Wedgewood at Vanderbilt, Naples Florida
Your Wedgewood value starts with your plan, your floor and your garage. 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 338 carriage homes in Wedgewood at Vanderbilt, the honest answer to what it is worth starts with your floor, your floor plan and your garage, not with the village median. Wedgewood is seven Worthington plans in 37 two-story buildings on Danbury Boulevard and Radcliffe Terrace, and on the Southwest Florida MLS its 13 closings in the twelve months to September 26, 2026 ran from $505,000 to $575,000 at a $540,000 median. The full village picture, from the three condominiums and the fee sheet to flood letters and schools, lives on our Wedgewood at Vanderbilt guide, and the wider club is covered in our Vanderbilt Country Club community guide. This page does one job: it shows how a Wedgewood home is actually valued, plan by plan, from the 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 McGreevy direct at (239) 898-6072.
A Wedgewood at Vanderbilt carriage home is worth what its plan, floor, garage, view and condition support. Across 13 Southwest Florida MLS closings in the twelve months to September 26, 2026, Wedgewood sold at a $540,000 median (n = 13, odd), from $505,000 for a second-floor Lancaster III to $575,000 for a second-floor Newport, at a median 95.6% 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 13 Wedgewood closings in the Southwest Florida MLS in the year to September 26, 2026, placed each one in its condominium, floor and plan by address, and read them beside all 16 qualified Wedgewood sales in Collier County’s recorded deed record before we wrote a single figure on this page. In the last 12 months we also read all three Wedgewood listings on the market at the September 26 pull against the recorded sales of their own plan.
Wedgewood resolves into three price bands. The first-floor Lancaster, the smallest plan at 1,512 square feet with a single garage, is the entry band: every recorded Lancaster sale since 2022 ran from $455,000 to $500,000. The middle band is the Nottingham, the Lancaster III and the Nottingham II, where the MLS closings of the last year ran from $505,000 to $555,000. The top band is the double-garage end homes, the first-floor Oxford and the second-floor Newport, where the MLS shows $540,000 for the one Oxford and $565,000 and $575,000 for the two Newports, and the county’s 24-month Newport median is $575,000. A renovated home in one band can still sell above an untouched home in the next, and the county recorded two second-floor Nottingham IIs at $600,000.
The $540,000 MLS median is a real sale, a first-floor Oxford on Danbury Boulevard, but it describes almost no other home. The same year recorded six sales of the same 1,857 square foot Nottingham II between $515,000 and $600,000 on the county record, an $85,000 spread inside one plan. A blend describes no single Wedgewood home, so we never price from it, and we never price from the Vanderbilt Country Club median of $528,000, which blends Wedgewood with Waterford condominiums and single-family homes.
We value a Wedgewood home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and sale-to-list ratios. Collier County’s tax roll gives us every qualified recorded sale, including sales the MLS never saw, plus base area, just value, homestead status and taxes for all 338 homes. The club’s published documents give us the 2026 fee sheet, the Master Declaration and the floor-plan sheets. Then we walk the home, because the kitchen, the flooring, the lanai view and the roof history on your building are the variables no record captures.
McGreevy and Comisar should value your Wedgewood at Vanderbilt home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, plan by plan and floor by floor, we have matched all 338 Wedgewood homes to their plans on the county roll, and we have been Top 1% Real Estate Agents Nationally Since 2008.
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. You will find the whole market, 13 MLS closings and 16 qualified county sales, and worked examples from public record sales, labelled as public sales.
You get Jesse and Marc, not an assistant with a template. Jesse builds the pricing analysis from the plan-matched sales and assembles the two estoppels and the condominium package; Marc walks the home and judges finish, view and condition. With 161 of the 338 Wedgewood owners mailing their tax bill outside Florida, a written valuation for an owner who is in Michigan or Ontario in September is ordinary work here. Read more on the about McGreevy and Comisar page.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the two-association paperwork, read our guide to selling your home in Wedgewood at Vanderbilt. If you are buying your next home inside the same gate, perhaps moving from an upstairs Newport to a first-floor Oxford, start with buying a home in Wedgewood at Vanderbilt, because a current owner buying another home inside pays a $3,500 Resale Capital Contribution rather than $15,000 under the 2026 fee sheet.
These are the Wedgewood at Vanderbilt valuation facts that decide most prices on Danbury Boulevard and Radcliffe Terrace, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary roll or the club’s published documents, and each repeated with its source further down the page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; VCA 2026 fee sheet dated August 20, 2026)
A Wedgewood at Vanderbilt home is valued by narrowing the product and widening the window: same plan, same floor, same garage, matched position and condition, then sales across enough months to be meaningful, adjusted for the village’s own trend and tested against the three homes for sale and the 95.6% 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)
Wedgewood is three condominiums under one association, and the building number is the first fact we confirm. Condominium No. 1 has 11 buildings, No. 2 has 12 and No. 3 has 14, and 16 of the 37 buildings hold eight homes while 21 hold ten. A Danbury Boulevard address alone does not prove a Wedgewood home, because the same street carries Villa Home lots and the clubhouse. The condominium matters to price in two ways: each has its own 2026 fee, from $4,915.44 in No. 1 to $5,129.72 in No. 3, and each has its own declaration and reserve line.
Every buyer makes the same first choice: no stairs downstairs, or more space, vaulted ceilings and nobody overhead upstairs. There are 169 first-floor and 169 second-floor homes on the roll. Over the twelve county months the two medians were almost identical, $545,000 downstairs and $547,500 upstairs, but downstairs homes sold for more per square foot. We never compare a first-floor home with a second-floor sale without adjusting for that.
Seven Worthington plans cover the village: the Lancaster, Nottingham and Oxford downstairs, and the Lancaster II, Lancaster III, Nottingham II and Newport upstairs. Five of them match the county’s base area to the square foot, so the county roll tells us which plan each recorded sale was. Once plan and floor are fixed, the comparable pool is small and honest: 74 Nottinghams, 74 Nottingham IIs, 58 Oxfords, 57 Newports, 37 Lancasters, 20 Lancaster IIs and 17 Lancaster IIIs.
Every Wedgewood home has an attached garage with an interior door, but 189 have a double and 148 a deep single, by our match of the plan sheets to the county roll. The Oxford, Nottingham II and Newport are doubles. Because the doubles are also the larger plans, the county record cannot separate the garage from the size; we price it through the plan and then through the buyer pool, because a two-car household that also wants a private golf cart shortlists the doubles first.
The club describes every building with lake and golf course front views, and the Oxford and Newport sit at the building ends with a separate entry court below and the widest view above. Two homes of the same plan in the same year can differ by the lanai’s outlook, the privacy of the end position and the walk to one of the two village pools. We measure that from closed sales of the same plan with and without the exposure, and we say so when the sample is too thin to measure.
Every Wedgewood building predates the Florida Building Code of March 1, 2002. The association maintains and insures the shell and funds roof tile, paint and waterline reserves, so the owner’s side of condition is inside: kitchen, baths, flooring, air conditioning, water heater, windows and doors. The six county-recorded Nottingham II sales of the last twelve months spread $85,000 on one plan, and condition, finish and timing explain most of it.
Every buyer inherits $13,159 in master dues, a Wedgewood fee of $4,915.44 to $5,129.72, a $1,200 food and beverage minimum, two master special assessments that run with the unit, and a $15,000 Resale Capital Contribution at closing if new to Vanderbilt. A buyer comparing Wedgewood with a non-club Naples condominium adds all of it to your side of the ledger, so it belongs in the valuation.
Twelve months is too thin to price a single plan, so we widen inside the plan: 24 months on the county record gives 31 qualified sales and seven plan medians. Older sales are adjusted with Wedgewood’s own series, which rose from a $295,000 county median in 2021 to $597,500 in 2023 and has settled near $550,000 since. Wider MLS windows: 24 months, 27 closings, a $540,000 median, a median 23 days on market, 96.08 percent of final list price; 36 months, 34 closings, a $550,000 median, a median 26 days on market, 97.15 percent of final list price; 60 months, 51 closings, a $550,000 median, a median 17.5 days on market, 97.20 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).
Finally we test the opinion of value against the homes for sale. On the September 26, 2026 pull, three Wedgewood homes were listed, all first-floor Lancasters, at $519,000, $485,000 and $459,000, each on the market more than 200 days. No second-floor and no double-garage Wedgewood home was for sale, so an owner of one listing this fall has no direct competitor, and a price that ignores the 95.6% median sale to list is a price that sits.
Wedgewood at Vanderbilt homes are worth different amounts by plan. On Collier County’s recorded sales over 24 months to August 29, 2026, plan medians ran from $465,000 for the first-floor Lancaster to $575,000 for the second-floor Newport, and the last year’s MLS closings ran from $505,000 for a Lancaster III to $575,000 for a Newport.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Plan (inferred) | Floor | Garage | Homes | County sales, 24 months | County median, parity | County range | MLS closings, 12 months |
|---|---|---|---|---|---|---|---|
Lancaster, 1,512 sq ft | First | Single | 37 | 3 | $465,000 (odd) | $455,000 to $500,000 | 0 (3 listed) |
Nottingham, 1,724 sq ft | First | Single | 74 | 7 | $550,000 (odd) | $510,000 to $685,000 | 4: $510,000 to $555,000 |
Oxford, about 1,856 to 1,894 sq ft | First | Double | 58 | 4 | $550,000 (even; $540,000 and $560,000) | $490,000 to $585,000 | 1: $540,000 |
Lancaster II, 1,558 sq ft | Second | Single | 20 | 0 | none recorded | none | 0 |
Lancaster III, 1,759 sq ft | Second | Single | 17 | 4 | $512,500 (even; $505,000 and $520,000) | $490,000 to $550,000 | 2: $505,000 and $550,000 |
Nottingham II, 1,857 sq ft | Second | Double | 74 | 8 | $536,500 (even; $528,000 and $545,000) | $490,000 to $600,000 | 4: $515,000 to $545,000 |
Newport, about 2,107 to 2,115 sq ft | Second | Double | 57 | 5 | $575,000 (odd) | $525,000 to $622,500 | 2: $565,000 and $575,000 |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026, window August 30, 2024 to August 29, 2026 (31 sales); Southwest Florida MLS (Matrix), Vanderbilt Country Club development, closed September 26, 2025 to September 26, 2026, split to Wedgewood by address. Plan names are our inference from the county base area against the club’s plan sheets; one record is not assigned to a plan. MLS plan counts are our arithmetic on the MLS rows. Where a count is even, the median is the mean of the middle pair, shown beside it.
Wedgewood at Vanderbilt sold 13 homes on the MLS in twelve months at a $540,000 median, while three first-floor Lancasters sat unsold for more than 200 days, so the only number that matters is the one built from your plan, your floor and your garage. The fastest start is the Home Valuation form at the top of this page, or our free Wedgewood at Vanderbilt valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan, with the sources named, plus the fee stack and one-time charges your buyer will underwrite. If you would rather talk first, call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
The Lancaster is the smallest home in Wedgewood: 1,512 square feet on the first floor, two bedrooms, a 236 square foot lanai and a single 301 square foot garage, in 37 buildings, one per building. The county recorded Lancaster sales at $485,000 and $475,000 in 2022, $485,000 in 2023, $475,000 in 2024, $465,000 and $500,000 in 2025 and $455,000 in September 2025, so four years of sales sit inside a $45,000 band. No Lancaster closed on the MLS in the last twelve months, and all three Wedgewood listings on September 26, 2026 were Lancasters. The county’s median 2026 just value for the plan is $362,760, the lowest in the village.
The Nottingham has 1,724 square feet on the first floor, two bedrooms plus a den that can serve as a third, and a deep single garage; there are 74 of them, two per building. Four closed on the MLS in the last year, at $555,000, $550,000, $515,000 and $510,000, a median of $532,500 (even; $515,000 and $550,000, our arithmetic). The county’s 24-month median is $550,000 across seven sales, and its $685,000 sale in April 2025 is the highest Wedgewood price of the 24 months and an outlier against every other first-floor sale. A Nottingham valuation leans on the $510,000 to $555,000 cluster, not on that one sale.
The Oxford is the first-floor end home: 1,894 square feet on the plan sheet and 1,856 on the county roll, a 15 foot 4 inch by 20 foot living room, a separate 16 foot 2 inch den, a private entry court and the largest garage in the village at 18 feet 8 inches by 25 feet 8 inches. There are 58. One Oxford closed on the MLS, at $540,000 on a $540,000 final list price after 16 days, and the county recorded a second at $560,000 in April 2026. The 24-month county median is $550,000, the mean of that same pair. For a buyer who wants no stairs and two cars, it is the plan, and we price it that way.
The Lancaster II is the smallest upstairs home, 1,558 square feet with two bedrooms, vaulted ceilings and a single garage, in 20 buildings, 12 of them in Condominium No. 2. It has not recorded a qualified sale since February 2024, when one sold for $500,000; the 60-month county file holds only one other, $292,000 in August 2021, before the repricing. With no sale in more than two years, a Lancaster II valuation leans on the first-floor Lancaster and the Lancaster III, adjusted for size and position, and says so.
The Lancaster III is 1,759 square feet upstairs with three bedrooms, vaulted ceilings and a single garage, in 17 buildings, 13 of them in Condominium No. 3. Two closed on the MLS in the last year, and they are the clearest lesson in the village: a Radcliffe Terrace Lancaster III closed at $550,000 after 56 days, and a Danbury Boulevard Lancaster III closed at $505,000 after 301 days, the longest market time of any Wedgewood closing. The county’s 24-month median is $512,500 across four sales.
The Nottingham II is 1,857 square feet upstairs, two bedrooms plus a den or third bedroom, vaulted ceilings and a 518 square foot double garage, two per building, 74 in all. It is the most traded home in Wedgewood: six county-recorded sales in twelve months from $515,000 to $600,000, and four MLS closings at $545,000, $528,000, $520,000 and $515,000, a median of $524,000 (even; $520,000 and $528,000, our arithmetic). The county’s 24-month median is $536,500. The two $600,000 county sales, in March and May 2026, are the top of the plan and did not appear among the MLS closings.
The Newport is the second-floor end home: about 2,107 square feet on the plan sheet and 2,115 on the county roll, a vaulted 16 by 18 foot living room, a leisure room, a den or third bedroom and a 494 square foot double garage; there are 57. Both of the year’s MLS Newport closings were in Condominium No. 2 in April 2026, at $575,000 after 14 days and $565,000 after 4 days, each at 97.6% of its final list price. The county’s 24-month median is $575,000 across five sales, from $525,000 to $622,500. The county’s median 2026 just value for the plan is $484,725, the highest in the village.
An upstairs Wedgewood at Vanderbilt home usually brings a similar total price and a lower price per square foot than a downstairs one. Over the county’s twelve months to August 29, 2026 the medians were $545,000 downstairs and $547,500 upstairs, while the per-foot medians were $301.33 and $285.71 on the county’s base area, because buyers pay for no stairs.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Floor | County sales, 12 months | Median, parity | Range | Median per base sq ft | 24-month median |
|---|---|---|---|---|---|
First floor (Lancaster, Nottingham, Oxford) | 6 | $545,000 (even; $540,000 and $550,000) | $455,000 to $560,000 | $301.33 | $545,000 (n = 14, even), $311.37 per base sq ft |
Second floor (Lancaster II, Lancaster III, Nottingham II, Newport) | 10 | $547,500 (even; $545,000 and $550,000) | $505,000 to $600,000 | $285.71 | $545,000 (n = 17, odd), $284.33 per base sq ft |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll. The downstairs premium per base square foot is about 5% on the twelve-month window and about 10% on the 24-month window (our arithmetic).
On the MLS rows, the five first-floor closings sold at a $540,000 median (odd) and a median 94.9% of final list price after a median 26 days, and the eight second-floor closings at a $536,500 median (even; $528,000 and $545,000) and 95.6% of list (even; 95.61% and 95.65%) after a median 38 days (even; 20 and 56). This is our arithmetic on thirteen rows split by unit position, so read it as a direction: the two floors trade at nearly the same price, and neither floor holds a clear speed advantage.
Downstairs, a buyer pays for a lanai at grade, no staircase and single-level living for the long run, and two of the three plans come with a single garage. Upstairs, a buyer pays for more square feet, vaulted ceilings on every plan, nobody overhead, a longer view and, on the Nottingham II and Newport, a double garage. No Wedgewood building has an elevator, and none of the plan sheets shows one.
Compare an upstairs home only with upstairs sales, and a downstairs home only with downstairs sales, unless the plan has no recent sale. When we must cross floors, as with the Lancaster II, we adjust for the per-foot gap above and state it in the written valuation. Never apply the village median to either floor without that adjustment.
Wedgewood at Vanderbilt recorded 13 Southwest Florida MLS closings in the twelve months to September 26, 2026, from $505,000 to $575,000, $6,973,000 in volume at our arithmetic, and Collier County’s deed record shows 16 qualified resales from $455,000 to $600,000 in the twelve months to August 29, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Closed | Street | Condominium | Floor | Plan (inferred) | Final list | Sold | Sale to list | Days on market |
|---|---|---|---|---|---|---|---|---|
October 2025 | Danbury Boulevard | No. 1 | First | Nottingham | $585,000 | $555,000 | 94.9% | 8 |
December 2025 | Danbury Boulevard | No. 1 | Second | Nottingham II | $570,000 | $545,000 | 95.6% | 18 |
December 2025 | Danbury Boulevard | No. 1 | First | Nottingham | $545,000 | $515,000 | 94.5% | 96 |
January 2026 | Danbury Boulevard | No. 1 | Second | Nottingham II | $535,000 | $520,000 | 97.2% | 132 |
January 2026 | Danbury Boulevard | No. 1 | Second | Nottingham II | $543,000 | $515,000 | 94.8% | 20 |
February 2026 | Radcliffe Terrace | No. 3 | First | Nottingham | $550,000 | $510,000 | 92.7% | 249 |
March 2026 | Danbury Boulevard | No. 2 | Second | Nottingham II | $579,000 | $528,000 | 91.2% | 115 |
March 2026 | Danbury Boulevard | No. 2 | First | Oxford | $540,000 | $540,000 | 100.0% | 16 |
April 2026 | Danbury Boulevard | No. 2 | Second | Newport | $579,000 | $565,000 | 97.6% | 4 |
April 2026 | Danbury Boulevard | No. 2 | Second | Newport | $589,000 | $575,000 | 97.6% | 14 |
May 2026 | Danbury Boulevard | No. 1 | Second | Lancaster III | $537,000 | $505,000 | 94.0% | 301 |
May 2026 | Danbury Boulevard | No. 1 | First | Nottingham | $560,000 | $550,000 | 98.2% | 26 |
June 2026 | Radcliffe Terrace | No. 3 | Second | Lancaster III | $575,000 | $550,000 | 95.7% | 56 |
Source: Southwest Florida MLS (Matrix), residential, Vanderbilt Country Club development, closed September 26, 2025 to September 26, 2026, pulled September 26, 2026; village, condominium, floor and plan assigned by address and size against the Collier County Property Appraiser record. Sale to list is sold price over final list price. The per-sale ratios, the $6,973,000 volume and the $560,000 median final list price are our arithmetic on the rows.
These are public record sales from the MLS and the county, not McGreevy and Comisar transactions, and we show them because together they explain how Wedgewood prices. In March 2026 a first-floor Oxford in Condominium No. 2 on Danbury Boulevard, the double-garage end home, closed at $540,000 on a $540,000 final list price after 16 days on market, the only full-price closing in Wedgewood all year. The county recorded it on March 19, 2026 at $540,000, or $290.95 per base square foot on 1,856 square feet. Two months later, a second-floor Lancaster III in Condominium No. 1 on the same street closed at $505,000 on a $537,000 final list price after 301 days, 94.0% of list, the longest market time of any Wedgewood closing. The next Lancaster III, on Radcliffe Terrace in June, closed at $550,000 after 56 days. Three lessons sit in those sales: the Oxford was listed at the number its plan’s record supported and sold in a little over two weeks; the Danbury Lancaster III spent ten months finding the price the record would have told it on day one; and the same plan still sold $45,000 higher a month later when the home and the timing were right.
Our comparison of the two lists, matched by street, plan and price, finds three county-qualified Wedgewood sales inside the MLS window that do not appear among the MLS closings: a second-floor Nottingham II on Radcliffe Terrace at $600,000 in March 2026, a first-floor Oxford on Danbury Boulevard at $560,000 in April 2026, and a second-floor Nottingham II on Danbury Boulevard at $600,000 in May 2026. The record does not say how each was marketed. What it shows is that three of the year’s higher-priced county sales, including both $600,000 sales, would be invisible to a valuation built from the MLS alone, which is why this page reads both layers.
Measure | August 30, 2025 to August 29, 2026 |
|---|---|
Qualified resales | 16 (of 37 recorded transfers; 0 builder-direct) |
Median price | $547,500 (n = 16, even; $545,000 and $550,000) |
Range | $455,000 to $600,000 (the high twice) |
Total volume | $8,673,000 |
Median price per county base square foot | $294.65 |
Share of all Vanderbilt Country Club qualified sales | 16 of 29 (55%) |
Turnover | 16 of 338 homes (4.7%) |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll files dated August 29, 2026. Of the 21 recorded transfers the county did not qualify, 19 were nominal-price deeds of the kind recorded for trusts, estates and family transfers. The MLS median of $540,000 sits within $7,500 of the county’s $547,500, so the two records agree on what a Wedgewood home sells for.
Condominium | Homes | County sales, 12 months | Median, parity | County sales, 36 months | 36-month median |
|---|---|---|---|---|---|
No. 1, Danbury Boulevard | 96 | 7 | $545,000 (odd) | 17 | $550,000 |
No. 2, Danbury Boulevard | 118 | 5 | $560,000 (odd) | 13 | $595,000 |
No. 3, Radcliffe Terrace | 124 | 4 | $530,000 (even; $510,000 and $550,000) | 12 | $512,500 (even; $510,000 and $515,000) |
Source: Collier County Property Appraiser recorded qualified sales. Seven, five and four sales are handfuls, and the differences are mostly the mix of plans that happened to sell: Condominium No. 2 recorded both of the year’s MLS Newport sales and has the most double-garage end homes, and No. 3 recorded the year’s only Lancaster sale. The 36-month figures are the fairer read.
Wedgewood at Vanderbilt homes that closed on the MLS in the year to September 26, 2026 took a median 26 days on market and sold at a median 95.6% of final list price (n = 13, odd; mean 95.7%), with about 2.8 months of supply, against 87 days and 4.8 months in Waterford at Vanderbilt on the same pull.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A 95.6% median means the typical Wedgewood seller accepted about $24,000 less than the final list price on a $540,000 home, and the median final list price of the thirteen closings, $560,000, sat $20,000 above the $540,000 median sale (our arithmetic). Only one of thirteen closed at full list: the Oxford above. That is the negotiating room a Wedgewood buyer expects, and a list price that leaves none of it is read as a price that has not been tested.
The spread of days on market is wide: six of the 13 closed within 20 days and five took more than 90. The six fast sales closed at a median 96.6% of final list (even; 95.61% and 97.58%), and the five slow sales at a median 94.0%, with the year’s lowest ratio, 91.2%, after 115 days (our arithmetic on the MLS rows). The pattern is the same one the Lancaster III pair shows: homes priced to their plan’s record sold quickly and closer to list, and homes priced ahead of it waited and then gave more back.
Village, same MLS pull | Closings, 12 months | Median sold, parity | Median days on market | Median sale to list | Active | Months of supply |
|---|---|---|---|---|---|---|
Wedgewood at Vanderbilt | 13 | $540,000 (odd) | 26 | 95.6% | 3 | 2.8 |
Waterford at Vanderbilt | 10 | $337,000 (even) | 87 | 97.3% | 4 | 4.8 |
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) | 33.5 | 95.6% | 8 | 3.1 |
Source: Southwest Florida MLS (Matrix), Vanderbilt Country Club development, closed September 26, 2025 to September 26, 2026 plus active listings, pulled September 26, 2026, village by address. Months of supply is active listings against the monthly closing pace. Wedgewood sells faster and with less inventory than Waterford, its closest comparison, while Waterford’s thinner, slower market closed nearer its list prices. The county’s mixed-source figure for Wedgewood, three listings against 16 recorded sales a year, is about 2.3 months.
On the September 26, 2026 pull, the three Wedgewood listings were all first-floor Lancasters: one on Danbury Boulevard in Condominium No. 1 at $519,000 after 235 days, reduced from $525,000; one on Radcliffe Terrace at $485,000 after 204 days; and one on Danbury Boulevard in Condominium No. 2 at $459,000 after 246 days. The recorded Lancaster sales since 2022 ran from $455,000 to $500,000. One listing asks above every recorded Lancaster sale in four years, one sits inside the range and one sits near its bottom, and all three had passed 200 days. For a Lancaster owner, they are the competition; for everyone else, they are the proof that the plan sets the price.
Twelve months of MLS closings clears our ten-sale threshold, so the MLS window leads this page. For the 24-, 36- and 60-month MLS windows, the median days on market and sale-to-list figures a longer read would add: 24 months, 27 closings, a median 23 days on market, 96.08 percent of final list price; 36 months, 34 closings, a median 26 days on market, 97.15 percent of final list price; 60 months, 51 closings, a median 17.5 days on market, 97.20 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 are the independent multi-year layer below, and they carry no days on market, because a deed records a price and a date, not a listing history.
List at the price your plan’s record supports, on your floor, with your garage, and expect to negotiate about four to five percent from a well-set list price. Launch in the fall so the home is live when the seasonal buyers arrive, and have both estoppels and the condominium package ordered before the first showing. A home priced $30,000 ahead of its plan will usually give the $30,000 back, plus several months of carrying costs, which at Wedgewood run about $1,500 a month in association charges alone.
Wedgewood at Vanderbilt values roughly doubled on the county record from a $295,000 median in 2021 to $597,500 in 2023, then settled: the twelve-month median to August 29, 2026 is $547,500, about 8.4% below the 2023 median, while the 36- and 60-month medians both sit at $550,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Window to August 29, 2026 | Qualified sales (of all recorded transfers) | Median, parity | Range | Median per base sq ft |
|---|---|---|---|---|
12 months | 16 (of 37) | $547,500, even ($545,000 and $550,000) | $455,000 to $600,000 | $294.65 |
24 months | 31 (of 77) | $545,000, odd | $455,000 to $685,000 | $295.82 |
36 months | 42 (of 104) | $550,000, even ($550,000 and $550,000) | $455,000 to $685,000 | $306.25 |
60 months | 58 (of 177) | $550,000, even ($550,000 and $550,000) | $292,000 to $685,000 | $304.61 |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll. The 36- and 60-month medians both land on $550,000 because the two middle sales in each set were both $550,000. The 60-month low of $292,000 is a 2021 Lancaster II sale, recorded before the 2022 repricing.
Calendar year | Qualified sales (of all transfers) | Median, parity |
|---|---|---|
2019 | 15 (of 32) | $321,000, odd |
2020 | 16 (of 35) | $322,450, even |
2021 | 21 (of 43) | $295,000, odd |
2022 | 6 (of 31) | $512,500, even, thin year |
2023 | 12 (of 36) | $597,500, even |
2024 | 5 (of 25) | $645,000, odd, thin year |
2025 | 18 (of 46) | $535,000, even |
2026 to August 29 | 13 (of 24) | $550,000, odd, partial year |
Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll. Years with fewer than ten sales are shown for completeness and should be read as a handful of homes, not a market.
The county median went from $295,000 in 2021 to $512,500 in 2022 and $597,500 in 2023, while the count of qualified sales fell by more than half. Any comparable that closed before 2022 belongs to a different market and is useful only to identify the plan, never to set the price. The 2024 median of $645,000 rests on five sales, three of them large second-floor homes, so it overstates the peak.
Since 2023 the village has settled rather than slid. The twelve-month median of $547,500 is about 8.4% below the 2023 median, but the 2025 count of 18 sales was the most since 2021, and 2026 is trading steadily around $550,000. For a seller, that means the market is liquid at the plan’s price and unforgiving above it, which is what the MLS days on market show too.
Worthington’s first sales set the baseline: county medians of $188,000 in 1999 (49 sales), $207,700 in 2000 (132 sales) and $219,800 in 2001 (107 sales). Today’s twelve-month median is about 2.6 times the 2000 figure (our arithmetic, not adjusted for inflation). Long-held homes carry a large gain, which is a question for your tax adviser before you set a closing date.
The median 2026 preliminary just value for the 338 Wedgewood homes is $432,825 (even; the mean of the 169th and 170th values), about 21% below the twelve-month recorded sale median. By plan it runs from $362,760 for the Lancaster to $484,725 for the Newport, and first-floor homes carry a median $411,520 against $447,825 upstairs. A just value is a mass-appraisal figure for taxes, set on a lag; it is not a sale price and not an appraisal, and no buyer will pay it.
A Wedgewood at Vanderbilt buyer compares your home first with Waterford at Vanderbilt, the other condominium village inside the same gate: Wedgewood sold at a $540,000 MLS median with private garages and two-story buildings outside the structural reserve study law, and Waterford at $337,000 with elevators in three-story buildings inside it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both villages were built by Worthington from 1998 to 2001, both pay a village fee of about $5,000 on top of the same $13,159 master dues, and both share the same course, clubhouse and gate. Our Waterford at Vanderbilt guide covers the other village in the same depth, and Waterford owners have their own Waterford at Vanderbilt home valuation page.
Question | Wedgewood at Vanderbilt | Waterford at Vanderbilt |
|---|---|---|
Homes and buildings | 338 in 37 buildings of 8 or 10 | 240 in 10 buildings of 24 |
Stories | Two; private stair to upstairs homes | Three; elevator to upper floors |
Home sizes (club) | 1,512 to 2,115 sq ft | 1,282 to 1,705 sq ft |
Parking | Attached single or double garage | Covered parking and a storage room |
Private golf cart | Yes, in the attached garage | Effectively no: the Trail Fee requires an attached garage |
MLS closings, 12 months to Sep 26, 2026 | 13, median $540,000 (odd) | 10, median $337,000 (even; $335,000 and $339,000) |
MLS median days on market | 26 | 87 (even) |
MLS median sale to list | 95.6% | 97.3% |
Active and months of supply | 3, about 2.8 months | 4, about 4.8 months |
County median, 12 months to Aug 29, 2026 | $547,500 (n = 16) | $334,500 (n = 6) |
County median, 24 months | $545,000 (n = 31) | $350,000 (n = 19) |
Median per county base sq ft, 12 months | $294.65 | $232.06 |
Median 2026 just value | $432,825 | $273,600 |
2026 village fee | $4,915.44 to $5,129.72 | $5,253.56 to $5,278.40 |
Structural reserve study and milestone inspection | Not required: two stories | Required: three stories |
Homestead share | 43.8% | 26.7% |
Sources: Southwest Florida MLS (Matrix) pull of September 26, 2026, split by address; Collier County Property Appraiser 2026 preliminary roll and recorded qualified sales; VCA 2026 fee sheet; the club’s real estate page; section 718.112(2)(g) and section 553.899, Florida Statutes.
A buyer who chooses Wedgewood wants a garage of their own, room for a private cart, a front door that opens outdoors and a building outside the study-and-inspection regime that has driven special assessments in taller Florida condominiums. A buyer who chooses Waterford wants the lowest price into the same club and an elevator. The two pools overlap only at the edges: a Waterford buyer stretching for a garage is shopping your Lancaster, and a Wedgewood buyer who cannot manage stairs is shopping your Oxford or Nottingham, not Waterford.
The comparison enters the number in two places. First, the gap of roughly $200,000 between the two village medians is the price of the garage, the larger plans and the two-story building, and a Lancaster listed near $520,000 is asking a Waterford buyer to pay most of that gap for the smallest Wedgewood plan. Second, the SIRS answer is an asset to state in your listing: your buyer will not face the study results a Waterford buyer reads before signing.
Online estimates miss on Wedgewood at Vanderbilt homes because automated models cannot see what sets price here: seven plans behind one building address, upstairs against downstairs, single against double garage, a bundled club membership, the plan’s own sales record, and county sales that never reached the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Each Wedgewood building carries a single street number, and its eight or ten homes share it. A model reading the address sees one building; a buyer sees a 1,512 square foot Lancaster and a 2,115 square foot Newport stacked in the same structure, with recorded medians $110,000 apart over 24 months. A model that averages the building averages two different products.
Unit numbers 101 to 105 are downstairs and 201 to 205 are upstairs, but most automated estimates ignore the position and price by square feet alone. On the county record, downstairs homes sold for about 5% to 10% more per base square foot than upstairs homes. An estimate that multiplies square feet by one rate overprices an upstairs Newport and underprices a downstairs Nottingham.
A double garage with room for two cars, or one car and a private cart, is the feature Wedgewood buyers ask for first, and no standard data field distinguishes a 518 square foot double from a 338 square foot single. The club’s $2,200 Trail Fee for a private cart requires storage in an attached garage, a condition every Wedgewood home meets and a Waterford home cannot.
Every sale conveys a club membership the buyer cannot decline and the seller cannot keep: “At VCC, membership is mandatory and included with every residential purchase,” per the club. Its value and its $13,159 annual cost sit inside every Wedgewood sale price, and a model comparing your home with a non-club condominium nearby is comparing two different bundles.
Naples has more than one Wedgewood, including Wedgewood in the Vineyards and Wedgewood at The Strand, and Bonita Springs and Fort Myers each have one too. A national model that groups by name, or one that reads the development field without the address, can pull the wrong comparables before it starts. We place every sale by street and building number.
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.
A Wedgewood at Vanderbilt buyer prices five costs into an offer: 2026 association charges of $18,074.44 to $18,288.72 a year, the $1,200 food and beverage minimum, two master special assessments that run with the unit, property tax reset to the purchase price, and $15,949 in one-time charges at closing if new to Vanderbilt.
Data updated: September 2026 (VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026; Collier County Property Appraiser 2026 preliminary roll)
Layer | No. 1 | No. 2 | No. 3 |
|---|---|---|---|
VCA master dues | $13,159.00 | $13,159.00 | $13,159.00 |
Wedgewood fee, operating plus reserves | $4,915.44 | $5,055.32 | $5,129.72 |
Total association charges | $18,074.44 | $18,214.32 | $18,288.72 |
Food and beverage minimum | $1,200.00 | $1,200.00 | $1,200.00 |
Total with the minimum | $19,274.44 | $19,414.32 | $19,488.72 |
Source: VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026. The Wedgewood fee runs on an April 1, 2026 to March 31, 2027 fiscal year and covers property management, residential landscaping, water and sewer, pest control, building management and building insurance, plus reserves for exterior painting, roof tile replacement and waterline replacement. On the $547,500 county median, the association charges are roughly 3.3% of the price a year.
The Pickleball Project is $678 per unit, as a lump sum or $56.50 a month from June 2026 through May 2027. The Golf Course Replacement Project 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. Both “will remain the obligation of any successor owner of the property,” per the 2026 fee sheet, so a buyer inherits any unpaid balance, which the estoppel states. Some buyers ask for a credit; we show you when one pays.
Item | Amount | Who owes it |
|---|---|---|
Resale Capital Contribution | $15,000; $3,500 for a current owner buying another home inside | Buyer: “the legal and personal obligation of the transferee” (Master Declaration §5.2.5) |
New Home Buyer Processing Fee | $500 | Applies with the estoppel request |
Master association estoppel fee | $299 | Requesting party |
Condominium questionnaire fee | $150 | Requesting party |
New buyer’s total to the club | $15,949 | our sum, before the Wedgewood association’s estoppel |
Source: 2026 fee sheet; the club’s Prospective Owners page; the 2024 recorded amendment to the Master Declaration, which also exempts transfers to heirs, spouses and owner-held trusts from the $15,000. On a $540,000 sale the new buyer’s $15,949 is about 3% of the price, and it bites hardest at the Lancaster end.
Florida’s Save Our Homes cap follows the owner, not the home, and 148 of the 338 Wedgewood homes (43.8%) carry a homestead exemption. A buyer’s taxes are based on the new assessed value after the sale and are often well above a homesteaded seller’s. The median 2026 preliminary tax bill in Wedgewood is $3,883.46, and the community’s 2025 millage was 10.5058, about $1,051 a year for each $100,000 of taxable value. That is the mechanism, not a quote for any home.
No community development district appears in the county’s millage table for the community’s tax area or in the state’s official list of special districts, and the club charges no initiation fee on top of the Resale Capital Contribution. Both absences belong in your listing presentation, because a buyer comparing Naples golf communities will ask.
A Wedgewood at Vanderbilt seller owes the buyer the condominium resale package under section 718.503 of the Florida Statutes, two estoppel certificates, Florida’s flood and property tax disclosures, and known facts that materially affect value. Delivering the package before the contract is signed avoids a buyer’s statutory cancellation window.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 720.401, 689.261 and 689.302, retrieved September 2026; VCA 2026 fee sheet)
Under section 718.503(2)(a), a resale buyer is entitled to the declaration, articles, bylaws and rules, the annual budget and financial statement, the association’s structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document, at the seller’s expense. A contract signed before the buyer receives them is voidable for seven days after receipt, excluding weekends and legal holidays. None of the three Wedgewood declarations or the association’s budget is posted publicly, so we start the package the week you decide to sell.
Vanderbilt Community Association, Inc. is the master homeowners’ association above every home, and section 720.401 requires a disclosure summary before a contract on a parcel in a mandatory homeowners’ association. Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and Wedgewood is three Chapter 718 condominiums. Which disclosure regime governs a given Wedgewood sale, and whether the master association’s summary is owed alongside the condominium package, is a question for your closing agent or attorney. This is general information and not legal advice.
A Wedgewood sale needs an estoppel certificate from the Wedgewood association under section 718.116(8), with a fee capped by statute, and one from the master association, $299 plus the $500 new-buyer processing fee on the 2026 fee sheet, plus the club’s $150 condominium questionnaire. The requesting party pays, and in Collier County custom the estoppel is usually a seller cost, though the contract controls. We order all three the day you decide to list.
Every Wedgewood building is two stories, and both the structural integrity reserve study in section 718.112(2)(g) and the milestone inspection in section 553.899 apply only to condominium buildings of three habitable stories or more. So the package carries the association’s statement that no study is required rather than a study. Buyers who have read about Florida condominium assessments will ask; the written statement ends the conversation.
Section 689.302 requires a residential seller to complete a flood disclosure at or before the contract, covering flood insurance claims and federal flood assistance, and section 689.261 requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Wedgewood the flood answer is usually a good one: every address point is Zone X, and 22 buildings hold FEMA letters removing them from the mapped flood hazard area.
In Collier County the seller commonly pays the documentary stamp tax on the deed, 70 cents per $100 of price under section 201.02, which is $3,780 on a $540,000 sale; the buyer customarily pays the owner’s title policy in Collier; prorations settle taxes and dues to the closing date; and brokerage compensation is negotiable. Your membership ends when the deed records, so settle the club account through the estoppel.
What moves a Wedgewood at Vanderbilt home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: your building’s roof and paint history, the association’s reserve schedule, the FEMA letter for your building, the condominium package, and interior condition presented before the seasonal buyers arrive.
Data updated: September 2026 (VCA 2026 fee sheet; FEMA National Flood Hazard Layer and Letters of Map Amendment; Collier County Property Appraiser 2026 preliminary roll)
Any original 1998 to 2001 roof is now about 25 to 28 years old, and Florida insurers may require an inspection for roofs 15 years or older under section 627.7011. At Wedgewood the association replaces roof tile from its reserves, so the question for your building is when it was last done and how much is in the reserve. Ask the association for the reserve schedule and the roof permit history before you list. The state’s wind mitigation form credits roof shape, deck attachment and opening protection, and those credits mostly price the association’s master policy.
FEMA’s Letters of Map Amendment of 2013 and 2016 name 22 of the 37 Wedgewood buildings as removed from the special flood hazard area, and each letter says the federal mandatory flood insurance requirement does not apply to a removed structure. If your building is named, put the letter in the listing file. FEMA’s preliminary maps for Collier County keep every Vanderbilt address in its current zone, and the old letters lapse when the new map takes effect unless FEMA revalidates them.
Paint, lighting, flooring and a clean, bright lanai usually return the most. Kitchens and baths are worth doing only if they are clearly dated, because the $85,000 spread across six Nottingham II sales in one year was mostly condition and finish. Flooring rules for second-floor homes are set in the Wedgewood declarations and rules; confirm them before you replace a floor upstairs.
With 161 of 338 owners mailing their tax bills outside Florida, led by Michigan, New York, Ohio, Canada, Massachusetts and Pennsylvania, the Wedgewood buyer pool arrives from November through April. Have the home photographed, documented and priced in the fall, so it is live when those buyers start shopping from home.
Leases under the master rules run from 30 days, with a February exception, to one year, and while a tenant is in residence the tenant holds the club privileges and the owner may not be in residence. A tenant means showings run through the tenant and the gate, so match the lease end to the expected closing where you can, and tell buyers when possession is available.
Every showing passes the staffed Main Gatehouse on Vanderbilt Beach Road, with the buyer’s agent pre-registered with the Community Association Office. The club allows one 24 by 24 inch “For Sale” sign in its tan and blue design, street side only, and one open-house step sign removed by sunset. A listing that cannot lean on drive-by traffic has to reach its buyer before the buyer reaches the gate.
A free in-person Wedgewood at Vanderbilt valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your plan’s and floor’s recorded sales, and you receive a written opinion of value with sources.
A written opinion of value for your Wedgewood home, built from the MLS and county sales of your plan on your floor, matched for garage and position, adjusted for time, with every source named. Beside it, the carrying cost your buyer will underwrite: the $18,074.44 to $18,288.72 in 2026 association charges, the $15,949 a new buyer brings to closing, the special assessment balances, the flood letter for your building and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or our free Wedgewood at Vanderbilt valuation request, or call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873. 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 Wedgewood at Vanderbilt covers pricing, marketing, negotiation, the estoppels and the condominium package in full.
If you are thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Wedgewood at Vanderbilt, Waterford at Vanderbilt, the Estate Homes or the Villa Homes at Vanderbilt Country Club, or elsewhere in North Naples, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar is a top-reviewed Wedgewood at Vanderbilt listing agent on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Wedgewood sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Wedgewood at Vanderbilt valuation page. They lead Domain Realty Group’s team of agent partners across Lee and Collier County, and they 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, Florida license SL3101296, 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, Florida license BK3060671, 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 Wedgewood 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 wider market, see our Naples real estate guide, and for the village itself, return to our Wedgewood at Vanderbilt 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 how we represent buyers in Naples or call Marc at (239) 287-5873.
These are the valuation questions Wedgewood at Vanderbilt owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, FEMA’s records, the Florida Statutes and the club’s published documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your home.
It depends first on your plan, floor and garage. The 13 Wedgewood MLS closings in the twelve months to September 26, 2026 ran from $505,000 to $575,000 at a $540,000 median, and the county’s 24-month plan medians run from $465,000 for the Lancaster to $575,000 for the Newport. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from sales of your plan on your floor, on both the MLS and the county record, matched for garage, position and condition, adjusted for time, tested against the homes for sale, with every source named. We provide that free, with no obligation to list.
Thirteen closed on the MLS in the twelve months to September 26, 2026, and the county recorded 16 qualified sales in the twelve months to August 29, 2026, 4.7% of the village and 55% of all Vanderbilt Country Club qualified sales.
The 13 MLS closings took a median 26 days on market, but the spread is wide: six closed within 20 days and five took more than 90. The three homes for sale on September 26, 2026 had been listed 204 to 246 days.
A median 95.6% of final list price across the 13 MLS closings (odd; mean 95.7%), the same as the 95.6% median across all 31 Vanderbilt Country Club closings. Only one Wedgewood home closed at full list in the year.
On the county’s base area, a median $294.65 for the 16 recorded sales of the last twelve months, with first-floor homes at $301.33 and second-floor homes at $285.71. Never compare that figure with a price per foot built on MLS living area; the two measures differ.
The second-floor Newport, with a county 24-month median of $575,000 across five sales and two MLS closings at $565,000 and $575,000 in April 2026.
The first-floor Lancaster. All three Wedgewood listings on September 26, 2026 were Lancasters, each on the market more than 200 days, and the recorded Lancaster sales since 2022 ran from $455,000 to $500,000.
In total price, about the same: $547,500 upstairs against $545,000 downstairs on the county’s twelve months. Per base square foot, no: downstairs homes sold for about 5% to 10% more per foot, because buyers pay for no stairs.
The double-garage plans are also the larger plans, so the record cannot separate the garage from the size. Buyers with a second car or a private cart ask for it first, and we market it first.
Against the Lancaster record, $455,000 to $500,000 in every recorded sale since 2022, with a 24-month median of $465,000, and against the three Lancasters listed at $459,000 to $519,000.
The county’s 24-month median is $536,500 across eight sales, from $490,000 to $600,000, and the four MLS closings of the last year ran $515,000 to $545,000. Condition and view decide where yours sits in that range.
The Newport’s 24-month county median is $575,000 across five sales; the Oxford’s is $550,000 across four, and the one MLS Oxford closing of the year sold at $540,000, full list, in 16 days.
The twelve-month county median of $547,500 is about 8.4% below the 2023 median of $597,500, but it matches the 36- and 60-month medians of $550,000, and 2025 had more sales than any year since 2021. We read that as a market that has settled, not one that is falling.
Balanced, leaning to sellers for well-priced homes: about 2.8 months of supply on the MLS, against 4.8 months in Waterford and 3.1 across the whole community. Overpriced homes sit, as the three Lancasters show.
No. The median 2026 preliminary just value in Wedgewood is $432,825, about 21% below the twelve-month recorded sale median. It is a tax assessment set on a lag, not a price.
Because automated models read one building address for eight or ten different homes, cannot tell upstairs from downstairs or a single garage from a double, blend Wedgewood with the rest of Vanderbilt Country Club, and miss county sales that never reached the MLS.
Yes. Membership is mandatory and conveys with the home, so its value and its $13,159 in 2026 master dues sit inside every sale price. A buyer comparing a non-club condominium adds that bill to your side of the ledger.
The buyer. The Master Declaration makes it “the legal and personal obligation of the transferee.” A current owner buying another home inside pays $3,500. Whether a seller credits part of it is a negotiation, not a club rule.
It is charged at the unit level and “will remain the obligation of any successor owner of the property,” so your buyer inherits the unpaid balance unless the contract says otherwise. The estoppel shows the figure.
It should help. Your building is two stories and outside both the structural integrity reserve study and the milestone inspection laws; the association’s written statement answers the question before the buyer’s attorney asks it.
The section 718.503 package: declaration, articles, bylaws and rules, budget, financial statement, the structural reserve study statement and the frequently asked questions document, plus the flood and property tax disclosures and known facts that materially affect value.
Two: one from the Wedgewood association under section 718.116 and one from the master association, plus the club’s $150 condominium questionnaire.
Zone X, the area of minimal flood hazard, at every Wedgewood address point on FEMA’s effective map, and 22 of the 37 buildings are named in FEMA Letters of Map Amendment. The preliminary map keeps the same zones.
Yes. Buyers’ insurers look at it, and the association’s reserve schedule decides whether a special assessment is near. Get the reserve schedule and roof history for your building before listing.
In the fall, so the home is live from November through April, when seasonal buyers from the Midwest, the Northeast and Canada are shopping.
You can. Leases run no longer than a year under the master rules, and the tenant holds the club privileges while in residence, so time the closing to the lease end and tell buyers when possession is available.
Only if the numbers work with the rules: a 30-day minimum, a one-year maximum, a $600 transfer fee per lease, no more than four club-privilege transfers a year and about $18,000 a year in association charges while the home is leased.
Probably, if you are homesteaded. The Save Our Homes cap does not pass to a buyer, whose bill resets toward the county’s just value. The median 2026 preliminary Wedgewood tax bill is $3,883.46.
Commonly the documentary stamp tax, 70 cents per $100 of price ($3,780 on a $540,000 sale), your share of the estoppel and questionnaire fees, prorations, any agreed credits and brokerage compensation, which is negotiable. In Collier County the buyer customarily pays the owner’s title policy.
One 24 by 24 inch “For Sale” sign in the association’s tan and blue design, street side only, and one open-house step sign removed by sunset, per the club’s Realtors page. Ask the association where the sign may stand at your building.
Get a written valuation built from your plan’s recorded sales, ask the association for the reserve schedule, the roof history and the resale package, and find the FEMA letter for your building. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Wedgewood at Vanderbilt valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s tax roll and public records, the Florida Statutes and state agencies, FEMA, 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 September 26, 2026, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser 2026 preliminary tax roll, published files dated August 29, 2026, including recorded qualified sales.
The club and master association
Florida Statutes and state agencies
Collier County
FEMA and federal records
Schools and roads
Our own pages
Every Wedgewood 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. We host none of these files ourselves.
Document | What it proves for a Wedgewood valuation | Official authority |
|---|---|---|
2026 Master Association Fees for All Neighborhoods, 08/20/2026 | The Wedgewood fee by condominium, the master dues, the $15,000 contribution and the two special assessments | |
Wedgewood Carriage Homes floor plans | The seven plans, their sizes and garages, and the two building layouts | |
Amended and Restated Master Declaration | Mandatory membership, the Resale Capital Contribution, leasing, pets, garages and carts | |
Certificate of Amendment, recorded 03/07/2024 | The capital contribution exemptions and Owner’s Designees | |
Membership Transfer Application | Lease terms, the February exception and tenant privileges | |
FEMA Letter of Map Amendment 13-04-7722A | Fifteen Wedgewood buildings removed from the special flood hazard area | |
FEMA Letter of Map Amendment 16-04-8149A | Six more Wedgewood buildings, with the warning that a new map supersedes the letter | |
Collier County Ordinance 2024-48 | Milestone inspections only for buildings three stories or more | |
Florida Statutes section 718.503 | The condominium resale package and the buyer’s cancellation window | |
Florida Statutes section 718.112 | The three-story threshold for the structural integrity reserve study | |
Florida condominium register extract | The three Wedgewood condominiums, their unit counts and recording dates | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation credits an insurer applies | |
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 three Wedgewood declarations of condominium, the association’s budget, reserves and insurance schedule, and your two estoppel certificates, each available from the association on request.
You reach the Wedgewood at Vanderbilt valuation team by using the Home Valuation form at the top of this page, requesting a free Wedgewood at Vanderbilt 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. Selling? Call Jesse direct at (239) 898-6072. Buying at Wedgewood instead? Read buying a home in Wedgewood at Vanderbilt or call Marc at (239) 287-5873. Ready to list now? Our plan for selling your Wedgewood at Vanderbilt home sets out every step.
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the village on our Wedgewood at Vanderbilt guide, and about the whole club on our Vanderbilt Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled September 26, 2026.
McGreevy and Comisar, Wedgewood at Vanderbilt home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.