Naples, Florida
What is your Vineyards home worth? County resales and every MLS closing by form and neighborhood, the 2027 master fee, flood zone and repeat sales behind a value, with a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
The Vineyards in North Naples is not one market, so a Vineyards home has no single value: it is 38 neighborhoods of detached single-family homes, attached villas and condominium units under one master association, and each form trades at its own price. To be plain about the place: this page is the Vineyards Community Association master plan off Pine Ridge Road and Vanderbilt Beach Road in Naples 34119, in unincorporated Collier County with I-75 Exit 107 at its edge, not The Vineyards in Tampa, Sarasota or Windermere or any other Florida community named Vineyards. Our Vineyards community guide covers the history, the club, the 38 neighborhoods and the flood map; this page is its valuation companion among our Naples seller pages.
We tracked the 138 qualified resales Collier County recorded across the 38 neighborhoods from October 17, 2025 to October 16, 2026. Split by form, single-family homes recorded at a $1,377,500 median, villas at $527,250 and condominium units at $555,000. Read together, all forms together, the median was $747,500, a number that describes almost no actual Vineyards home. If you are deciding whether to list, our Vineyards seller’s guide turns a value into a pricing plan; if you will buy again, read our guide to buying a home in The Vineyards. To get your range first, use the valuation form or call Jesse direct at (239) 898-6072.
To get a free Vineyards home valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We answer with a range built from the recorded sales and MLS closings in your own Vineyards neighborhood and form and the listings you would compete with today.
Your range, every sale we used, the competing listings in your neighborhood, your master assessment line and the flood zone at your address. You are working with Top 1% Real Estate Agents Nationally Since 2008, the #5 real estate team in Florida (RealTrends 2026).
Your neighborhood (and, in Hammock Isles, which of Aspen Palms, Banyan Bay or Chestnut Grove), the form of home, bedrooms and den, living area, the view (golf, lake, preserve or interior), roof age and permit year, pool, what has been renovated and when, and whether a club membership is held. Your quarterly association statement tells us which master assessment line your home pays.
These are the eight facts a Vineyards owner needs before asking what a home is worth, each with its record and window named: Collier County qualified resales recorded through October 16, 2026, the Southwest Florida MLS (Matrix) export of October 29, 2026, and the association and county documents our Vineyards guide and research read.
Vineyards homes are worth very different amounts by form: in the county’s twelve-month record a single-family home recorded at a $1,377,500 median, a villa at $527,250 and a condominium unit at $555,000. The MLS export of October 29, 2026 tells the same story at $1,385,000, $530,000 and $545,000. Your neighborhood, plan and condition then move your home within that form.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Our Vineyards guide prints an earlier MLS pull; this page uses the newer October 29 export and the county file through October 16, and never blends the two records. The county figures are qualified, arm’s-length sales of improved homes recorded in the 2,717 residential parcels of the 38 neighborhoods: 1,091 detached single-family homes, 99 villas (Napa Ridge Villas and Villa Vistana, attached homes on platted lots that are not condominiums) and 1,527 condominium units in 14 condominiums.
| Form | 12 months to Oct 16, 2026 | Median | 24 months | Median | 60 months | Median |
|---|---|---|---|---|---|---|
| Single-family | 52 | $1,377,500 | 103 | $1,315,000 | 260 | $1,217,500 |
| Villa | 4 | $527,250 | 10 | $536,500 | 26 | $589,000 |
| Condominium | 82 | $555,000 | 157 | $600,000 | 413 | $605,000 |
| All forms together | 138 | $747,500 | 270 | $774,500 | 699 | $750,000 |
Collier County Property Appraiser sales file, qualified improved sales, windows ending October 16, 2026. Twelve-month ranges: single-family $489,000 to $2,800,000, villa $410,000 to $625,000, condominium $250,000 to $1,372,000. One single-family sale in the twelve months was recorded within a year of the roll’s year built, a rebuild or late build, and it is kept in the count and labelled.
Read the windows by form: the single-family median runs from $1,217,500 over 60 months to $1,377,500 over twelve, while the condominium median runs the other way, $605,000 to $555,000.
| Form | Closings | Median sold | Low | High | Sale-to-list | Median days | Sold per living sq ft |
|---|---|---|---|---|---|---|---|
| Single-family | 55 | $1,385,000 | $489,000 | $2,800,000 | 95.0% | 51 | $462 |
| Villa | 9 | $530,000 | $410,000 | $625,000 | 96.5% | 59 | $276 |
| Condominium | 94 | $545,000 | $250,000 | $1,372,000 | 94.5% | 115.5 | $269 |
| All forms together | 158 | $680,000 | $250,000 | $2,800,000 | 94.7% | 77 | $305 |
Southwest Florida MLS (Matrix), Development Name VINEYARDS, ZIP 34119, closed October 29, 2025 to October 29, 2026, export of October 29, 2026. Sale-to-list is against the list price in the export, which is the last list price, not the first.
The two records count different things over different windows, so the counts differ; the MLS adds days on market, sale-to-list and living area. Living areas in the closed rows ran from 1,690 to 4,864 square feet for single-family homes and 1,294 to 3,282 for condominium units.
| Closed price, all forms together | Closings |
|---|---|
| Up to $400,000 | 27 |
| $400,000 to $600,000 | 39 |
| $600,000 to $800,000 | 21 |
| $800,000 to $1,000,000 | 24 |
| $1,000,000 to $1,500,000 | 25 |
| $1,500,000 to $2,000,000 | 12 |
| $2,000,000 and up | 10 |
MLS export of October 29, 2026, closings October 29, 2025 to October 29, 2026 (band counts our arithmetic in the facts file). 66 of the 158 closings sat below $600,000, and all but five of those were condominium units and villas; every closing of $2,000,000 and up was a single-family home.
| Form | Active | Median list | List range | Pending | Months of supply |
|---|---|---|---|---|---|
| Single-family | 20 | $1,410,000 | $649,000 to $3,995,000 | 3 | 4.4 |
| Villa | 1 | one listing at $549,000 | 0 | 1.3 | |
| Condominium | 44 | $514,000 | $285,000 to $1,289,000 | 5 | 5.6 |
| All forms together | 65 | $649,000 | $285,000 to $3,995,000 | 8 | 4.9 |
MLS export of October 29, 2026. Months of supply is active listings divided by the average monthly closings of the twelve months before, our arithmetic. A list price is an ask, not a value.
A Zestimate misses in The Vineyards because one place name covers three forms of home, 38 neighborhoods, golf, lake and interior lots, and renovation levels a model cannot see. Blending a 1990s condominium with a rebuilt estate produces a number that fits neither. We price from the sales of your own neighborhood and form.
We name the Zestimate because owners ask about it, not to link it; the same weakness applies to every automated estimate.
A Vineyards address can be a detached single-family home on its own lot, a villa (an attached home on a platted lot, in Napa Ridge Villas or Villa Vistana) or a condominium unit in one of 14 Chapter 718 condominiums, from Avellino Isles and Regency Reserve to Tuscany and Chardonnay. The county’s twelve-month medians for those three forms run from $527,250 to $1,377,500.
Inside one form the neighborhood still moves the price more than any other single fact. Over 60 months the county recorded a $559,000 single-family median in San Miguel and $2,275,000 in Terracina; among condominiums, $352,500 in Tuscany and $1,003,000 in Avellino Isles. A Vineyards “comp” from the wrong neighborhood is not a comp; our Vineyards guide lists all 38 with their forms and build years.
The MLS rows show it at one size. Four Regency Reserve condominium units of 2,494 square feet, three bedrooms plus a den, closed between $675,000 and $975,000; a Vintage Reserve unit of the same 2,494 square feet and layout closed at $560,000 in April 2026. At 2,058 square feet, six Regency Reserve closings ran from $475,000 to $673,000 and four Vintage Reserve closings from $482,500 to $575,000. Same size, overlapping but different markets.
The census area around The Vineyards is about 13.6 percent water, and a large share of homes look onto a lake or a fairway. What matters is the specific outlook: the hole, the angle, the distance from a tee, the width of the water. We compare view to view inside your neighborhood and name the factor without pricing it.
Valley Oak shows how far condition and plan move a price on one street name: its MLS closings ran from a 2,329 square foot three-bedroom home at $930,000 to a 2,838 square foot home with a den at $2,300,000. Original and rebuilt homes share the neighborhood, the roll’s year built describes only the current structure, and no model can see a kitchen, a roof permit or impact glass.
Even the records disagree on names. The MLS files Napa Ridge single-family homes and Napa Ridge Villas under one “Napa Ridge” label, Hammock Isles covers three associations (Aspen Palms, Banyan Bay and Chestnut Grove) on one county plat, and the county records Villa Verona under another plat name. We sort every sale by form and association before we use it.
What your Vineyards neighborhood sold for is in two tables below: the county’s recorded resales for each neighborhood over twelve and 60 months, and every MLS closing in the October 29, 2026 export by form and neighborhood, with beds, living area, list and sold price and days on market. Find your neighborhood, then your size.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
We tracked every qualified resale the county recorded in the 38 neighborhoods; where a window holds fewer than three sales we print the sales themselves, not a median. Hammock Isles figures combine its three associations because the county records them on one plat.
| Neighborhood | Form | 12-month sales | 12-month median (or each sale) | 60-month sales | 60-month median |
|---|---|---|---|---|---|
| Arbor Glen | Single-family | 1 | $2,195,000 | 10 | $1,687,500 |
| Augusta Falls | Single-family | 2 | $899,000, $1,090,000 | 8 | $862,000 |
| Camelot Park | Single-family | 0 | none | 5 | $1,025,000 |
| Erin Lake | Single-family | 0 | none | 3 | $742,500 |
| Fountainhead | Single-family | 4 | $655,000 | 18 | $740,000 |
| Glen Lake Estates | Single-family | 1 | $1,175,000 | 6 | $1,370,000 |
| Hammock Isles (Aspen Palms, Banyan Bay, Chestnut Grove) | Single-family | 11 | $1,400,000 | 48 | $1,431,000 |
| Napa Ridge (single-family) | Single-family | 1 | $745,000 | 7 | $760,000 |
| Oak Colony | Single-family | 0 | none | 3 | $875,000 |
| Palo Verde | Single-family | 2 | $1,075,000, $1,150,000 | 16 | $963,500 |
| San Miguel | Single-family | 2 | $489,000, $520,000 | 9 | $559,000 |
| San Rafael | Single-family | 1 | $550,000 | 9 | $640,000 |
| Sonoma Lake | Single-family | 0 | none | 9 | $600,000 |
| Terracina | Single-family | 6 | $2,200,000 | 15 | $2,275,000 |
| Tierra Lago | Single-family | 5 | $1,775,000 | 17 | $1,320,000 |
| Valley Oak | Single-family | 9 | $1,275,000 | 40 | $1,300,000 |
| Venezia Grande | Single-family | 0 | none | 4 | $3,224,500 |
| Villa Florenza | Single-family | 3 | $1,250,000 | 11 | $1,250,000 |
| Villa Verona | Single-family | 2 | $550,000, $575,000 | 9 | $595,000 |
| Wedgewood | Single-family | 2 | $1,775,000, $2,200,000 | 13 | $1,750,000 |
| Napa Ridge Villas | Villa | 1 | $410,000 | 8 | $512,500 |
| Villa Vistana | Villa | 3 | $540,000 | 18 | $609,750 |
| Avellino Isles | Condominium | 15 | $1,050,000 | 61 | $1,003,000 |
| Bellerive | Condominium | 5 | $350,000 | 17 | $465,000 |
| Chardonnay | Condominium | 3 | $325,000 | 17 | $380,000 |
| Clubside Reserve | Condominium | 5 | $530,000 | 23 | $605,000 |
| Concord | Condominium | 6 | $370,000 | 31 | $375,000 |
| Laguna Royale | Condominium | 0 | none | 11 | $640,000 |
| Lalique | Condominium | 2 | $360,000, $550,000 | 23 | $435,000 |
| Montelena | Condominium | 1 | $700,000 | 6 | $740,000 |
| Regency Reserve | Condominium | 11 | $675,000 | 58 | $723,500 |
| Silver Oaks | Condominium | 4 | $332,500 | 29 | $435,000 |
| Tra Vigne | Condominium | 5 | $375,000 | 19 | $480,000 |
| Tuscany | Condominium | 6 | $304,000 | 28 | $352,500 |
| Vintage Reserve | Condominium | 9 | $530,000 | 35 | $585,000 |
| Vista Pointe | Condominium | 10 | $825,000 | 55 | $855,000 |
Collier County Property Appraiser sales file, qualified improved sales; windows end October 16, 2026 (twelve months from October 17, 2025; 60 months from October 17, 2021).
Start with a free Vineyards home valuation that sets your home against the recorded sales of your own neighborhood and form, not a community median. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying here as well? Call Marc at (239) 287-5873 or read how we represent buyers.
All 55 single-family closings in the export, grouped by the MLS neighborhood label and sorted by price. Beds read as the MLS records them (“3+Den/3.5” is three bedrooms, a den and three and a half baths).
| Neighborhood (MLS label) | Closed | Beds/baths | Sq ft | List | Sold | Days |
|---|---|---|---|---|---|---|
| Arbor Glen | 2026-05 | 4+Den/4.5 | 3,730 | $2,145,000 | $1,975,000 | 101 |
| Augusta Falls | 2026-07 | 3/3 | 2,422 | $1,125,000 | $1,090,000 | 13 |
| Augusta Falls | 2025-11 | 3+Den/3 | 2,256 | $899,000 | $899,000 | n/r |
| Fountainhead | 2026-04 | 3/2 | 1,900 | $899,000 | $820,000 | 29 |
| Fountainhead | 2026-07 | 2+Den/2 | 1,780 | $750,000 | $665,000 | 211 |
| Fountainhead | 2026-05 | 2+Den/2 | 1,908 | $669,000 | $645,000 | 46 |
| Fountainhead | 2026-02 | 3/2 | 2,048 | $669,000 | $630,000 | 7 |
| Glen Lake Estates | 2026-03 | 4/3.5 | 3,291 | $1,250,000 | $1,175,000 | 51 |
| Hammock Isles | 2026-03 | 5/5.5 | 3,770 | $2,500,000 | $2,510,000 | 4 |
| Hammock Isles | 2026-04 | 3+Den/3.5 | 3,030 | $2,250,000 | $2,200,000 | 4 |
| Hammock Isles | 2026-02 | 4+Den/4.5 | 3,888 | $2,100,000 | $1,975,000 | 59 |
| Hammock Isles | 2025-12 | 3+Den/3 | 2,570 | $1,850,000 | $1,775,000 | 16 |
| Hammock Isles | 2026-08 | 3+Den/3.5 | 2,769 | $1,500,000 | $1,445,000 | 60 |
| Hammock Isles | 2025-11 | 4+Den/4.5 | 3,010 | $1,595,000 | $1,400,000 | 23 |
| Hammock Isles | 2025-11 | 3+Den/3 | 2,632 | $1,460,000 | $1,390,000 | 107 |
| Hammock Isles | 2026-05 | 3+Den/3 | 2,690 | $1,450,000 | $1,385,000 | 217 |
| Hammock Isles | 2026-02 | 3+Den/3.5 | 2,920 | $1,425,000 | $1,225,000 | 144 |
| Hammock Isles | 2026-03 | 3+Den/3 | 2,732 | $1,050,000 | $975,000 | 149 |
| Hammock Isles | 2025-12 | 3+Den/3.5 | 3,000 | $1,000,000 | $900,000 | 6 |
| Napa Ridge | 2026-03 | 3+Den/2.5 | 2,296 | $759,000 | $745,000 | 67 |
| Palo Verde | 2026-02 | 4+Den/3 | 3,108 | $1,200,000 | $1,150,000 | 4 |
| Palo Verde | 2026-01 | 3+Den/3.5 | 2,727 | $1,075,000 | $1,075,000 | 10 |
| San Miguel | 2026-05 | 3/2 | 1,928 | $550,000 | $520,000 | 219 |
| San Miguel | 2026-04 | 3+Den/2.5 | 1,833 | $499,000 | $489,000 | 19 |
| San Rafael | 2026-03 | 3+Den/2.5 | 2,367 | $675,000 | $675,000 | 0 |
| San Rafael | 2026-02 | 3/2 | 1,731 | $574,900 | $550,000 | 274 |
| Terracina | 2026-02 | 4/4.5 | 4,448 | $2,945,000 | $2,800,000 | 35 |
| Terracina | 2026-02 | 4+Den/4.5 | 4,864 | $2,795,000 | $2,600,000 | 105 |
| Terracina | 2025-11 | 4+Den/5.5 | 3,730 | $2,450,000 | $2,350,000 | 32 |
| Terracina | 2026-01 | 4/4 | 3,309 | $2,195,000 | $2,050,000 | 37 |
| Terracina | 2026-06 | 4/4.5 | 3,489 | $2,000,000 | $1,900,000 | 90 |
| Terracina | 2026-03 | 4+Den/4.5 | 3,748 | $2,000,000 | $1,825,000 | 18 |
| Tierra Lago | 2026-02 | 4+Den/4 | 2,806 | $2,275,000 | $2,150,000 | 222 |
| Tierra Lago | 2026-04 | 4/4 | 2,806 | $1,950,000 | $1,805,000 | 18 |
| Tierra Lago | 2026-04 | 3+Den/3 | 2,505 | $1,795,000 | $1,775,000 | 111 |
| Tierra Lago | 2026-03 | 3+Den/4 | 2,850 | $1,495,000 | $1,495,000 | 4 |
| Tierra Lago | 2026-03 | 3+Den/3 | 3,018 | $1,395,000 | $1,395,000 | 7 |
| Valley Oak | 2026-08 | 4+Den/3.5 | 3,145 | $2,695,000 | $2,500,000 | 94 |
| Valley Oak | 2026-06 | 3+Den/3.5 | 2,838 | $2,495,000 | $2,300,000 | 9 |
| Valley Oak | 2026-03 | 3+Den/3 | 2,702 | $1,995,000 | $1,995,000 | 51 |
| Valley Oak | 2026-09 | 4/3 | 2,948 | $1,899,999 | $1,750,000 | 175 |
| Valley Oak | 2026-06 | 4+Den/3 | 2,942 | $1,325,000 | $1,275,000 | 165 |
| Valley Oak | 2026-03 | 4/2.5 | 3,056 | $1,495,000 | $1,200,000 | 148 |
| Valley Oak | 2025-12 | 3/3 | 2,451 | $1,250,000 | $1,118,000 | 117 |
| Valley Oak | 2026-08 | 3/3 | 2,595 | $975,000 | $950,000 | 12 |
| Valley Oak | 2026-10 | 3/2 | 2,329 | $1,050,000 | $930,000 | 118 |
| Valley Oak | 2026-01 | 3/2.5 | 2,667 | $895,000 | $885,000 | 10 |
| Villa Florenza | 2026-03 | 4/3 | 2,711 | $1,675,000 | $1,675,000 | n/r |
| Villa Florenza | 2026-09 | 3+Den/3.5 | 2,690 | $1,699,000 | $1,550,000 | 5 |
| Villa Florenza | 2026-05 | 3+Den/4 | 2,884 | $1,499,000 | $1,250,000 | 75 |
| Villa Florenza | 2026-07 | 3+Den/2.5 | 2,752 | $1,400,000 | $1,140,000 | 35 |
| Villa Verona | 2026-03 | 2+Den/2 | 1,690 | $595,000 | $575,000 | 74 |
| Villa Verona | 2026-03 | 3+Den/2 | 1,802 | $598,000 | $550,000 | 67 |
| Wedgewood | 2025-10 | 3+Den/3.5 | 2,867 | $2,499,000 | $2,200,000 | 71 |
| Wedgewood | 2026-03 | 4+Den/3 | 2,890 | $1,775,000 | $1,775,000 | 13 |
Southwest Florida MLS (Matrix) export of October 29, 2026; closed October 29, 2025 to October 29, 2026. “n/r” means the export carries no days-on-market figure for that row. The Napa Ridge row here is the single-family neighborhood.
Terracina’s six closings ran from $1,825,000 to $2,800,000 and Hammock Isles’ eleven from $900,000 to $2,510,000, so even inside the estate neighborhoods the spread is wide. At the other end, San Miguel, San Rafael, Villa Verona and Fountainhead closed between $489,000 and $820,000. Nine of the 55 single-family closings sold at or above the last list price, most of them inside two weeks.
| Neighborhood (MLS label) | Closed | Beds/baths | Sq ft | List | Sold | Days |
|---|---|---|---|---|---|---|
| Napa Ridge | 2026-09 | 3/2 | 1,560 | $444,900 | $430,000 | 48 |
| Napa Ridge | 2025-12 | 3/2 | 1,483 | $489,900 | $410,000 | 413 |
| Villa Vistana | 2026-05 | 4/2.5 | 2,086 | $650,000 | $625,000 | 59 |
| Villa Vistana | 2026-09 | 4/2.5 | 2,086 | $575,000 | $575,000 | 130 |
| Villa Vistana | 2026-10 | 3+Den/2.5 | 2,086 | $569,000 | $555,000 | 7 |
| Villa Vistana | 2026-07 | 4/2.5 | 2,086 | $575,000 | $540,000 | 98 |
| Villa Vistana | 2026-10 | 3/2 | 1,790 | $549,000 | $530,000 | 322 |
| Villa Vistana | 2026-06 | 3/2 | 1,790 | $529,000 | $514,500 | 41 |
| Villa Vistana | 2026-02 | 4/2.5 | 2,086 | $510,000 | $490,000 | 25 |
MLS export of October 29, 2026. The two “Napa Ridge” rows here are villas in Napa Ridge Villas, filed under the same MLS label as the single-family neighborhood. Five Villa Vistana closings of 2,086 square feet ran from $490,000 to $625,000.
All 94 condominium closings, by neighborhood and price. Several condominiums repeat one or two floor plans, which is where the rows are most useful: find your square footage and read across.
| Neighborhood (MLS label) | Closed | Beds/baths | Sq ft | List | Sold | Days |
|---|---|---|---|---|---|---|
| Avellino Isles | 2026-03 | 3+Den/3.5 | 2,892 | $1,599,000 | $1,372,000 | 91 |
| Avellino Isles | 2026-06 | 3+Den/3.5 | 2,845 | $1,299,500 | $1,225,000 | 304 |
| Avellino Isles | 2026-04 | 3+Den/3.5 | 3,282 | $1,225,000 | $1,185,000 | 120 |
| Avellino Isles | 2026-01 | 3+Den/3.5 | 2,999 | $1,185,000 | $1,175,000 | 78 |
| Avellino Isles | 2026-08 | 3+Den/3.5 | 2,912 | $1,225,000 | $1,115,000 | 117 |
| Avellino Isles | 2026-10 | 3+Den/3.5 | 2,891 | $1,250,000 | $1,050,000 | 41 |
| Avellino Isles | 2026-06 | 3+Den/3.5 | 2,764 | $1,175,000 | $1,050,000 | 103 |
| Avellino Isles | 2026-02 | 4/3.5 | 3,282 | $1,150,000 | $1,050,000 | 116 |
| Avellino Isles | 2026-06 | 4/3.5 | 3,282 | $1,093,000 | $1,020,000 | 231 |
| Avellino Isles | 2026-04 | 3+Den/3.5 | 3,261 | $1,110,000 | $995,000 | 125 |
| Avellino Isles | 2026-09 | 4+Den/3.5 | 3,282 | $1,050,000 | $995,000 | 5 |
| Avellino Isles | 2026-04 | 3+Den/3.5 | 2,912 | $1,100,000 | $980,000 | 22 |
| Avellino Isles | 2026-04 | 3/2.5 | 2,196 | $875,000 | $845,000 | 7 |
| Avellino Isles | 2026-08 | 3+Den/3.5 | 2,646 | $890,000 | $825,000 | 251 |
| Avellino Isles | 2026-06 | 3/2.5 | 2,196 | $869,000 | $800,000 | 19 |
| Avellino Isles | 2026-08 | 3/2.5 | 2,077 | $799,000 | $769,000 | 14 |
| Bellerive | 2026-07 | 3/2 | 1,708 | $499,000 | $469,000 | 103 |
| Bellerive | 2026-06 | 2/2 | 1,450 | $419,000 | $405,000 | 66 |
| Bellerive | 2026-02 | 2/2 | 1,450 | $365,000 | $350,000 | 327 |
| Bellerive | 2026-10 | 2/2 | 1,450 | $359,000 | $340,000 | 96 |
| Bellerive | 2026-04 | 2/2 | 1,450 | $349,500 | $320,000 | 136 |
| Bellerive | 2026-08 | 2/2 | 1,450 | $299,000 | $280,000 | 156 |
| Chardonnay | 2026-03 | 3/2 | 1,626 | $399,000 | $380,000 | 22 |
| Chardonnay | 2026-06 | 3/2 | 1,626 | $335,000 | $325,000 | 34 |
| Chardonnay | 2026-10 | 2/2 | 1,414 | $299,000 | $272,000 | 495 |
| Chardonnay | 2025-12 | 2/2 | 1,414 | $250,000 | $250,000 | 3 |
| Clubside Reserve | 2026-04 | 3+Den/3 | 2,232 | $675,000 | $675,000 | 9 |
| Clubside Reserve | 2026-07 | 3+Den/3 | 2,232 | $649,000 | $627,500 | 119 |
| Clubside Reserve | 2026-05 | 2+Den/2 | 1,753 | $549,900 | $530,000 | 9 |
| Clubside Reserve | 2026-08 | 3+Den/3 | 2,232 | $499,000 | $452,000 | 442 |
| Clubside Reserve | 2026-05 | 2+Den/2 | 1,753 | $485,000 | $445,000 | 123 |
| Concord | 2026-03 | 3/3 | 2,279 | $699,900 | $665,000 | 7 |
| Concord | 2025-11 | 3/2 | 1,624 | $549,000 | $535,000 | 233 |
| Concord | 2025-12 | 3/3 | 1,738 | $499,000 | $455,000 | 119 |
| Concord | 2026-05 | 3/2 | 1,492 | $299,000 | $285,000 | 149 |
| Concord | 2026-05 | 3/2 | 1,492 | $310,000 | $282,500 | 473 |
| Concord | 2026-07 | 3/2 | 1,492 | $305,000 | $260,000 | 203 |
| Concord | 2025-11 | 2/2 | 1,294 | $279,000 | $250,000 | 190 |
| Lalique | 2026-05 | 4/2 | 2,017 | $565,000 | $550,000 | 159 |
| Lalique | 2025-11 | 4/2 | 2,017 | $454,000 | $430,000 | 58 |
| Lalique | 2026-08 | 4/2 | 2,017 | $399,999 | $360,000 | 140 |
| Montelena | 2026-04 | 4+Den/3.5 | 2,960 | $729,000 | $700,000 | 65 |
| Regency Reserve | 2026-03 | 3+Den/3 | 2,494 | $1,050,000 | $975,000 | 152 |
| Regency Reserve | 2026-10 | 3+Den/3 | 2,560 | $949,000 | $930,000 | 8 |
| Regency Reserve | 2026-09 | 3+Den/3 | 2,960 | $925,000 | $895,000 | 189 |
| Regency Reserve | 2026-05 | 3+Den/3 | 2,492 | $890,000 | $850,000 | 46 |
| Regency Reserve | 2026-07 | 3+Den/3 | 2,494 | $774,900 | $725,000 | 218 |
| Regency Reserve | 2026-03 | 3+Den/3 | 2,924 | $725,000 | $680,000 | 222 |
| Regency Reserve | 2026-08 | 3+Den/3 | 2,494 | $675,000 | $680,000 | 5 |
| Regency Reserve | 2026-03 | 3+Den/3 | 2,494 | $715,000 | $675,000 | 221 |
| Regency Reserve | 2025-11 | 2+Den/2 | 2,058 | $699,000 | $673,000 | 128 |
| Regency Reserve | 2026-04 | 2+Den/2 | 2,058 | $624,000 | $610,000 | 115 |
| Regency Reserve | 2026-03 | 2+Den/2 | 2,058 | $640,000 | $590,000 | 76 |
| Regency Reserve | 2026-01 | 2+Den/2 | 2,058 | $580,000 | $550,000 | 61 |
| Regency Reserve | 2026-10 | 2+Den/2 | 2,058 | $579,000 | $510,000 | 218 |
| Regency Reserve | 2026-04 | 2+Den/2 | 2,058 | $550,000 | $475,000 | 224 |
| Silver Oaks | 2026-08 | 3/2 | 1,796 | $449,000 | $408,000 | 104 |
| Silver Oaks | 2026-10 | 2+Den/2 | 1,603 | $410,000 | $388,000 | 159 |
| Silver Oaks | 2026-02 | 3/2 | 1,695 | $395,000 | $350,000 | 214 |
| Silver Oaks | 2025-11 | 3/2 | 1,695 | $350,000 | $315,000 | 86 |
| Silver Oaks | 2025-12 | 2/2 | 1,373 | $345,000 | $315,000 | 126 |
| Silver Oaks | 2026-05 | 2/2 | 1,603 | $299,000 | $250,000 | 56 |
| Tra Vigne | 2026-05 | 3+Den/2.5 | 2,266 | $630,000 | $625,000 | 8 |
| Tra Vigne | 2026-09 | 3/2 | 2,042 | $475,000 | $430,000 | 216 |
| Tra Vigne | 2026-07 | 3+Den/2.5 | 2,087 | $429,000 | $375,000 | 166 |
| Tra Vigne | 2026-03 | 3+Den/2.5 | 2,087 | $400,000 | $370,987 | 218 |
| Tuscany | 2026-03 | 2+Den/2 | 1,633 | $319,900 | $319,900 | 2 |
| Tuscany | 2026-01 | 2+Den/2 | 1,840 | $329,000 | $318,500 | 26 |
| Tuscany | 2026-05 | 2+Den/2 | 1,840 | $335,000 | $313,000 | 64 |
| Tuscany | 2026-02 | 2/2 | 1,412 | $325,000 | $295,000 | 26 |
| Tuscany | 2026-05 | 2/2 | 1,464 | $299,000 | $280,000 | 189 |
| Tuscany | 2026-04 | 2/2 | 1,412 | $285,000 | $270,000 | 52 |
| Tuscany | 2026-07 | 3/2 | 1,840 | $285,000 | $270,000 | 345 |
| Vintage Reserve | 2026-01 | 2+Den/2 | 2,058 | $585,000 | $575,000 | 31 |
| Vintage Reserve | 2026-04 | 3+Den/3 | 2,494 | $624,999 | $560,000 | 180 |
| Vintage Reserve | 2026-07 | 2+Den/2 | 2,058 | $560,000 | $540,000 | 11 |
| Vintage Reserve | 2026-06 | 3/3 | 2,498 | $579,900 | $535,000 | 132 |
| Vintage Reserve | 2026-04 | 3/3 | 2,358 | $550,000 | $530,000 | 23 |
| Vintage Reserve | 2026-09 | 2+Den/2 | 2,058 | $515,000 | $500,000 | 35 |
| Vintage Reserve | 2026-10 | 3/3 | 2,358 | $529,000 | $485,000 | 18 |
| Vintage Reserve | 2026-06 | 2+Den/2 | 2,058 | $510,000 | $482,500 | 221 |
| Vintage Reserve | 2026-05 | 3+Den/3 | 2,358 | $524,000 | $475,000 | 252 |
| Vintage Reserve | 2026-08 | 3+Den/3 | 2,498 | $485,000 | $475,000 | 219 |
| Vista Pointe | 2026-01 | 3/3 | 2,551 | $975,000 | $955,000 | 20 |
| Vista Pointe | 2026-04 | 3+Den/3 | 2,620 | $995,000 | $945,000 | 50 |
| Vista Pointe | 2026-03 | 3/3.5 | 2,245 | $950,000 | $920,000 | 16 |
| Vista Pointe | 2026-10 | 3+Den/3 | 2,620 | $899,000 | $860,000 | 20 |
| Vista Pointe | 2025-12 | 2/2.5 | 2,057 | $855,000 | $855,000 | 113 |
| Vista Pointe | 2026-02 | 2+Den/2 | 2,050 | $890,000 | $850,000 | 40 |
| Vista Pointe | 2026-02 | 3/3.5 | 2,245 | $865,000 | $800,000 | 7 |
| Vista Pointe | 2026-01 | 2+Den/2.5 | 2,412 | $809,000 | $780,000 | 215 |
| Vista Pointe | 2026-08 | 3/3.5 | 2,104 | $795,000 | $750,000 | 163 |
| Vista Pointe | 2026-04 | 3/3 | 2,448 | $849,000 | $737,500 | 414 |
| Vista Pointe | 2026-04 | 2+Den/2.5 | 2,057 | $595,000 | $595,000 | 232 |
MLS export of October 29, 2026; closed October 29, 2025 to October 29, 2026.
The condominium market is really four or five price tiers. Avellino Isles’ 16 closings ran from $769,000 to $1,372,000 and Vista Pointe’s eleven from $595,000 to $955,000; Regency Reserve, Clubside Reserve, Montelena and Vintage Reserve sat largely between $445,000 and $975,000; and Tuscany, Chardonnay, Concord, Silver Oaks and Bellerive, closed mostly between $250,000 and $469,000. Days on market were long: a 115.5-day median for the form, and several rows over 300 days.
We value a Vineyards home in eight steps: form, neighborhood, plan and living area, renovation, roof and systems, view and lot, club and gate questions, and a test against the listings a buyer will see. Each step narrows the recorded Vineyards sales to the few that match your home, and each factor is named, never priced by formula.
If you are comparing agents first, our comparison of the best real estate agents in Naples shows how local agents stack up on the public record.
Single-family, villa or condominium decides your market. A condominium buyer also buys into an association’s building, budget and reserves, so the comparable set is other units in the same condominium first.
Each of the 38 neighborhoods has its own association, rules and budget. We start with your neighborhood’s sales and widen to the 60-month window, then to neighborhoods of the same form and tier, only when the twelve months are thin.
The floor plan and living area set the base. We use the MLS living area only, never a county square footage, and compare like plans: 2,058 square feet against 2,058, a den against a den.
Kitchen, baths, flooring and impact glass separate the top of a neighborhood’s range from the bottom; we place your home among the comparable sales by condition.
Florida insurance underwriting is unforgiving about roof age, and much of the stock dates from 1987 to the early 2000s. A recent permitted roof, newer air conditioning, re-piped supply lines and impact windows make a home easier to insure and finance; we name each one.
Golf, lake, preserve or interior; the hole and angle; cul-de-sac or through street. We price these from paired sales in your neighborhood, not a rule of thumb.
Club membership is optional, separate from the home and non-equity, so it is not part of what your home is worth. Whether the home sits behind the Arbor gates, which adds an access-control line to the master assessment, goes in the range notes.
Last, we set your range against the active and pending listings in your neighborhood and form, the homes a buyer will tour before yours.
The Vineyards’ recorded single-family median rose from $539,000 in 2016 to $1,385,000 in 2026 to October 16, while the condominium median rose from $275,000 to a $685,000 peak in 2024 and then eased to $582,500. Volume moved more than price: condominium resales went from 166 in 2021 to 66 in 2024.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Year | Single-family sales | Single-family median | Villa sales | Villa median (or each sale) | Condominium sales | Condominium median |
|---|---|---|---|---|---|---|
| 2016 | 66 | $539,000 | 2 | $340,000, $365,000 | 74 | $275,000 |
| 2017 | 44 | $655,000 | 10 | $357,500 | 95 | $317,500 |
| 2018 | 60 | $555,000 | 12 | $311,750 | 114 | $293,750 |
| 2019 | 60 | $620,000 | 2 | $302,000, $350,000 | 121 | $314,000 |
| 2020 | 73 | $660,000 | 6 | $322,500 | 120 | $316,250 |
| 2021 | 72 | $855,000 | 9 | $379,000 | 166 | $413,750 |
| 2022 | 53 | $960,000 | 8 | $619,750 | 103 | $585,000 |
| 2023 | 54 | $1,297,500 | 3 | $650,000 | 74 | $681,000 |
| 2024 | 48 | $1,212,500 | 6 | $581,000 | 66 | $685,000 |
| 2025 | 48 | $1,252,500 | 6 | $517,500 | 75 | $599,900 |
| 2026 (to Oct 16) | 43 | $1,385,000 | 3 | $540,000 | 72 | $582,500 |
Collier County Property Appraiser sales file, qualified improved sales by calendar year; 2026 runs to October 16. Where a year holds fewer than three villa sales we print the sales. The qualified share of all priced improved sales recorded stayed between 75.9 and 96.4 percent in every year and form (our arithmetic), so no year in this table is a data gap.
The single-family market stepped up from 2021 to 2023 and has held since; the condominium market climbed through 2024 and gave part of it back in 2025 and 2026. Villa years are too thin to read as a trend. None of this is a forecast.
The county file holds 635 repeat sales, the same parcel sold again since October 17, 2021, and the median change between the two sales was +81.4 percent (our arithmetic). The pairs below are among the largest changes, by form, and they show how long holds compound. The earliest first sales may predate later improvements, so read them as records of a parcel, not of an unchanged house.
| Form | Neighborhood | First sale | Later sale | Change |
|---|---|---|---|---|
| Single-family | Hammock Isles (three associations) | 2005-05 $295,000 | 2024-11 $2,275,000 | +671.2% |
| Single-family | Palo Verde | 2001-01 $122,600 | 2023-12 $799,000 | +551.7% |
| Single-family | Valley Oak | 2013-01 $449,900 | 2026-06 $2,300,000 | +411.2% |
| Single-family | Augusta Falls | 2013-01 $320,000 | 2026-07 $1,090,000 | +240.6% |
| Villa | Napa Ridge Villas | 1995-04 $147,500 | 2025-07 $500,000 | +239.0% |
| Condominium | Silver Oaks | 1994-05 $109,900 | 2023-10 $410,000 | +273.1% |
| Condominium | Chardonnay | 1995-04 $113,800 | 2023-09 $390,000 | +242.7% |
| Condominium | Vintage Reserve | 1998-08 $178,000 | 2022-09 $575,000 | +223.0% |
Collier County Property Appraiser sales file; neighborhood only, no addresses. Changes are our arithmetic on the recorded prices.
No. Just value is the Collier County Property Appraiser’s January 1 value of your Vineyards home for the tax roll, a mass-appraisal figure, not a sale price, and on a homestead the assessed value can sit well below it under Save Our Homes. What a buyer pays comes from recent comparable sales in your neighborhood and form.
Florida’s property appraisers value every parcel as of January 1 for the roll, the whole county at once; the roll does not see your renovation, roof or view, so we treat it as a tax figure.
Florida’s Save Our Homes rule in section 193.155 limits the yearly rise in a homestead’s assessed value to the lower of 3 percent or the change in the consumer price index, 2.7 percent for 2026 per the Department of Revenue. The homestead exemption takes up to $50,000 off the assessed value. An owner who has held a homestead for years can carry an assessed value well below just value.
Section 193.155 reassesses the home at just value as of the January 1 after a change of ownership. Section 689.261 requires the contract to tell a buyer, in capitals, that the buyer “SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE.” Your buyer’s bill resets on purchase, and that is part of how a buyer judges your price.
The master fee, neighborhood fees and club membership shape a Vineyards value through the buyer’s carrying cost. The Vineyards Community Association’s 2027 approved master assessment is $1,844.20 a year; each neighborhood or condominium association bills its own fee on top; and Vineyards Country Club membership is optional and separate from the home.
The Vineyards Community Association approved its 2027 budget on October 6, 2026. The master assessment for every home is $1,844.20 a year ($461.05 a quarter), down from $1,965.73 in 2026. Homes behind the Arbor gates pay an access-control amount of $590.02 on top ($2,434.22 combined), and homes in the Silver Oaks Blvd or Vintage Colony Blvd groups pay about $173 more for their road. Source: the association’s 2027 approved budget package.
The 2027 figure is $880.48 for the master budget (management and accounting, insurance, roadway maintenance, lake fountains and drainage, landscaping, entrance signs, perimeter fence and walls, reserves) plus $963.72 for the bulk television and communications agreement, which the Declaration charges to the 2,717 units it covers whether or not an owner uses the service. The access-control budget covers 1,735 of the 2,727 units that pay the association, so not every Vineyards home is behind the Arbor gates.
Each neighborhood or condominium association sets and bills its own fee for what is specific to it: in condominiums, the building, roofs, insurance and reserves; elsewhere, neighborhood landscaping, pools and lake shoreline. Those fees are not published, so we print none. Under Declaration section 6.8 each neighborhood association collects the master assessment from its owners and remits it, so a neighborhood bill often already includes the master share. The estoppel certificate and the association’s current budget give the figure for your home.
The master Declaration contains no resale capital contribution or transfer fee, and the 2027 budget levies no master special assessment; reserves were reported fully funded at the end of 2025. A neighborhood association may charge its own, and the estoppel shows it.
The Vineyards has no Community Development District, so no district bond line rides on the tax bill; some neighborhoods do carry a small county lighting levy, covered below.
Vineyards Country Club is privately owned and non-equity, and membership is optional for owners and open to non-residents. Per the club’s published 2026 schedule as our guide reported it, Full Golf carried a $150,000 non-refundable initiation and $18,725 in 2026 dues, and Lifestyle a $48,000 initiation and $8,775 in 2026 dues. Because initiation is non-refundable and there is no equity, a membership does not convey with the house; confirm transfer questions with the club at (239) 353-1500. We name club status in a range; we never price it into the home.
The Vineyards compares most directly with Pelican Marsh, another large North Naples master plan with optional club membership, but the two differ in golf, footprint and the range of homes. A Vineyards value is set by Vineyards sales; a neighbor is context for a buyer’s choice, never a comparable sale for your home.
Buyers weighing The Vineyards usually also look at Pelican Marsh, and our guide names Quail West and Talis Park as the other North Naples alternatives. The structural differences below come from our guides; we print no prices for the neighbors here because this page’s figures are Vineyards figures.
| Factor | The Vineyards | Pelican Marsh |
|---|---|---|
| Location | North Naples, ZIP 34119, unincorporated Collier County, I-75 Exit 107 at Pine Ridge Road | North Naples |
| Footprint | 1,930.16 acres in the county’s PUD Master List; 1,375 acres in the association’s figure | Over 1,000 acres |
| Golf | 36 holes, North and South courses, both rebuilt 2023 to 2024 | One 18-hole course |
| Club | Optional, privately owned, non-equity Vineyards Country Club | Optional membership |
| Homes | 2,717 parcels on the 2026 roll: 1,091 single-family, 99 villas, 1,527 condominium units | See the Pelican Marsh guide |
| Water and preserve | Census area about 13.6 percent water | More preserve acreage than The Vineyards |
| Value pages | Ours, above | Pelican Marsh home valuation |
Sources: our Vineyards and Pelican Marsh guides; Collier County PUD Master List; 2026 certified roll counts in our facts file.
Next door, Village Walk of Naples is a separate DiVosta community with its own association; it is not one of the 38 Vineyards neighborhoods and none of its sales are in any figure on this page. For a Naples-wide view of value, see our Naples home valuation page. For a Vineyards range, the comparable sales come from inside the Vineyards Community Association footprint.
What lifts or lowers a Vineyards value is mostly specific to the address: the flood zone and FIRM panel at your parcel, the roof and the major systems, the renovation level, the view, and, for a condominium, the association’s reserves, insurance and inspection status. We name each factor in your range and price none by formula.
The Vineyards is genuinely mixed. Area-weighted on FEMA’s National Flood Hazard Layer over the census area, about 39.5 percent is Zone X (minimal), 24.3 percent Zone X (0.2 percent annual chance), 18.2 percent Zone AE and 18.1 percent Zone AH: 63.7 percent outside the Special Flood Hazard Area and 36.3 percent inside it. The club grounds sit in Zone X; the association office, about half a mile away, sits in Zone AH. The zone decides whether a lender requires flood insurance, which a buyer prices in; the flood section of our Vineyards of Naples guide maps it in full.
Panel 12021C0401H, effective May 16, 2012, covers roughly the northern 79 percent of the community and panel 12021C0403J, effective February 8, 2024, the southern 21 percent. Base flood elevations run from 10.5 to 13.0 feet NAVD88, and 26 completed Letters of Map Amendment intersect the community, so the mapped zone is not always the operative one for a parcel. Collier County’s Flood Info Hotline at (239) 252-2942 issues written determinations. Collier County holds Community Rating System Class 5, a 25 percent flood insurance discount inside the hazard area.
The association’s minutes record two Hurricane Ian items, a damaged fence and radio hardware, and its audited 2022 statements show no casualty loss, claim or special assessment. The National Weather Service recorded 1 to 2 feet of water on North Naples streets in Debby, August 2024, from 4 to 6 inches of rain at high tide: the inland hazard is rainfall flooding.
We print no premium; every quote depends on the parcel, roof and zone. A condominium association insures the building under section 718.111(11), and the owner’s HO-6 policy covers the interior finishes, fixtures and contents the statute excludes. Villa and single-family owners insure their own homes.
A recent permitted roof, newer air conditioning, re-piped supply lines and impact windows remove insurance and financing objections; finishes matter at the margin. A home on original systems competes with the renovated sales in its neighborhood, and we show you which ones.
For a condominium unit the association’s health is part of the value. Under section 718.112(2)(g), a condominium building of three habitable stories or more needs a structural integrity reserve study at least every 10 years, and section 553.899 requires a milestone inspection of such buildings, the first by December 31 of the year the building reaches 30 years (Collier applies 25 years within three miles of salt water). Which Vineyards buildings fall under either rule is a building-by-building question; get the association’s status in writing. Under section 718.503(2) a resale buyer receives the governing documents, budget, milestone summary if applicable and the structural study or a statement that none exists, and may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving them.
The 2026 certified roll places 1,135 Vineyards parcels in millage areas 181 and 189 (among them Bellerive, Chardonnay, Clubside Reserve, Concord, Montelena, Napa Ridge, San Miguel, San Rafael, Silver Oaks, Sonoma Lake, Tra Vigne, Tuscany, Villa Verona, Valley Oak and Erin Lake), which carry the Collier County Lighting levy of 0.1025 mill. On the 2026 roll the total millage is 9.3696 in area 145 and 9.4721 in areas 181 and 189.
The master Declaration sets no minimum lease term and no lease approval; lessees are registered at the South Gate. Minimum terms and lease frequency are set by each neighborhood association, so ask for its rules.
FDOT opened the I-75 Exit 107 interchange at Pine Ridge Road in its final diverging diamond configuration on June 1, 2026, with finishing work running to final completion in mid-2027.
Your Vineyards value turns into equity only after the costs of selling, and the county’s 635 repeat sales since October 2021 show a median gain of +81.4 percent between two recorded sales (our arithmetic). Whether to sell or stay depends on that equity, the tax basis you would give up and what you would buy next.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The deed’s documentary stamp tax is 70 cents per $100, the seller’s by Collier custom: about $3,815 at the $545,000 MLS condominium median, $3,710 at the $530,000 villa median and $9,695 at the $1,385,000 single-family median (our arithmetic, illustrative). The listing commission is negotiable and set by agreement, never by law. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. The estoppel certificate is capped at $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027), and a sale can need one from the neighborhood association and a status statement for the master layer. Our Vineyards seller’s guide runs full net sheets.
A seller gives a flood disclosure at or before contract under section 689.302. For a single-family home or villa the section 720.401 disclosure summary is due before the contract is signed; section 720.401(2) excludes chapter 718 associations, so a condominium sale runs on the 718.503 documents, and whether the 720 summary also applies under the master association is a question for your closing agent or attorney. This is information, not legal advice.
If you stay, Save Our Homes keeps your homestead’s assessed value rising at no more than 3 percent a year or the change in CPI. If you sell and buy another Florida homestead, portability can carry the lesser of $500,000 or your Save Our Homes difference to the new home. Your buyer starts over at just value the January 1 after closing. If you are planning the next purchase, our guide to buying a home in The Vineyards covers the other side.
Three numbers settle it: your range, your net after costs, and the carrying cost of staying. We put all three on one page.
A free in-person CMA, a comparative market analysis, is a visit from Jesse or Marc to your Vineyards home and a written range built from the sales closest to your neighborhood, form, plan and living area, the competing listings, your roof and your view, with no obligation. An opinion of value from a licensee is not an appraisal.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range lists every Vineyards sale we used, by neighborhood, living area and month.
A CMA is our opinion of the price a Vineyards home should bring, built for a sale decision; a lender, an estate or a court needs a state-certified appraiser.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). Use the valuation form or start with the form at the top, or call Jesse direct at (239) 898-6072. Buying as well? Call Marc at (239) 287-5873 or see our buying page.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and Vineyards owners who call us get the same team those clients describe. Each review is quoted exactly as posted or as a contiguous span of it, labelled with the site it was posted on; the reviews are about working with our team, not about The Vineyards.
★★★★★ “Excellent service from the entire team! We highly recommend Jake Commisar as a realtor!” Verified Google review
★★★★★ “Lindsey consistently prioritized our customer experience. She was attentive, responsive, and made sure we felt well taken care of.” Verified Google review
★★★★★ “We have bought and sold a lot of properties in our lives and we have never had service from start to finish like you provided.” Verified Google review
These are the questions Vineyards owners ask about value, answered from Collier County’s recorded resales through October 16, 2026, the Southwest Florida MLS (Matrix) export of October 29, 2026 and the association and state documents behind our Vineyards guide. For your own home, call Jesse direct at (239) 898-6072.
It depends first on form and neighborhood. County twelve-month medians to October 16, 2026: single-family $1,377,500, villa $527,250, condominium $555,000, and neighborhoods inside each form run far apart. Your range comes from your own neighborhood’s sales.
All forms together, the county’s twelve-month median was $747,500 on 138 resales and the MLS median $680,000 on 158 closings to October 29, 2026. Both blend three markets, so we value homes by form.
County record, twelve months to October 16, 2026: 52 resales at a $1,377,500 median, from $489,000 to $2,800,000. MLS export: 55 closings at $1,385,000, 95.0 percent of the last list price and a 51-day median.
County record, twelve months: 82 condominium resales at a $555,000 median, from $250,000 to $1,372,000. MLS export: 94 closings at $545,000, 94.5 percent of the last list price and a 115.5-day median.
The villa record is thin. The county recorded four villa resales in twelve months at a $527,250 median, from $410,000 to $625,000; the MLS export holds nine villa closings at $530,000. Seven of those nine were in Villa Vistana, at a $540,000 median.
They blend single-family homes, villas and condominium units, and some use a wider “Vineyards” boundary than the association’s 38 neighborhoods. A blended median moves with the mix of sales, not with any one home’s value.
In the MLS export of October 29, 2026 the median sold price per living square foot was $462 for single-family homes, $276 for villas and $269 for condominium units ($305 all forms together).
Median sale-to-list in the MLS export was 95.0 percent for single-family homes, 96.5 percent for villas and 94.5 percent for condominium units, measured against the last list price. Fourteen of the 158 closings sold exactly at that price and two above it.
Median days on market in the export were 51 for single-family homes, 59 for villas and 115.5 for condominium units. Seven condominium closings took more than 300 days.
On October 29, 2026 the MLS export showed 65 active listings, 20 single-family, 44 condominium and one villa, and 8 pending. That is about 4.4 months of supply for single-family homes and 5.6 for condominiums (our arithmetic).
By form. The county’s single-family median was $1,385,000 for 2026 to October 16, the highest calendar-year figure since 2016. The condominium median peaked at $685,000 in 2024 and was $582,500 for 2026 to October 16.
The condominium median has eased: $685,000 in 2024, $599,900 in 2025 and $582,500 in 2026 to October 16, county record. The twelve-month median of $555,000 sits below the 60-month median of $605,000.
Across 635 repeat sales recorded since October 17, 2021, the median change between the earlier and later sale was +81.4 percent (our arithmetic).
Valley Oak recorded nine county resales in twelve months at a $1,275,000 median, from $885,000 to $2,500,000, and ten MLS closings at $1,237,500.
Terracina: six county resales in twelve months at a $2,200,000 median, and six MLS closings from $1,825,000 to $2,800,000. Hammock Isles, whose county figures combine its three associations: eleven at $1,400,000, and eleven MLS closings from $900,000 to $2,510,000.
Avellino Isles is a condominium. It recorded 15 county resales in twelve months at a $1,050,000 median, and 16 MLS closings at $1,035,000, from $769,000 to $1,372,000. Four units of 3,282 square feet closed between $995,000 and $1,185,000.
Vista Pointe: ten county resales in twelve months at an $825,000 median; eleven MLS closings at $850,000, from $595,000 to $955,000. Regency Reserve: eleven at $675,000; fourteen MLS closings at $677,500, from $475,000 to $975,000, with its 2,058 and 2,494 square foot plans in separate bands.
County twelve-month medians: Tuscany $304,000 on six, Concord $370,000 on six and Chardonnay $325,000 on three. MLS medians: Tuscany $295,000, Concord $285,000 and Chardonnay $298,500.
Sometimes, and by less than owners expect, because many Vineyards homes already look onto a fairway or lake. The hole, angle and distance matter more than the label, so we price view against view.
It widens the set of buyers who can insure and finance your home, because Florida insurers weigh roof age heavily. We name it in your range rather than adding a fixed figure.
A pool is named in your range, not priced; our guide’s read is that pools rarely return their cost here, so we compare with sales that match on pool, lanai and view.
No. Membership is optional, separate from the home and non-equity, and initiation is non-refundable, so nothing about the membership conveys with the house.
Two layers. The Vineyards Community Association’s 2027 approved master assessment is $1,844.20 a year ($461.05 a quarter), plus $590.02 for homes behind the Arbor gates. Each neighborhood or condominium association bills its own fee on top, which is not published; the estoppel certificate and that association’s budget give it.
No. The 2027 access-control budget is charged to 1,735 of the 2,727 units that pay the master association, the homes behind the Arbor gates.
No. There is no Community Development District and no master special assessment in the 2027 budget.
Partly. About 36.3 percent of the community by area lies in a Special Flood Hazard Area (Zones AE and AH) and 63.7 percent outside it, on two FIRM panels dated 2012 and 2024.
They weigh on price because they weigh on what a buyer will owe. A condominium building of three habitable stories or more needs a structural integrity reserve study, and a resale buyer receives it, or a statement that none exists, under section 718.503.
Florida caps it at $299 for a current account, plus $119 if rushed within 3 business days and up to $179 more if the account is delinquent (DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027).
No. Assessed value is a tax figure capped by Save Our Homes on a homestead; just value is the roll’s January 1 value; market value is what a buyer pays. Your buyer is reassessed at just value the January 1 after purchase.
No. An opinion of value from a licensee is not an appraisal.
Yes. Use the valuation form on this page or call Jesse direct at (239) 898-6072, and we will send a range built from your neighborhood’s recorded sales with every comparable listed.
Every Vineyards figure on this page traces to a primary source below: the Vineyards Community Association’s own documents, the club’s published pages as our guide read them, Florida statutes and agencies, Collier County, FEMA and the recorded sales. We cite no listing portal, and recorded instruments are named at the point of use.
The Vineyards Community Association
Vineyards Country Club (as our guide read its published pages)
Recorded documents and corporate records
Florida statutes and state agencies
Collier County
Flood, storms and roads
The sales records
These official documents bear most directly on what a Vineyards home is worth and what a buyer reads before signing: The Vineyards’ 2027 master budget, the Declaration, the gate and open house rules, the state’s estoppel caps, the condominium resale statute, Save Our Homes and the flood map. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Vineyards owner |
|---|---|---|
| 2027 approved budget package (PDF) | Vineyards Community Association | The 2027 master assessment, the access-control and boulevard amounts, lake maintenance |
| Second Amended and Restated Declaration (PDF) | Vineyards Community Association | Assessments, collection through neighborhoods, pets, vehicles, the bulk services clause |
| Gate Access Information sheet (PDF) | Vineyards Community Association | New-owner and lessee registration at the South Gate |
| Open House Instructions (PDF) | Vineyards Community Association | Open houses on Sundays, 1 to 4 p.m., and sign rules |
| Estoppel certificate fees (PDF) | Florida DBPR | The estoppel caps and the condominium transfer fee cap |
| Section 718.503 | Florida Legislature | The condominium resale documents and the 7-day window |
| Save Our Homes, 2026 (PDF) | Florida Department of Revenue | The 2.7 percent cap for 2026 |
| FEMA Map Service Center, address search | FEMA | Your flood zone and panel |
Neighborhood and condominium budgets, reserve studies and structural reports are not posted publicly; request them through your neighborhood association or the master association’s manager, PMP SWFL, (239) 353-1992. Section 720.401 requires the HOA disclosure summary before the contract is signed where it applies. This is information, not legal advice.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), and when you call, you reach us directly. Jesse McGreevy leads listings and seller strategy across Naples, Bonita Springs, Estero and Marco Island, and Marc Comisar leads buyer representation across Southwest Florida. Read more about McGreevy and Comisar, see our Naples market pages, or return to the full Vineyards of Naples community guide.
Top 1% Real Estate Agents Nationally Since 2008
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Want a Vineyards range? Use the valuation form or call Jesse direct at (239) 898-6072. Buying a home as well? Call Marc at (239) 287-5873, or see how we represent buyers.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export). Collier County recorded sales through October 16, 2026. Association fees and rules as the association’s documents state them, read November 6, 2026. McGreevy and Comisar, value your Vineyards home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.