,000 to $379,000, at a median of 161.5 days on market. Against 31 closings in twelve months that is about 3.1 months of supply.

What are Estate Homes at Vanderbilt Country Club worth?

Two Estate Homes closed on the MLS in the twelve months, $1,100,000 on Gleneagle Way after 10 days and $915,000 on Northhampton Court after 148 days. Over 36 months the MLS median was $1,100,000 on 9 closings and the county median $1,100,000 on 13 qualified sales, from $915,000 to $1,250,000. No Estate Home was for sale on 26 September 2026.

What are Villa Homes at Vanderbilt Country Club worth?

Six Villa Homes closed on the MLS in the twelve months, from $545,000 to $885,000, at a median of $757,500 and 96.27 percent of list. Over 36 months the MLS median was $755,000 on 15 closings, and the county recorded 15 qualified sales at the same $755,000 median, from $619,000 to $905,000.

What are Wedgewood carriage homes worth?

Thirteen Wedgewood homes closed on the MLS in the twelve months, from $505,000 to $575,000, at a median of $540,000; the county recorded 16 qualified sales at a $547,500 median, from $455,000 to $600,000. The two largest upstairs Newports brought the top MLS prices, $565,000 and $575,000, in 4 and 14 days.

What are Waterford condominiums worth?

Ten Waterford homes closed on the MLS in the twelve months, from $295,000 to $405,000, at a median of $337,000; by plan, the Hamptons had a median of $297,500 and the Astons $337,000. The county’s 24-month window recorded 19 qualified sales at a $350,000 median, from $295,000 to $455,000.

Which sells for more, Wedgewood or Waterford?

Wedgewood, consistently. Over the twelve months to 26 September 2026, Wedgewood’s MLS median was $540,000 against Waterford’s $337,000, and over 60 months $550,000 against $350,000. The gap tracks the product: Wedgewood homes are two-story carriage homes with private garages, Waterford homes are in three-story elevator buildings with covered parking.

How should an Estate Home be priced against a Villa Home?

As two products, not one. Estate Homes run 2,223 to 2,931 square feet on sites of about 80 by 140 feet along the front nine, Villa Homes 1,746 to 1,974 square feet on sites of about 58 by 140 feet, and over 36 months their MLS medians were $1,100,000 and $755,000. The county cannot separate them by plat, so we price each home against same-product sales identified by address.

Does the floor change what my Waterford home is worth?

Yes, and in the direction many sellers do not expect. Over the county’s 24-month window the first-floor sales recorded a median of $270.83 per square foot of base area, the second floor $253.27 and the third floor $236.66, even though the assessor adds $5,000 of just value per floor. We price the floor from those sales.

Are Vanderbilt Country Club home prices falling?

Condominium prices have eased from their peaks, while the single-family medians are too thin to call. Wedgewood’s twelve-month MLS median of $540,000 sits about 9.1 percent below its 2023 median of $594,000, and Waterford’s $337,000 about 8.9 percent below its 2024 median of $370,000. Every village remains far above its 2021 level.

Is the county’s just value what my home would sell for?

No. Just value is the county’s assessment for tax purposes, set once a year by one method for every parcel. The single-family plats’ 2026 median just values are $596,216 and $724,186, against a recorded single-family sale median of $760,000, and Waterford’s is $273,600 against a $334,500 sale median. It is useful for ranking and useless as a list price.

Does a golf course or lake view change my Vanderbilt Country Club home’s value?

It can, and by how much varies by village and by hole. The county record does not flag views, so no community-wide premium can be calculated from it. The Estate Homes line the first nine and Waterford sits around holes 10 and 11, so view separates homes within each village, and we measure it from closed sales of your plan with and without the view.

Does a private pool add value to a Villa Home?

On the record, yes, though the sample is small. Over the 36 months to 29 August 2026, villas with a private pool on the county roll sold at a median of $835,000 on 9 sales, against $708,500 on 6 sales for villas without one. That is a signal to measure on your street, not a rule to apply.

Does the mandatory club membership affect what my home is worth?

It shapes who buys and what they can pay. Every buyer becomes a member when the deed is recorded, pays $13,159 in 2026 master dues plus a neighborhood fee and a $1,200 food and beverage minimum, and brings a $15,000 Resale Capital Contribution to closing as a new buyer. The value of the membership rides in the price of the home, and the buyer weighs the carrying cost against other clubs.

Who pays the $15,000 capital contribution when I sell?

The buyer, under the recorded documents: section 5.2.5 of the Master Declaration, as amended in 2024, makes it “the legal and personal obligation of the transferee,” due at closing, and the 2026 fee sheet sets it at $15,000. A buyer may still ask you to credit part of it, and that is negotiation, not a rule.

Do I owe the rest of the golf course replacement assessment when I sell?

The assessment runs with the home, so an unpaid balance passes to your buyer, and the estoppel shows it. Owners chose between $7,895 as a lump sum by 1 July 2027 and 20 quarterly payments of $437.50 from July 2027 to April 2032. Whether you credit the buyer for the balance is agreed in the contract, and we price with it in view.

Does the pickleball assessment affect my sale?

Only slightly. The $678 assessment, approved by members on 7 May 2026, runs with the unit; owners who did not pay the lump sum pay $56.50 a month through May 2027, so a sale before then leaves a few installments for the buyer, and the estoppel states them.

Does Vanderbilt Country Club have a CDD that lowers my sale price?

No. Florida’s official list of special districts has no Vanderbilt district, the 2025 millage table for tax area 103 carries no district levy beyond the countywide ones, and the Master Declaration never mentions one. That lowers your buyer’s carrying cost against newer communities.

How will my buyer’s property tax compare with mine?

Usually higher if you are homesteaded, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. At the 10.5058 mills of millage area 103 for 2025, each $100,000 of taxable value costs about $1,051 a year. That is the mechanism, not a quote for any home.

What flood zone is my Vanderbilt Country Club home in?

Every home’s primary address point reads FEMA Zone X on the effective map dated 16 May 2012, and 867 of the community’s 909 county address points, 95.4 percent, read Zone X overall; the course, lakes and yards between pads are shallow-ponding Zone AH. That is a point test, not a parcel determination, so pull the zone for your own address and keep the elevation certificate or the building’s letter.

Does a FEMA letter of map amendment help my sale?

Yes, as evidence. Six letters issued from 2013 to 2016 cover 22 Wedgewood buildings and 6 Waterford buildings and state that the federal mandatory flood insurance requirement does not apply to a removed structure. Keep your building’s letter in the listing file and check the revalidation list when the new map takes effect, targeted for summer 2027.

Does the Waterford structural integrity reserve study hurt my sale?

A finished study helps more than uncertainty does. The state’s database records Waterford’s study as complete on 19 November 2024, covering all ten buildings, with no study-linked special assessment reported, but its funding plan is not published. Get the report from the association before you list, because section 718.503 requires you to provide it and a buyer will ask.

Does SIRS or a milestone inspection apply to my Wedgewood home?

No. Both laws reach condominium buildings of three stories or more, and Wedgewood’s buildings are two stories, so no Wedgewood building appears on Collier County’s milestone inspection map. Wedgewood still funds ordinary reserves for painting, roof tile and waterlines.

What must I give a buyer before the contract is signed?

An Estate or Villa Home seller gives the section 720.401 disclosure summary before the buyer signs. A Wedgewood or Waterford seller owes the section 718.503 condominium package, including the study or a statement that none was completed, and may also owe the master association’s summary. The flood disclosure under section 689.302 applies to every residential sale. Confirm the correct package with your closing agent or attorney; this is not legal advice.

Does my buyer need association approval?

Not from the master association for a purchase: the club states that the Vanderbilt Community Association “does not have an application process for purchases.” Your buyer returns an Owner Information Form and a headshot of each designee to Member Services at least a week before closing. Whether the condominium documents add an approval step is not published online; the condominium questionnaire is where it surfaces.

When is the best time of year to sell a Vanderbilt Country Club home?

Before the season. The club runs its season from 1 November to 30 April, and 114 of the 173 MLS closings in the five years to 26 September 2026 fell between December and May, with April the busiest month at 25. Closings trail contracts by weeks, so a home that is priced and documented by October meets the most buyers.

Should I sell while my Vanderbilt Country Club home is leased?

You can, but the lease shapes the sale. While a lease runs, your club privileges belong to the tenant and you may not be in residence, showings run through the tenant and the gate, and leases run 30 days to one year, up to four times a year. Where possible, time the lease end to the expected closing.

Should I rent my Vanderbilt Country Club home instead of selling it?

Understand the rules first. Leases must be for the whole home, at least 30 days with February the one exception, no more than a year and no more than four a year, with association approval and a $600 membership transfer fee. Holding also keeps the master dues, neighborhood fee and minimum in play, $16,679.96 to $19,637.40 a year before tax and insurance.

What seller closing costs should I expect in Collier County?

Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $3,780 on a $540,000 Wedgewood sale and $5,302.50 on a $757,500 Villa Home, our arithmetic. In Collier County the buyer customarily pays the owner’s title policy. Add the estoppel fees, prorated taxes and any negotiated commissions or credits, all of which a written net sheet sets out before you list.

How does the estoppel certificate work on a Vanderbilt Country Club sale?

The request goes to the club’s Director of Member Services, with the $299 estoppel fee and a $500 New Home Buyer Processing Fee; a Wedgewood or Waterford sale also needs a certificate from the condominium association. Florida caps the standard fee at $299, plus $119 for delivery within three business days, and the certificate states the dues, both assessments and any capital contribution due.

Can I hold an open house or put a sign in the yard?

Yes, within the association’s specification. One 24 by 24 inch For Sale sign in the tan and blue board is allowed, street side only, removed once under contract, and one metal step Open House sign no larger than 18 by 24 inches may be used and removed by sunset, per the club’s Realtors page.

How do buyers’ agents get through the gate for showings?

At the main gatehouse on Vanderbilt Beach Road only, with a driver’s license and business card; the Collier Boulevard gate is members only and unmanned. Agents pre-register with the Community Association Office, so we confirm registration before the first showing.

If I buy another home inside Vanderbilt Country Club, do I pay the capital contribution again?

Yes, at a lower rate. The 2026 fee sheet charges $3,500 to a current owner buying another home inside, against $15,000 for a new buyer, so moving from a Waterford condominium to a Villa Home costs the $3,500 contribution on the purchase side.

What should I do first if I am thinking about selling in Vanderbilt Country Club?

Get a written valuation built from your village’s and plan’s recorded sales, gather your roof, wind mitigation and flood documents, check your assessment balances, and in Wedgewood or Waterford ask the association for its budget, reserves and questionnaire. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every figure on this Vanderbilt Country Club valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s tax roll and public records, Florida Statutes and state agencies, FEMA, or the association’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.

Southwest Florida MLS figures, pulled from Matrix on 29 September 2026 for windows ending 26 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as Collier County Property Appraiser 2026 preliminary tax roll, published bulk data, files dated 29 August 2026.

The club and the master association, first-party sources

• Vanderbilt Country Club, official website, retrieved September 2026
• Vanderbilt Country Club About page, retrieved September 2026
• Vanderbilt Country Club real estate page and FAQ, retrieved September 2026
• Vanderbilt Country Club home-type breakdown, retrieved September 2026
• Vanderbilt Country Club Prospective Owners page, retrieved September 2026
• Vanderbilt Country Club Realtors page, signs and showings, retrieved September 2026
• Vanderbilt Country Club renter page, retrieved September 2026
• Vanderbilt Community Association 2026 fee sheet, dated 20 August 2026, retrieved September 2026
• 2026 Member and Tenant Fee Schedule, retrieved September 2026
• Amended and Restated Master Declaration, retrieved September 2026
• Recorded 2024 amendment to the Master Declaration, retrieved September 2026
• Amended and Restated Articles of Incorporation, retrieved September 2026
• Vanderbilt Community Association bylaws, retrieved September 2026
• Owner Information Form, May 2026 edition, retrieved September 2026
• Membership Transfer Application, August 2025 edition, retrieved September 2026
• Community Site Plan, retrieved September 2026
• Estate Homes floor plans, retrieved September 2026
• Villa Homes floor plans, retrieved September 2026
• Wedgewood carriage homes floor plans, retrieved September 2026
• Waterford condominium floor plans, retrieved September 2026
• Vanderbilt Country Club scorecard, retrieved September 2026
• Vanderbilt Golf page, retrieved September 2026
• Vanderbilt Country Club guest information page, retrieved September 2026
• Vanderbilt Country Club contact and directions page, retrieved September 2026
• Vanderbilt Country Club community involvement page, retrieved September 2026
• Vanderbilt Country Club Court Sports page, retrieved September 2026
• Vanderbilt Country Club Wellness and Fitness page, retrieved September 2026
• Kipp Schulties Golf Design, Vanderbilt Country Club portfolio page, retrieved September 2026

State of Florida: corporations, condominiums and taxes

• Florida Division of Corporations, Vanderbilt Community Association, Inc., retrieved September 2026
• Florida Division of Corporations, Waterford at Vanderbilt Condominium Association, retrieved September 2026
• Florida Division of Corporations, Wedgewood at Vanderbilt Condominium Association, retrieved September 2026
• Florida DBPR condominium extract, retrieved September 2026
• Florida DBPR structural integrity reserve study reporting database, retrieved September 2026
• Florida Department of Revenue, 2025 Collier County millage table, retrieved September 2026
• Florida Department of Revenue, documentary stamp tax, retrieved September 2026
• Florida Department of Revenue, property tax information for taxpayers, retrieved September 2026
• Florida Department of Revenue Form DR-501T, transfer of homestead assessment difference, retrieved September 2026
• Florida Commerce official list of special districts, retrieved September 2026
• Florida Office of Insurance Regulation, wind mitigation form OIR-B1-1802, retrieved September 2026
• Florida Housing Finance Corporation, overview of the Florida Building Code, retrieved September 2026
• Citizens Property Insurance Corporation, flood coverage requirement, retrieved September 2026
• Florida Administrative Code Rule 69O-186.003, title insurance rates, retrieved September 2026
• Florida Department of Financial Services, title insurance overview, retrieved September 2026
• My Safe Florida Home statute, section 215.5586, retrieved September 2026

Florida Statutes

• Section 720.401, disclosure summary before contract, retrieved September 2026
• Section 720.30851, homeowners association estoppel certificates, retrieved September 2026
• Section 718.116, condominium assessments and estoppel certificates, retrieved September 2026
• Section 718.503, condominium resale disclosure, retrieved September 2026
• Section 718.112, condominium reserves and structural integrity reserve studies, retrieved September 2026
• Section 718.111, condominium association insurance, retrieved September 2026
• Section 553.899, milestone inspections, retrieved September 2026
• Section 689.302, flood disclosure in residential sales, retrieved September 2026
• Section 689.261, property tax disclosure summary, retrieved September 2026
• Section 193.155, Save Our Homes assessment limitation and portability, retrieved September 2026
• Section 201.02, documentary stamp tax on deeds, retrieved September 2026
• Section 28.24, clerk recording fees, retrieved September 2026
• Section 627.7011, roof age and homeowner policies, retrieved September 2026
• Section 627.351, Citizens Property Insurance eligibility, retrieved September 2026
• Section 720.3035, hurricane protection approvals, retrieved September 2026
• Section 718.113, condominium hurricane protection specifications, retrieved September 2026
• Florida House staff analysis, CS/CS/HB 979 (2024), estoppel fee caps, retrieved September 2026
• HB 913 (2025), Chapter 2025-175, enrolled text, retrieved September 2026
• Johnson v. Davis, Florida Supreme Court, 1985, retrieved September 2026

Collier County records

• Collier County PUD Master List, retrieved September 2026
• Collier County zoning atlas, Section 35 north half, retrieved September 2026
• Collier County zoning atlas, Section 35 south half, retrieved September 2026
• Collier County PUD layer, retrieved September 2026
• Collier County site address points layer, retrieved September 2026
• Collier County milestone inspection map, retrieved September 2026
• Collier County Ordinance 2024-48, milestone inspections, retrieved September 2026
• Collier County 2026 Flood Protection Newsletter, retrieved September 2026
• Collier County floodplain management FAQ, retrieved September 2026
• Collier County news release on the proposed flood insurance rate map, August 2026, retrieved September 2026
• Collier County FEMA base flood elevation layer, retrieved September 2026
• Collier County hurricane evacuation zone layer, retrieved September 2026
• Collier County news release, Vanderbilt Beach Road Extension Phase One opening, June 2026, retrieved September 2026
• Collier County Tax Collector, real estate property taxes, retrieved September 2026
• Collier County Clerk, recordable documents, retrieved September 2026
• South Florida Water Management District, approved environmental resource permits, retrieved September 2026

Flood mapping and federal records

• FEMA effective FIRM panel 12021C0218H, retrieved September 2026
• FEMA National Flood Hazard Layer, retrieved September 2026
• FEMA preliminary flood hazard service, retrieved September 2026
• FEMA Letter of Map Amendment 13-04-7722A, Wedgewood buildings, retrieved September 2026
• FEMA Letter of Map Amendment 13-04-7927A, Waterford building, retrieved September 2026
• FEMA Letter of Map Amendment 14-04-2822A, Waterford building, retrieved September 2026
• FEMA Letter of Map Amendment 16-04-7372A, Waterford buildings, retrieved September 2026
• FEMA Letter of Map Amendment 16-04-8149A, Wedgewood buildings, retrieved September 2026
• FEMA Letter of Map Amendment 17-04-0009A, Wedgewood building, retrieved September 2026
• FEMA Community Rating System eligible communities, 1 April 2026, retrieved September 2026
• FEMA National Flood Insurance Program policy dataset, retrieved September 2026
• FEMA National Flood Insurance Program claims dataset, retrieved September 2026
• FEMA Map Service Center search, retrieved September 2026
• USGS 3D Elevation Program point query service, retrieved September 2026
• National Weather Service Miami, Hurricane Irma local report, retrieved September 2026
• National Hurricane Center, Tropical Cyclone Report on Hurricane Ian, retrieved September 2026

Commission and closing practice

• National Association of REALTORS, what the settlement means for buyers and sellers, retrieved September 2026
• National Association of REALTORS, settlement FAQs, retrieved September 2026
• National Association of REALTORS, written buyer agreements, retrieved September 2026

The comparison communities, first-party sources

• Forest Glen Golf and Country Club, official website, retrieved September 2026
• Forest Glen Golf and Country Club real estate page, retrieved September 2026
• Heritage Bay Golf and Country Club story page, retrieved September 2026
• Heritage Bay Golf and Country Club membership page, retrieved September 2026
• Naples Lakes Country Club real estate page, retrieved September 2026
• Stonebridge Country Club membership page, retrieved September 2026
• The Club at Olde Cypress membership page, retrieved September 2026
• Quail Creek Country Club about page, retrieved September 2026

Our own assets

• McGreevy and Comisar Vanderbilt Country Club community guide, retrieved September 2026
• McGreevy and Comisar free home valuation, retrieved September 2026
• How we represent buyers in Naples, retrieved September 2026
• Jesse McGreevy agent profile, retrieved September 2026
• Marc Comisar agent profile, retrieved September 2026
• Domain Realty Group, retrieved September 2026
• McGreevy and Comisar Google Business Profile, retrieved September 2026

Downloadable Documents

Every Vanderbilt Country Club document below links its official custodian, the Vanderbilt Community Association, Collier County, FEMA or the State of Florida, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.

Three documents that matter most are not public: each condominium association’s budget, reserves, insurance and resale questionnaire, from the association; Waterford’s structural integrity reserve study and funding plan, from the Waterford association; and your estoppel certificate, from the club’s Director of Member Services on request.

How Do You Reach the Vanderbilt Country Club Valuation Team Today?

You reach the Vanderbilt Country Club 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 seller spends.

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 community on our Vanderbilt Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.