Vanderbilt Country Club Villa Homes, Naples Florida
Villa values move with the pool, the street and the roof. McGreevy and Comisar build a written opinion of value from Villa 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 120 Villa Homes at Vanderbilt Country Club in Naples, the honest answer to what it is worth starts with three facts about your house, not with the community: which of the five Worthington plans it is, whether it has one of the 77 private pools on the county roll, and how old the roof is. The full neighborhood picture, from the floor plans and the fee sheet to the flood map and the schools, lives on our Villa Homes at Vanderbilt Country Club neighborhood guide. This page does one job: it shows how a Villa Home is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, 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.
The Villa Homes are the smallest detached single-family houses inside Vanderbilt Country Club, the 800-home bundled golf community off Vanderbilt Beach Road, and they are the product that automated estimates misread most often. The county does not label a house as a Villa or an Estate Home, both sit on the same two plats, and Gleneagle Way carries both. A valuation that does not sort them first is wrong before it starts.
A Vanderbilt Country Club Villa Home is worth what its plan, pool, street, roof and condition support. Collier County recorded 15 qualified Villa resales in the 36 months to August 29, 2026 at a $755,000 median (odd n, an actual sale), from $619,000 to $905,000, and six Villa Homes closed on the MLS in the last twelve months at a $757,500 median.
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 27 Villa Home sales the county recorded as qualified in the five years to August 29, 2026, and every one of the six Villa closings on the Southwest Florida MLS in the twelve months to September 26, 2026, before we wrote a single figure on this page.
The single clearest price split among the villas is the pool. Over the 36 months to August 29, 2026, the nine Villa Homes with a private pool on the 2026 county roll sold at a median of $835,000 (n = 9, odd), while the six without one sold at a median of $708,500 (n = 6, even, the mean of the middle pair, $702,000 and $715,000). By street, the ten Gleneagle Way sales in that window ran $619,000 to $905,000 at a median of $782,500 (n = 10, even, the mean of $730,000 and $835,000), the four Danbury Boulevard sales were $702,000, $715,000, $760,000 and $779,000, and the one Preswick Lane sale was $755,000, all our arithmetic on the county rows. Gleneagle Way carries most of the pools, 53 of its 68 villas, so the street and the pool travel together. A renovated villa without a pool can still sell above a tired one with a pool.
Across all four Vanderbilt Country Club home types, blended, the MLS shows 31 closings in the twelve months to September 26, 2026 at a $528,000 median (odd n). That number is a Wedgewood carriage home, not a villa: it sits below every Villa sale of the year. The county’s single-family median for its own twelve months, $760,000 (n = 7), mixes in two Estate Home sales at a $1,007,500 median. Neither describes a house of 1,746 to 1,974 square feet on a 58-foot lot, so we never blend Villa and Estate Home sales when we value your home.
We value a Villa Home from three primary records laid over one another. The Southwest Florida MLS gives us the brokered closings, the final list price, the days on market and the living area each listing agent entered. Collier County’s 2026 preliminary roll gives us every qualified recorded sale, including ones that never touched the MLS, plus the county’s base area for the house, the lot, the pool and spa rows with their year, the just value and the homestead status for all 120 villas. The Vanderbilt Community Association’s 2026 fee sheet and recorded Master Declaration give us the dues, the Villa fee, the two special assessments and the one-time charges your buyer will underwrite. Then we walk the house, because the roof, the windows, the kitchen and the lanai view are the variables no record captures.
McGreevy and Comisar should value your Villa Home at Vanderbilt Country Club because we price every villa from Villa sales only, after sorting all 222 single-family parcels into 120 Villa and 102 Estate Homes, we read the fee sheet and the recorded 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 villa, 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.
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: six MLS closings, 27 qualified county deeds over five years, each with its source and date. Where this page needs a worked example, it walks through a public record sale, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the estoppel, assessment and disclosure paperwork your buyer will ask for. Marc Comisar walks the house and judges roof, windows, pool, lanai view and condition against what is actually selling inside the gates. On the 2026 preliminary roll, 41 of the 120 Villa owners mail their tax bills outside Florida, so a written opinion of value for an owner who is not in Naples this month is routine for us. Read more on the about McGreevy and Comisar page.
This page answers what your villa is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the estoppel and assessment paperwork, read our guide to selling your Villa Home at Vanderbilt Country Club. If you are buying your next home inside the same gates, perhaps moving from a villa to an Estate Home or into a villa from a Wedgewood or Waterford condominium, start with buying a Villa Home at Vanderbilt Country Club, because a current owner buying another home inside pays a $3,500 capital contribution instead of $15,000 under the 2026 fee sheet.
These are the Villa Homes at Vanderbilt Country Club valuation facts that decide most prices on Gleneagle Way, Danbury Boulevard and Preswick Lane, each drawn from the Southwest Florida MLS, the Collier County 2026 preliminary roll or the association’s published documents, 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)
A Villa Home at Vanderbilt Country Club is valued by narrowing the product and widening the window: confirm it is a villa and not an Estate Home, match the plan and the pool, weigh the street, the lot and the roof, then read Villa sales across enough months to be meaningful, tested against the one active listing and a 96.3 percent median sale to list.
The county’s subdivision names cannot do it, because both of the community’s single-family plats carry Villa and Estate lots. We sorted all 222 single-family parcels four ways: the county’s own building class for the house, the club’s Community Site Plan read address by address, lot size and house size. The building class and the site plan agree on all 222 parcels, 120 villas and 102 Estate Homes. On Gleneagle Way the practical rule is simple: the Estate Homes take the inner lots, and every perimeter lot is a Villa Home. We confirm your lot against both records before choosing a single comparable.
The five Worthington plans are the Andover II at 1,746 square feet with three bedrooms, the Mayfield II at 1,871 with two bedrooms, a den and the biggest lanai, the Augusta at 1,925, the Savannah at 1,955 and the Camilla at 1,974 with a side courtyard. The county’s base area for the houses runs 1,570 to 2,256 square feet with a median of 1,944; 64 of the 120 sit within 15 square feet of a plan size, and 31 are larger than the largest plan, which usually means a room addition, an enclosed lanai or a measuring difference. A Camilla with a finished addition and an Andover II are different houses, and the comparable set follows the plan.
There is no neighborhood pool on the single-family streets, so a private pool is a real amenity here, and 77 of the 120 villas have one on the 2026 roll, 32 with a spa. The 36-month record puts the pool villas at a $835,000 median and the no-pool villas at $708,500. Nine and six sales are handfuls, and pool, remodeling and view travel together, so we measure it from the closest plan-matched sales with and without a pool and never add a flat figure. A 2024 pool and a 1999 pool are also different things, and the county roll dates every pool row.
Gleneagle Way’s perimeter lots back onto the front nine, Danbury Boulevard’s single-family lots sit around holes 12 and 13 on a street that also carries Wedgewood buildings, and Preswick Lane is the short street by the members-only back gate on Collier Boulevard. Most villas sit on about 58 by 140 feet, 53 of them on exactly 8,120 square feet of land, but nine corner, curve and cul-de-sac lots exceed 11,300 square feet. A larger lot, a fairway or lake view, or a preserve behind the lanai earns its place in the number only when the sales show it.
Every villa predates the first statewide Florida Building Code, effective March 1, 2002, and under the Master Declaration the owner, not the association, carries the roof, the exterior surfaces, the windows and the screens. The county roll records no re-roof dates, so an original 25 to 28-year-old roof and a recent permitted replacement look identical until someone pulls the permit history. Your buyer’s insurer prices exactly those features, so we do too.
Every Villa buyer inherits the same $13,159 in master dues, the same $2,320.96 Villa Home Neighborhood Fee and the same two special assessments that “will remain the obligation of any successor owner,” per the 2026 fee sheet. Those are identical across all 120 villas, so they do not separate one villa from another, but they separate a villa from a house outside the gates, and a buyer who compares the two adds the club bill to your side of the ledger.
With five Villa sales a year, a ninety-day comparable search returns almost nothing, so we widen to 24, 36 or 60 months and adjust with the villas’ own calendar-year record. That record makes the adjustment unusually easy: after a single step from a $499,500 median in 2021 to $750,000 in 2022, every calendar year since has held within about 4 percent of $750,000. A 2023 or 2024 villa sale needs little time adjustment; a 2021 sale needs a large one, and we treat anything before 2022 as history, not a comparable.
Finally we test the opinion of value against what a buyer can see this week. On September 26, 2026 there was one Villa Home for sale, a Preswick Lane villa asking $709,000 after 147 days on market, and no Estate Home at all. A price that ignores the one alternative on the market, or that assumes a full-price offer when the six-closing median was 96.3 percent of list, is a price that sits.
Villa Homes at Vanderbilt Country Club recorded six Southwest Florida MLS closings in the twelve months to September 26, 2026, from $545,000 to $885,000, at a $757,500 median (n = 6, even), $4,414,000 in volume. Collier County recorded five qualified Villa sales in its own twelve months to August 29, 2026, median $755,000 (n = 5, odd).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Six closings is below the ten-sale threshold at which we let a median lead, so here is every one of them, by street and month, with no house numbers.
Closed | Street | MLS living sq ft, as entered | Final list price | Sold price | Sold to final list, our arithmetic | Days on market |
|---|---|---|---|---|---|---|
September 2026 | Gleneagle Way | 1,969 | $624,900 | $545,000 | 87.2% | 10 |
April 2026 | Danbury Boulevard | 2,013 | $799,000 | $760,000 | 95.1% | 37 |
April 2026 | Preswick Lane | 2,008 | $775,000 | $755,000 | 97.4% | 7 |
January 2026 | Gleneagle Way | 2,016 | $885,000 | $885,000 | 100.0% | none recorded, entered after closing |
December 2025 | Danbury Boulevard | 1,918 | $779,000 | $779,000 | 100.0% | 7 |
October 2025 | Gleneagle Way | 1,746 | $730,000 | $690,000 | 94.5% | 30 |
Source: Southwest Florida MLS Matrix, Vanderbilt Country Club development, residential, closed September 26, 2025 to September 26, 2026, retrieved 26 Sep 2026; each single-family row placed as a Villa Home by address against the county building record. The median sold price is $757,500, the mean of the middle pair, $755,000 and $760,000. The median sale to final list is 96.3 percent (n = 6, even, the mean of 95.1 and 97.4 percent; the mean of all six is 95.7 percent). The median days on market is 10 (n = 5, odd), because the January sale was entered after closing and carries no days on market.
The Villa Homes at Vanderbilt Country Club closed six times on the MLS in twelve months, from $545,000 to $885,000, so the only number that matters is the one built from your plan, your pool and your roof. Start with the Home Valuation form at the top of this page, or our free Villa 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 Villa sales of your plan size, with and without a pool, with the sources named, plus the dues, assessments, one-time charges and tax picture your buyer will underwrite. If you would rather talk first, 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, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
Three of the five closings with a recorded days on market went under contract within 10 days, and two of the six closed at full asking price, the December Danbury Boulevard villa at $779,000 after 7 days and the January Gleneagle Way villa at $885,000. The widest discount of the year belonged to the most recent sale: a Gleneagle Way villa listed at $624,900 closed at $545,000 on September 9, 2026, 87.2 percent of its final list and the lowest Villa price of the year. The record does not say what that house needed, and we will not invent a reason. What it shows is that a villa priced to the villa record sells in days, and one whose price and condition disagree gives back the difference at the closing table.
This is a public record sale, not a McGreevy and Comisar transaction, and we show it because it is the clearest single lesson in the record. In April 2026 a Preswick Lane villa with 2,008 square feet of living area on the MLS, and the same 2,008 square feet of base area on the county roll, closed at $755,000 after 7 days on market, 97.4 percent of a $775,000 final list price. The county roll shows no private pool on it. It is the median sale of the county’s twelve months and the median sale of its 36 months, which makes it the purest reading of where a no-pool villa of that size sits: $376.00 per square foot of county base area, itself the twelve-month Villa median per foot, and above the $708,500 no-pool median, with a house larger than most villas. Three lessons sit in one sale: a size near the top of the villa range priced above the no-pool median without a pool, a price set close to the record drew an offer within 3 percent of asking in a week, and the county and the MLS agree on its square footage, which is not always true.
The county’s own twelve months, August 30, 2025 to August 29, 2026, recorded five qualified Villa sales totalling $3,686,000: $690,000 on Gleneagle Way in October 2025, $702,000 on Danbury Boulevard in November 2025, $779,000 on Danbury Boulevard in December 2025, and $755,000 on Preswick Lane and $760,000 on Danbury Boulevard in April 2026. Four of the five appear among the MLS closings. The fifth, the $702,000 November sale on Danbury Boulevard, does not appear among the closings in our MLS pull; the record does not say why. Two MLS closings are missing from the county’s list for plain reasons: the $885,000 January sale on Gleneagle Way was recorded but not flagged as a qualified sale, and the $545,000 September sale closed after the county’s file date. That is why this page reads both layers. 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.
An asking price is a market-condition signal, never a value, and we label it that way. The only Villa Home listed on the pull date was on Preswick Lane, asking $709,000 after 147 days on market. The county roll shows a house built in 2000 with 1,882 square feet of base area on one of the nine oversized villa lots, 11,462 square feet, and no private pool; the MLS entry shows 1,746 square feet of living area, the Andover II size. At $376.73 per square foot of county base area it asks almost exactly the twelve-month Villa median, and its nearest comparables are the six no-pool Villa sales of the last 36 months, $620,000 to $779,000. One listing against six closings a year is about 2.0 months of supply, which means a villa owner listing this fall has almost no direct competition inside the gates.
The Villa Homes at Vanderbilt Country Club market over 36 months is 15 qualified county resales from August 30, 2023 to August 29, 2026, at a $755,000 median (n = 15, odd), from $619,000 to $905,000 and $11,407,000 in volume. It is the first window holding ten or more Villa sales, so it leads this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Recorded | Street | County base area, house only | Private pool on the 2026 roll | Sold price | $ per county base sq ft |
|---|---|---|---|---|---|
September 2023 | Gleneagle Way | 1,930 sq ft | Yes | $848,000 | $439.38 |
January 2024 | Gleneagle Way | 1,967 sq ft | Yes, with spa | $899,000 | $457.04 |
March 2024 | Gleneagle Way | 1,895 sq ft | Yes, with spa | $730,000 | $385.22 |
May 2024 | Danbury Boulevard | 1,952 sq ft | No | $715,000 | $366.29 |
June 2024 | Gleneagle Way | 1,773 sq ft | Yes | $619,000 | $349.13 |
July 2024 | Gleneagle Way | 1,918 sq ft | Yes, with spa | $905,000 | $471.85 |
July 2024 | Gleneagle Way | 1,865 sq ft | Yes, with spa | $835,000 | $447.72 |
August 2024 | Gleneagle Way | 1,892 sq ft | No | $620,000 | $327.70 |
September 2024 | Gleneagle Way | 1,751 sq ft | Yes, with spa | $670,000 | $382.64 |
April 2025 | Gleneagle Way | 1,865 sq ft | Yes, with spa | $880,000 | $471.85 |
October 2025 | Gleneagle Way | 1,892 sq ft | No | $690,000 | $364.69 |
November 2025 | Danbury Boulevard | 1,981 sq ft | No | $702,000 | $354.37 |
December 2025 | Danbury Boulevard | 1,918 sq ft | No | $779,000 | $406.15 |
April 2026 | Preswick Lane | 2,008 sq ft | No | $755,000 | $376.00 |
April 2026 | Danbury Boulevard | 2,013 sq ft | Yes | $760,000 | $377.55 |
Source: Collier County Property Appraiser sales file, 2026 preliminary roll, files dated 29 Aug 2026, qualified improved sales on the 120 parcels we classify as Villa Homes. Pool and spa come from the roll’s extra-feature rows and show the house as it stands on the 2026 roll, not necessarily on the day it sold. Price per square foot divides each sale by the county’s base area of the house alone, a county measure, never the MLS living area. The median is $755,000, the April 2026 Preswick Lane sale; the mean is $760,467; the median price per square foot of county base area is $382.64.
Window, ending August 29, 2026 | Villa sales (n) | Median and parity | Range | Median $ per county base sq ft |
|---|---|---|---|---|
12 months, from August 30, 2025 | 5 | $755,000, odd | $690,000 to $779,000 | $376.00 |
24 months, from August 30, 2024 | 7 | $755,000, odd | $670,000 to $880,000 | $377.55 |
36 months, from August 30, 2023 | 15 | $755,000, odd | $619,000 to $905,000 | $382.64 |
60 months, from August 30, 2021 | 27 | $749,000, odd | $510,000 to $905,000 | $382.64 |
Source: Collier County Property Appraiser sales file, 29 Aug 2026, qualified sales only. The Villa median has sat at $749,000 to $755,000 in every window from one year to five, which is the most useful single fact on this page for a seller: Villa values have held since the 2022 repricing, neither falling nor climbing.
The county record is the independent multi-year layer on this page. Multi-year MLS medians, days on market and sale-to-list ratios for the Villa Homes alone would sit here. Over wider windows the MLS shows 24 months, 8 closings, a $757,500 median, a median 30 days on market, 96.27 percent of final list price; 36 months, 15 closings, a $755,000 median, a median 35.5 days on market, 95.46 percent of final list price; 60 months, 28 closings, a $749,500 median, a median 31.5 days on market, 96.78 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 cannot supply days on market or sale to list, so for those two measures this page uses the MLS figures, twelve months and wider, labelled with their window and n every time.
Two Gleneagle Way villas each recorded two qualified sales inside the 36 months, the cleanest evidence of how a specific Villa Home’s value moved, because the plan, lot and street are held constant. One sold for $835,000 in July 2024 and $880,000 in April 2025, up 5.4 percent in eight months. The other sold for $620,000 in August 2024 and $690,000 in October 2025, up 11.3 percent in fourteen months, both our arithmetic on the county rows. Neither is a rate of appreciation for the neighborhood; each is one house read against itself, which is the kind of evidence a careful valuation looks for first.
A private pool is the clearest price split among the Villa Homes at Vanderbilt Country Club: over the 36 months to August 29, 2026, the nine villas with a pool on the county roll sold at a $835,000 median and the six without one at $708,500, about $126,500 apart at the median on our arithmetic, on small samples.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Villa sales, 36 months | Sales (n) | Sold prices | Median and parity |
|---|---|---|---|
Villa with a private pool on the 2026 roll | 9 | $619,000 to $905,000 | $835,000, odd |
Villa without a private pool | 6 | $620,000 to $779,000 | $708,500, even, the mean of $702,000 and $715,000 |
Source: Collier County Property Appraiser sales file, 29 Aug 2026; pool from the 2026 roll’s extra-feature rows.
Pool, condition, view and remodeling travel together: an owner who added a pool is often the owner who redid the kitchen. The two cheapest sales in the window, $619,000 and $620,000, include one pool villa, and the most expensive no-pool sale, $779,000, beat four pool sales. Nine sales and six sales are handfuls, not markets. We use the split to choose comparables, pool with pool and no pool with no pool, and never to add a flat figure to a no-pool villa.
Villa street | Villas | With a private pool on the 2026 roll | Share |
|---|---|---|---|
Gleneagle Way | 68 | 53 | 77.9% |
Danbury Boulevard | 35 | 16 | 45.7% |
Preswick Lane | 17 | 8 | 47.1% |
All Villa Homes | 120 | 77 | 64.2% |
Source: Collier County Property Appraiser 2026 preliminary roll, pool rows in the building file. Of the 77 pools, 55 date from 1999 to 2001, with the houses; 22 were added later, ten from 2002 to 2005 and twelve from 2012 to 2025, eight of them since 2022. Against the Estate Homes, where 97 of 102 have a pool, the villas’ 64.2 percent is the gap that most shapes a villa buyer’s comparison.
Price per square foot tells you where a Villa Home at Vanderbilt Country Club sits inside the villa range, not what it is worth. On the county’s base area, Villa sales ran $327.70 to $471.85 per square foot over 36 months at a $382.64 median, and the MLS living area a listing shows is a different measure that this page never divides against the county’s.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS carries the living area the listing agent entered; the county carries its own base area for the house, excluding the pool, the screen enclosure and the deck rows. The two often agree on a villa and sometimes do not. The Preswick Lane villa for sale on the pull date shows 1,746 square feet on the MLS and 1,882 on the county roll; the October 2025 Gleneagle Way sale shows 1,746 on the MLS and 1,892 on the county roll; the April 2026 Preswick Lane sale shows 2,008 on both. Neither measure is wrong, and neither may be restated against the other, so always ask which square foot a quoted figure divides by.
On the county’s base area the medians barely move with the window: $376.00 over 12 months (n = 5), $377.55 over 24 months (n = 7) and $382.64 over both 36 months (n = 15) and 60 months (n = 27). Inside the 36 months, the no-pool sales ran $327.70 to $406.15 per square foot and the pool sales $349.13 to $471.85. The three highest per-foot sales, $471.85 twice and $457.04, were all pool-and-spa villas on Gleneagle Way.
Two Gleneagle Way villas that each sold twice show the limit of per-foot pricing. A pool-and-spa villa of 1,865 square feet of county base area sold for $835,000 and then $880,000, and a no-pool villa of 1,892 square feet sold for $620,000 and then $690,000. The larger house brought the lower prices: about $330 to $365 a foot against about $450 to $470 for the smaller pool villa. A model that multiplies square feet by one neighborhood rate misprices both.
Villa Homes at Vanderbilt Country Club took a median of 10 days on market (n = 5, odd) and sold at a median 96.3 percent of their final list price (n = 6, even) across six MLS closings in the twelve months to September 26, 2026. With one active listing, supply was about 2.0 months, against 3.1 months across the whole community.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This is the benchmark a Villa seller should use, because it compares named neighbors on the decision variables that set a listing strategy, all from the same MLS pull.
Home type, twelve months to September 26, 2026 | MLS closings | Median sold (parity) | Median days on market | Median sold to final list | Active on September 26, 2026 | Months of supply |
|---|---|---|---|---|---|---|
Villa Homes | 6 | $757,500 (even) | 10 (n = 5) | 96.3% | 1 | 2.0 |
Estate Homes | 2 | $1,007,500 (even) | 79 (n = 2) | 90.2% | 0 | none active |
Wedgewood at Vanderbilt | 13 | $540,000 (odd) | 26 (n = 13) | 95.6% | 3 | 2.8 |
Waterford at Vanderbilt | 10 | $337,000 (even) | 87 (n = 10) | 97.3% | 4 | 4.8 |
All four home types, blended | 31 | $528,000 (odd) | 33.5 (n = 30) | 95.6% | 8 | 3.1 |
Source: Southwest Florida MLS Matrix, retrieved 26 Sep 2026; each row placed in its village by address. The Villa Homes sold fastest of the four, at 10 days against a blended 33.5, and at the second-highest sale-to-list ratio. The Estate Homes’ two closings, at 148 and 10 days and 92.4 and 88.0 percent of list, show how differently the larger houses traded.
A median Villa buyer negotiated a little under four percent off the final asking price. That ratio is computed against the list price carried on each closed listing, the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. On a $757,500 median sale, the difference between 96.3 percent and full price is about $28,000. Two of the six sold at full price and one at 87.2 percent, so the median hides a wide spread, and the spread is the pricing lesson.
Since the builder’s first sales around the turn of the century, 22 of the 120 villas have never recorded another qualified sale, 42 have recorded one resale, 35 two, 19 three and two four or more, our count on the county rows. Five qualified sales in the latest twelve months is about 4 percent of the neighborhood. A villa owner who waits for the market to come to them is waiting on a very small number of buyers who want exactly this house.
By recording month, the 15 Villa sales of the 36-month window do not cluster in season the way many Naples condominium markets do: seven recorded from November to April and eight from May to October, including five from May to August 2024 alone. Recordings trail contracts by weeks, and the buyer pool is still heavier in season, since 41 of 120 owners mail from outside Florida. Our reading, an inference on 15 sales, is that a correctly priced villa sells in any month, and one that is priced and documented by October meets the most buyers.
Villa Homes at Vanderbilt Country Club values have moved in one large step and then held: the county’s calendar-year Villa median ran $422,500 to $437,000 from 2016 to 2020, jumped from $499,500 in 2021 to $750,000 in 2022, and has stayed within about 4 percent of $750,000 in every year since.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Year | Villa sales (n) | Median, parity | Range |
|---|---|---|---|
1999 | 59 | $238,800, odd | first sales from the builder |
2000 | 59 | $265,800, odd | first sales from the builder |
2016 | 5 | $436,900, odd | $415,000 to $462,500 |
2017 | 5 | $427,000, odd | $370,000 to $465,000 |
2018 | 5 | $430,000, odd | $385,000 to $445,000 |
2019 | 4, thin | $431,500, even | $400,000 to $452,000 |
2020 | 9 | $422,500, odd | $300,000 to $440,000 |
2021 | 10 | $499,500, even | $400,000 to $640,000 |
2022 | 5 | $750,000, odd | $630,000 to $827,000 |
2023 | 5 | $751,000, odd | $705,000 to $848,000 |
2024 | 8 | $722,500, even | $619,000 to $905,000 |
2025 | 4, thin | $740,500, even | $690,000 to $880,000 |
2026, to August 29 | 2, thin | $757,500, even | $755,000 to $760,000 |
Source: Collier County Property Appraiser sales file, 2026 preliminary roll, qualified improved sales on the 120 Villa parcels. Odd n means the median is an actual sale; even n means the mean of the middle pair. Years with fewer than five sales are marked thin.
All 120 villas first sold from the builder from 1998 to 2001 at a median of $248,800, from $194,900 to $366,000. For five years before 2021 the median sat around $425,000 to $437,000. Then the 2021 to 2022 step did the whole move, from $499,500 to $750,000, up about 50 percent on our arithmetic, and the count of sales fell from ten to five in the same year. Fewer villas changed hands at far higher prices, which is what a market does when inventory disappears.
For a Villa seller the flat series is good news in one way and a warning in another. It means a 2023 or 2024 villa sale is a fair comparable today with only a small time adjustment, which widens the usable evidence. It also means the market has not carried prices higher on its own for four years, so an owner who expects the 2021 to 2022 step to repeat will list above the record. The price is set by the house, not by momentum.
The median 2026 preliminary just value for the 120 Villa Homes is $589,114 (even n, the mean of the 60th and 61st values), with a range of $511,219 to $702,239. The twelve-month Villa sale median of $755,000 sits about 28 percent above it. Just value is a mass-appraisal estimate for tax purposes, set once a year on a lag; a seller who prices from it is pricing from the wrong number, and it is useful only for ranking one villa against another.
The Villa Homes at Vanderbilt Country Club and the Estate Homes at Vanderbilt Country Club share streets, plats, builder, age, flood zone and one master association, so a villa buyer almost always prices the Estate Homes too. The villas sold at a $755,000 median over 24 months (n = 7) against the Estate Homes’ $1,075,000 (n = 9).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Question | Villa Homes | Estate Homes |
|---|---|---|
Homes | 120 | 102 |
Streets | outer Gleneagle Way, Danbury Boulevard single-family lots, Preswick Lane | Allendale Court, Northhampton Court, inner Gleneagle Way |
Plans | 5 plans, 1,746 to 1,974 sq ft | 6 plans, 2,223 to 2,931 sq ft |
Garage | 2-car | 2- or 3-car |
Typical lot, county median land area | 8,123 sq ft | 11,480 sq ft |
County median house base area | 1,944 sq ft | 2,593 sq ft |
Private pool on the roll | 64.2% | 95.1% |
County qualified sales, 12 months (n, median) | 5, $755,000 | 2, $1,007,500 (even) |
County qualified sales, 24 months (n, median) | 7, $755,000 | 9, $1,075,000 |
County qualified sales, 36 months (n, median) | 15, $755,000 | 13, $1,100,000 |
County qualified sales, 60 months (n, median) | 27, $749,000 | 17, $1,100,000 |
MLS closings, 12 months to September 26, 2026 | 6, median $757,500, 10 days, 96.3% of list | 2, median $1,007,500, 79 days, 90.2% of list |
Median $ per county base sq ft, 24 months | $377.55 | $392.02 |
Median 2026 just value | $589,114 | $765,751 |
Neighborhood fee, 2026 | $2,320.96 | $2,871.36 |
Dues plus fee, 2026 | $15,479.96 | $16,030.36 |
Homestead share | 56.7% | 72.5% |
Flood zone at the homes | Zone X, all 120 | Zone X, all 102 |
Sources: Collier County Property Appraiser 2026 preliminary roll and our classification of all 222 single-family parcels; club Villa Homes and Estate Homes floor-plan sheets; 2026 fee sheet; Southwest Florida MLS Matrix, retrieved 26 Sep 2026. The full Estate Homes side is on our Estate Homes at Vanderbilt Country Club guide, and an Estate Home owner’s own valuation page is what an Estate Home at Vanderbilt Country Club is worth.
A buyer who chooses a Villa Home wants a detached, one-level house inside the club for about $300,000 less than an Estate Home, the lowest single-family carrying cost in the community and a two-car garage that can hold the golf cart, and accepts a smaller lot and, one time in three, no pool yet. A buyer who chooses an Estate Home needs a third or fourth bedroom plus a den, an 80-foot lot and a pool as standard. We price a villa for the first buyer and show the second buyer the arithmetic: at a per-foot gap of only about 4 percent, a pool villa of 1,950 square feet is not a cheap Estate Home, it is a smaller house at nearly the same rate.
The Estate Homes had two MLS closings in twelve months and none for sale on the pull date. A buyer who wants single-family ownership inside these gates this season has had very little to choose from, and a well-documented villa is often the only detached house on the market. That is a reason to list a villa carefully, not a reason to price it like an Estate Home.
Online estimates miss on Villa Homes at Vanderbilt Country Club because automated models cannot see what drives price here: the county does not label a villa from an Estate Home, a community median blends condominiums and carriage homes, the pool may date from 1999 or 2024, and the roof and windows are invisible in every public dataset.
The county’s subdivision names follow the two plats, and each plat carries both products. A model that groups by plat or by street blends $619,000 villas with $1,100,000 Estate Homes. On Gleneagle Way the inner and outer lots can face each other across the same pavement, and only the building class, the club’s site plan and the house size settle which is which.
The blended MLS median of $528,000 across 31 Vanderbilt Country Club closings is a Wedgewood carriage home, and it sits below every Villa sale of the year. The county’s single-family median of $760,000 is closer but carries two Estate Homes. Whatever sold last in the community pulls every estimate toward it, and in a year when Wedgewood and Waterford made up 23 of the 31 closings, that pull runs the wrong way for a villa.
Twenty-two villa pools were added after the houses were built, eight of them since 2022, and 31 villas carry more county base area than the largest plan. A model that reads the original plan size, or that treats every villa as a pool home because most on Gleneagle Way are, will misprice the villa in front of it in either direction.
Every villa was built from 1998 to 2001, before the statewide code. Whether yours has an original roof or a recent permitted one, impact glass or shutters, a fairway or a lake behind the lanai, no automated estimate knows. Of the two Gleneagle Way villas that each sold twice in the last 36 months, the smaller pool-and-spa house sold $145,000 to $260,000 above the larger house without a pool, and a model that prices by size would have ranked them the other way.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from Villa sales of your own plan size, with and without a pool, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or you can request it through our Villa Home valuation page. Call Jesse direct at (239) 898-6072 if you would rather talk it through first.
A Villa Homes at Vanderbilt Country Club buyer prices five costs into an offer: $15,479.96 a year in 2026 master dues and the Villa fee, the $1,200 food and beverage minimum, two special assessments that run with the home, property tax reset after the sale, and $15,500 paid once to the association at closing.
Line on the 2026 fee sheet | Annual | Quarterly |
|---|---|---|
Operating Dues (Community Assessment) | $10,894.00 | $2,723.50 |
Asset Replacement Reserves | $2,240.00 | $560.00 |
New Capital | $25.00 | $6.25 |
Total master dues, every home | $13,159.00 | $3,289.75 |
Villa Home Neighborhood Fee | $2,320.96 | $580.24 |
Villa total, dues plus fee | $15,479.96 | $3,869.99 |
Food and beverage minimum, calendar year | $1,200.00 | spending requirement |
Source: the Vanderbilt Community Association’s 2026 fee sheet dated August 20, 2026; the totals are our addition of the published lines. The Villa fee “covers property management and residential landscaping,” in the fee sheet’s words, and nothing else: the roof, the exterior paint, the homeowners and wind policy, water, sewer and pest control are the owner’s. At $16,679.96 with the minimum, the annual club cost is about 2.2 percent of a $755,000 villa, our arithmetic.
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, approved by the board on October 30, 2025 and August 20, 2026, with the work scheduled to begin in 2032. The Pickleball Project assessment is $678 per home, approved by members on May 7, 2026, as a lump sum or $56.50 a month from June 2026 to May 2027. Both “will remain the obligation of any successor owner,” per the fee sheet, so every buyer counts any unpaid balance. Decide at listing whether you pay the balance or price around it; the estoppel will show it either way.
One-time charge, 2026 | Amount | Who owes it under the documents |
|---|---|---|
Resale Capital Contribution, new outside buyer | $15,000 | the buyer: “the legal and personal obligation of the transferee,” Master Declaration section 5.2.5 |
Resale Capital Contribution, current owner buying another home inside | $3,500 | the buyer |
New Home Buyer Processing Fee | $500 | the buyer |
Estoppel fee | $299 | by Collier custom a seller cost unless the contract says otherwise |
Outside buyer’s cash to the association | $15,500 (our sum) |
Source: 2026 fee sheet; Certificate of Amendment recorded March 7, 2024. At $15,500, the outside buyer’s cash equals about 2.1 percent of the $755,000 Villa median, our arithmetic. A buyer may still ask for a credit, and every cost in a contract is negotiable, so we price with the charge in view rather than pretending it is not there.
Florida’s Save Our Homes cap follows the owner, not the house, and 68 of the 120 villas, 56.7 percent, carry a homestead exemption on the 2026 preliminary roll. Under section 193.155 the property is reassessed at just value as of January 1 after a change of ownership, so a buyer’s taxes are often well above a homesteaded seller’s. The median 2026 preliminary villa tax bill is $5,299.62; a non-homesteaded owner at the median villa just value of $589,114 would pay about $6,189 at the 2025 rate of 10.5058 mills for tax area 103, our illustration and not a quote for any home.
No community development district covers Vanderbilt Country Club, per the state’s official list of special districts, and there is no separate villa association or condominium layer: the Vanderbilt Community Association bills the Villa fee under the Master Declaration’s Neighborhood Assessment provision. Both absences shorten your buyer’s paperwork and belong in your listing presentation.
A Villa Homes at Vanderbilt Country Club seller owes the buyer a homeowners’ association disclosure summary before the contract is signed. The Vanderbilt Community Association is a mandatory Chapter 720 association, so section 720.401 applies to every villa resale, and because a detached villa is not a condominium, no Chapter 718 package applies.
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, stating that membership in the association is mandatory, that recorded covenants govern the use of the property, and that assessments are owed and may change. On a resale the summary is supplied by the parcel owner, which means you. The contract must carry the statutory statement that it is voidable if the summary was not provided first, in conspicuous type. If it was not, the buyer may cancel within 3 days after receiving the summary or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. We prepare the summary at listing so it is in the buyer’s hands before the offer is signed.
Our research did not establish whether the Amended and Restated Master Declaration restates the section 720.401 duty or names who owes it, so this page makes no claim about the covenant, only about the statute. What the recorded documents do settle is the other half of the split: the $15,000 Resale Capital Contribution is “the legal and personal obligation of the transferee” under section 5.2.5, the buyer’s charge at closing.
Section 720.401 does not apply to associations regulated under Chapters 718, 719, 721 or 723, and in communities that mix the two regimes a seller has to know which one governs. At Vanderbilt Country Club the Waterford and Wedgewood condominiums run under Chapter 718; the Villa Homes do not. A Villa Home is a lot on a recorded single-family plat under the master association alone, so there is no condominium resale package, no structural integrity reserve study and no milestone inspection for a villa. Confirm the package with your closing agent or attorney; this is general information and not legal advice.
The association issues its estoppel certificate through the club’s Director of Member Services, at $299. 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, and the certificate must be delivered within 10 business days of the request. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order it the day a contract is signed.
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. Every villa address point tests Zone X, so the flood item is usually short; the tax item matters on every homesteaded sale.
These are the Villa facts a buyer’s attorney will find, and they are better coming from you: mandatory membership and the $15,000 contribution; the golf course replacement assessment to 2032 and the pickleball assessment to May 2027; the owner’s full responsibility for roof, exterior, windows and insurance under section 6.1.1; the leasing limits of 30 days minimum and four leases a year; and the zero lot line maintenance easement in section 15.2, which no document we read applies to a particular villa lot. Raise those items before the buyer does.
What moves a Villa Home at Vanderbilt Country Club’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: the roof permit and a four-point inspection, a wind mitigation report, the pool and addition permits with their ARC approvals, the assessment balances, and presentation timed to the season. Every villa was built from 1998 to 2001.
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 that records roof covering, deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection. A pre-2002 house cannot earn the building-code credit, but it can earn the others on what an inspector documents. Section 627.7011 bars an insurer from refusing to write or renew solely because of the age of a roof under 15 years, and for an older roof requires it to accept an inspection showing five or more years of remaining life. If your roof is original, get the certification before you list; if it has been replaced, put the permit, the product approval and the date in the file.
A pool, a pool deck, a screen enclosure, a spa, shutters, a generator or a change of roof material or color each needed Architectural Review Committee approval before the building permit, under sections 8.2 and 9.2 to 9.3 of the Master Declaration. A buyer’s attorney will ask for both the approval and the permit on anything added since 2001. Collier County’s building permit records by address hold the permits; the association’s files hold the approvals.
All 120 villa address points returned Zone X, area of minimal flood hazard, on FEMA’s effective maps dated May 16, 2012, panels 12021C0218H and 12021C0410H, and FEMA’s preliminary maps released in 2025 change no zone in the community. Collier County’s Community Rating System Class 5 gives eligible flood policies a 25 percent discount. From January 1, 2027, Citizens requires flood coverage on every personal residential policy that includes wind, so a Citizens-insured villa will need a flood quote even in Zone X. An elevation certificate, if one exists for your address, belongs in the file.
One 24 by 24 inch For Sale sign in the association’s tan and blue format is allowed, street side only, no riders, removed once under contract, and one metal Open House sign under 18 by 24 inches, removed by sunset, per the club’s Realtors page. Every showing agent presents a driver’s license and business card at the Main Gatehouse on Vanderbilt Beach Road, and the Collier Boulevard back gate by Preswick Lane is members only, so every showing is routed through the main gate. A listing that cannot rely on a yard full of signs has to reach its buyer before the buyer reaches the gate.
A free in-person Villa Home valuation 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 direct at (239) 898-6072. Marc Comisar walks the villa, Jesse builds the analysis from Villa sales of your plan size, with and without a pool, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the MLS and county sales of villas like yours, matched for plan size, pool and street, adjusted for time with the villas’ own record, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $15,479.96 in dues and Villa fee, the $1,200 minimum, the assessment balances, the $15,500 an outside buyer brings to the association, and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or our Villa Home valuation request, 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 Villa Home at Vanderbilt Country Club covers pricing, marketing, negotiation, the estoppel and the assessment balances in full.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Villa Home or 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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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 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 Villa 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 villa 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 villa 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 Villa Homes at Vanderbilt Country Club neighborhood guide, and for the club and all four home types, 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 buying a Villa Home at Vanderbilt Country Club or call Marc at (239) 287-5873.
These are the valuation questions Villa Homes at Vanderbilt Country Club owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, FEMA’s records and the association’s published fee sheet and 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 plan, your pool, your street, your roof and your condition. The county recorded 15 qualified Villa resales in the 36 months to August 29, 2026 at a $755,000 median (n = 15, odd), from $619,000 to $905,000, and six villas closed on the MLS in the twelve months to September 26, 2026 at a $757,500 median (n = 6, even). 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.
Ask for a written opinion of value built from Villa sales only, never Estate Home sales, matched for plan size, pool and street, adjusted for time with the villas’ own record, tested against the active listing, with every source named. We provide that free, with no obligation to list.
Because automated models cannot tell a villa from an Estate Home on the same plat, blend in carriage-home and condominium sales, cannot date an added pool or a replaced roof, and mix MLS living area with county base area. Whatever sold last in the community pulls every estimate toward it.
Six Villa Homes closed on the Southwest Florida MLS in the twelve months to September 26, 2026, at $545,000, $690,000, $755,000, $760,000, $779,000 and $885,000, a $757,500 median. The county recorded five qualified Villa sales in its twelve months to August 29, 2026, $690,000 to $779,000, median $755,000.
No. The county’s Villa median was $755,000 over 12, 24 and 36 months and $749,000 over 60 months, and calendar-year medians have held within about 4 percent of $750,000 since 2022.
Over 36 months, villas with a pool on the county roll sold at a $835,000 median (n = 9) and villas without at $708,500 (n = 6), about $126,500 apart. Condition and view travel with the pool, so we read it as a direction and price from plan-matched pool or no-pool sales.
Usually not. It is an ARC approval, a county permit and a construction season on a lot about 58 feet wide. We would rather price the no-pool villa against no-pool sales and show the buyer the approval path.
On the county’s base area, the 36-month median was $382.64 (n = 15), from $327.70 to $471.85. The MLS living area is a different measure and is never divided against the county’s on this page.
Usually days, when priced to the villa record. The six Villa closings of the twelve months to September 26, 2026 took a median 10 days on market (n = 5, odd; one sale was entered after closing), against a blended 33.5 days across all 31 community closings.
A median 96.3 percent of final list price across the six Villa closings (n = 6, even), with two at full price and the lowest at 87.2 percent. Across all 31 community closings, blended, the median was 95.6 percent.
One, on the September 26, 2026 pull: a Preswick Lane villa asking $709,000 after 147 days, about 2.0 months of supply against six closings a year. No Estate Home was for sale.
You do not, except as the buyer’s alternative. The Estate Homes sold at a $1,075,000 median over 24 months (n = 9) against the villas’ $755,000 (n = 7), while the per-foot gap on county base area was only about 4 percent, $392.02 against $377.55.
It can. Over 36 months the ten Gleneagle Way sales ran $619,000 to $905,000 at a $782,500 median (n = 10, even), and the four Danbury Boulevard sales ran $702,000 to $779,000, but Gleneagle Way also carries most of the pools, so street and pool travel together.
No. The median 2026 preliminary villa just value is $589,114, and the twelve-month Villa sale median of $755,000 sits about 28 percent above it. Just value is a tax assessment on a lag, useful for ranking and useless as a list price.
Usually yes. Five plans run 1,746 to 1,974 square feet, and 31 villas carry more county base area than the largest plan. A Camilla with an addition and an Andover II are different houses; we match the plan and the additions before the square feet.
Yes, through the buyer’s insurer. Every villa dates from 1998 to 2001, an original roof is 25 to 28 years old, and the county roll does not record re-roofs. A permitted replacement roof is a selling point; an original roof needs a certification showing remaining life.
It shapes who buys and what they can pay. Membership is mandatory and comes with the deed, owners pay no greens fees, and the buyer carries $15,479.96 a year in 2026 dues and the Villa fee plus a $1,200 minimum. The value of the membership rides in the price of every villa.
The buyer, by the recorded document: it is “the legal and personal obligation of the transferee” under Master Declaration section 5.2.5, and $3,500 if the buyer already owns inside the gates. A buyer may still ask for a credit; that is negotiation.
Not necessarily. Both “will remain the obligation of any successor owner,” per the fee sheet, and the estoppel shows the balance. Decide at listing whether you pay it off or price around it, because every buyer counts it.
Usually higher if you are homesteaded, because the assessment resets to just value after a sale under section 193.155. The median 2026 preliminary villa tax bill is $5,299.62, and a non-homesteaded owner at the median just value would pay about $6,189 at 10.5058 mills, our illustration.
Zone X, area of minimal flood hazard, at all 120 villa address points on FEMA’s effective maps of May 16, 2012, panels 12021C0218H and 12021C0410H; the preliminary 2025 maps change nothing. A point test is not a lender’s determination, so keep any elevation certificate for your address in the file.
The section 720.401 homeowners’ association disclosure summary, before the buyer signs, and the section 689.302 flood disclosure at or before the contract. There is no condominium resale package, because a villa is not a condominium. Confirm the package with your closing agent or attorney; this is not legal advice.
No. The Vanderbilt Community Association “does not have an application process for purchases,” per the club’s Prospective Owners page; the buyer returns an Owner Information Form and designee headshots before closing.
Request it from the club’s Director of Member Services; the fee is $299, and section 720.30851 requires delivery within 10 business days. In Collier County custom the estoppel fee is a seller cost unless the contract says otherwise; the buyer’s $500 processing fee is separate.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $5,285 on a $755,000 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the estoppel, prorated taxes and dues, and any negotiated commissions or credits, all of which a written net sheet sets out before you list.
In the fall, with the file complete. The villa record shows sales recorded in every season, seven of 15 from November to April over 36 months, but the buyer pool is heavier in season, so a villa priced and documented by October meets the most buyers.
Yes. The buyer takes subject to the lease, and the buyer’s club privileges wait until the tenant’s lease ends, so time the lease end to the closing where you can.
Only if the numbers work with a 30-day minimum, four leases a year, full dues and Villa fee while leased, and no club use for you while a tenant is in residence.
Yes, one: a 24 by 24 inch sign in the association’s tan and blue format, street side only, no riders, removed once under contract, per the club’s Realtors page and Master Declaration section 7.6.2.
Florida’s portability rule lets a homesteaded seller transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the statutory window, on Form DR-501T. Ask the Collier County Property Appraiser before you close.
Get a written valuation built from Villa sales of your plan size, with and without a pool, and gather your roof permit, wind mitigation report, pool and addition approvals, and assessment balances. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Villa Homes at Vanderbilt Country Club valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s roll and public records, Florida Statutes and state agencies, FEMA, or the club and its master association. 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 Villa Homes by address, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser 2026 preliminary roll and sales file, files dated 29 August 2026, with our classification of all 222 single-family parcels into 120 Villa and 102 Estate Homes.
The club and the Vanderbilt Community Association
Florida Statutes
State agencies
Collier County records
Flood mapping and federal records
Our own assets
Every Villa 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 the members-only Rules and Regulations are not posted publicly.
Document | What it proves for a Villa Home valuation | Official authority |
|---|---|---|
2026 Master Association Fees for All Neighborhoods, 08/20/2026 | The $13,159 dues, the $2,320.96 Villa fee and what it covers, the $15,000 and $3,500 capital contributions, both special assessments | |
Amended and Restated Master Declaration, recorded 12/17/2020 | The owner’s roof and exterior duties, ARC approvals for pools and shutters, leasing, signs and the transferee’s capital contribution | |
Certificate of Amendment, recorded 03/07/2024 | Owner’s Designees, greens fees and the Resale Capital Contribution exemptions | |
Villa Homes floor plans | The five plans and their living areas, 1,746 to 1,974 square feet | |
Community Site Plan, August 2017 | Villa and Estate lots by street, the basis of the villa classification | |
Collier County PUD Master List | The 222 single-family and 578 multifamily entitlement, built out | |
Collier County 2026 Flood Protection Newsletter | The Class 5 flood insurance discount and the county flood program | |
FEMA Community Rating System eligible communities, 04/01/2026 | Collier County’s Class 5, 25 percent discount | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | |
Collier County 2025 millage table, tax area 103 | The 10.5058 mill rate on every villa | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation credits an insurer applies | |
Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead |
Three documents that matter most are not public: the association’s Rules and Regulations and architectural standards, through the seller and the association; the permit history for your address, from Collier County’s building records; and your estoppel certificate, from Member Services on request.
You reach the Villa Homes at Vanderbilt Country Club valuation team by using the Home Valuation form at the top of this page, requesting a Villa 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.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the neighborhood on our Villa Homes at Vanderbilt Country Club 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.