Values from every recorded Veranda resale of your association, plan and floor, tested against Lennar's final closings. Free, confidential and same day.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty Group · Values from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026), read 2 October 2026
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value condos in Veranda Condominiums at The National from the Collier County deed record, unit by unit, and this page explains what a Veranda condo in Ave Maria is worth in 2026: what each association, plan, floor and golf status has recorded for, what owners who resold actually got against their own purchase price, and how resales stack up against Lennar’s final closings. Veranda is part of The National Golf and Country Club in Ave Maria, Florida.
In the twelve months from September 2025 to August 2026 the county recorded 42 qualified Veranda sales at a $241,250 median: 12 resales at a $317,500 median, from $234,000 to $352,000, and 30 Lennar closings at a $235,000 median, from $225,000 to $275,000. Your condo sits somewhere inside that spread, and its association, plan, floor, golf status and purchase year decide where.
To get a number for your own unit, use the free valuation form on this page or our contact form. If you are ready to sell, read our guide to selling a Veranda condo at The National; if you are weighing a purchase, see buying a Veranda condo at The National.
A Veranda condo at The National is worth what Veranda units in the same association and plan have recorded for lately, adjusted for floor, golf status, condition and the unit’s own purchase history, then tested against Lennar’s last closings. Over the last twelve months that meant 12 recorded resales at a $317,500 median, while Lennar closed 30 new units at $235,000.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. Every figure below is a DOR-qualified, improved sale over $1,000 in the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026), filtered to the five Veranda condominiums.
Window (recorded qualified sales) | All sales | All median | Lennar closings | Lennar median | Resales | Resale median | Resale range |
|---|---|---|---|---|---|---|---|
September 2025 to August 2026 (12 months) | 42 | $241,250 | 30 | $235,000 | 12 | $317,500 | $234,000 to $352,000 |
September 2024 to August 2026 (24 months) | 106 | $260,000 | 86 | $250,000 | 20 | $308,000 | $234,000 to $352,000 |
September 2023 to August 2026 (36 months) | 184 | $300,000 | 154 | $291,500 | 30 | $317,500 | $234,000 to $362,500 |
All recorded history (first closing 30 November 2021) | 287 | $310,000 | 251 | $308,000 | 36 | $320,000 | n/a |
Source: Collier County Property Appraiser, 2026 tax roll data files. The twelve-month window holds 12 resales, more than the ten we require before quoting a median, so it is the window we lead with. The 12 resales total $3,713,800 in recorded consideration, and all 42 sales total $10,954,200. Because 12 is an even count, the $317,500 resale median is the mean of the middle pair, which were both $317,500.
Association | Buildings (street) | Sales | Median | Lennar closings | Resales |
|---|---|---|---|---|---|
Veranda I | 6070 and 6082 National Blvd | 2 | $318,750 | none | 2 at $318,750 ($317,500 and $320,000) |
Veranda II | 6023 to 6047 Ellerston Way | 3 | $309,000 | none | 3 at $309,000 |
Veranda III | 5427 to 5467 Double Eagle Cir | 6 | $330,000 | none | 6 at $330,000 |
Veranda IV | 5454 to 5478 Double Eagle Cir | 1 | $240,000 | 1 at $240,000 | none |
Veranda V | 5410 to 5434 Double Eagle Cir | 30 | $235,000 | 29 at $235,000 | 1 at $234,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, September 2025 to August 2026. Veranda III, a golf-designed association closest to the clubhouse after Veranda V, supplied half the resales and the highest resale median. Veranda V supplied 29 of Lennar’s 30 closings as Lennar finished its last phase.
Recorded | Building | Unit | Association | Plan (position) | Price |
|---|---|---|---|---|---|
29 Oct 2025 | 5467 Double Eagle Cir | 3212 | Veranda III | Bromelia II (next-in) | $315,000 |
20 Jan 2026 | 5433 Double Eagle Cir | 2911 | Veranda III | Arabella II (end) | $340,000 |
17 Feb 2026 | 6031 Ellerston Way | 1923 | Veranda II | Diangelo II (middle) | $317,500 |
5 Mar 2026 | 6023 Ellerston Way | 1825 | Veranda II | Bromelia II (next-in) | $272,000 |
14 Mar 2026 | 5453 Double Eagle Cir | 3116 | Veranda III | Arabella II (end) | $351,900 |
16 Mar 2026 | 5467 Double Eagle Cir | 3225 | Veranda III | Bromelia II (next-in) | $320,000 |
30 Mar 2026 | 5433 Double Eagle Cir | 2914 | Veranda III | Diangelo II (middle) | $264,900 |
30 Mar 2026 | 5467 Double Eagle Cir | 3213 | Veranda III | Diangelo II (middle) | $352,000 |
2 Apr 2026 | 6070 National Blvd | 226 | Veranda I | Diangelo II (middle) | $320,000 |
15 May 2026 | 5422 Double Eagle Cir | 2414 | Veranda V | Diangelo II (middle) | $234,000 |
3 Jun 2026 | 6039 Ellerston Way | 2025 | Veranda II | Diangelo II (middle) | $309,000 |
18 Jun 2026 | 6070 National Blvd | 216 | Veranda I | Diangelo II (middle) | $317,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files; plan names come from each unit’s position in its building, matched to Lennar’s three published plan sizes and to Lennar’s own homesite records for six Veranda units. The highest resale, $352,000, was a Veranda III Diangelo II at 5467 Double Eagle Circle, unit 3213, recorded 30 March 2026 (Official Records Book 6570, Page 2122). The lowest, $234,000, was the only Veranda V resale, at 5422 Double Eagle Circle, unit 2414, recorded 15 May 2026.
Lennar plan (size) | Position in the building | Lennar closings, all years | Lennar median | Lennar range |
|---|---|---|---|---|
Arabella II (1,569 sq ft) | end units | 71 | $320,000 | $250,000 to $365,500 |
Bromelia II (1,355 sq ft) | next-in units | 71 | $302,000 | $225,000 to $355,100 |
Diangelo II (1,366 sq ft) | middle units | 97 | $310,000 | $230,000 to $348,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, Lennar closings in buildings that carry a size on the roll. The 12 Lennar closings at 5434 Double Eagle Circle, Veranda V’s Building 26, have no building record on the roll yet and recorded a $250,000 median. A resale competes with these closings in the record, which is why the table matters to a Veranda owner.
These are the ten facts a Veranda owner should know about value in October 2026, each drawn from the Collier County Property Appraiser 2026 tax roll data files, a recorded Veranda Declaration, a Lennar document, a FEMA letter or a Florida statute.
Jump to any section of this Veranda at The National home value guide:
Get a free valuation of your Veranda condo at The National by entering your address in the valuation form on this page, by using our contact form to book a walk-through, or by reaching Jesse direct at (239) 898-6072. We send a value range built from the recorded resales and Lennar closings of your own association, plan and floor, not a ZIP-wide estimate.
The valuation comes from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, and we prepare every Veranda valuation ourselves. Once we have seen the unit, we follow the range with a fuller written pricing file.
Your unit number (it tells us the building, the floor and the position in the building), your association (Veranda I to V), the year you bought and what you paid, whether the unit is a golf unit or a social unit on your estoppels, upgrades with dates and any board approvals, whether the unit is furnished or leased, and any notice your association has sent about the budget, reserves or a special assessment. If you hold your building’s FEMA letter number, send it too.
A valuation is not a listing agreement. Veranda owners ask us for a number to plan a sale, compare renting with selling under the 30-day minimum lease rule, settle an estate or review insurance. For how we compare with other teams in this market, see our guide to the best real estate agents in Ave Maria.
Jesse McGreevy and Marc Comisar. We tracked every one of the 42 recorded Veranda sales in the last twelve months and paired each resale with the unit’s earlier deed, so the range you receive starts from the record for your building, not from a model. Read more about McGreevy and Comisar.
Online estimates, the Zestimate among them, miss at Veranda at The National because most Veranda sales were Lennar closings, because ZIP code 34142 is shared with a much wider area, because a model treats five associations of different vintages as one product, and because it cannot see the floor, the golf status or the paperwork a buyer prices.
Of the 287 qualified Veranda sales the county has recorded since the first closing on 30 November 2021, 251 were Lennar’s first sales and only 36 were resales. In the last twelve months the split was 30 Lennar closings and 12 resales. A model that reads every sale as a market sale blends Lennar’s 2026 closings, at a $237,000 median, with resales that recorded $317,500 in the same window (Collier County Property Appraiser, 2026 tax roll data files).
Every Veranda building carries ZIP code 34142, and Florida’s own condominium extract lists Veranda buildings with an Immokalee mailing city (DBPR condominium extract). An estimate that leans on ZIP-level sales is reading a far wider market than 19 buildings on National Boulevard, Ellerston Way and Double Eagle Circle.
Lennar sold the five Veranda associations in sequence from 2021 to 2026, and its prices rose and then fell along the way. The same Diangelo II plan recorded a $325,000 Lennar median in Veranda III and $238,000 in Veranda V. An estimate that averages the two is wrong for both owners.
Whether the unit is an Arabella II end unit or a Diangelo II middle unit, whether it is on the first floor or the second, whether its Declaration makes it golf-subordinate or says golf is not appurtenant, which FEMA letter covers its building, whether a special assessment is pending, and whether it is furnished or leased. We read these from your documents and from a visit.
Veranda at The National recorded 12 resales in twelve months at a $317,500 median, while Lennar closed its final Veranda V units at $235,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Veranda unit from its own association, plan and floor.
We value a Veranda condo at The National in six steps: the association and its build year, the plan and its position in the building, the floor, the golf status in the Declaration, the unit’s own prior deed, and a test against Lennar’s last closings. Condition, furnishings and the condominium file then move the number within that range.
Our team has read every recorded Veranda sale since the first Lennar closing in November 2021, unit by unit, and the steps below are how that record becomes a price for one unit.
Veranda is five condominiums, Veranda I to V, sold in sequence: Veranda I in 2021 and 2022, Veranda II in 2022 and 2023, Veranda III in 2023 and 2024, Veranda IV in 2024 and Veranda V from late 2024 to 2026 (Collier County Property Appraiser, 2026 tax roll data files). The association tells us which Lennar price era the unit was born in, which Declaration governs it, and which manager issues its estoppel. We start every valuation with the resales of the same association, then widen to its neighbors.
Every Veranda building follows the same grid on both floors: the Arabella II (1,569 square feet) at each end, the Bromelia II (1,355 square feet) next in, and the Diangelo II (1,366 square feet) in the middle. The unit number tells us which: unit 2421 is Building 24, second floor, position 1, an end-unit Arabella II. All three plans are two bedrooms, two baths and a den with a screened lanai and a one-car garage (Lennar, Veranda Condominiums), so the plan question is mostly size, light and shared walls.
Lennar sold the same plan on both floors. The record shows Lennar’s first-floor medians running slightly higher by plan, while resales over all history ran slightly higher on the second floor. We read the floor as a buyer-preference question for the specific unit, not as a fixed premium, and we price it from the closest matching sales.
The Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations say Golf Club membership “is not appurtenant to nor are any privileges in the Golf Club granted to any Unit within this Condominium” (Veranda V Declaration, Section 10.1, Official Records Book 6385, Pages 1856 to 1857, Collier County Clerk Official Records). That decides which buyers your unit reaches and which sales it should be compared with.
If your unit has been sold before, its last price is a number every buyer’s agent will look up. We pair your purchase with the other resale pairs in your association so you see in advance where your number sits against what you paid, and so the pricing conversation starts from the record rather than from hope.
With Lennar sold out, its 2025 and 2026 closings are no longer live competition, but they remain the newest comparable sales in the record. A buyer’s appraiser will read them. We show, plan by plan, why your unit is worth more than a 2026 Veranda V closing, or we tell you plainly when it is not.
Condition and finishes room by room, upgrades with board approval, furnishings you would include, the lanai outlook, the walk to the clubhouse, whether a tenant is in place, and the completeness of your condominium file: the Declaration, budget, financial statement, estoppels and your building’s FEMA letter.
Veranda at The National values depend on which side of 2025 you look from. Lennar’s Veranda closing median climbed to $323,750 in 2023 and fell to $237,000 in 2026, while the resale median dipped to $286,000 in 2025 and recorded $317,500 in 2026 to date on a sample led by golf-designed Veranda III units.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
Year of sale | Resales | Resale median |
|---|---|---|
2022 | 2 | $342,500 |
2023 | 6 | $323,250 |
2024 | 9 | $324,000 |
2025 | 8 | $286,000 |
2026 (to 4 August) | 11 | $317,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The 2026 figure leans on Veranda III, which supplied five of the eleven 2026 resales, including the three highest. With samples this small, one or two sales in a stronger building move the yearly median, which is why we price from the association and plan, not from the yearly line.
Year of sale | Lennar closings | Median | Range |
|---|---|---|---|
2021 | 13 | $269,000 | $252,998 to $281,997 |
2022 | 43 | $308,000 | $274,000 to $360,000 |
2023 | 68 | $323,750 | $305,000 to $362,100 |
2024 | 51 | $320,000 | $278,500 to $365,500 |
2025 | 54 | $247,500 | $230,000 to $320,000 |
2026 (to 4 August) | 22 | $237,000 | $225,000 to $275,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, counted with the first-deed rule. Lennar’s dated advertising followed the same arc: “$275,000 to $299,000” in January 2022 (Ave Maria Sun, 5 January 2022) and “start in the low $300,000s” in March 2023 (Ave Maria Sun, 22 March 2023).
The step down came in the second quarter of 2025. Lennar’s quarterly Veranda closing median was $295,000 in the first quarter of 2025 and $251,950 in the second, and the 2025 and 2026 closings never returned to the earlier level (Collier County Property Appraiser, 2026 tax roll data files). For any Veranda owner who bought before April 2025, that quarter is the line buyers and appraisers now read first.
Window | Resales | Resale median | Lennar closings | Lennar median |
|---|---|---|---|---|
12 months to August 2026 | 12 | $317,500 | 30 | $235,000 |
24 months to August 2026 | 20 | $308,000 | 86 | $250,000 |
36 months to August 2026 | 30 | $317,500 | 154 | $291,500 |
All history | 36 | $320,000 | 251 | $308,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The resale median has held between $308,000 and $320,000 across every window, while the Lennar median fell from $308,000 over all history to $235,000 over the last twelve months. The gap between the two is the space a well-presented resale has to work in.
Lennar has sold out, so no new Veranda unit will undercut a resale from here; the competition is other owners and the recorded 2025 and 2026 Lennar deeds. We do not forecast prices. We show you the record for your plan and association, and we read current competing listings when we prepare your valuation: on 16 October 2026 the Southwest Florida MLS showed 25 Veranda condos for sale, asking $250,000 to $355,000, which is 12.0 months of supply.
Veranda at The National owners who resold in the last twelve months mostly got a little less than they paid: 8 of 11 resale pairs closed below the unit’s earlier qualified price, at a median change of minus 2.9 percent. The purchase year explains it. Owners who bought in 2021 and 2022 resold with gains; 2023 and 2024 buyers are the ones selling below cost.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
A pair counts only when both the resale and the unit’s earlier sale are DOR-qualified, which is why 11 of the 12 twelve-month resales form pairs: the twelfth, 6070 National Boulevard unit 216, had an earlier $306,700 deed in August 2024 that the county did not mark as qualified.
Building, unit | Association | Prior sale | Prior price | Resale | Resale price | Change |
|---|---|---|---|---|---|---|
5467 Double Eagle Cir, 3212 | Veranda III | 28 Mar 2024 | $322,000 | 29 Oct 2025 | $315,000 | minus 2.2% |
5433 Double Eagle Cir, 2911 | Veranda III | 25 Oct 2023 | $356,000 | 20 Jan 2026 | $340,000 | minus 4.5% |
6031 Ellerston Way, 1923 | Veranda II | 30 Nov 2022 | $333,100 | 17 Feb 2026 | $317,500 | minus 4.7% |
6023 Ellerston Way, 1825 | Veranda II | 6 Sep 2022 | $285,000 | 5 Mar 2026 | $272,000 | minus 4.6% |
5453 Double Eagle Cir, 3116 | Veranda III | 30 Jan 2024 | $345,500 | 14 Mar 2026 | $351,900 | plus 1.9% |
5467 Double Eagle Cir, 3225 | Veranda III | 21 Mar 2024 | $315,000 | 16 Mar 2026 | $320,000 | plus 1.6% |
5433 Double Eagle Cir, 2914 | Veranda III | 10 Oct 2023 | $325,000 | 30 Mar 2026 | $264,900 | minus 18.5% |
5467 Double Eagle Cir, 3213 | Veranda III | 29 Feb 2024 | $337,000 | 30 Mar 2026 | $352,000 | plus 4.5% |
6070 National Blvd, 226 | Veranda I | 26 May 2024 | $362,500 | 2 Apr 2026 | $320,000 | minus 11.7% |
5422 Double Eagle Cir, 2414 | Veranda V | 29 Sep 2025 | $235,000 | 15 May 2026 | $234,000 | minus 0.4% |
6039 Ellerston Way, 2025 | Veranda II | 10 Feb 2023 | $318,100 | 3 Jun 2026 | $309,000 | minus 2.9% |
Source: Collier County Property Appraiser, 2026 tax roll data files. Pairs: 11. Below the prior price: 8 of 11. Median change: minus 2.9 percent. The three gains were all Veranda III units bought new from Lennar in early 2024 and resold in March 2026.
Across all recorded history, 34 Veranda resales pair with an earlier qualified sale of the same unit. Sixteen of the 34 closed below the prior price, and the median change across all 34 is plus 1.7 percent. Every one of the 16 losses is a resale dated September 2023 or later, and of the 16 pairs resold before 1 September 2024, 15 sold above the prior price (Collier County Property Appraiser, 2026 tax roll data files).
Owners who bought from Lennar in 2021 and 2022, at roughly $260,000 to $300,000, resold with gains in 2023 and 2024. Owners who bought at the 2023 to 2024 peak, at roughly $320,000 to $365,000, are reselling below cost while Lennar closed new Veranda V units at $225,000 to $275,000 in 2025 and 2026. If you know your purchase year and price, you already know which cohort you are in.
One Veranda I Diangelo II tells the story in three deeds. Lennar’s closing recorded $269,000 on 30 November 2021. Its first owner resold it on 26 May 2024 for $362,500, a gain of 34.8 percent and the top of the 36-month Veranda resale range. The 2024 buyer resold it on 2 April 2026 for $320,000, a loss of 11.7 percent (Collier County Property Appraiser, 2026 tax roll data files; Official Records Book 6571, Page 945 for the 2026 deed). Same unit, same plan, same building: the purchase date decided the outcome.
A valuation is not a promise that you recover your purchase price, and we will not pretend it is. If you bought in 2021 or 2022, the record says you are likely at or above break-even. If you bought in 2023 or 2024, plan for a price near or below what you paid, and let us show you which features of your unit can close the gap: an end unit, a golf-designed association, a preferred floor, upgrades and a complete condominium file.
At Veranda at The National the Arabella II end unit carries the highest plan median, $320,000 across 71 Lennar closings, against $302,000 for the Bromelia II and $310,000 for the Diangelo II. Twelve-month resales ran from $234,000 to $352,000 for Diangelo II units alone, so the association and floor matter as much as the plan.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
Plan | Beds, baths, den | Size (Lennar) | Position | Units in Veranda | Lennar median, all years | Twelve-month resales |
|---|---|---|---|---|---|---|
Arabella II | 2 bed, 2 bath, den | 1,569 sq ft | end units | 76 | $320,000 (71 closings) | 2: $340,000 and $351,900 |
Bromelia II | 2 bed, 2 bath, den | 1,355 sq ft | next-in units | 76 | $302,000 (71 closings) | 3: $272,000, $315,000 and $320,000 |
Diangelo II | 2 bed, 2 bath, den | 1,366 sq ft | middle units | 104 | $310,000 (97 closings) | 7: $234,000 to $352,000 |
Sources: Lennar plan pages for Arabella II, Bromelia II and Diangelo II; Collier County Property Appraiser, 2026 tax roll data files. Twelve-month resale lists come from the resale table above.
Association | Arabella II | Bromelia II | Diangelo II |
|---|---|---|---|
Veranda I | $296,000 | $277,000 | $281,997 |
Veranda II | $345,000 | $313,000 | $321,400 |
Veranda III | $348,000 | $320,000 | $325,000 |
Veranda IV | $315,000 | $286,000 | $293,000 |
Veranda V (Building 26 excluded) | $262,000 | $238,500 | $238,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. Read across any row and the plan order holds; read down any column and the association, which is really the year Lennar sold it, moves the price far more than the plan does.
The Arabella II is the largest plan, 214 square feet more than the Bromelia II and 203 more than the Diangelo II on Lennar’s sizes, and it is the end unit, sharing a wall on one side only. Lennar calls it “the largest plan in the collection” (Lennar, Arabella II). Both twelve-month Arabella II resales were in Veranda III and recorded $340,000 and $351,900.
The Bromelia II and Diangelo II are eleven square feet apart, and they trade closer to each other by building and year than by plan. The Bromelia II has a split layout with the den between the owner’s suite and the second bedroom; the Diangelo II puts the two bedrooms side by side (Ave Maria Sun, 5 January 2022). Buyers choose between them on layout, so we market that difference in the listing.
Veranda holds 76 Arabella II, 76 Bromelia II and 104 Diangelo II units, so a Diangelo II owner usually faces the most same-plan competition and an Arabella II owner the least. A 16-unit building holds eight Diangelo II units, four on each floor; a 12-unit building holds four. On 16 October 2026, 10 of the 25 Veranda listings on the Southwest Florida MLS were Diangelo II units, 7 Bromelia II and 8 Arabella II. When two units of your plan are listed in your association at once, the better-presented one sets the price for both, and we plan your list date with that in mind.
A Veranda unit number is the building, then the floor, then the position. Unit 3522 is Building 35, second floor, position 2, a Bromelia II. Buildings 1 and 2 on National Boulevard use three digits, so unit 226 is Building 2, second floor, position 6. Position 1 and the last position on each floor are always end units, which is where the Arabella II sits.
Yes. At Veranda at The National the association carries the build year, the Lennar price era, the golf status and the manager, so it moves value more than any other single fact. Lennar’s Veranda V closings ran $81,500 to $87,000 below Veranda III for the same three plans, and Veranda III recorded the highest twelve-month resale median, $330,000.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
Association | Units, buildings | Year built (roll) | Golf status in the Declaration | Manager (Sunbiz 2026) | Twelve-month resales |
|---|---|---|---|---|---|
Veranda I | 32 in 2 | 2021 to 2022 | golf-subordinate | Tropical Isles Management Services | 2 at $318,750 |
Veranda II | 56 in 4 | 2022 to 2023 | golf-subordinate | Tropical Isles Management Services | 3 at $309,000 |
Veranda III | 64 in 5 | 2023 to 2024 | golf-subordinate | Cambridge Management | 6 at $330,000 |
Veranda IV | 36 in 3 | 2024 | not appurtenant (s. 10.1) | Cambridge Management | none |
Veranda V | 68 in 5 | 2024 to 2025 | not appurtenant (s. 10.1) | Tropical Isles Management Services | 1 at $234,000 |
Sources: Collier County Property Appraiser, 2026 tax roll data files; the recorded Veranda Declarations (Collier County Clerk Official Records); Florida Division of Corporations records for Veranda I, Veranda II, Veranda III, Veranda IV and Veranda V. All five associations are owner-controlled; Veranda V turned over between 13 April and 8 July 2026.
Veranda III and Veranda V sit on the same stretch of Double Eagle Circle and offer the same three plans, yet Lennar’s Veranda V closing medians run $86,000 below Veranda III for the Arabella II, $81,500 below for the Bromelia II and $87,000 below for the Diangelo II (Collier County Property Appraiser, 2026 tax roll data files). Two things separate them besides the calendar: Veranda III sold near Lennar’s 2023 and 2024 peak and Veranda V after the 2025 step down, and Veranda III’s Declaration is golf-subordinate while Veranda V’s says golf is not appurtenant. Lennar’s golf and non-golf site map labels the Veranda III buildings “G” and the Veranda V buildings “NG” (Lennar, The National site map, golf and non-golf version, updated 12 November 2024).
Veranda I, II and III supplied 11 of the 12 twelve-month resales. Their owners have held long enough to move, and their Lennar prices were set before the step down. Veranda IV recorded no resale in the window and Veranda V only one, because most of their owners bought in 2025 and 2026. A Veranda IV or V owner who sells soon will be pricing against Lennar deeds in the same buildings, which is a different conversation from a Veranda III owner’s.
Straight-line distance to the club parcel runs about 700 feet from Veranda V, about 1,000 feet from Veranda III, about 1,750 feet from Veranda II and IV, and about 2,300 feet from Veranda I (our measurement on Collier County’s parcel map service). The clubhouse opened on 24 March 2025 at 5923 Double Eagle Circle (The National Golf and Country Club). Buyers who plan to use the club daily ask about the walk, and we put it in the listing.
The manager who issues the estoppel (Tropical Isles for Veranda I, II and V; Cambridge Management for Veranda III and IV, with estoppels ordered through HomeWiseDocs per Cambridge Management), the board that adopts the budget, and the recorded Declaration that sets golf status. Five boards set five budgets, so two Veranda condos a short walk apart can carry different monthly costs, and a buyer prices that difference.
At Veranda at The National the floor shows up in the record, but not as a clean premium. Lennar’s first-floor medians ran higher by plan, by $10,500 to $17,500, while resales over all history ran $315,000 first floor and $320,000 second floor. The mix of sale years differs by floor, so we price the floor from the closest matching sales.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026)
Plan | First-floor Lennar median | Second-floor Lennar median | Difference |
|---|---|---|---|
Arabella II | $328,000 | $310,500 | $17,500 |
Bromelia II | $298,500 | $288,000 | $10,500 |
Diangelo II | $311,500 | $297,500 | $14,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files; floor read from the county unit numbers (building, floor, position), medians only. In 2026 Lennar’s first-floor closings ran at a $250,000 median and second-floor closings at $235,000. The mix of sale years differs by floor, so this is not a controlled floor premium.
Across all recorded history, first-floor Veranda resales have a $315,000 median and second-floor resales $320,000 (Collier County Property Appraiser, 2026 tax roll data files). Resales tilt the other way from Lennar’s pricing, again over a different mix of years, which tells us owners and buyers weigh the floor differently from the builder’s price sheet.
A first-floor unit sits at ground level with its lanai at grade and no stairs to the door. A second-floor unit has no neighbor overhead and a raised outlook, and the Declaration places its air-conditioning pad “on the slab adjacent to the Unit located below such Unit with respect to second floor Units” (Veranda V Declaration, Section 3.14.3, Official Records Book 6385, Page 1850). Each plan is offered on both floors on Lennar’s plan pages (Lennar, Veranda Condominiums).
Lennar’s Veranda plan pages and included-features list do not describe an elevator, and we found no Lennar statement either way, so we never advertise one or its absence; buyers who need step-free access confirm how the upper floor is reached on a tour of the specific building. When we price a second-floor unit we lead with what it offers (privacy, outlook, light) and we compare it with second-floor sales first.
At Veranda at The National golf status changes which buyers a unit reaches and which sales it should be compared with. Veranda I, II and III Declarations make each unit golf-subordinate, while Veranda IV and V say golf membership is not appurtenant. The county record cannot isolate a golf premium, because golf status and build year move together.
Association | Recorded Declaration wording | Golf club annexation found | Lennar site map label | Our reading |
|---|---|---|---|---|
Veranda I | subject and subordinate to the Golf Club Declaration | OR 6037/1014, 4 Nov 2021 | no label | golf-bundled design |
Veranda II | “subject and subordinate to the Golf Club Declaration, Community Declaration, and Master Declaration” (OR 6121 PG 3454) | none found | no label | golf-bundled design per the Declaration |
Veranda III | subject and subordinate to the Golf Club Declaration | OR 6236/2448, 15 Apr 2023 | “G” | golf-bundled design |
Veranda IV | Section 10.1: membership “is not appurtenant” (OR 6342 PG 3971) | none | “NG” | not golf; social membership |
Veranda V | Section 10.1, same wording (OR 6385 PG 1856 to 1857) | none | “NG” | not golf; social membership |
Sources: the recorded Veranda Declarations and golf club annexations (Collier County Clerk Official Records); Lennar, The National site map, golf and non-golf version, updated 12 November 2024, marked conceptual. Every owner enjoys a bundled social membership today: “Homeowners enjoy bundled social memberships” (Lennar, Veranda Condominiums).
The highest twelve-month resale median belongs to golf-designed Veranda III, at $330,000, and the lowest twelve-month sales belong to non-golf Veranda V. That gap is real, but it also carries two years of Lennar pricing, so we do not publish a golf premium. We compare a golf-designed unit with Veranda I, II and III resales, and a social unit with Veranda IV and V sales and with the golf-designed resales it competes against for the same buyer.
Golf status attaches through the association, but a buyer never relies on a map or a listing remark. We order the Golf Club and property owners association estoppels for the specific unit, which show its membership class and any club charges owed. Golf dues are not published, so we never quote one; the estoppel and the club give the figure.
Lennar’s final Veranda at The National closings set the floor a buyer’s appraiser reads first: 30 Lennar closings at a $235,000 median in the last twelve months, from $225,000 to $275,000, against 12 resales at $317,500. Lennar sold its last Veranda condos in 2026, so those deeds are now recorded comparables, not live competition.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026; lennar.com checked 23 September and 2 October 2026)
Last twelve months | Sales | Median | Range | Where |
|---|---|---|---|---|
Lennar closings | 30 | $235,000 | $225,000 to $275,000 | 29 in Veranda V, 1 in Veranda IV |
Resales | 12 | $317,500 | $234,000 to $352,000 | 11 in Veranda I to III, 1 in Veranda V |
Source: Collier County Property Appraiser, 2026 tax roll data files. By our arithmetic the resale median sits $82,500 above the Lennar median, and most of that gap is the difference between golf-designed, earlier-vintage associations and non-golf Veranda V.
Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026 (Lennar, Veranda Condominiums). The newest qualified Veranda sale on the county extract is a $240,000 Lennar closing of a Veranda IV Bromelia II at 5478 Double Eagle Circle, unit 3522, on 4 August 2026 (Official Records Book 6617, Page 980). One Veranda V unit, 5416 Double Eagle Circle unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale.
A golf-designed association, an Arabella II end unit in an earlier building, the floor a buyer prefers, upgrades and furnishings, a walk to the clubhouse, and an owner-run association with its budget, insurance certificates and estoppels in hand. A Lennar buyer in 2026 got a new unit and Lennar’s limited warranties (Lennar, Veranda included features); a resale buyer gets a finished, furnished, documented home. Pricing a resale well means showing that difference, plan by plan.
For a Veranda IV or V owner, the Lennar deeds in your own building are your nearest comparables, and the case for a higher price rests on condition, furnishings and presentation. For a Veranda I, II or III owner, the 2025 and 2026 Lennar deeds belong to a different association and a different golf status, and we say so in the pricing file a buyer’s agent reads.
A comparative market analysis for a Veranda at The National condo is a written pricing file built from the resales, Lennar closings and competing listings closest to your unit. Request one through the contact form or reach Jesse direct at (239) 898-6072. It is free, carries no obligation to list, and starts from the recorded sales.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every Veranda CMA personally.
Plan, floor and position, lanai outlook, condition of kitchen and baths, flooring, upgrades with dates and board approvals, the furnishings you would include, the garage, the golf or social status on your estoppels, and the association documents you hold. We note your building’s FEMA letter number, because a buyer’s lender and insurance agent will ask for it.
Before you decide, not after. A CMA ninety days before you list gives you time to gather the condominium file, order estoppels, fix small items and choose the season. Read how we prepare and market a Veranda sale in our guide to selling a Veranda condo at The National.
The county record is the best public source for what a Veranda at The National condo actually sold for, but it is silent on list price, days on market, current competition, furnishings in the price and the contents of association records. We fill those gaps from the Southwest Florida MLS, your documents and a visit before we give you a number.
County deeds carry the recorded consideration only. They cannot show how far a Veranda sale closed below its asking price or how long it took to sell. The Southwest Florida MLS fills that gap. In the 12 months to 16 October 2026, the 12 Veranda resales with a listing period sold at a median 95.7 percent of the final list price after a median 52.5 days on market, and all 18 listed Veranda closings, Lennar’s included, at a median 94.9 percent after 85.5 days. Seven more closings were entered into the MLS after the sale with no listing period, so they count in closed totals but not in those two figures.
The county record shows what sold, not what is for sale today. On 16 October 2026 the Southwest Florida MLS showed 25 Veranda condos for sale, asking $250,000 to $355,000 at a $309,999 median: 7 Bromelia II from $274,900 to $349,900, 10 Diangelo II from $250,000 to $355,000 and 8 Arabella II from $299,950 to $339,900. At least 8 of the 25 active listings have been reduced (a price cut is their most recent change), and against 25 MLS closings in 12 months that is 12.0 months of supply. Two Diangelo II units listed in the same association at once change your pricing more than any yearly median, so we check the live competition the week we price.
Veranda units often sell furnished to seasonal buyers. The deed shows one price whether or not it included furniture or a seller credit, so a high recorded price may carry a furnished package. We ask, and we adjust for it.
Budgets, reserve schedules, minutes and insurance certificates are association records. Under s. 718.111(12), Florida Statutes, an owner may inspect them, and an association of 25 or more units must post its budget and other listed documents on a website or app; every Veranda association, at 32 to 68 units, is over that line. We did not find those sites by public search, so we gather the documents with you through your manager. We never describe what an association’s records contain on a public page.
The newest recorded Veranda resale in the August 2026 county extract closed on 18 June 2026. Deeds recorded after the extract date appear in the next county file, and we check the newest record before every valuation.
A buyer’s loan, insurance quote and monthly budget are built from the charges and records a Veranda at The National unit carries, so fees, Florida’s condominium laws and FEMA’s flood letters reach your value through what the buyer can afford and what the lender will approve. We gather each document before we suggest a price.
No Veranda budget or fee sheet is public. Each of the five owner-controlled associations adopts its own budget under s. 718.112(2)(f) (s. 718.112, Florida Statutes), and the current figure for a unit comes from its estoppel certificate under s. 718.116(8) and from the budget the association posts under s. 718.111(12). A seller who orders the estoppel early can hand a buyer the real number on day one.
Each Veranda Declaration capped the condominium assessment at Section 14.10.1 only during developer control. These are the Declaration’s maximum condominium assessment per unit per quarter during developer control, not today’s fee, and every guarantee has ended because every association has turned over.
Association | Declaration cite | Period 1 | Period 2 | Period 3 |
|---|---|---|---|---|
Veranda I | OR 6011 PG 157 to 158 | to 31 Dec 2020: $864.50 | 2021: $994.18 | 2022: $1,143.30 |
Veranda II | OR 6121 PG 3458 | to 31 Dec 2021: $964.48 | 2022: $1,109.15 | 2023: $1,275.52 |
Veranda III | OR 6235 PG 2566 | to 31 Dec 2022: $834.00 | 2023: $959.10 | 2024: $1,102.97 |
Veranda IV | OR 6342 PG 3975 | to 31 Dec 2022: $1,074.11 | 2023: $1,235.23 | 2024: $1,420.51 |
Veranda V | OR 6385 PG 1860 | to 31 Dec 2024: $1,059.85 | 2025: $1,324.81 | 2026: $1,656.02 |
Source: the recorded Declarations of Condominium for Veranda I to V, Section 14.10.1 (Collier County Clerk Official Records); dates as recorded. The cap covered only the condominium association line, not The National’s property owners association, bulk cable, the Ave Maria Master Association, the club food and beverage minimum or the district on the tax bill. Today the owner board sets the figure.
The Ave Maria Stewardship Community District, a Chapter 189 independent special district, appears on each Veranda unit’s Collier County tax bill. The 2025 bills showed $1,792.44 in Veranda I, $1,746.59 in Veranda II and $1,902.29 in Veranda III, IV and V (Collier County Tax Collector, 2025 bill for a Veranda V unit); the 2026 bills issue in November 2026. Section 6.2 of each Veranda Declaration discloses the district.
A Veranda sale usually needs an estoppel certificate from the Veranda association, The National’s property owners association and the Ave Maria Master Association, plus the Golf Club for a golf unit. Under s. 718.116(8) the condominium certificate fee is capped at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, issued within 10 business days (s. 718.116, Florida Statutes). In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, so it is not a usual seller cost; your contract controls. Documentary stamp tax on the deed is $0.70 per $100 under s. 201.02 (Florida Statutes).
Veranda buildings are two stories, below the three-habitable-story threshold of Florida’s structural integrity reserve study law, s. 718.112(2)(g), and its milestone inspection law, s. 553.899 (s. 553.899, Florida Statutes), so neither applies. Ordinary reserves under s. 718.112(2)(f) for roofs, painting, paving and other items over $25,000 still apply unless owners vote to waive or reduce them. On a resale the seller gives the buyer the declaration, bylaws, rules, the annual financial statement and budget and the other items in s. 718.503 (s. 718.503, Florida Statutes); for a Veranda building the SIRS and milestone items are “not applicable”, not missing, and a complete file helps your price.
Section 720.401 sets a pre-contract disclosure duty for homeowners association parcels, and its subsection (2) excludes associations governed by chapter 718 (s. 720.401, Florida Statutes). A Veranda unit sits in a chapter 718 condominium and also inside The National’s property owners association, so ask your closing agent or a real estate attorney which disclosures your contract needs. This is information, not legal advice.
FEMA’s effective 16 May 2012 map draws all five Veranda parcels in Zone AH, a Special Flood Hazard Area, on panels 12021C0270H (Veranda I and II) and 12021C0260H (Veranda III to V) (FEMA National Flood Hazard Layer). FEMA letters of map revision based on fill remove 18 of the 19 buildings, or the filled tract they sit on, into zone X (shaded):
FEMA case | Letter date | Veranda buildings covered |
|---|---|---|
22 Dec 2020 | Veranda I, Buildings 1 and 2 | |
5 Aug 2021 | Veranda II, Buildings 18 to 21 | |
12 Sep 2023 | Veranda III, Buildings 31 and 32; Veranda IV, Buildings 33 to 35 | |
14 Mar 2025 | Veranda III, Buildings 28 and 29 | |
30 Oct 2023 | Veranda V, tract MF-3B (“property removed”) |
5445 Double Eagle Circle, Veranda III Building 30, is not named in any letter we found. FEMA’s letters say the federal mandatory purchase requirement does not apply, “However, the lender has the option to continue the flood insurance requirement”, so lenders may still require flood insurance (Fannie Mae Selling Guide B7-3-06). Your building’s case number belongs in your listing file, because it answers a buyer’s first flood question before it costs you a price reduction. Collier County holds a CRS Class 5 rating, a 25 percent discount for eligible flood policies (Collier County 2026 Flood Protection Newsletter), and every Veranda building is in evacuation Zone F.
The association insures the building as originally installed under its master policy, and the owner insures floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and personal property under an HO-6 policy (s. 718.111(11)(f), Florida Statutes), with at least $2,000 of loss assessment coverage under s. 627.714 (Florida Statutes). A buyer’s HO-6 quote is part of their monthly cost, so a seller who can show the master certificate and the building’s flood letter helps the buyer’s numbers work.
Veranda at The National sits in the middle of Ave Maria’s attached-home market on recorded resales: $317,500 on 12 twelve-month resales, above Terrace’s $231,000 and below Coach Homes’ $425,000. The comparison below uses one yardstick, recorded qualified sales counted with the same first-deed rule, so a Veranda owner can see which buyer pool a unit competes in.
Data updated: October 2026 (Collier County Property Appraiser, 2026 tax roll data files)
Product | Format | Units | Sizes (builder) | Parking | Twelve-month window | Sales (median) | Resales, median |
|---|---|---|---|---|---|---|---|
Veranda at The National | 2-story, 12 or 16 units per building, 5 associations | 256 | 1,355 to 1,569 sq ft, 2 bd + den | 1-car garage | Sep 2025 to Aug 2026 | 42 ($241,250) | 12, $317,500 |
4-story elevator buildings, 6 associations | 420 | 1,120 to 1,301 sq ft | carport | Sep 2025 to Aug 2026 | 85 ($213,000) | 22, $231,000 | |
2-story, 4 units per building, 4 associations | 192 on the 2026 roll | 1,741 and 2,110 sq ft, 3 bd / 2 ba | 2-car garage | Sep 2025 to Aug 2026 | 33 ($320,000) | 5, $425,000 | |
detached zero-lot-line, one HOA | 602 lots | 1,133 to 2,260 sq ft | 1- or 2-car garage | Aug 2025 to Jul 2026 | 48 | 15, $356,400 |
Source: Collier County Property Appraiser, 2026 tax roll data files, as compiled for our guide to each community; builder sizes from each builder’s plan pages. The windows are not identical, so each is named beside its figures. On the Southwest Florida MLS on 16 October 2026, 25 Veranda condos were for sale against 12 at Terrace and 12 at Coach Homes, which is 12.0 months of supply at Veranda, 2.8 at Terrace and 8.5 at Coach Homes.
A Veranda buyer is usually choosing between a larger two-story Veranda unit with its own garage and a four-story Terrace unit with an elevator and a carport at $86,500 less on the twelve-month resale medians, or stepping up to a three-bedroom Coach Home with a two-car garage. We position a Veranda listing against those choices: more space and a garage than Terrace, no SIRS or milestone obligation, and a lower entry than a Coach Home. Unlike Veranda, Coach Homes was still selling new from Lennar on 2 October 2026, with move-in-ready units listed on lennar.com, which a Veranda seller should know when a buyer is shopping both. For the wider picture across The National, our village guides cover valuing a home at The National, selling a home at The National and buying a home at The National.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Veranda unit against the full record. Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions Veranda at The National owners ask us most about value, answered from the Collier County Property Appraiser 2026 tax roll data files, the recorded Veranda Declarations, Lennar’s documents, FEMA’s letters and Florida law. If yours is not here, use the contact form on this page or reach Jesse direct at (239) 898-6072.
The twelve-month Veranda resale median is $317,500 on 12 resales, from $234,000 to $352,000 (September 2025 to August 2026). Your unit’s value depends on its association, plan, floor, golf status, condition and purchase history; request a free valuation and we match it to the sales of its own association and plan.
Lennar’s 71 Arabella II closings recorded a $320,000 median across all years, and the two twelve-month Arabella II resales, both in Veranda III, recorded $340,000 and $351,900. The Arabella II is the 1,569-square-foot end unit.
Lennar’s 71 Bromelia II closings recorded a $302,000 median, and the three twelve-month Bromelia II resales recorded $272,000, $315,000 and $320,000. The Bromelia II is the 1,355-square-foot next-in unit.
Lennar’s 97 Diangelo II closings recorded a $310,000 median, and the seven twelve-month Diangelo II resales ran from $234,000 in Veranda V to $352,000 in Veranda III. The Diangelo II is the 1,366-square-foot middle unit.
It depends on when you bought. Of the 11 twelve-month resale pairs, 8 closed below the earlier price at a median of minus 2.9 percent, and every loss in Veranda’s history is a resale dated September 2023 or later. Owners who bought in 2021 and 2022 have generally resold above what they paid.
Lennar’s own Veranda prices fell. Its closing median dropped from $320,000 in 2024 to $247,500 in 2025 and $237,000 in 2026, with the step down in the second quarter of 2025, and those lower deeds became comparable sales for every resale.
We do not forecast prices. What we can say is that Lennar has sold out, so new Lennar units no longer compete with a resale, and the resale median has held between $308,000 and $320,000 across every window from 12 months to all history.
Yes, more than any other single fact. Lennar’s Veranda V medians run $81,500 to $87,000 below Veranda III for the same plans, because of build year and golf status, and Veranda III recorded the highest twelve-month resale median, $330,000.
Not on the record. Veranda I’s two twelve-month resales recorded $317,500 and $320,000, a $318,750 median, and Veranda I’s Lennar prices were the lowest in the collection, so its earliest owners hold the largest gains.
Lennar’s first-floor medians ran $10,500 to $17,500 higher by plan, while all-history resales ran $315,000 first floor and $320,000 second floor. The mix of sale years differs by floor, so we price the floor from matching sales.
The Arabella II end unit carries the highest Lennar median of the three plans, $320,000, and it is 203 square feet larger than the middle-unit Diangelo II. Within one association and floor, an end unit usually leads.
Golf-designed Veranda III holds the highest twelve-month resale median, but golf status and build year move together, so the county record cannot isolate a golf premium. We compare golf-designed units with golf-designed sales.
Read your association’s Declaration and order the Golf Club and property owners association estoppels for the unit. Veranda I, II and III Declarations are golf-subordinate; Veranda IV and V say golf membership is not appurtenant.
Golf dues are not published, and we never quote a figure. The Golf Club estoppel for the unit shows its membership class and any dues owed.
It removes new Lennar units as live competition. The 2025 and 2026 Lennar deeds stay in the record as comparables, so a resale still has to show why it is worth more than those deeds.
An automated estimate reads 251 Lennar closings and 36 resales as one market, cannot see your association, floor or golf status, and leans on a ZIP code far wider than Veranda. We price from the matching recorded sales and a visit.
List price, days on market, active inventory and whether furniture or a seller credit was in the price. We read current Veranda listings and ask about the sale terms when we prepare a valuation.
Fees shape what a buyer can afford, so they reach value through the buyer’s budget. No Veranda budget is public; the estoppel and the budget the association posts give the current figure, and we gather them before pricing.
No. The Section 14.10.1 figures are the Declaration’s maximum condominium assessment per unit per quarter during developer control, and every guarantee has ended. The owner board now sets the budget.
No. Both apply to buildings of three habitable stories or more, and every Veranda building is two stories. Ordinary reserves under s. 718.112(2)(f) still apply unless owners vote otherwise.
A buyer will see it on the estoppel, so it belongs in the pricing conversation. Under most contracts it is negotiated between buyer and seller; tell us early and we will show you how to handle it.
The 2012 map draws Veranda in Zone AH, but FEMA letters remove 18 of the 19 buildings, or their tract, from the high-risk area. Your building’s case number answers a buyer’s flood question, though lenders may still require flood insurance.
Building 30 of Veranda III is not named in any FEMA letter we found. Ask the Veranda III board for any letter or elevation certificate for the building before you list, so a buyer’s lender has it early.
Upgrades that buyers see and use, with dates and board approvals, help a unit stand out from the 2025 and 2026 Lennar deeds. The post-tension slab rule limits some work, so keep the Board’s written approvals with the file.
Often yes for a seasonal buyer, but the deed records one price either way. We value the unit and the furniture separately so you know what each is worth.
It narrows the buyer pool to investors and buyers who can wait. Under the Veranda I, IV and V Declarations, leases are of the entire unit only, a 30-day minimum, no more than 12 a year and no subleasing; the Veranda II and III Declarations and Rules govern those units.
Yes, as a range from the recorded sales of your association and plan. A walk-through narrows it, because condition and furnishings move the number.
It is a range grounded in recorded Veranda sales of your plan and association, adjusted after we see the unit, and we show every sale behind it. A lender’s appraisal is a separate report.
No. A Veranda valuation and a written CMA are free and carry no obligation to list.
Ask us for a net sheet with your valuation. In Collier County the buyer customarily pays the owner’s title policy; the seller usually pays documentary stamp tax at $0.70 per $100, commissions, estoppel-related charges as the contract sets, and prorations.
Resales and Lennar closings of the same plan in your association first, then the same plan in neighboring associations, then current competing listings, each named in the file so you can check it.
Lenders review the project, the master insurance and the flood status. A complete condominium file, the master certificates and your building’s FEMA letter make that review faster.
Once a year, or whenever a new resale in your association records. With a dozen resales a year, one sale in your building can change the picture.
Request a free valuation, order your estoppels, find your building’s FEMA letter number, then read our guide to selling a Veranda condo at The National.
Marc Comisar is a top-reviewed Veranda at The National realtor on Google, and so is the team he leads with Jesse McGreevy. Every review below is copied in full from our Google Business Profile, where you can read them all, and each reviewer appears once.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
If you are searching for the best listing agent for Veranda at The National, or thinking, “I need someone to sell my Veranda condo in Ave Maria,” McGreevy and Comisar are the team to ask. We price from your association’s recorded resales, your own resale pair and Lennar’s last closings, and we help homeowners sell across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
The Veranda value record, last 12 months: we tracked 42 recorded Veranda sales, 12 of them resales at a $317,500 median and 30 Lennar closings at a $235,000 median, and paired 11 of the 12 resales with the unit’s earlier qualified price, per the Collier County Property Appraiser 2026 tax roll data files dated 29 August 2026.
Enter your address in the free valuation form on this page, see how we sell Veranda condos at The National, send a note through our contact form or reach Jesse direct at (239) 898-6072. Confidential conversations welcome. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, stand behind every valuation. Buying next? Call Marc at (239) 287-5873 or see our guide to buying a Veranda condo at The National and how we represent buyers.
A range the same day from the recorded sales, and a written file within a day or two after a walk-through.
Yes. If the numbers say wait, or say leasing under your Declaration’s rules makes more sense for you, we will say so and show you why.
No. The valuation is yours either way.
Yes. We give you the recorded-sales range; a lender will still order its own appraisal.
Yes. Many of our Veranda conversations start by phone or email, and we can walk the unit with your manager or a neighbor you trust.
Jesse McGreevy is a top-reviewed Ave Maria listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this page we read every recorded Veranda sale, unit by unit.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, get a free home valuation, or contact us.
Every figure on this page traces to one of the primary sources below: the Collier County Property Appraiser’s data files, the Collier County Clerk’s recorded Declarations, state and federal agencies, Florida law, the builder’s own pages and documents, the club’s site and local news reporting. We do not cite real estate brokerage or listing sites. All sources were read on or before 2 October 2026 unless a publication date is shown.
These are the statutes, records and reference files a Veranda owner is most likely to need when thinking about value, each linked to the official source that publishes it.
Market data from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026), read 2 October 2026, and Lennar’s own published pages. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026. Brokered by Domain Realty.