Vanderbilt Country Club Estate Homes, Naples Florida
Estate Homes sell rarely, so the value rests on the right comparables. McGreevy and Comisar build a written opinion of value from Estate Home sales only. Free, no obligation. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own one of the 102 Estate Homes at Vanderbilt Country Club in Naples, the honest answer to what it is worth starts with a fact most online tools miss: the county does not label your house as an Estate Home at all. It files all 222 single-family homes inside the gates on two plats that mix Estate and Villa Homes, so every automated estimate and portal median blends a 2,900 square foot pool home on an 80 by 140 foot golf lot with a 1,900 square foot Villa. The full neighborhood picture, from the six Worthington floor plans to the flood map and the schools, lives on our guide to the Estate Homes at Vanderbilt Country Club, and the club, the course and the fee structure are covered in our Vanderbilt Country Club community guide. This page does one job. It shows how an Estate Home is actually valued, from the Collier County recorded sales of the Estate Homes alone and the Southwest Florida MLS, and it gives you two ways to get your own number: the Home Valuation form at the top of this page, or a call to Jesse McGreevy direct at (239) 898-6072.
A Vanderbilt Country Club Estate Home is worth what its street, plan, pool, roof and condition support inside a narrow band. Collier County recorded 13 qualified Estate Home resales in the 36 months to August 29, 2026, at a $1,100,000 median (13 sales, an odd count, so an actual sale) and a range of $915,000 to $1,250,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of the 17 qualified Estate Home sales the county recorded in the last five years, deed by deed, after separating the 102 Estate Homes from the 120 Villa Homes in the county’s own building records, and we read each one beside the Southwest Florida MLS before we wrote a single figure on this page.
The Estate Homes sit on three streets along the front nine, and the county record prices them in one band with three textures. On the inner rows of Gleneagle Way, 58 homes, eight qualified sales in the 36 months ran $925,000 to $1,250,000, a median of $1,125,000 (an even count, the mean of $1,100,000 and $1,150,000), our arithmetic. On Northhampton Court, 16 homes, four sales ran $915,000 to $1,250,000, a median of $1,077,500 (the mean of the middle pair, $1,055,000 and $1,100,000). On Allendale Court, 28 homes, one sale recorded in five years: $950,000 in May 2025, on a house without a pool on the county roll. Four sales or fewer is a direction, not a rate, so we read the streets through the 13 sales together and adjust for the house.
Across the whole of Vanderbilt Country Club, all four home types blended, the Southwest Florida MLS shows 31 closings in the twelve months to 26 September 2026 at a $528,000 median. That blend is mostly Wedgewood and Waterford condominiums, and it sits more than half a million dollars below every Estate Home sale in five years. Even the single-family blend misleads: in the year to August 29, 2026 the county recorded seven single-family sales inside the gates, two Estate Homes and five Villa Homes, and on the 36-month county record the Estate median sits about $345,000 above the Villa median, $1,100,000 against $755,000. A number that averages across products describes no house on Allendale Court, Northhampton Court or Gleneagle Way.
We value an Estate Home from three primary records laid over one another. Collier County’s recorded, qualified sales give us every arm’s-length Estate sale since the builder’s first deeds in 1998, with the county’s base area of each house and its pool record. The Southwest Florida MLS gives us days on market, the final asking price and the sale-to-list ratio for the Estate closings it carries. The association’s 2026 fee sheet and the recorded Master Declaration give us the neighborhood fee, the one-time charges and the two special assessments your buyer will underwrite. Then Marc walks the house, because roof age, the screen cage, the kitchen and the view are the variables no record captures.
McGreevy and Comisar should value your Estate Home at Vanderbilt Country Club because we price it from the Estate record alone, after separating the 102 Estate Homes from the 120 Villa Homes parcel by parcel, we read the fee sheet and Master Declaration before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
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.
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. Neither the county’s sale file nor our MLS pull records the listing office on each sale. What you will find is the whole Estate market: 17 qualified county sales over five years, 13 of them in the last 36 months, and the two Estate closings the MLS recorded in the last twelve, each with its source and date. Where this page needs a worked example, it walks through the most recent public Estate sale, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the Estate sales and assembles the association paperwork your buyer will ask for: the estoppel, the Resale Capital Contribution position and the assessment balances. Marc Comisar walks the home and judges the roof, the cage, the pool and the finish against what has actually recorded on your street. On the 2026 preliminary roll, 20 of the 102 Estate owners mail their tax bills outside Florida, so a valuation written for an owner who is not in Naples is a normal request here. Read more on the about McGreevy and Comisar page.
Thirteen resales in three years across 102 homes is about 4.2 percent of the neighborhood a year, and the last twelve months recorded two. In a market that thin, one mispriced listing becomes the comparable every appraiser leans on for a year, and there is no stream of fresh sales to correct it. On 26 September 2026 the Southwest Florida MLS showed no Estate Home for sale at all. The next Estate seller sets the reference point for everyone who follows, which is exactly why the next Estate seller should call us first.
This page answers what your Estate Home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the association paperwork, read our guide to selling your Estate Home at Vanderbilt Country Club. If you are buying your next home, inside the gates or out, start with buying an Estate Home at Vanderbilt Country Club, because a buyer who already owns inside the community pays a $3,500 capital contribution instead of $15,000 on the 2026 fee sheet. And if your neighbor owns a Villa Home, our Villa Home valuation page prices that product from its own record.
These are the Estate Home valuation facts at Vanderbilt Country Club that decide most prices on the three Estate streets, each drawn from the Collier County Property Appraiser’s 2026 preliminary roll, the Southwest Florida MLS or the association’s 2026 fee sheet, and each repeated with its source further down this page. Read them before any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; VCA 2026 fee sheet dated 20 Aug 2026)
The Estate Homes at Vanderbilt Country Club recorded 13 resales in 36 months at a $1,100,000 median, and no Estate Home was on the market on 26 September 2026, so the number that matters is the one built from your street, your plan and your roof. The fastest start is the Home Valuation form at the top of this page, or request your free Estate Home valuation 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 Estate sales that fit your home, with the sources named, plus the fee, assessment and tax picture your buyer will underwrite. Call Jesse 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, Marc can run the purchase on the same timeline: read how we represent buyers in Naples.
An Estate Home at Vanderbilt Country Club is valued by narrowing to the product and widening the window: Estate sales only, never Villa sales, matched for street, house size, pool and roof, drawn from enough months to hold ten or more sales, then tested against the 90.2 percent Estate sale to list and the absence of any Estate listing today.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The first sort is the product, and the county will not do it for you. The appraiser’s building file gives each of the 222 single-family houses one of two building classes, 102 in one and 120 in the other, and those two groups match the club’s Estate and Villa streets lot for lot. Gleneagle Way carries both products: the inner rows are Estate Homes and the outer, perimeter rows are Villa Homes, so a Gleneagle Way sale is never a comparable until we know which row it came from. We confirm the class, the lot and the street before choosing a single sale.
Twelve months holds two Estate sales and 24 months holds nine, so the first window with ten or more is 36 months, 13 sales. That is the window this page leads with, and it is the window we price from. A five-year window adds four older sales, from November 2021 to March 2023, and we use them only to find plan-matched evidence, never as a list price, because they straddle the 2021 to 2023 repricing described below.
The Estate Homes were sold in six Worthington plans: the Carlisle at 2,223 square feet of living area, the Windemere at 2,436, the Catalina II at 2,600, the Cayman at 2,826, the Riviera at 2,843 and the Monaco at 2,931. The county records no plan name, and a county base area is not the builder’s living area, but the base areas cluster near the plan sizes: two Estate houses carry exactly 2,223 square feet, 13 are under 2,300, 32 fall between 2,700 and 2,899 and 12 are 2,900 or more. We match on base area and confirm the plan from the listing, the original plans or a walk-through.
On an Estate street a pool is expected, not a premium: 97 of the 102 homes carry a pool on the 2026 county roll and 49 a spa. The only Estate sale of the last five years without a pool on the roll, on Allendale Court in May 2025, recorded $950,000, near the bottom of the band. What moves the price is the age of the pool equipment and the screen cage, because a 1998 to 2002 enclosure is a replacement item a buyer’s inspector will price into the offer.
Every Estate Home was built from 1998 to 2002, and 100 of the 102 carry build years of 2001 or earlier, before the statewide Florida Building Code took effect on March 1, 2002. An original roof is now 24 to 28 years old. A buyer’s insurer underwrites the roof and the state’s wind mitigation form, so a closed re-roof permit, a current four-point inspection and a wind mitigation report are worth more to an Estate price than a new countertop. We ask for them on the first visit.
Every Estate buyer inherits the same 2026 recurring bill: $13,159 in master dues plus the $2,871.36 Estate Home Neighborhood Fee, $16,030.36 a year, plus a $1,200 food and beverage minimum. The buyer also brings a $15,000 Resale Capital Contribution and a $500 processing fee to closing, and takes on whatever balance remains of the $678 pickleball assessment and the golf course replacement assessment. None of that changes between Estate Homes, but all of it sits in the buyer’s math, so it belongs in the valuation.
All 102 Estate address points returned FEMA Zone X, the area of minimal flood hazard, when we tested them on 26 September 2026. The printed maps shade the course, lakes and yards Zone AH while cutting out the building pads as Zone X, with base flood elevations of 13.5 to 14.5 feet inside the community against ground of about 15.4 to 16.5 feet at the building points, per our community guide’s measurements. Collier County holds elevation certificates for two Estate Homes. Where one exists, it goes in the listing file.
With about four Estate sales a year, a ninety-day comparable search usually returns nothing. We adjust older Estate sales with the Estate record’s own series, which has held a band of about $915,000 to $1,250,000 since 2023, and we lean hardest on repeat sales of the same house, which strip out the plan and the lot. Two Estate homes sold more than once in the five-year window, and they are the cleanest evidence on this page.
Finally we test the opinion of value against what a buyer can see this week and what the last two Estate buyers actually paid against asking. On 26 September 2026 there was no Estate listing to compete with, which helps, but the two Estate closings of the year sold at 88.0 and 92.4 percent of their final asking prices. A price that assumes the community-wide 95.6 percent ratio, which is mostly condominium sales, is a price that invites a long negotiation.
Estate Homes at Vanderbilt Country Club recorded 13 qualified resales in the 36 months from August 30, 2023 to August 29, 2026, at a $1,100,000 median (odd n, an actual sale) and $915,000 to $1,250,000, with $14,220,000 in recorded volume and a median of $411.61 per square foot of county house base area.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Measure | 36 months, August 30, 2023 to August 29, 2026 |
|---|---|
Qualified resales | 13 (0 from the builder), on 12 different homes |
Median price | $1,100,000 (n = 13, odd, an actual sale) |
Low and high | $915,000 and $1,250,000 (the high recorded twice) |
Median price per square foot, county house base area | $411.61 (n = 13, odd) |
Recorded dollar volume | $14,220,000 |
Newest qualified Estate sale in the file | May 13, 2026 |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026, Estate Homes identified by the county’s building class. “Qualified” is the appraiser’s flag for an arm’s-length market sale. The county record carries no days on market and no list price, so those figures come only from the MLS section below.
House numbers are left off; the street, the county’s base area for the house and the county’s pool record are shown.
Recorded | Price | Street | County house base area (sq ft) | Price per base sq ft | Pool on the roll |
|---|---|---|---|---|---|
September 2023 | $1,250,000 | Northhampton Court | 2,978 | $419.74 | yes |
December 2023 | $1,200,000 | Gleneagle Way | 2,574 | $466.20 | yes |
June 2024 | $1,150,000 | Gleneagle Way | 2,806 | $409.84 | yes |
July 2024 | $1,250,000 | Gleneagle Way | 2,456 | $508.96 | yes |
October 2024 | $925,000 | Gleneagle Way | 2,803 | $330.00 | yes |
November 2024 | $1,055,000 | Northhampton Court | 2,485 | $424.55 | yes |
December 2024 | $1,075,000 | Gleneagle Way | 2,960 | $363.18 | yes |
February 2025 | $1,100,000 | Northhampton Court | 2,981 | $369.00 | yes |
May 2025 | $950,000 | Allendale Court | 2,506 | $379.09 | no |
June 2025 | $1,100,000 | Gleneagle Way | 2,527 | $435.30 | yes |
June 2025 | $1,150,000 | Gleneagle Way (resale of the December 2023 home) | 2,574 | $446.78 | yes |
December 2025 | $915,000 | Northhampton Court | 2,223 | $411.61 | yes |
May 2026 | $1,100,000 | Gleneagle Way | 2,806 | $392.02 | yes |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026. Price per square foot is our division of the recorded price by the county’s base area for the house row alone, excluding pool cages, pools and decks.
Street (homes) | Sales, 36 months | Median, our arithmetic | Range |
|---|---|---|---|
Gleneagle Way, inner rows (58) | 8 | $1,125,000 (even; $1,100,000 and $1,150,000) | $925,000 to $1,250,000 |
Northhampton Court (16) | 4 | $1,077,500 (even; $1,055,000 and $1,100,000) | $915,000 to $1,250,000 |
Allendale Court (28) | 1 | one sale, $950,000 | one sale |
All Estate Homes (102) | 13 | $1,100,000 (odd) | $915,000 to $1,250,000 |
Source: the same county sales, split by street, our arithmetic. Eight and four sales are thin, so the street medians are directions, not rates. Northhampton Court is the most active Estate street for its size: 16 homes and 7 of the 17 qualified sales in five years. Allendale Court, the oldest Estate street, recorded one qualified sale in five years, which makes an Allendale valuation lean on Gleneagle Way and Northhampton Court sales of similar size and says so.
County window, to August 29, 2026 | Sales | Median and parity | Range | Median per base sq ft |
|---|---|---|---|---|
12 months, from August 30, 2025 | 2 | $1,007,500, even (the mean of $915,000 and $1,100,000; not an observed price) | $915,000 to $1,100,000 | $401.81 |
24 months, from August 30, 2024 | 9 | $1,075,000, odd (the fifth of nine) | $915,000 to $1,150,000 | $392.02 |
36 months, from August 30, 2023 | 13 | $1,100,000, odd | $915,000 to $1,250,000 | $411.61 |
60 months, from August 30, 2021 | 17 | $1,100,000, odd | $915,000 to $1,250,000 | not used |
Source: Collier County Property Appraiser recorded qualified improved sales, files dated August 29, 2026. The 60-month window, on 14 homes, recorded $18,638,000 in volume. Two sales cannot carry a median, so the 12-month row is the two sales it lists: $915,000 for a 2,223 square foot house on Northhampton Court in December 2025 and $1,100,000 for a 2,806 square foot house on Gleneagle Way in May 2026.
A deed for $1,450,000 recorded on Northhampton Court in January 2026, the highest price ever recorded on an Estate Home parcel. The appraiser did not flag it as a qualified sale, which means the county did not accept it as an arm’s-length market transaction, and the reason is not published. It does not appear among the Estate closings in our MLS pull, so by our reading it was an off-market transfer. It is excluded from every median on this page, and a buyer’s appraiser will exclude it too. If a neighbor quotes it to you as proof of value, it is not.
Estate Homes at Vanderbilt Country Club recorded two Southwest Florida MLS closings in the twelve months to 26 September 2026: $1,100,000 on Gleneagle Way in May 2026 after 10 days and $915,000 on Northhampton Court in December 2025 after 148 days, a $1,007,500 median (even n), a 79-day median on market and a 90.2 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Closed | Street | MLS living sq ft as entered | Final list price | Sold price | Sale to final list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | Gleneagle Way | 2,806 | $1,250,000 | $1,100,000 | 88.0% | 10 |
December 2025 | Northhampton Court | 2,223 | $990,000 | $915,000 | 92.4% | 148 |
Source: Southwest Florida MLS Matrix, residential listings in the Vanderbilt Country Club development, closed 26 September 2025 to 26 September 2026 plus active listings, pulled 26 September 2026; each single-family row placed in the Estate or Villa product by address against the county’s building record. Sale to list is the sold price over the final list price, our arithmetic. With two closings, the median sold price of $1,007,500 is the mean of the pair, the 79-day median is the mean of 10 and 148, and the 90.2 percent median is the mean of 88.0 and 92.4 percent. These are the same two homes as the county’s two qualified Estate deeds of the year.
This is a public record sale from the MLS and the county, not a McGreevy and Comisar transaction, and we show it because it is the most recent Estate closing inside the gates. In May 2026 an Estate Home on the inner rows of Gleneagle Way, 2,806 square feet as entered on the MLS and the same 2,806 square feet of house base area on the county roll, with a pool, closed at $1,100,000 after 10 days on market. Its final asking price was $1,250,000, so the buyer paid 88.0 percent of asking, $150,000 below the list, even though the home went under contract in a week and a half. The price matched the 36-month Estate median exactly, and it sat below a Gleneagle Way house of the same 2,806 square foot base area that recorded $1,150,000 in June 2024. Three lessons sit in one sale: the Estate record set the price, not the asking price; a fast contract does not mean a full-price one; and a list price $150,000 above the record bought speed only once the offer came in at the record.
The other Estate closing of the year ran the opposite way. A 2,223 square foot house on Northhampton Court, the size of the smallest Estate plan, the Carlisle, sat 148 days on the market and closed at $915,000 in December 2025, 92.4 percent of a $990,000 final asking price. It is the lowest Estate price recorded in five years, and at $411.61 per square foot of county base area it sits exactly on the 36-month per-foot median, which tells you the market read it as a fairly priced small house rather than a distressed one. For a seller of a Carlisle or a Windemere, this sale is the reference point; for a seller of a Cayman, Riviera or Monaco, it is not.
The MLS figures above cover twelve months and two closings. A multi-year Estate Home median days on market from the MLS: 24 months, 6 closings, a median 43 days on market; 36 months, 9 closings, a median 32.5 days on market; 60 months, 13 closings, a median 32.5 days on market (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026, Estate and Villa homes separated by address against the county roll). A multi-year Estate Home median sale to list from the MLS: 24 months, 6 closings, 92.05 percent of final list price; 36 months, 9 closings, 92.42 percent of final list price; 60 months, 13 closings, 91.67 percent of final list price (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026, Estate and Villa homes separated by address against the county roll). The county record is the independent multi-year layer on this page, and it carries prices and dates but no days on market and no list prices, so we do not substitute one for the other.
On 26 September 2026 the Southwest Florida MLS showed no Estate Home for sale. The one single-family listing inside the gates, on Preswick Lane at $709,000 after 147 days, is a Villa Home: the county records it in the Villa building class, and Preswick Lane is entirely Villa Homes. Against two Estate closings in twelve months, zero listings is 0.0 months of supply. An Estate owner who lists this fall competes with no other Estate Home, and a relocating buyer who wants the largest house and lot inside the gates has one choice, which is a real advantage, but only for a home priced on the Estate record.
Estate Homes at Vanderbilt Country Club took a median of 79 days on market and sold at a median 90.2 percent of their final list price across two MLS closings in the twelve months to 26 September 2026 (even n, the means of 10 and 148 days and 88.0 and 92.4 percent), with no Estate Home for sale on the pull date.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both Estate buyers of the year negotiated below the final asking price, by $150,000 and by $75,000. The ratio 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. On a $1,100,000 final list, the difference between the Estate median of 90.2 percent and the community-wide 95.6 percent is about $59,400, our arithmetic. An Estate seller who prices expecting the community ratio, which is mostly condominium sales, will price the house wrong. Two closings are a handful, so we read the ratio as a warning about asking prices set above the Estate record, not as a law.
This is the benchmark an Estate seller should use, because it compares the named products inside the same gates on the decision variables that set a listing strategy, all from the same MLS pull.
Product | MLS closings, 12 months | Median sold (parity) | Median days on market | Median sale to list | Active on 26 Sep 2026 | Months of supply |
|---|---|---|---|---|---|---|
Estate Homes (102) | 2 | $1,007,500 (even) | 79 (n = 2) | 90.2% | 0 | 0.0 |
Villa Homes (120) | 6 | $757,500 (even) | 10 (n = 5) | 96.3% | 1 | 2.0 |
Wedgewood at Vanderbilt (338) | 13 | $540,000 (odd) | 26 | 95.6% | 3 | 2.8 |
Waterford at Vanderbilt (240) | 10 | $337,000 (even) | 87 | 97.3% | 4 | 4.8 |
All Vanderbilt Country Club (800) | 31 | $528,000 (odd) | 33.5 | 95.6% | 8 | 3.1 |
Source: Southwest Florida MLS Matrix, the Vanderbilt Country Club development, closed 26 September 2025 to 26 September 2026 and active on 26 September 2026, retrieved 26 Sep 2026; each row placed by address, the single-family rows by the county’s building class. One Villa closing was a sold-data entry with no days on market, so the Villa median covers five. Months of supply is active listings divided by the monthly closing pace. The Estate Homes carry the lowest supply and the lowest sale-to-list ratio in the community at the same time, which is what a thin, high-priced market looks like: few homes to choose from, and buyers who negotiate every one.
The fastest Estate closing of the year, 10 days on Gleneagle Way, still closed $150,000 under its final asking price. The slowest, 148 days on Northhampton Court, closed $75,000 under. The record does not tell us how either listing was priced at launch, and we will not invent a reason. What the pair shows is that an Estate buyer arrives with the county record in hand, and a list price the record does not support either sits or gets cut at the offer.
The 17 qualified Estate sales of the last five years recorded in November (three), December (three), February (two), March (one), May (two), June (three), July (one), September (one) and October (one), and none in January, April or August, from the county’s recording dates. That is too few sales to call a season on the Estate record alone, and recordings trail contracts by weeks. With 72.5 percent of Estate Homes homesteaded, the buyer pool is not only seasonal, so we time an Estate launch for the winter arrivals and keep it working through spring.
At the Estate Homes the list price is the opening line of a negotiation with a buyer who knows the 13 recorded sales. That argues for listing where the Estate evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. It also argues against copying the last asking price you saw: the $1,250,000 asking price of May 2026 recorded at $1,100,000.
Price per square foot tells you where an Estate Home at Vanderbilt Country Club sits inside the Estate band, not what it is worth. The 13 county-recorded Estate sales of the last 36 months ran from $330.00 to $508.96 per square foot of county house base area, at a $411.61 median, and size alone explains little of that spread.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The builder’s floor plans state living area, from 2,223 to 2,931 square feet. The county records a base area for the house alone, from 2,191 to 2,983 square feet across the 102 Estate Homes, a median of 2,593, which excludes the pool cage, pool and decks and can differ from the plan when an owner enclosed a lanai or added space. The MLS carries the living area the listing agent entered. For the two Estate closings of the year the MLS entry and the county base area happen to match, 2,806 and 2,223, but that is not a rule, and we never divide a county price by an MLS area or restate one against the other. Every per-foot figure on this page is county base area.
In order, the 36-month Estate sales ran $330.00, $363.18, $369.00, $379.09, $392.02, $409.84, $411.61, $419.74, $424.55, $435.30, $446.78, $466.20 and $508.96 per square foot of base area. The middle of that ladder, $392 to $447, holds seven of the 13 sales. The top was a 2,456 square foot Gleneagle Way house at $1,250,000 in July 2024; the bottom a 2,803 square foot Gleneagle Way house at $925,000 in October 2024. The smaller house brought $325,000 more.
Two Gleneagle Way houses of almost identical base area, 2,803 and 2,806 square feet, recorded $925,000 in October 2024 and $1,150,000 in June 2024, four months apart, a $225,000 spread. The two $1,250,000 sales of the window were a 2,456 and a 2,978 square foot house. Buyers on the Estate streets are pricing the roof, the cage, the updates, the view and the lot, not the square foot, and a model that multiplies square feet by an Estate rate will misprice both ends. We use per-foot figures to rank a house inside its size group, then price from the closest matched sales.
The Villa Homes recorded a 36-month median of $382.64 per square foot of county base area on 15 sales, against $411.61 for the Estate Homes on 13, a $28.97 difference, our arithmetic. The Estate premium is mostly in the size of the house and lot, not the per-foot rate: at the medians an Estate house has about 650 more square feet of base area and a lot about 3,400 square feet larger. Never apply a Villa per-foot figure to an Estate Home, and never apply either to a house on the wrong row of Gleneagle Way.
A repeat sale of the same house strips out the plan and the lot. One Northhampton Court house of 2,978 square feet recorded three qualified sales, $1,075,000 in November 2021, $1,150,000 in November 2022 and $1,250,000 in September 2023, up about 16.3 percent over 22 months, our arithmetic. One Gleneagle Way house of 2,574 square feet recorded $1,200,000 in December 2023 and $1,150,000 in June 2025, about 4.2 percent lower eighteen months later. Read together, they say the Estate market rose through 2023 and has held or eased slightly since, which is the time adjustment we apply to an older comparable.
Estate Home values at Vanderbilt Country Club nearly doubled from 2020 to 2023 on Collier County’s recorded deeds and have held a band since: the 2020 median was $580,000 on six sales, the next Estate sale in November 2021 recorded $1,075,000, and the last three calendar-year medians were $1,200,000, $1,075,000 and $1,100,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Year | Estate Home sales | Median | Note |
|---|---|---|---|
2016 | 4 | $569,000 | even, thin |
2017 | 6 | $608,750 | even |
2018 | 3 | $575,000 | thin |
2019 | 1 | $523,000 | one sale |
2020 | 6 | $580,000 | even |
2021 | 1 | $1,075,000 | one sale |
2022 | 1 | $1,150,000 | one sale |
2023 | 4 | $1,200,000 | even, thin; middle pair $1,200,000 and $1,200,000 |
2024 | 5 | $1,075,000 | odd |
2025 | 5 | $1,100,000 | odd |
2026, to August 29 | 1 | $1,100,000 | one sale |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026. Years with fewer than five sales are thin: read them as a handful of houses, not a market rate.
The first qualified sale of each Estate Home, recorded from 1998 to 2002, gives the builder’s price range: a median of $383,450 across 96 homes, from $295,800 to $532,700, by our reading of the county’s sale file. In calendar 1999 the Estate median was $346,950; in 2001 it was $396,150. At the 36-month median of $1,100,000, today’s Estate price is about 2.9 times the builder’s median, our arithmetic, and for 29 of the 102 homes the last qualified sale on the county record was from 1999 to 2002. An owner in that group holds a large gain and, if homesteaded, a large Save Our Homes difference, both of which belong in the conversation about timing.
The biggest move on the Estate record came across three years. The 2020 median was $580,000 across six sales. The next Estate Home to sell, in November 2021, recorded $1,075,000, and every one of the 17 qualified sales since has recorded $915,000 or more. The 2023 median of $1,200,000, on four sales, was about double the 2020 figure. Fewer Estate Homes changed hands at far higher prices, which is what a market does when inventory disappears.
Since 2023 the Estate Homes have held a band of about $915,000 to $1,250,000, with calendar medians of $1,200,000, $1,075,000 and $1,100,000. On counts this small, which houses sold moves the median more than the market does, so we do not claim Estate prices rose or fell after 2023. We say they held a band, and the one repeat sale inside that period eased about 4.2 percent in eighteen months.
For an Estate seller, a 2023 comparable is usable with care, a 2021 or 2022 comparable needs a time adjustment, and anything from 2020 or earlier is history, not evidence. The right evidence is the most recent Estate sale of a similar size on your street or the next one, adjusted for pool, roof and updates. The county series is how we adjust an older comparable for time, and it is never a substitute for walking the house.
The county’s just value says little about an Estate Home’s price. The median 2026 preliminary just value of the 102 Estate Homes at Vanderbilt Country Club is $765,750.50 (even n, the mean of $761,250 and $770,251), about 30 percent below the $1,100,000 recorded median, because it is a mass-appraisal tax figure set on a lag.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Estate just values on the 2026 preliminary roll run from $648,854 to $977,188, with a combined just value of $78,977,975 for the 102 homes (Collier County Property Appraiser 2026 preliminary tax roll). The highest just value on any Estate Home sits below the lowest qualified Estate sale in five years, $915,000. A seller who prices from the just value is pricing from the wrong number, and a buyer who offers from it is offering from the wrong number too.
Just value is useful for one thing in a valuation: ranking. Because the county applies one method to every parcel, a home’s just value against its neighbors’ says something about relative size and features on the county’s model. We use it that way, as one input among many, and never as a list price.
Estate Homes and Villa Homes at Vanderbilt Country Club are the two single-family products inside the same gates, built by the same builder in the same years on the same Gleneagle Way loop, and an Estate buyer will compare them. The Estate Homes recorded a $1,100,000 median over 36 months against $755,000 for the Villas, about $345,000 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; VCA 2026 fee sheet dated 20 Aug 2026)
Question | Estate Homes | Villa Homes |
|---|---|---|
Homes | 102 | 120 |
Streets | Allendale Court, Northhampton Court, inner Gleneagle Way | outer Gleneagle Way, Preswick Lane, Danbury Boulevard |
Floor plans | six, 2,223 to 2,931 sq ft | five, 1,746 to 1,974 sq ft |
County house base area, median | 2,593 sq ft | 1,944 sq ft |
Home site | about 80 by 140 ft; median lot 11,480 sq ft | about 58 by 140 ft; median lot 8,123 sq ft |
Garage | two- or three-car | two-car |
Private pool on the county roll | 97 of 102 (95.1%) | 77 of 120 (64.2%) |
2026 neighborhood fee | $2,871.36 | $2,320.96 |
County qualified sales, 36 months | 13, median $1,100,000 (odd) | 15, median $755,000 (odd) |
Median price per county base sq ft, 36 months | $411.61 | $382.64 |
MLS closings, 12 months to 26 Sep 2026 | 2, $1,007,500 (even) | 6, $757,500 (even) |
MLS median days on market, 12 months | 79 (n = 2) | 10 (n = 5) |
MLS median sale to list, 12 months | 90.2% | 96.3% |
For sale on 26 Sep 2026 | none | one, Preswick Lane, $709,000 |
Homestead share | 72.5% | 56.7% |
Median 2026 just value | $765,750.50 | $589,114 |
Median 2026 property tax | $5,787.76 | $5,299.62 |
FEMA zone, all address points | X | X |
Sources: Collier County Property Appraiser 2026 preliminary roll (files dated August 29, 2026), classified by building class; the club’s Estate and Villa floor plan files; the VCA 2026 fee sheet; Southwest Florida MLS Matrix, retrieved 26 Sep 2026. Both products pay the same $13,159 master dues and the same $15,000 Resale Capital Contribution, and share the same club and course.
A buyer who chooses an Estate Home wants the most house and lot inside the gates, a pool without adding one, a cul-de-sac on Allendale Court or Northhampton Court or an inner golf row on Gleneagle Way, and neighbors who mostly live here year round. A buyer who chooses a Villa Home wants a detached home and full membership at the lowest single-family entry point and accepts a smaller house, a smaller lot and a pool on about two in three homes. We price an Estate Home for the first buyer, and we lay the Villa comparison beside it so the $345,000 gap is read against about 650 square feet of house, a lot about 3,400 square feet larger and a near-certain pool, rather than against a Villa sale on the next row. Our guide to the Villa Homes at Vanderbilt Country Club sets out that product in the same depth.
The strongest buyer for an Estate Home may already live inside the gates. A current owner who buys a second home inside pays a $3,500 capital contribution instead of $15,000 under the 2026 fee sheet, and a Villa or condominium owner moving up already knows the club, the course and the fee stack. We market every Estate listing to that buyer first, because $11,500 saved at closing is money that can go into the offer.
The comparison enters the Estate number in two places. First, the fixed club cost weighs lighter at the Estate price: $17,230.36 a year in dues, fee and food minimum is about 1.6 percent of a $1,100,000 Estate median, against $16,679.96 on a $755,000 Villa median, about 2.2 percent, our arithmetic. Second, the Estate buyer’s alternative inside the gates is a Villa at roughly $345,000 less, so every Estate feature that justifies the step up, the pool, the lot, the third garage bay, the roof, has to be visible in the listing and documented in the file.
Online estimates miss on Estate Homes at Vanderbilt Country Club because the public record does not label the product: the county files 102 Estate Homes and 120 Villa Homes on two plats that mix them, the MLS median blends in condominiums, and no model can see the roof, the pool equipment, the cage or which row of Gleneagle Way a house sits on.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The county files the 222 single-family homes on two plats, Vanderbilt Country Club (Plat Book 30, 105 homes) and Vanderbilt Country Club 2 (Plat Book 32, 117 homes). By our count from the roll, the first holds 28 Estate Homes, all of Allendale Court, and 77 Villa Homes; the second holds 74 Estate Homes, Northhampton Court and the inner Gleneagle Way rows, and 43 Villa Homes. A model that groups by plat or subdivision name averages an Estate Home with the Villas around it, and misses low by roughly the $345,000 gap.
The MLS median for the whole Vanderbilt Country Club development over twelve months was $528,000, across 31 closings that were mostly Wedgewood and Waterford condominiums. Any tool that reads the development as one neighborhood pulls an Estate estimate toward that figure. The Estate closings were two of the 31.
A model sees a pool flag at best. It cannot see whether your lanai faces a fairway, a green, a lake or a preserve on the front nine, whether your pool equipment and screen cage are original, whether you have the third garage bay, or whether your house sits on a cul-de-sac lot larger than the 11,480 square foot median. The club’s own site plan, which calls itself approximate, is the only public source for frontage, so we see the house.
Two Estate Homes of the same size can carry very different insurance bills: one with a closed re-roof permit after 2002 and a current wind mitigation report, one with a 1999 roof. Buyers price that difference into offers, and no automated estimate reads permit history. On a home built from 1998 to 2002, it can be the single largest adjustment in the file.
The $1,450,000 Northhampton Court deed of January 2026 is the highest price ever recorded on an Estate parcel, and the county did not qualify it as a market sale. A model that ingests every recorded deed, qualified or not, overstates Estate values; one that reads only the MLS misses how thin the record is. Either way, the estimate inherits a mistake before it starts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from Estate sales only, matched to your street, size, pool and roof, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse direct at (239) 898-6072.
An Estate Home buyer at Vanderbilt Country Club prices five costs into an offer: $16,030.36 in 2026 dues and neighborhood fee, a $1,200 food and beverage minimum, two special assessments that bind the next owner, property tax reset to the purchase price, and $15,500 paid once to the association at closing.
Data updated: September 2026 (VCA 2026 fee sheet dated 20 Aug 2026; Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; Florida Department of Revenue 2025 Collier millage table)
Line, 2026 | Annual | Quarterly |
|---|---|---|
VCA master dues (Operating $10,894, Asset Replacement Reserves $2,240, New Capital $25) | $13,159.00 | $3,289.75 |
Estate Home Neighborhood Fee (property management and residential landscaping) | $2,871.36 | $717.84 |
Recurring total for an Estate Home | $16,030.36 | $4,007.59 |
Food and beverage minimum, per home | $1,200 a calendar year |
Source: VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026. The totals are our addition of the published lines. The neighborhood fee covers lawn and landscaping; the roof, walls, paint, screen cage, windows, pool and all insurance on the lot and house stay with the owner under the Master Declaration.
One-time charge, 2026 | Amount | Who pays |
|---|---|---|
Resale Capital Contribution, new buyer | $15,000 | buyer, at closing |
Resale Capital Contribution, buyer who already owns inside | $3,500 | buyer, at closing |
New Home Buyer Processing Fee | $500 | buyer |
Estoppel fee | $299 | requesting party |
An outside buyer’s cash to the association | $15,500 plus the estoppel | our sum |
Source: the 2026 fee sheet; Master Declaration section 5.2.5, which makes the contribution “the legal and personal obligation of the transferee.” At $15,500, the outside buyer’s cash equals about 1.4 percent of the $1,100,000 Estate median, our arithmetic. Every cost in a contract is negotiable, but your buyer counts this one, so we price with it in view.
The $678 Pickleball Project assessment is payable as a lump sum or $56.50 a month from June 2026 to May 2027. The Golf Course Replacement Project assessment is $7,895 as a lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, 20 payments totalling $8,750; the board approved it on October 30, 2025 and revised it on August 20, 2026, with work scheduled to begin in 2032. The fee sheet says both “will remain the obligation of any successor owner.” Your unpaid balance appears on the estoppel, and whether you pay it off or credit it is a negotiation we plan before the first offer, not after it.
The 2026 preliminary roll computes a median Estate Home tax of $5,787.76 (n = 102, even, the mean of $5,784.30 and $5,791.21), with homesteaded Estate Homes at a median of $5,519.41 and the 28 non-homestead Estate Homes at $7,772.49. Florida’s Save Our Homes cap follows the owner, not the house, so a buyer’s bill resets toward the purchase price after the sale. At 10.5058 mills, the 2025 final rate for tax area 103, each $100,000 of taxable value costs about $1,051 a year, our arithmetic. That is the mechanism, not a quote for any home. No community development district applies.
From the published lines, a buyer closing on an Estate Home in late 2026 who pays the golf assessment as a lump sum pays $15,000 in capital contribution, $500 in processing fee, $16,030.36 in dues and fee, $1,200 in food minimum and $7,895 in golf assessment: $40,625.36 in the first twelve months, before property tax, the homeowner’s, wind and flood policies, pool and exterior upkeep and ordinary closing costs. Later years carry $17,230.36 in dues, fee and minimum at 2026 rates. We put that math in front of the buyer’s agent with the listing, so it is argued with evidence rather than guessed at.
The master association “shall not obtain any insurance on behalf of an Owner” (Master Declaration section 13.5), so an Estate buyer carries a full homeowner policy plus wind and flood. From January 1, 2027, every Citizens personal residential policy with wind must carry flood insurance regardless of zone. And a home with a dwelling replacement cost of $700,000 or more is generally not eligible for Citizens, with a limited exception up to $1 million, so many Estate buyers will be shopping the private market. A roof and wind mitigation file that makes that shopping easy is worth real money in the offer.
An Estate Home seller at Vanderbilt Country Club owes the buyer disclosure before the contract is signed. The Estate Homes sit under Vanderbilt Community Association, Inc., a Chapter 720 homeowners association with no condominium layer, so section 720.401 requires the seller to supply a disclosure summary before the buyer executes the contract.
Data updated: September 2026 (Florida Statutes sections 720.401, 720.30851, 689.302 and 689.261, retrieved Sep 2026; Amended and Restated Master Declaration and its 2024 recorded amendment)
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 when the sale is by an owner that is not the developer, and the contract must carry the statute’s voidability clause in conspicuous type. If the summary is not provided first, the buyer may cancel within 3 days after receipt of the disclosure summary or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. The Estate Homes are platted single-family lots, not condominium units, and there is no separate Estate association, so the Chapter 718 condominium fork that applies to Wedgewood and Waterford does not apply here. For an Estate seller the statute plainly applies. This is general information and not legal advice; confirm the package with your closing agent or attorney.
Our research did not establish whether the Master Declaration restates the section 720.401 duty or names who owes it, so this page makes no claim about the covenant on that point, only about the statute. What the recorded documents do settle is the other side of the ledger: section 5.2.5 makes the $15,000 Resale Capital Contribution “the legal and personal obligation of the transferee,” and the 2024 recorded amendment lists the transfers that are exempt. So the documented split is plain: the seller owes the disclosure summary before contract under the statute, and the buyer owes the capital contribution at closing under the Declaration.
The 2024 amendment to section 5.2.5, recorded at Official Records Book 6336, Page 2270, exempts a transfer to the association by lien foreclosure, a transfer on death to an heir or beneficiary, a transfer between spouses in a divorce, a transfer to a trust or entity wholly owned by the member (or member and spouse), and a transfer to someone already a record co-owner. An Estate owner moving title into a revocable trust before a sale does not trigger it, and a buyer from that trust still pays it.
The master association’s Director of Member Services issues the estoppel certificate, for a $299 fee per the club’s Prospective Owners page. Under section 720.30851, 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 contract says otherwise. There is no condominium estoppel on an Estate sale, because there is no Estate condominium association. We order it the day a contract is signed, because it carries your assessment balances.
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 on the property. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At the Estate Homes every address is Zone X, so the flood item is usually short; the tax item matters on every homesteaded sale, which is 74 of the 102.
Florida’s common-law duty, from the Florida Supreme Court’s decision in Johnson v. Davis (1985), requires a residential seller who knows of facts materially affecting value that are not readily observable to disclose them, and an “as is” contract does not remove that duty. On a 1998 to 2002 Estate Home, the usual subjects are the roof, past screen-cage or pool leaks, and any exterior change made without Architectural Review approval. Disclose them in writing; it protects the price as well as the sale.
What moves an Estate Home’s number before listing at Vanderbilt Country Club is the evidence a buyer’s insurer, lender and inspector will ask for: roof age and permits, a four-point and wind mitigation report, the pool and cage, any Architectural Review approvals, and presentation timed to the winter arrivals. Every Estate Home was built from 1998 to 2002.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; FEMA National Flood Hazard Layer, queried 26 Sep 2026; VCA Master Declaration)
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and the state’s wind mitigation form OIR-B1-1802, which credits roof covering, deck attachment, roof-to-wall connection, hip roof shape, secondary water resistance and opening protection. Because 100 of the 102 Estate Homes predate the March 1, 2002 statewide code, credits come from a documented re-roof permitted after that date and from impact-rated openings. Section 627.7011 bars an insurer from refusing coverage solely on the age of a roof under 15 years and, for older roofs, requires allowing an inspection. A closed re-roof permit is the single most valuable document in an Estate listing file.
Get a roof inspection and a wind mitigation report first. A new roof shortens every insurance conversation, but whether it pays back depends on your house, your roof’s condition and the price band; on the Estate record the spread between comparable houses is wide enough that condition shows. Remember that a change of roof material or color needs Architectural Review under Master Declaration sections 8.2.3 and 8.2.4, with approval before the building permit. We make the replace-or-credit decision with you by address.
All 102 Estate address points tested Zone X on FEMA’s effective map, on panels 12021C0218H and 12021C0410H, effective May 16, 2012, and FEMA’s preliminary map for Collier County, in its appeal period from August 19, 2026 with a target effective date of summer 2027, changes none of them. Collier County holds elevation certificates for two Estate Homes; for any other Estate address, a certificate from a Florida-licensed surveyor can still help a buyer’s flood quote. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
Almost everything outside an Estate Home needs Architectural Review Committee approval first under Master Declaration Article IX: pools, pool decks, spas, screen enclosures, exterior paint, roof material, shutters, landscaping and more. An exterior change made without approval can be required to be corrected and billed to the owner. Gather the approval letters for anything you or a prior owner changed, because a buyer’s attorney will ask, and a clean file removes a reason to renegotiate.
Florida’s section 720.3035(6), as amended in 2026, says a board or architectural committee may not deny hurricane protection, including exterior fixed generators, impact windows and reinforced garage doors, that meets the association’s adopted specifications. Whether the association has adopted written specifications is not published on the club’s public pages, so ask the association office before you order windows or a generator in the months before a sale. Documented impact protection helps the wind mitigation form and the buyer’s quote.
With 72.5 percent of Estate Homes homesteaded and 82 of the 102 owners mailing from a Florida address, the Estate buyer is often a household moving to Naples to live, not only a seasonal buyer. The winter arrivals still bring the most showings. Have the home photographed, documented and priced before November, and keep it working through spring rather than pulling it at Easter.
The club’s Realtors page allows one 24 by 24 inch For Sale sign in the association’s tan board with blue lettering, street side only, with no riders, no Sold signs and nothing in windows or on lanais, and the sign comes down once the home is under contract. An open house may use one metal step sign no larger than 18 by 24 inches, removed by sunset, and residents should tell the Main Gatehouse at (239) 348-3385. Every showing agent presents a driver’s license and business card at the gate and pre-registers with the association office. A listing that cannot rely on curb signage has to reach its buyer before the buyer reaches the gate.
An Estate Home seller at Vanderbilt Country Club typically pays Florida’s documentary stamp tax on the deed, $7,700 on a $1,100,000 sale, the estoppel fee, a prorated share of the year’s property tax, any unpaid assessment balances, title and closing charges, and a negotiated brokerage fee. In Collier County the buyer customarily pays for the owner’s title policy.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax guidance; Florida Statutes sections 201.02 and 720.30851; Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026)
Seller cost line | At a $1,100,000 sale | Basis |
|---|---|---|
Deed documentary stamp tax | $7,700 | $0.70 per $100 of price, section 201.02; customarily the seller’s in Florida |
Master association estoppel | $299 | capped under section 720.30851; a seller cost in Collier custom unless the contract shifts it |
Property tax proration | about $2,870 for a June 30 closing on the $5,787.76 median Estate bill | the seller’s days over 365, credited to the buyer; the actual bill governs |
Pickleball and golf course assessment balances | per your estoppel | pay off or credit, negotiated |
Settlement fee and municipal lien search | commonly $500 to $1,500 and $100 to $250, varying by title company | not set by statute; in Collier the title search follows the owner’s policy, customarily the buyer’s |
Owner’s title policy | customarily the buyer’s in Collier County | contract controls |
Brokerage fee | negotiated in writing; there is no set rate | NAR practice changes effective August 17, 2024 |
Source: the Florida Department of Revenue and Florida Statutes as linked below; the proration and doc stamp figures are our arithmetic. On a $915,000 sale the doc stamps are $6,405, and on a $1,250,000 sale $8,750. A written net sheet for your address, with your mortgage payoff and your assessment balances, comes with every valuation we write.
Florida lets a homestead owner move accumulated Save Our Homes benefit to a new Florida homestead within the statutory window, using the Department of Revenue’s Form DR-501T, under section 193.155. For an Estate owner whose last qualified purchase was 1999 to 2002, that difference can be large. Confirm the figure with the Collier County Property Appraiser before you buy, and if you are buying inside Vanderbilt Country Club too, read our guide to buying an Estate Home at Vanderbilt Country Club and call Marc at (239) 287-5873.
A free in-person valuation of your Estate Home at Vanderbilt Country Club 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 the Estate sales that fit it, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the county’s recorded Estate sales and the MLS Estate closings, matched for street, base area, pool and roof, adjusted for time on the Estate record, with every source named. Beside it, the cost picture your buyer will underwrite: the $16,030.36 recurring bill, the $1,200 food minimum, the $15,500 an outside buyer brings to the association, your assessment balances and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, request your free Estate Home valuation, or call Jesse 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 Estate Home at Vanderbilt Country Club covers pricing, marketing, negotiation, the estoppel and the assessment balances in full.
Jesse McGreevy is a top-reviewed Estate Homes at Vanderbilt Country Club listing agent, and the four quotes below are genuine five-star client reviews from the team’s Google Business Profile, reproduced in each reviewer’s own words. None is presented as an Estate Home sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Estate Homes at 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 is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, 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 Estate Home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For everything about the neighborhood itself, return to our Estate Homes at Vanderbilt Country Club guide, and for the club, the course and the other villages, our Vanderbilt Country Club guide. For the wider market, see our Naples real estate guide.
These are the valuation questions Estate Home owners at Vanderbilt Country Club actually ask, answered from the Collier County Property Appraiser’s 2026 preliminary roll and recorded sales, the Southwest Florida MLS, FEMA’s records, the association’s 2026 fee sheet and the recorded Master Declaration. Nothing here is tax or legal advice, and none of it replaces a written valuation of your home.
It depends on your street, your house size and plan, your pool and cage, your roof and your updates. The 13 qualified Estate resales the county recorded in the 36 months to August 29, 2026 ran $915,000 to $1,250,000 at a $1,100,000 median (odd n). Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your address.
Two. The county recorded two qualified Estate resales from August 30, 2025 to August 29, 2026, $915,000 on Northhampton Court and $1,100,000 on Gleneagle Way, and they are the same two homes the MLS recorded as Estate closings in the twelve months to 26 September 2026.
Because 36 months is the first window with ten or more Estate sales. Twelve months holds two and 24 months nine, and a median of two sales is not a market. We state the window and the count beside every figure.
Ask for a written opinion of value built from Estate sales only, never Villa sales, matched for street, base area, pool and roof, adjusted for time on the Estate record, tested against the MLS sale-to-list ratio, with every source named. We provide that free, with no obligation to list.
Because the county files Estate and Villa Homes on two mixed plats, the MLS median for the development is mostly condominium sales, and no model sees your roof, your cage, your view or which row of Gleneagle Way you are on. Whatever sold last nearby pulls every estimate toward it.
The two Estate Homes that closed on the MLS in the twelve months to 26 September 2026 took 10 and 148 days, a 79-day median (n = 2, even). A multi-year Estate median from the MLS: 24 months, 6 closings, a $1,077,750 median; 36 months, 9 closings, a $1,100,000 median; 60 months, 13 closings, a $1,100,000 median (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026, Estate and Villa homes separated by address against the county roll).
The two Estate closings of the year sold at 88.0 and 92.4 percent of their final asking prices, a 90.2 percent median (n = 2, even), against 95.6 percent community-wide, blended across all four home types. Expect to negotiate further than the community figure suggests if your price is above the Estate record.
None on the Southwest Florida MLS on 26 September 2026. The one single-family listing inside the gates, on Preswick Lane at $709,000, is a Villa Home. An Estate listing this fall has no direct competitor.
Northhampton Court and Gleneagle Way both recorded $1,250,000 in the last 36 months. On our arithmetic the Gleneagle Way median was $1,125,000 on eight sales and the Northhampton Court median $1,077,500 on four; Allendale Court recorded one sale in five years, $950,000, on a house without a pool.
It is expected rather than a premium: 97 of the 102 carry a pool on the county roll. The one Estate sale of five years without a pool recorded $950,000, near the bottom of the band, so a missing pool is a discount more than a present pool is a premium.
No. Two Gleneagle Way houses of 2,803 and 2,806 square feet of base area recorded $925,000 and $1,150,000 four months apart, and the two $1,250,000 sales were a 2,456 and a 2,978 square foot house. Condition, roof and setting moved those prices more than size.
The 36-month median was $411.61 per square foot of county house base area on 13 sales, from $330.00 to $508.96. That is county base area, not the MLS living area or the builder’s plan size, and it ranks a house rather than prices it.
A deed recorded in January 2026 that the county did not flag as a qualified sale, so it is not accepted as a market price. It is excluded from every median on this page, and an appraiser will not use it as a comparable.
No. The Estate median just value is $765,750.50, about 30 percent below the $1,100,000 recorded median, and the highest Estate just value, $977,188, is below the lowest qualified Estate sale in five years. It is a tax figure on a lag.
On the county record, about $345,000 more at the 36-month medians, $1,100,000 against $755,000. On Gleneagle Way the two products sit on inner and outer rows of the same street, so never price an Estate Home off a Villa sale next door.
They have held a band rather than moved in one direction. Calendar medians ran $1,200,000 in 2023, $1,075,000 in 2024 and $1,100,000 in 2025, on four and five sales, and one repeat sale eased about 4.2 percent from December 2023 to June 2025.
A median of $383,450 across 96 first sales from 1998 to 2002, from $295,800 to $532,700, by our reading of the county’s sale file. Today’s 36-month median is about 2.9 times that figure.
The buyer: Master Declaration section 5.2.5 makes it “the legal and personal obligation of the transferee.” A buyer who already owns inside pays $3,500 under the 2026 fee sheet. A contract can shift any cost, so it remains negotiable, and your buyer counts it.
Not necessarily. The fee sheet says it “will remain the obligation of any successor owner,” so the unpaid balance can transfer; whether you pay it off or credit it is negotiated in the contract. The estoppel shows your balance.
The same rule applies: $678 per home, lump sum or $56.50 a month from June 2026 to May 2027, binding on the successor owner, with your balance on the estoppel.
No. “The Vanderbilt Community Association, Inc. does not have an application process for purchases,” per the club’s Prospective Owners page. The buyer returns the Owner Information Form and designee headshots at least a week before closing, and membership attaches when the deed records.
The master association’s section 720.401 disclosure summary, before the buyer signs, plus the section 689.302 flood disclosure and the section 689.261 property tax summary. The Estate Homes have no condominium layer, so the Chapter 718 package does not apply. Confirm with your closing agent or attorney; this is not legal advice.
The closing agent requests it from the association’s Director of Member Services; the fee is $299, and the statute caps a rush delivery at $119 more. In Collier County custom it is a seller cost unless the contract says otherwise.
Zone X. All 102 Estate address points tested X on FEMA’s effective map on 26 September 2026, and the preliminary map in its appeal period changes none of them. A point test is not a lender’s determination, so pull the determination for your address.
Get a roof inspection and a wind mitigation report first. A closed re-roof permit helps a buyer insure, but whether a new roof pays back is a pricing decision we make with you by address, and a roof change needs Architectural Review first.
Roof and pool permits with final inspections, a four-point and a wind mitigation report, any elevation certificate, your survey, your assessment balances and the Architectural Review approvals for any exterior change you made. Those documents decide most Estate negotiations.
They can. The association may require an unapproved change to be corrected and bill it to the owner, and a buyer’s attorney will ask about approvals. We check them before listing so the question never reaches the negotiation.
Florida’s documentary stamp tax on the deed at $0.70 per $100, $7,700 on a $1,100,000 sale, the $299 estoppel, a tax proration, any assessment balances, title and closing charges and your negotiated brokerage fee. In Collier County the buyer customarily pays for the owner’s title policy.
Before the winter arrivals, so the home is live from November. With 72.5 percent of Estate Homes homesteaded, relocating buyers also shop year round, and the five-year Estate record shows sales in most months.
One 24 by 24 inch sign in the association’s tan board with blue lettering, street side only, with no riders and no Sold sign, removed once the home is under contract, per the club’s Realtors page.
Yes, subject to the lease. Leases run 30 days to one year, no more than four times a year, with association approval, and the tenant holds the club privileges until the lease ends, so showings and closing timing follow the lease terms.
Yes. A quiet sale to a qualified buyer is possible, and discretion is part of how we handle any listing. With no Estate Home on the MLS in September 2026, though, open exposure usually sets the price, and we would weigh that trade with you.
With a remote closing and a local team. Twenty of the 102 Estate owners mail their tax bills outside Florida, and we list, show and close without you in Naples, with every document signed electronically or by mail as the title company allows.
Florida’s portability rules let a homestead owner transfer accumulated Save Our Homes benefit to a new Florida homestead within the statutory window, using Form DR-501T. Confirm the figure with the Collier County Property Appraiser.
Because an Estate valuation turns on details this page documents: an Estate-only price record the county does not label, the association’s transfer costs, the roof and insurance file, and a buyer who negotiates. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072 or request your free Estate Home valuation.
Every figure on this Estate Homes at Vanderbilt Country Club valuation page traces to a primary source below: the club and its master association, Florida Statutes and state agencies, Collier County, federal agencies, or the Southwest Florida MLS and the county’s recorded sales. 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 26 September 2026 and split to the Estate Homes by address against the county’s building record, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser 2026 preliminary tax roll and recorded sales file, published interchange files dated 29 August 2026.
The club and its master association, first-party sources
Florida Statutes and state agencies
Collier County records
Federal agencies and national sources
Our own assets
Every Estate Homes at Vanderbilt Country Club document below links its official custodian, the club and its master 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, and there are no separate Estate Home covenants.
Document | What it proves for an Estate Home valuation | Official authority |
|---|---|---|
Amended and Restated Master Declaration, OR 5862, Page 3140 | Neighborhood Assessments, owner maintenance and insurance, Architectural Review, leasing and the Resale Capital Contribution | |
Certificate of Amendment, recorded March 7, 2024 | The Resale Capital Contribution exemptions, Owner’s Designees and greens fees | |
2026 Master Association Fees for All Neighborhoods, 08/20/2026 | The $13,159 dues, the $2,871.36 Estate fee, the $15,000 contribution and both special assessments | |
Estate Homes floor plans | The six Worthington plans, living areas and the optional pool package | |
Villa Homes floor plans | The five Villa plans a buyer will compare | |
Community Site Plan, August 2017 | Which streets and rows are Estate and which are Villa, and the holes they face | |
Amended and Restated Articles of Incorporation | Membership on recording of the deed, one vote per home | |
Owner Information Form, May 2026 | What the buyer files before closing | |
Membership Transfer Application, August 2025 | Lease terms and tenant privileges for a home sold with a tenant | |
Collier County zoning atlas, Section 35 south | The two single-family plats and the planned unit development | |
Collier County 2026 Flood Protection Newsletter | The county’s flood program and Class 5 discount | |
FEMA CRS eligible communities, April 1, 2026 | Collier County’s Class 5, 25 percent flood premium discount | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation credits an insurer applies | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | |
Florida Statutes section 689.302 | The seller’s flood disclosure at or before contract | |
Florida Department of Revenue Form DR-501T | How a homesteader moves Save Our Homes benefit to a new Florida homestead |
Three documents that matter most are not public: your estoppel certificate, from the association’s Director of Member Services on request; your roof and pool permit history, from Collier County’s permit search by address; and the Architectural Review approvals for any change made to your home, from the association office.
You reach the Estate Homes at Vanderbilt Country Club valuation team by using the Home Valuation form at the top of this page, requesting your free Estate 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.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
If you are thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling an Estate Home at Vanderbilt Country Club, or in The Brooks, Bella Terra, Grandezza, Pelican Sound or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. When you are ready, read our plan for selling your Estate Home at Vanderbilt Country Club, and if you are buying next, call Marc at (239) 287-5873 or start with buying an Estate Home at Vanderbilt Country Club.
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled September 26, 2026.
McGreevy and Comisar, Estate Homes at Vanderbilt Country Club valuations. Brokered by Domain Realty.