Waterford at Vanderbilt, Naples Florida
Your Waterford value starts with your plan and your floor. McGreevy and Comisar build a written opinion of value from the sales of your own plan. Free, no obligation. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own one of the 240 condominiums in Waterford at Vanderbilt, the honest answer to what it is worth starts with your floor plan and your floor, not with the club. Waterford is ten three-story elevator buildings of 24 homes, nine on Parkstone Place and one at 8285 Danbury Boulevard, and every building repeats the same three Worthington plans: the 1,282 square foot Hampton, the 1,440 square foot Aston and the 1,700 square foot Brighton. The full village record, from the structural integrity reserve study to the flood letters and the schools, lives on our Waterford at Vanderbilt neighborhood guide, and the club and community picture is on our Vanderbilt Country Club community guide. This page does one job: it shows how a Waterford condominium is actually valued, plan by plan and floor by floor, from the Southwest Florida MLS and Collier County’s recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
A Waterford at Vanderbilt condominium is worth what its plan, floor, view, condition and building file support. Across 10 Southwest Florida MLS closings in the twelve months to 26 September 2026, Waterford sold from $295,000 to $405,000 at a median of $337,000, the midpoint of $335,000 and $339,000, at a median 97.3 percent of final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of the 10 Waterford closings in the Southwest Florida MLS in the twelve months to 26 September 2026, placing each by building, floor and plan, and read them beside all 19 qualified sales Collier County recorded in the 24 months since September 2024 before we wrote a single figure on this page.
Waterford resolves into three price bands, one for each plan. On the county record for the 24 months since September 2024, the Hampton sold from $295,000 to $350,000 at a median of $345,000 (8 sales, an even count, the midpoint of $345,000 and $345,000), the Aston from $330,000 to $400,000 at a median of $344,000 (5 sales), and the corner Brighton from $358,000 to $455,000 at a median of $417,500 (6 sales, the midpoint of $415,000 and $420,000). Inside each band, the floor moves the price per foot, and on this record it moves it downward as you go up. The MLS twelve months agree on the bands: its four Hampton closings ran $295,000 to $345,000, its four Aston closings $330,000 to $364,000 and its two Brighton closings $370,000 and $405,000.
The Southwest Florida MLS shows 31 closings across all of Vanderbilt Country Club in the same twelve months at a blended median of $528,000. That figure mixes Waterford with Wedgewood carriage homes and detached Estate and Villa Homes, and it sits above every Waterford sale of the year by more than $120,000. A blend like that describes no home on Parkstone Place, so neither the MLS layer nor the county layer on this page is ever blended across the four home types when we value a Waterford condominium.
We value a Waterford home from four records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and what is for sale this week. Collier County’s recorded sales give us every qualified sale back to the first Worthington closings in 1999, and its unit record ties each one to a building, a floor and a plan. The state’s condominium and structural study records and the county’s milestone schedule give us the building file every buyer now asks for. The club’s 2026 fee sheet gives us the carrying cost a buyer underwrites. Then we walk the home, because view, finishes, furnishings and the lanai are the variables no record captures.
McGreevy and Comisar should value your Waterford at Vanderbilt condominium because we build every number from the MLS and Collier County’s recorded sales, plan by plan and floor by floor, we read the state’s structural study record and the county’s milestone schedule before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market, 10 MLS closings and 19 qualified county sales, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in the village, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the plan and floor record and assembles the condominium and master association paperwork your buyer will ask for. Marc Comisar walks the home and judges view, finishes and condition against what is actually selling in North Naples. That matters at Waterford more than at most villages: on the county roll, 138 of the 240 owners, 57.5 percent, receive their tax bill outside Florida, so a large share of Waterford sellers need a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.
This page answers what your condominium is worth. If you have decided to sell and want the full listing plan, pricing, marketing, the structural study file and the estoppels, read our guide to selling your home in Waterford at Vanderbilt. If your next home is also inside the gates, perhaps a Wedgewood carriage home with a garage, start with buying a home in Waterford at Vanderbilt, because a current owner who buys another home inside pays a $3,500 capital contribution instead of $15,000 under the club’s 2026 fee sheet. Call Marc at (239) 287-5873 about the purchase side.
These are the Waterford at Vanderbilt valuation facts that decide most prices in the village, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, the state’s condominium records or the club’s 2026 fee sheet, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A Waterford at Vanderbilt condominium is valued by narrowing the product and widening the window: same plan, same floor, matched view and condition, then sales across enough months to be meaningful, adjusted with Waterford’s own recorded series and tested against the four active listings and the 97.3 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Waterford is one association running three separately declared condominiums: No. 1 (Buildings 1 to 3, 72 homes), No. 2 (Buildings 4 to 6, 72 homes) and No. 3 (Buildings 7 to 10, 96 homes). The condominium number sets the reserve line on the fee sheet, $376.60 a quarter in No. 1 and No. 2 and $382.81 in No. 3, and it tells us which declaration governs your unit. It also catches the most common records trap in the village: Building 10 stands at 8285 Danbury Boulevard, not on Parkstone Place, so a comparable search by street name alone misses its 24 homes.
Every Waterford building repeats the same stack of eight homes per floor. On the county roll, positions 01 and 08 on each floor are 1,700 square foot Brightons, positions 02 and 07 are 1,440 square foot Astons, and positions 03 to 06 are 1,282 square foot Hamptons, exactly the Worthington plan set. At Waterford the county’s base area for each home equals the plan’s living area, so the plan is never in doubt. The Brighton, the corner home with the most glass, has sold about $70,000 above the Hampton at the 24-month median.
The county assessor adds exactly $5,000 of just value per floor for every plan. Buyers have paid the opposite. Over 24 months of county sales, first-floor homes brought a median $270.83 a square foot of county base area, second-floor homes $253.27 and third-floor homes $236.66, and the 60-month record points the same way at $269.97, $261.31 and $252.94. Our reading is that at Waterford the ground floor, with a lanai at grade and no elevator wait, carries a premium per foot. Pricing a first-floor home off third-floor sales, or the reverse, is the most common way to misprice a Waterford listing.
The ten buildings surround the 10th and 11th holes, and the club describes views of the golf course, lakes and natural preserves. The county record does not map views unit by unit, so no village-wide golf or lake premium can be calculated from it, and we publish none. We measure a view from closed sales of the same plan and floor with and without it, and we say so when the sample is too thin to measure, which at Waterford it often is.
Every Waterford building was finished between April 1999 and August 2001, and the exterior, roof tile, building insurance and building maintenance are the association’s, paid through the condominium fee. What separates two Hamptons on the same floor is inside: kitchen and bath updates, flooring, the air conditioning system, the water heater, impact-rated openings where installed, and whether the home is offered furnished. No record captures those items, so we see the home.
At Waterford, the building file is part of the price. The state’s database records a structural integrity reserve study completed November 19, 2024 for all ten buildings, with no special assessment reported alongside it, and the county schedules milestone inspections for 2028 to 2031. A buyer receives the study at the seller’s expense under section 718.503. A listing that hands a buyer the study, the current budget and the milestone year in writing negotiates from strength; a listing that leaves those questions open invites a discount.
Every Waterford buyer inherits $13,159 a year in master dues and a condominium fee of $5,253.56 in No. 1 and No. 2 or $5,278.40 in No. 3, the highest neighborhood fee in Vanderbilt Country Club, plus a $1,200 food and beverage minimum. Two club-wide assessments follow the home, $678 for pickleball and $7,895 to $8,750 for the 2032 golf course replacement, and the buyer pays a $15,000 capital contribution at closing. A buyer compares that stack against Wedgewood and against clubs outside the gate, so it belongs in the valuation.
Six qualified sales in the county’s latest twelve months is too few to price from, so we widen to 24, 36 or 60 months inside your plan and floor and adjust older sales with Waterford’s own series. That matters because the per-foot median has drifted down: $265.94 over 60 months, $261.31 over 36, $247.06 over 24 and $232.06 over the latest twelve, all on county base area. A 2024 comparable overstates today’s market unless it is adjusted.
Finally we test the opinion of value against the homes actively for sale and the 97.3 percent median sale to list. On 24 September 2026 four Waterford homes were for sale on Parkstone Place, three of them Hamptons, asking $295,000 to $379,000, and they had been listed 97 to 174 days, against a median of 87 days for the ten that closed. A price that ignores what a buyer can see this week is a price that sits.
Waterford at Vanderbilt homes are worth very different amounts by plan and floor. On 24 months of county recorded sales, the Hampton median was $345,000, the Aston $344,000 on five sales and the Brighton $417,500, while price per square foot fell from $270.83 on the first floor to $236.66 on the third.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Plan | Homes | County sales, 24 months | County median, parity | County range | Median $ per sq ft, county base area | MLS closings, 12 months to 26 Sep 2026 |
|---|---|---|---|---|---|---|
Hampton, 1,282 sq ft, 2 bedrooms, 2 baths | 120 | 8 | $345,000 (even; $345,000 and $345,000) | $295,000 to $350,000 | $269.11 | 4: $295,000, $295,000, $300,000, $345,000 |
Aston, 1,440 sq ft, 2 bedrooms plus den | 60 | 5 | $344,000 (odd) | $330,000 to $400,000 | $238.89 | 4: $330,000, $335,000, $339,000, $364,000 |
Brighton, 1,700 sq ft, 2 bedrooms plus den or bedroom 3 | 60 | 6 | $417,500 (even; $415,000 and $420,000) | $358,000 to $455,000 | $245.59 | 2: $370,000 and $405,000 |
Source: Collier County Property Appraiser 2026 preliminary roll, qualified improved sales in the 24 months since September 2024, plan from the county’s unit record and base area; Southwest Florida MLS Matrix, closed 26 Sep 2025 to 26 Sep 2026, plan from living area as entered, which at Waterford matches the plan size. The Aston’s 24-month median sits at the Hampton’s, a small-sample artifact: over 36 months the Aston median is $371,500 (n = 9) against $340,000 for the Hampton (n = 16) and $432,500 for the Brighton (n = 8), the ladder a buyer would expect.
Floor | County sales, 24 months | County median, parity | Median $ per sq ft, 24 months | Median $ per sq ft, 60 months | MLS closings, 12 months |
|---|---|---|---|---|---|
First | 5 | $350,000 (odd) | $270.83 | $269.97 (n = 20) | 3: $295,000, $335,000, $364,000 |
Second | 8 | $345,000 (even; $345,000 and $345,000) | $253.27 | $261.31 (n = 31) | 4: $300,000, $330,000, $345,000, $405,000 |
Third | 6 | $357,000 (even; $339,000 and $375,000) | $236.66 | $252.94 (n = 27) | 3: $295,000, $339,000, $370,000 |
Source: Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, retrieved 26 Sep 2026, floor from the unit position. Per-foot figures are county base area only and are never set against an MLS living-area figure. The floor medians mix plans, so read the per-foot column, not the price column, for the floor effect.
Condominium | Buildings | County sales, 24 months | County median, parity | County range |
|---|---|---|---|---|
No. 1 (72 homes) | 8217, 8223 and 8231 Parkstone Pl | 6 | $405,000 (even; $390,000 and $420,000) | $300,000 to $455,000 |
No. 2 (72 homes) | 8239, 8241 and 8247 Parkstone Pl | 5 | $345,000 (odd) | $295,000 to $415,000 |
No. 3 (96 homes) | 8253, 8259 and 8267 Parkstone Pl; 8285 Danbury Blvd | 8 | $345,000 (even; $345,000 and $345,000) | $305,000 to $400,000 |
Source: Collier County Property Appraiser 2026 preliminary roll. No. 1’s higher median reflects its mix, four of its six sales being Brightons or Astons, rather than a location premium we can prove. All three condominiums share the same club, the same Parkstone Pool and nearly the same fee.
Waterford at Vanderbilt sold 10 condominiums on the MLS in twelve months, from $295,000 for an upper-floor Hampton to $405,000 for a second-floor Brighton, so the only number that matters is the one built from your plan and your floor. The fastest start is the Home Valuation form at the top of this page, or our free Waterford at Vanderbilt home valuation if you are reading this somewhere else. It takes about a minute: the building, the floor, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan on your floor, with the sources named, plus the fee, assessment and building-file picture your buyer will underwrite. If you would rather talk first, call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, Marc Comisar at (239) 287-5873 can walk you through how we represent buyers in Naples so the sale and the purchase run on one timeline.
The Hampton is 120 of the 240 homes, the four middle positions on every floor, with a 12 foot 4 inch by 14 foot master suite, a second bedroom, a morning room and a 95 square foot lanai on the Worthington sheet. The county recorded eight Hampton sales in 24 months, $295,000 to $350,000, and the MLS closed four in twelve months, at $345,000 (second floor, December 2025), $300,000 (second floor, April 2026), $295,000 (third floor, March 2026) and $295,000 (first floor, July 2026). The three 2026 Hampton closings set the floor of the Waterford market this year, and three of the four listings on the pull date were Hamptons, so a Hampton valuation leans hardest on the live competition.
The Aston is 60 homes, positions 02 and 07 on every floor, adding a 12 foot 6 inch by 10 foot den and a larger 17 by 11 foot master to the Hampton layout. The county recorded five Aston sales in 24 months, $330,000 to $400,000, and the MLS closed four in twelve months: $330,000 (second floor, October 2025), $339,000 (third floor, March 2026), $364,000 (first floor, May 2026) and $335,000 (first floor, September 2026, after 173 days). One first-floor Aston was still for sale on the pull date at $379,000. With so few sales, an Aston valuation reads the 36-month median of $371,500 beside the latest closings and says which way it leans.
The Brighton is 60 homes, the two corners of every floor, with a 12 foot 8 inch by 18 foot master, a den or third bedroom and a 243 square foot lanai with storage. The county recorded six Brighton sales in 24 months, $358,000 to $455,000, and a first-floor Brighton set the 36-month high of $490,000 in May 2024. The MLS closed two Brightons in twelve months, both on 20 August 2026, at $405,000 and $370,000. No Brighton was for sale on 24 September 2026, so a Brighton owner listing this fall faces no direct competitor in the village.
Price per square foot tells you where a Waterford at Vanderbilt condominium sits inside its own plan and floor, not what it is worth. On 24 months of county sales the median was $247.06 a square foot of county base area, from $269.11 for the Hampton to $238.89 for the Aston, and from $270.83 on the first floor to $236.66 on the third.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The county divides the sale price by its own base area for the unit, and at Waterford that base area equals the Worthington plan’s living area exactly: 1,282, 1,440 or 1,700 square feet. The club’s description tops the range at 1,705 square feet, while the Worthington sheet and the county both say 1,700. The MLS divides by the living area the listing agent entered. This page states every per-foot figure on county base area and never sets it against an MLS living-area figure, because the two systems are different measures even where the numbers coincide.
The Hampton’s 24-month median of $269.11 a square foot sits well above the Aston’s $238.89 and the Brighton’s $245.59. That is the ordinary pattern: the smallest plan in a building carries the fixed value of a kitchen, two baths and a lanai over fewer feet. It is also why multiplying a Hampton’s per-foot rate by a Brighton’s 1,700 square feet overstates the Brighton, and multiplying a Brighton’s rate by 1,282 understates the Hampton.
The floor effect is the most useful per-foot fact at Waterford, and it has held across both the 24-month and 60-month windows. The samples are handfuls, five first-floor, eight second-floor and six third-floor sales in 24 months, so we treat it as a direction, not a rate. For a third-floor seller it argues for pricing from third-floor sales and marketing the long view; for a first-floor seller it argues against discounting for the floor.
Compare your home only with sales of the same plan and floor, adjust for time with Waterford’s own series, and treat any figure built on four sales or fewer as a direction. Never apply a Wedgewood or single-family per-foot figure to a Waterford condominium, never apply a county base-area figure to an MLS living-area figure, and never price from the county’s just value, which at Waterford follows a mass-appraisal ladder rather than the sales.
Waterford at Vanderbilt recorded 10 Southwest Florida MLS closings in the twelve months to 26 September 2026, from $295,000 to $405,000, at a $337,000 median and $3,378,000 in closed volume. Collier County’s recorded sales show 19 qualified resales in the 24 months since September 2024 at a $350,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Measure | Waterford, twelve months to 26 September 2026 |
|---|---|
Closed sales | 10 (4 Hampton, 4 Aston, 2 Brighton) |
Total closed volume | $3,378,000 |
Median sold price | $337,000 (n = 10, even; $335,000 and $339,000) |
Range | $295,000 to $405,000 |
Median days on market | 87 (n = 10, even; 77 and 97) |
Median sale to final list price | 97.3% (n = 10, even; mean 96.2%) |
Active listings on 26 September 2026 | 4 |
Months of supply | about 4.8 |
Source: Southwest Florida MLS Matrix, residential, the Vanderbilt Country Club development, closed 26 September 2025 to 26 September 2026 plus active listings, retrieved 26 September 2026, placed in Waterford by address. Sale to list is the sold price over the final list price. Waterford’s ten closings ran slower than the development’s 31 at a blended 33.5 days, and closer to asking than the development’s blended 95.6 percent.
Closed | Building | Floor | Plan | Sq ft | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
Sep 2026 | 8239 Parkstone Pl | First | Aston | 1,440 | $352,000 | $335,000 | 95.2% | 173 |
Aug 2026 | 8267 Parkstone Pl | Second | Brighton | 1,700 | $409,000 | $405,000 | 99.0% | 7 |
Aug 2026 | 8231 Parkstone Pl | Third | Brighton | 1,700 | $380,000 | $370,000 | 97.4% | 97 |
Jul 2026 | 8241 Parkstone Pl | First | Hampton | 1,282 | $299,999 | $295,000 | 98.3% | 121 |
May 2026 | 8267 Parkstone Pl | First | Aston | 1,440 | $369,000 | $364,000 | 98.6% | 77 |
Apr 2026 | 8217 Parkstone Pl | Second | Hampton | 1,282 | $330,000 | $300,000 | 90.9% | 375 |
Mar 2026 | 8239 Parkstone Pl | Third | Hampton | 1,282 | $299,900 | $295,000 | 98.4% | 334 |
Mar 2026 | 8267 Parkstone Pl | Third | Aston | 1,440 | $365,000 | $339,000 | 92.9% | 43 |
Dec 2025 | 8241 Parkstone Pl | Second | Hampton | 1,282 | $355,000 | $345,000 | 97.2% | 20 |
Oct 2025 | 8267 Parkstone Pl | Second | Aston | 1,440 | $350,000 | $330,000 | 94.3% | 19 |
Source: Southwest Florida MLS Matrix, retrieved 26 Sep 2026. Building address only; floor and plan from the unit position and living area as entered; sold to list is our arithmetic on the final list price. These are all-brokerage public records, not our transactions.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the freshest price evidence in the village. On 20 August 2026 a second-floor Brighton at 8267 Parkstone Place, in Condominium No. 3, closed at $405,000 after 7 days on market, against a final list price of $409,000, or 99.0 percent of asking. The same day, a third-floor Brighton at 8231 Parkstone Place, in No. 1, closed at $370,000 after 97 days, at 97.4 percent of a $380,000 final list. Same plan, same square footage, same closing date: $35,000 and 90 days apart. Three lessons sit in that pair. The Brighton still commands the top of the Waterford market, since the $405,000 sale is the highest MLS closing of the year and above every sale in the county’s twelve-month file. The floor mattered in the direction the county record predicts, with the second-floor home bringing more than the third. And the home priced where the evidence stood sold in a week, while the other took more than three months. Neither sale appears yet in the county’s qualified sales, whose file stops at 29 August 2026, so both are in the MLS count and not yet the county’s.
Recorded | Condominium | Building | Floor | Plan | Price |
|---|---|---|---|---|---|
March 2026 | No. 1 | 8217 Parkstone Pl | Second | Hampton | $300,000 |
March 2026 | No. 2 | 8239 Parkstone Pl | Third | Hampton | $295,000 |
March 2026 | No. 3 | 8267 Parkstone Pl | Third | Aston | $339,000 |
December 2025 | No. 2 | 8241 Parkstone Pl | Second | Hampton | $345,000 |
October 2025 | No. 3 | 8267 Parkstone Pl | Second | Aston | $330,000 |
September 2025 | No. 2 | 8239 Parkstone Pl | Second | Brighton | $358,000 |
August 2025 | No. 1 | 8217 Parkstone Pl | Third | Brighton | $375,000 |
June 2025 | No. 2 | 8239 Parkstone Pl | Second | Aston | $344,000 |
June 2025 | No. 3 | 8285 Danbury Blvd | Second | Aston | $400,000 |
May 2025 | No. 1 | 8217 Parkstone Pl | First | Brighton | $445,000 |
April 2025 | No. 1 | 8231 Parkstone Pl | Second | Brighton | $455,000 |
April 2025 | No. 3 | 8267 Parkstone Pl | First | Hampton | $350,000 |
March 2025 | No. 3 | 8259 Parkstone Pl | Third | Hampton | $305,000 |
February 2025 | No. 1 | 8217 Parkstone Pl | First | Aston | $390,000 |
February 2025 | No. 3 | 8285 Danbury Blvd | First | Hampton | $350,000 |
January 2025 | No. 1 | 8217 Parkstone Pl | Third | Brighton | $420,000 |
January 2025 | No. 2 | 8241 Parkstone Pl | Third | Brighton | $415,000 |
November 2024 | No. 3 | 8253 Parkstone Pl | First | Hampton | $345,000 |
November 2024 | No. 3 | 8253 Parkstone Pl | Second | Hampton | $345,000 |
Source: Collier County Property Appraiser 2026 preliminary roll, qualified improved sales, 24 months since September 2024; plan and floor from the county’s unit record. “Qualified” means an arm’s-length market sale; the county recorded 50 transfers of Waterford homes in the window and 19 qualified. Dollar volume $6,906,000; median $350,000 (n = 19, odd, an actual sale).
The MLS counts ten Waterford closings where the county’s twelve-month file counts six qualified sales, for two reasons: the county file stops at 29 August 2026 and its newest recordings lag the closings, and the MLS year runs to 26 September. Even so, the MLS median of $337,000 sits within $2,500 of the county’s twelve-month $334,500, so the two records agree on the level. Use the county for what sold and at what price over longer windows, and the MLS for how long it took and how close to asking it closed.
Waterford at Vanderbilt condominiums took a median of 87 days on market and sold at a median 97.3 percent of final list price across 10 MLS closings in the twelve months to 26 September 2026. With 4 active listings, supply was about 4.8 months, against 2.8 in Wedgewood and 3.1 across Vanderbilt Country Club.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A median Waterford buyer negotiated less than three percent off the final asking price, closer to asking than the development-wide 95.6 percent. That ratio is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. The spread was wide: from 99.0 percent on the seven-day Brighton to 90.9 percent on a second-floor Hampton that sold for $300,000 after 375 days, $30,000 under its final list.
Half the Waterford closings needed more than 87 days, and the spread ran from 7 days to 375. The four fastest, at 7 to 43 days, included the $405,000 Brighton and the $345,000 December Hampton. The four slowest, at 121 to 375 days, included all three 2026 Hampton closings. The record does not say why each one took as long as it did, and we will not invent a reason. What it shows is that a Waterford seller should plan around 87 days, not the community-wide 33.5.
On 26 September 2026 each Vanderbilt Country Club home type read differently against its own twelve-month pace. This is the benchmark a seller should use, because it compares named villages on the decision variables that set a listing strategy, all from the same MLS pull.
Home type | MLS closings, 12 months | Median sold, parity | Median days on market | Median sale to list | Active on 26 Sep 2026 | Months of supply |
|---|---|---|---|---|---|---|
Waterford at Vanderbilt | 10 | $337,000 (even) | 87 | 97.3% | 4 | 4.8 |
Wedgewood at Vanderbilt | 13 | $540,000 (odd) | 26 | 95.6% | 3 | 2.8 |
Villa Homes | 6 | $757,500 (even) | 10 (n = 5) | 96.3% | 1 | 2.0 |
Estate Homes | 2 | $1,007,500 (even) | 79 | 90.2% | 0 | none active |
All Vanderbilt Country Club | 31 | $528,000 (odd), blended | 33.5 | 95.6% | 8 | 3.1 |
Source: Southwest Florida MLS Matrix, residential, the Vanderbilt Country Club development, closed 26 Sep 2025 to 26 Sep 2026 plus active, retrieved 26 Sep 2026; each row placed by address. Months of supply is active listings divided by the monthly closing pace. Waterford carries the most supply of the four home types, which is why price and presentation decide the outcome here.
An asking price is a market-condition signal, never a value, and we label it that way. On 24 September 2026 two second-floor Hamptons in the same building at 8247 Parkstone Place asked $299,999 and $295,000, exactly what the two 2026 upper-floor Hampton sales brought. A first-floor Hampton at 8253 Parkstone Place asked $315,000, below the three first-floor Hampton sales of November 2024 to April 2025 at $345,000 to $350,000 and above the $295,000 first-floor Hampton that closed in July 2026. A first-floor Aston at 8239 Parkstone Place asked $379,000, while a first-floor Aston in the same building closed at $335,000 on 10 September 2026 after 173 days. The four listings had been on the market 97 to 174 days on 24 September, against an 87-day median for the homes that sold.
Waterford’s MLS days on market and sale to list over 24, 36 and 60 months: 24 months, 21 closings, a median 60 days on market, 98.33 percent of final list price; 36 months, 33 closings, a median 49 days on market, 97.37 percent of final list price; 60 months, 79 closings, a median 19.5 days on market, 98.33 percent of final list price (Southwest Florida MLS, Matrix, Development Vanderbilt Country Club, closed September 26, 2021 to September 26, 2026, pulled September 29, 2026). The county’s recorded sales carry the multi-year layer on this page instead, and they carry no days on market; the MLS windows above carry the pace over 24, 36 and 60 months.
At Waterford the list price does most of the work: buyers who closed paid 97.3 percent of the last asking price at the median, but half of them took more than 87 days to get there, and the homes that sat longest were the ones priced above their own plan and floor. That argues for listing where the plan-and-floor evidence supports, handing that evidence and the building file to the buyer’s agent with the listing, and timing the launch to the season.
Waterford at Vanderbilt values have risen from a $130,650 median on the first Worthington sales in 1999 to $350,000 on the county’s 24-month record, with a sharp 2021 to 2022 repricing, a peak calendar median of $370,000 in 2024 and a softer latest twelve months at $334,500 on six sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Window | Qualified sales (of all recorded transfers) | Median, parity | Range | Median $ per sq ft, county base area |
|---|---|---|---|---|
12 months, August 30, 2025 to August 29, 2026 | 6 (of 21) | $334,500, even ($330,000 and $339,000) | $295,000 to $358,000 | $232.06 |
24 months since September 2024 | 19 (of 50) | $350,000, odd | $295,000 to $455,000 | $247.06 |
36 months since September 2023 | 33 (of 73) | $350,000, odd | $295,000 to $490,000 | $261.31 |
60 months since September 2021 | 78 (of 149) | $350,000, even ($350,000 and $350,000) | $200,000 to $520,200 | $265.94 |
Source: Collier County Property Appraiser 2026 preliminary roll, qualified improved recorded sales. The $490,000 36-month high was a first-floor Brighton in May 2024; the $520,200 60-month high was a second-floor Brighton in the 2022 run-up. The median has held at $350,000 across three windows while the per-foot median has drifted down.
Year | Qualified sales | Median |
|---|---|---|
2015 | 16 | $159,000 |
2016 | 18 | $165,750 |
2017 | 17 | $170,000 |
2018 | 19 | $170,000 |
2019 | 19 | $161,500 |
2020 | 17 | $165,000 |
2021 | 32 | $199,500 |
2022 | 23 | $350,000 |
2023 | 20 | $357,250 |
2024 | 11 | $370,000 |
2025 | 14 | $366,500 |
2026, to August 14 | 3 | $300,000 (thin) |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll. Odd n is an observed sale; even n is the mean of the middle two. The full series back to 1999 is on our Waterford at Vanderbilt neighborhood guide.
For fifteen years, 2008 to 2020, the Waterford median sat between $153,500 and $210,000. It then went from $199,500 in 2021 (n = 32) to $350,000 in 2022 (n = 23), up 75.4 percent, and edged up to $370,000 in 2024 (n = 11). An owner who bought before 2021 holds a large gain at today’s prices; one who bought at the 2024 peak may not, and that changes how the seller thinks about the list price, not what the market will pay.
Since the spring of 2025 the record has softened: the county twelve-month median of $334,500 sits 9.6 percent below the 2024 calendar median, and the per-foot median has fallen from $269.11 on the late-2024 Hampton sales to $230 to $234 on the 2026 ones. The softening coincides with the period in which Florida’s condominium safety deadlines arrived and with a broader Southwest Florida condominium slowdown; the county record cannot tell us which weighed more, and we do not claim a cause. The MLS adds one encouraging line: the two August 2026 Brighton closings at $405,000 and $370,000 came after the county file’s latest sale.
For a Waterford seller the trend is the time adjustment. A 2024 comparable, recorded at a $370,000 calendar median, overstates today’s market unless it is adjusted with Waterford’s own series, and a 2022 comparable at the run-up high overstates it further. For a Hampton, the 2026 sales are the evidence that matters most. For a Brighton, the August 2026 pair shows the plan still holding value. The county series is how we adjust an older comparable for time, and it is never a substitute for walking the home.
Waterford at Vanderbilt and Wedgewood at Vanderbilt are the two Worthington condominium villages inside Vanderbilt Country Club, sharing the club, the $13,159 master dues and the $15,000 capital contribution, so a Waterford seller should price with Wedgewood in mind: Wedgewood’s 24-month county median is about $195,000 higher, with garages and two-story buildings.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Question | Waterford at Vanderbilt | Wedgewood at Vanderbilt |
|---|---|---|
Homes and buildings | 240 in ten three-story elevator buildings of 24 | 338 in two-story buildings of 8 or 10 |
Plans | 1,282, 1,440 and 1,700 sq ft | 1,512 to 2,107 sq ft, seven plans |
Garage | none; covered parking and a lockable storage room | single or double garage with cart room |
Private golf cart | no, by our reading of the garage rule | yes, $2,200 trail fee |
County median, 24 months | $350,000 (n = 19) | $545,000 (n = 31) |
County median, 12 months | $334,500 (n = 6) | $547,500 (n = 16) |
Median $ per sq ft, county base area, 24 months | $247.06 | $295.82 |
MLS closings, 12 months to 26 Sep 2026 | 10, median $337,000 | 13, median $540,000 |
MLS median days on market | 87 | 26 |
MLS median sale to list | 97.3% | 95.6% |
Months of supply | 4.8 | 2.8 |
2026 neighborhood fee | $5,253.56 to $5,278.40 | $4,915.44 to $5,129.72 |
Recurring total with master dues | $18,412.56 to $18,437.40 | $18,074.44 to $18,288.72 |
Capital contribution as a share of the 24-month median | about 4.3% | about 2.8% |
Structural study and milestone laws | apply; study completed November 19, 2024; milestones 2028 to 2031 | do not apply (two stories) |
Homestead share | 26.7% | 43.8% |
Median 2026 tax bill, preliminary roll | $2,667.08 | $3,883.46 |
Sources: Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, retrieved 26 Sep 2026; club 2026 fee sheet and floor plans; state structural study database; Collier County milestone map. Our Wedgewood at Vanderbilt neighborhood guide covers the rival village in the same depth, and Wedgewood owners have their own Wedgewood at Vanderbilt home valuation page.
A buyer who chooses Waterford wants the lowest price into a bundled-golf club, an elevator and one-level living, and a lock-and-leave building with insurance and exterior maintenance in the fee, and accepts no garage, no private cart and a building file to read. A buyer who chooses Wedgewood wants a garage and a private cart, a larger plan and a two-story building outside the structural study and milestone laws, and pays about $195,000 more at the 24-month median for it. We price a Waterford home for the first buyer, laying out the building file and the full cost of ownership so the comparison with Wedgewood is argued on facts rather than on the word “condominium.”
The comparison enters the number in two places. First, the $15,000 capital contribution is identical in both villages but weighs more at Waterford’s price, about 4.3 percent of the median against about 2.8 percent, so a Waterford buyer feels it more and some sellers credit part of it in a slow month. Second, Waterford’s fee is the higher of the two by a few hundred dollars a year, and Waterford carries more supply, 4.8 months against 2.8, so a Waterford list price has less room for optimism than a Wedgewood one.
Online estimates, including the big portals’ automated values, miss on Waterford at Vanderbilt condominiums because automated models cannot see what drives price here: which of three plans a unit is, which floor it sits on, the building file, the bundled membership and fee stack, and a tenth building whose address is not on Parkstone Place at all.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A model that reads Waterford as one set of condominiums blends $295,000 upper-floor Hamptons with $455,000 Brightons, and whatever sold last pulls every estimate toward it. The plan is fixed by the unit’s position on the floor, a fact the county’s unit record holds and a feed often does not. An automated estimate that cannot tell a third-floor Hampton from a first-floor Brighton misses by more than $100,000.
Most models, like the county assessor, assume a higher floor is worth a little more. At Waterford, 24 months of county sales show the opposite on a per-foot basis, $270.83 on the first floor against $236.66 on the third. A model that adds value for height overprices the third floor and underprices the first.
A completed structural integrity reserve study, the reserve funding plan behind it, the milestone year for the building and any assessment on the estoppel are what a 2026 Florida condominium buyer prices first. None of them is a data field in a listing feed. A model values two Hamptons with very different building files the same way; a buyer does not.
Every Waterford sale conveys a Vanderbilt Country Club membership the buyer cannot decline, with $13,159 in master dues, a condominium fee of $5,253.56 or $5,278.40, a $1,200 food and beverage minimum and two assessments that remain the obligation of any successor owner, per the club’s 2026 fee sheet. A model comparing your home with a condominium outside the gate is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.
Building 10’s 24 homes stand at 8285 Danbury Boulevard, and a search keyed to “Parkstone Place” misses every one of them, including two of the 19 county sales in the 24-month window. A tool that groups by street either drops those sales or files them with Wedgewood’s Danbury Boulevard carriage homes, which sold for about $195,000 more at the median.
The county’s 2026 preliminary just values follow a mass-appraisal ladder: every home of the same plan and floor carries the same figure, $256,400 for a first-floor Hampton up to $333,000 for a third-floor Brighton, rising exactly $5,000 a floor. The median across all 240 is $273,600, about 22 percent below the $350,000 24-month sale median. A model that leans on assessed values starts low and assumes a floor premium the sales do not show.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan on your own floor, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse direct at (239) 898-6072.
A Waterford at Vanderbilt buyer prices five costs into an offer: $13,159 in master dues, the $5,253.56 or $5,278.40 condominium fee, the $1,200 food and beverage minimum, property tax reset to the purchase price, and one-time charges at closing led by the $15,000 Resale Capital Contribution, per the club’s 2026 fee sheet.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Condominium | Homes | Operating fee, quarterly | Reserve fee, quarterly | Annual Waterford fee | Plus master dues of $13,159 |
|---|---|---|---|---|---|
No. 1 | 72 | $936.79 | $376.60 | $5,253.56 | $18,412.56 |
No. 2 | 72 | $936.79 | $376.60 | $5,253.56 | $18,412.56 |
No. 3 | 96 | $936.79 | $382.81 | $5,278.40 | $18,437.40 |
Source: VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026; the last column is our addition of the published lines. The Waterford operating fee covers “property management, residential landscaping, water & sewer, pest control, building maintenance, building insurance, and garbage,” and the reserve covers “exterior painting, roof tile replacement, and waterline replacement,” in the fee sheet’s words. The master dues include the golf course, clubhouse, pools, courts, Fitness Center, access control, and cable television and internet.
One-time charge, 2026 | Amount | Who pays, per the documents |
|---|---|---|
Resale Capital Contribution, new buyer | $15,000 | buyer, Master Declaration section 5.2.5 as amended in 2024 |
Resale Capital Contribution, current owner buying another home inside | $3,500 | buyer |
New Home Buyer Processing Fee | $500 | with the estoppel request |
Master association estoppel | $299 | requesting party |
Condominium questionnaire | $150 | requesting party |
Sources: the club’s 2026 fee sheet and Prospective Owners page. At $15,000, the capital contribution alone equals about 4.3 percent of the $350,000 24-month county median and about 5.1 percent of a $295,000 Hampton, our arithmetic, so it bites hardest on the entry plan. Every cost in a contract is negotiable, but a buyer counts every one of these.
The club has two approved assessments charged at the unit level, which in the fee sheet’s words “will remain the obligation of any successor owner of the property.” The Pickleball Project assessment is $678 per unit, as a lump sum or $56.50 a month from June 2026 to May 2027. The Golf Course Replacement assessment is $7,895 as a lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, 20 payments totalling $8,750, approved October 30, 2025 and August 20, 2026, with work scheduled to begin in 2032. A buyer will ask what balance remains on each, and the estoppel shows it.
On the 2026 preliminary roll the median Waterford tax bill is $2,667.08; the 176 non-homestead homes run a median $2,771.08 and the 64 homesteaded homes about $1,600. All 240 homes sit in millage area 103, at 10.5058 mills for 2025 final, so each $100,000 of taxable value costs about $1,050 a year, our arithmetic. Florida’s Save Our Homes cap follows the owner, not the home, so a buyer’s first bill resets toward the purchase price. That is the mechanism, not a quote for any home.
No community development district covers Vanderbilt Country Club, per the state’s official list of special districts and the 2025 millage table for tax area 103. A Waterford buyer comparing your home with a newer condominium in a district-financed community is adding a line to the other side of the ledger, and that belongs in your listing presentation.
A Waterford at Vanderbilt seller owes a condominium buyer the resale document package under section 718.503 of the Florida Statutes, including the association’s most recent structural integrity reserve study, at the seller’s expense. Because Waterford also sits inside the Vanderbilt Community Association, a Chapter 720 master, confirm the disclosure package with your closing agent or attorney.
Under section 718.503(2)(a), a condominium resale buyer is entitled, at the seller’s expense, to a current copy of the declaration, the articles, the bylaws and rules, an annual financial statement and budget, the inspector-prepared milestone summary if applicable, the association’s most recent structural integrity reserve study or a statement that none was completed, and the question-and-answer sheet required by section 718.504. A contract signed before the buyer receives them is voidable for seven days after receipt, excluding Saturdays, Sundays and legal holidays. For contracts signed after December 31, 2024, section 718.503(2)(e) requires a conspicuous statement if a required study or milestone inspection has not been completed; on the state’s record, Waterford’s study is complete.
Section 720.401 requires a disclosure summary before a buyer signs a contract in a community governed by a Chapter 720 homeowners association, and the Vanderbilt Community Association is a Chapter 720 master association. Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and each Waterford condominium is a Chapter 718 condominium run by its own association. Which disclosure regime governs a given sale therefore depends on what you own, and a Waterford seller may owe the condominium package and the master association’s summary together. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice.
A Waterford sale needs the master association’s estoppel certificate, $299 on the 2026 fee sheet with a $500 New Home Buyer Processing Fee, and the condominium association’s account status, plus the $150 condominium questionnaire. Under sections 720.30851 and 718.116 as amended in 2024, the standard estoppel fee is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both the day a contract is signed.
Section 689.302, created in 2024 and amended in 2025, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Waterford the flood item is short, since all ten buildings test as Zone X, and the tax item matters on every homesteaded sale.
These are the Waterford facts a buyer’s attorney will find, and they are better coming from you: the mandatory membership and the $15,000 capital contribution; the two assessments that follow the home; the leasing rules of 30 days minimum (February excepted), one year maximum and four leases a year with association approval; the covered parking rather than garages; and the milestone year for your building. Raise those items before the buyer does.
What moves a Waterford at Vanderbilt condominium’s number before listing is the evidence a buyer, lender and insurer will ask for: the structural study and budget, the building’s flood letter, the master insurance declarations page, interior condition and furnishings, and a launch timed to the season, when most Waterford owners and buyers are in Naples.
The state’s record shows that the study exists; it does not publish what the study says. Owners may inspect and copy it as an official record under section 718.111(12), and since January 1, 2026 an association of Waterford’s size must post official records on a website. Ask for the study, the adopted 2026 to 2027 budget and the current reserve position before you list, so the answer is in the first showing and not the second week of the contract.
All ten Waterford buildings test as FEMA Zone X, minimal flood hazard, with ground at about 15.5 to 16.2 feet, on panel 12021C0410H effective May 16, 2012, and FEMA’s preliminary map changes no Waterford zone. Buildings 4, 5, 6, 8, 9 and 10 hold FEMA Letters of Map Amendment. Put your building’s letter, where one exists, in the listing file; it settles a lender’s question in a day.
The association’s master policy insures the buildings and is paid through the Waterford fee, but its carrier, premium and windstorm deductible are not published. A buyer’s HO-6 insurer and lender will ask for the declarations page, and a named-storm deductible can reach owners as an assessment, so have the page in hand. Citizens Property Insurance’s flood requirement, which reaches its personal residential wind policies on January 1, 2027, exempts condominium unit-owner policies.
Fresh paint, lighting and flooring in a dated unit usually pay back at a condominium this size, because they are what separate two homes of the same plan and floor. Structural and exterior items are the association’s, not yours, and the Clerk’s record shows roofing notices of commencement for all three condominiums in May 2019, which by our reading marks a village-wide re-roofing project. Spend where a buyer can see it.
Many Waterford buyers are seasonal and value a turnkey home. Offer furnishings as a separate item so the lender’s appraisal and the price stay clean, and list what conveys in writing.
Only 64 of the 240 homes, 26.7 percent, carry a Florida homestead exemption, and 57.5 percent of owners receive their tax bill outside Florida. The likeliest buyer is in the Northeast or Midwest until January. Have the home photographed, documented and priced by October or November, so it is in front of that buyer as the season starts.
Leases run 30 days minimum (February excepted) to one year, up to four a year with association approval, and club privileges pass to the tenant, so a tenant in place means showings run through the tenant and the gate. The association allows one 24 by 24 inch For Sale sign in its tan and blue specification, street side only, with no riders and nothing in windows or on lanais, per the club’s Realtors page, and showing agents present a driver’s license and business card at the Main Gatehouse on Vanderbilt Beach Road.
Whether to sell, hold or lease a Waterford at Vanderbilt condominium depends on the plan, the building file and the carrying cost: every owner pays $18,412.56 or more a year in dues and fees whether or not the home is used or leased, and the latest twelve months of county sales sit 9.6 percent below the 2024 peak.
No milestone inspection is due before 2028, the association reported its structural study early, no Brighton was for sale on the pull date, and the season starts in November. A home priced to its own plan and floor, with the building file in hand, meets the most buyers this winter.
If you bought before 2021 your gain is large either way, and if you bought near the 2024 peak the latest sales may sit below your purchase price. Holding keeps $18,412.56 or more a year in dues and fees, the $1,200 minimum and the two assessments in play, and it runs into the first milestone reports from 2028. Weigh those costs against where you expect the Waterford series to go, not where it was.
Leasing is allowed within the master association’s rules, 30 days minimum (February excepted) to one year, up to four leases a year, with prior written approval and a $600 membership transfer fee. You give up club use while a tenant is in residence, the fees continue, and a buyer who wants to occupy will want the lease end date. Only lease if the numbers work at the full carrying cost.
A free in-person Waterford at Vanderbilt valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse direct at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from the sales of your plan on your floor, and you receive a written opinion of value with sources.
A written opinion of value for your Waterford home, built from the MLS and county sales of your plan on your floor, adjusted for time with Waterford’s own series, tested against the listings for sale that week, with every source named. Beside it, the carrying cost and building-file picture your buyer will underwrite: $13,159 in master dues, your condominium fee, the $15,000 capital contribution, the two assessments, the structural study and milestone year, the flood letter and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or request your free Waterford at Vanderbilt home valuation, or call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Waterford at Vanderbilt covers pricing, marketing, negotiation, the estoppels and the structural study file in full.
McGreevy and Comisar is a top-reviewed Waterford at Vanderbilt listing agent on Google, and the three quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Waterford sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Waterford at Vanderbilt valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association and club paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Waterford home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the village itself, return to our Waterford at Vanderbilt neighborhood guide, and for the club and the other three home types, our Vanderbilt Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with buying a home in Waterford at Vanderbilt or call Marc at (239) 287-5873.
These are the valuation questions Waterford at Vanderbilt owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, the state’s condominium and structural study records, FEMA and the club’s 2026 fee sheet. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your plan, your floor, your view and your condition. On 24 months of county recorded sales the Hampton median was $345,000, the Aston $344,000 on five sales and the Brighton $417,500, and the MLS twelve months to 26 September 2026 ran $295,000 to $405,000 at a $337,000 median. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your home.
Ask for a written opinion of value built from sales of your plan on your floor, on both the MLS and the county record, adjusted for time with Waterford’s own series, tested against the active listings, with every source named. We provide that free, with no obligation to list.
The Southwest Florida MLS recorded 10 Waterford closings in the twelve months to 26 September 2026, from $295,000 to $405,000, at a $337,000 median and $3,378,000 in volume. Collier County recorded six qualified sales in its twelve months to 29 August 2026 at a $334,500 median.
The county recorded eight Hampton sales in 24 months, $295,000 to $350,000, at a $345,000 median. The three 2026 MLS Hampton closings were $300,000, $295,000 and $295,000, so the latest evidence sits at the low end of the 24-month range.
The county recorded five Aston sales in 24 months, $330,000 to $400,000, at a $344,000 median, and nine over 36 months at a $371,500 median. The MLS closed four in twelve months at $330,000 to $364,000.
The county recorded six Brighton sales in 24 months, $358,000 to $455,000, at a $417,500 median, and the MLS closed two on 20 August 2026 at $405,000 and $370,000. No Brighton was for sale on 24 September 2026.
Yes. Over 24 months of county sales, first-floor homes sold for a median $270.83 a square foot of county base area, second-floor homes $253.27 and third-floor homes $236.66, and the 60-month record points the same way.
The county’s just value is a mass-appraisal ladder that adds exactly $5,000 per floor for every plan. Buyers have paid more per foot for the first floor. Price from the sales, not the assessment.
On county base area, $247.06 at the 24-month median and $232.06 over the latest twelve months. By plan, the Hampton ran $269.11, the Aston $238.89 and the Brighton $245.59 over 24 months.
The ten MLS closings in the twelve months to 26 September 2026 took a median 87 days (n = 10, even; 77 and 97), from 7 to 375 days. The four listings active on 24 September 2026 had been on the market 97 to 174 days.
A median 97.3 percent of final list price across the ten MLS closings, with a mean of 96.2 percent, from 90.9 percent to 99.0 percent.
Four on 24 September 2026: two second-floor Hamptons at 8247 Parkstone Place asking $299,999 and $295,000, a first-floor Hampton at 8253 Parkstone Place asking $315,000 and a first-floor Aston at 8239 Parkstone Place asking $379,000. Against ten closings a year that is about 4.8 months of supply.
At about 4.8 months of supply on the MLS, against 2.8 in Wedgewood, Waterford leans toward buyers. A well-priced Brighton faced no competing Brighton listing on the pull date.
Softer, not collapsing. The county twelve-month median of $334,500 sits 9.6 percent below the 2024 calendar median of $370,000, and the 36-month median is still $350,000. The August 2026 Brighton sales at $405,000 and $370,000 came after the county’s latest recorded sale.
The county median sat between $153,500 and $210,000 from 2008 to 2020 and was $199,500 in 2021 on 32 sales, before rising to $350,000 in 2022.
No. Just value is the county’s assessment for tax purposes. The median across all 240 Waterford homes is $273,600, about 22 percent below the $350,000 24-month sale median. It is useful for ranking and useless as a list price.
Because automated models blend three plans and three floors, assume a floor premium the sales do not show, cannot read the building file or the fee stack, and can miss Building 10’s Danbury Boulevard address. Whatever sold last pulls every estimate toward it.
A completed study helps; uncertainty hurts. The state’s database records Waterford’s study as completed November 19, 2024 for all ten buildings, with no special assessment reported alongside it. Have the study and the budget ready for the buyer.
Yes. Section 718.503(2)(a) entitles a condominium resale buyer, at the seller’s expense, to the association’s most recent structural integrity reserve study along with the declaration, articles, bylaws and rules, financial statement and budget, and the question-and-answer sheet.
Not before 2028. Collier County schedules Building 1 for 2028, Buildings 2 and 3 for 2029, Buildings 4 to 6 for 2030 and Buildings 7 to 10 for 2031. After that, the inspector’s summary joins the resale package.
It shapes who buys and what they can pay. Every buyer becomes a member when the deed records, pays $13,159 a year in master dues plus the condominium fee, and brings a $15,000 capital contribution at closing. The value of the membership rides in the price of the home.
The buyer, by section 5.2.5 of the Master Declaration as amended in 2024, and a current owner buying another home inside pays $3,500. A contract can shift any cost, and some sellers credit part of it in a slow month.
Both “remain the obligation of any successor owner,” per the fee sheet: $678 for pickleball and $7,895 as a lump sum or $8,750 over 20 quarters for the golf course. Any unpaid balance appears on the estoppel, and buyers commonly ask for a credit.
Usually higher if you are homesteaded. The median Waterford bill is $2,667.08, homesteaded owners pay about $1,600 at the median, and a buyer’s assessment resets toward the price. At 10.5058 mills, each $100,000 of taxable value costs about $1,050 a year.
Zone X, minimal flood hazard, at all ten buildings on FEMA’s current map, and the preliminary map changes nothing. Six buildings hold FEMA Letters of Map Amendment.
Yes, as evidence. It certifies the building’s position against the flood map and speeds a lender’s and insurer’s review, so keep it in the listing file.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $2,359 on a $337,000 sale and $2,450 on a $350,000 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the estoppel, the resale package, prorated taxes and any negotiated commissions or credits.
Many Waterford buyers are seasonal and value a turnkey home. Offer furnishings as a separate item so the lender and the price stay clean.
Before the season. Most Waterford owners, and most buyers, are out of state until winter, so a home priced and documented by October or November meets the most buyers.
Yes, subject to the lease. The tenant holds the club privileges until the lease ends, showings run through the tenant and the gate, and a buyer who wants to occupy will want the lease end date.
Only for search. Make sure your listing says Waterford at Vanderbilt in its first line, because searches for “Parkstone Place” miss Building 10’s 24 homes.
Wedgewood is the comparison most buyers make inside the gate. Its 24-month county median is $545,000, about $195,000 above Waterford’s, with garages and two-story buildings outside the structural study laws. We price your home for the buyer who wants what Waterford offers.
Get a written valuation built from your plan and floor, then ask the association for the structural study, the budget and the master insurance page. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Waterford at Vanderbilt valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s roll and public records, the State of Florida, FEMA and federal agencies, or the club’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 26 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as Collier County Property Appraiser, 2026 preliminary roll, files dated 29 August 2026, qualified improved recorded sales.
The club and its master association
Florida Department of Business and Professional Regulation
Florida Division of Corporations
Florida Statutes and the Florida Legislature
Collier County records
FEMA and federal records
Insurance and hardening programs
Settlement practice
Our own assets
Every Waterford at Vanderbilt document below links its official custodian, the club and its master association, Collier County, FEMA or the State of Florida, so you always see the authoritative version rather than a copy we made. The Waterford declarations, budget, rules and structural integrity reserve study are not posted publicly; a buyer receives them under section 718.503.
Document | What it proves for a Waterford valuation | Official authority |
|---|---|---|
Waterford floor plans, August 1998 | The Hampton, Aston and Brighton plans, room sizes and floor key | |
2026 Master Association Fees for All Neighborhoods, August 20, 2026 | The Waterford fees and what they cover, master dues, the two assessments and the capital contribution | |
Amended and Restated Master Declaration, recorded December 17, 2020 | Leasing, pets, Waterford trash containers and maintenance rules | |
Recorded amendment to the Master Declaration, March 7, 2024 | The Resale Capital Contribution, who owes it and its exemptions | |
Collier County Ordinance 2024-48 | The county’s 30-year milestone trigger and repair window | |
Collier County 2026 Flood Protection Newsletter | The county’s flood insurance discount and flood information services | |
Florida condominium register extract | The three Waterford condominiums, their unit counts and recording dates | |
Florida Statutes section 718.503 | The condominium resale package, including the structural study | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation features an insurer credits | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead |
Three documents that matter most are not public: the structural integrity reserve study and its funding plan, and the adopted budget, from the association; and your estoppel certificates, from the master and condominium associations on request.
You reach the Waterford at Vanderbilt valuation team by using the Home Valuation form at the top of this page, requesting a free Waterford at Vanderbilt home valuation, calling Jesse direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the village on our Waterford at Vanderbilt neighborhood guide, and if you are ready to list, on our plan for selling a Waterford at Vanderbilt home. Buyers can start with buying a home in Waterford at Vanderbilt and call Marc at (239) 287-5873. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled September 26, 2026.
McGreevy and Comisar. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.