Audubon Country Club - Montclair

McGreevy and Comisar are the team Montclair at Audubon sellers call first, and the team its buyers call when they want the building’s real record: what each floor has actually sold for, what the condominium fee covers and what it does not, what Collier County’s milestone inspection file says about all six buildings, and why a Montclair purchase closes through two approvals instead of one. Montclair at Audubon is a condominium inside the master-planned community of Audubon Country Club in Naples, Florida. It is the only condominium inside the Audubon gates: 36 residences of 2,578 square feet each, in six three-story buildings lettered A through F at 551 to 599 Audubon Boulevard, declared by Radnor/Montclair Corporation in November 1990 and completed in 1992. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on Montclair than any other source we know of. It is built from the recorded 1990 Declaration of Condominium and its two phase amendments, the 2015 Amended and Restated Declaration, Articles and Bylaws, the 2021 pet amendment, the association’s recorded approval certificates, every notice of commencement recorded against the buildings, Collier County’s Milestone Map, the Collier County Property Appraiser’s 2026 preliminary roll and recorded-sales file dated August 29, 2026, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS development report for Audubon pulled September 16, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

If you own at Montclair and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-by-floor, rule-by-rule and building-by-building detail below will tell you whether Montclair fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Montclair at Audubon

McGreevy and Comisar are the best realtor for Montclair at Audubon because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Montclair market read built on every recorded sale since 1990, the recorded condominium documents and the county’s own building-by-building milestone file.

If you’re searching for the best realtor for Montclair at Audubon in Audubon Country Club, Naples, whether you’re ready to sell your Montclair at Audubon home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Montclair for a specific reason. Every one of the 36 residences is the same 2,578 square feet, so size never explains a price difference. Floor, view, condition and timing do, and over the last five years the same floor plan has recorded sales from $825,000 to $1,900,000. Montclair is also the one part of Audubon Country Club where nearly every address sits in a FEMA Special Flood Hazard Area, where Florida’s condominium safety laws apply by building height, and where a sale needs the condominium association’s Certificate of Approval and the Audubon Country Club Foundation’s Certificate of Compliance before the deed works. A listing agent who prices Montclair off an Audubon single-family average, or off a generic Naples condominium index, misses all of it.

Recent Montclair at Audubon track record (last 12 months): In the last 12 months Montclair at Audubon has seen 4 resales in the Southwest Florida MLS (development report pulled September 16, 2026, covering closings dated September 16, 2025 to September 16, 2026), at a median sold price of $1,310,000, all four in the MLS’s low-rise building class. The four deeds the county recorded in that window run from $845,000 to $1,637,500, so the highest-priced Montclair sale of the last twelve months was $1,637,500, a third-floor residence. Because four sales are too few for a stable median, the market section below widens the window to 60 months, the first window with ten or more recorded sales. Ask us and we will walk you through every one of those sales.

For Montclair sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Montclair we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it: the declaration and bylaws, the budget and year-end financial statement, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, and the governance form. We assemble it early so the seven days start on day one.

For Montclair buyers: the first question at Montclair is the floor, because the county values every first-floor residence at one number, every second-floor residence at a second and every third-floor residence at a third, and the recorded sales do not follow the county’s order. The second is the building’s position on the flood map. The third is the stack of charges, which at Montclair runs through three bills: the condominium, the master association and the club. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Montclair residence; we answer them below.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Montclair at Audubon home? Get a free Montclair at Audubon home valuation, read how we sell Montclair at Audubon homes, or call Jesse direct at (239) 898-6072.

Buying a home in Montclair at Audubon? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Montclair at Audubon buyer guide, or read how we represent buyers in Southwest Florida.

Living in Montclair at Audubon as a Homebuyer

Living in Montclair at Audubon means a 2,578 square foot residence on one level, one of only two homes on its floor, with a private garage, a golf-cart space and a screened balcony over the first fairway, inside the gated Club Side of Audubon Country Club, with the exterior, roof and grounds maintained by the condominium association.

Montclair is the only condominium in a community of about 400 built homes, and it is the lowest-maintenance way to own inside the Audubon gate. The club’s own description is short and accurate: “The Montclair condominiums are in six (6) three-story buildings. Montclair has thirty-six (36) surprisingly roomy condominiums (2,500+ sq. ft.) with enclosed balconies.” What follows is what daily life at Montclair looks like, drawn from the recorded documents, the county’s records and the club’s own pages.

What Is Montclair at Audubon?

Montclair at Audubon, a Condominium, is 36 residences in six buildings. Each building holds six residences, two on each of its three floors, numbered 101 and 102 on the first floor, 201 and 202 on the second and 301 and 302 on the third. Collier County’s roll records every one of the 36 at 2,578 square feet of living area, which makes Montclair the only neighborhood in Audubon Country Club where size is not a pricing variable at all. The condominium association, Montclair at Audubon Condominium Association, Inc., is a Florida not-for-profit filed on August 3, 1989 and active today.

Six Buildings on Audubon Boulevard

The six buildings are lettered by the declaration and addressed by the county on Audubon Boulevard: Building A at 599, B at 591, C at 583, D at 567, E at 559 and F at 551. Collier County records Buildings A through D as built in 1990 and E and F in 1992. They sit along the first fairway on the Club Side, the half of the community entered from the US 41 gate, a short walk from the clubhouse.

Two Homes per Floor, Three Floors per Building

With two residences on each floor, a Montclair residence shares a landing with one neighbor, not a corridor with twenty. The recorded unit boundaries run from the unfinished concrete floor to the unfinished ceiling, and for third-floor residences to the drywall under the roof trusses, which is why top-floor owners should ask about ceiling height and attic access when they tour. Floor coverings, fixtures, appliances and interior walls belong to the owner.

Garages and Golf-Cart Storage

The 2015 Amended and Restated Declaration makes the garage a limited common element: each residence “shall always have the exclusive use” of one garage, maintained at that owner’s expense, and the parking rules speak of owners “with a two (2) car garage.” Every residence is also assigned one golf-cart storage space on the street level, which may hold only that owner’s golf cart and may not be loaned or leased to anyone else. All owner and tenant vehicles must be parked inside the garage.

The Views: First Fairway, Clubhouse Lake, Western Sunsets

The club’s own description places the Montclair buildings “along the 1st fairway,” with some residences overlooking “the clubhouse lake with large fountain, as well as the scenic 18th and 10th fairways,” and notes that most have western sunset views. Upper floors see farther; first-floor residences sit closest to the fairway. The view from the specific residence is the variable that the county’s floor-based values never capture.

Who Owns at Montclair?

On the county’s 2026 preliminary roll, 17 of the 36 Montclair residences carry a homestead exemption, 47 percent, against 66.7 percent across Audubon Country Club as a whole. Twenty of the 36 owners use a Florida mailing address and 16 use an address outside Florida, including three in Canada. Montclair is more seasonal than the single-family streets around it, which suits a buyer who wants a lock-and-leave residence and matters to a seller timing a listing for the winter buyer pool.

A Day at Montclair

A typical Montclair day is short on chores: the association paints, waterproofs and caulks the exterior walls, maintains the stairways, railings, parking areas and fire sprinklers, and re-roofed all six buildings under a notice of commencement recorded in July 2010. The owner looks after what serves only the residence, from windows and glass to the air conditioning, water heater and appliances. The club is a few minutes by golf cart, and the US 41 gate puts the beaches and Vanderbilt Beach Road a short drive away.

Thinking of Selling or Buying at Montclair at Audubon, Audubon Country Club? Start With the Floor, the Flood Map and the Fee Stack

Every Montclair residence is 2,578 square feet, so the three facts that move a Montclair price are the floor and view, the building’s position on FEMA’s map, and the three-layer fee stack. If you own at Montclair, get a free Montclair at Audubon home valuation priced against the same-floor sales, or call Jesse direct at (239) 898-6072. If you are buying, read our Montclair at Audubon buyer guide or call Marc at (239) 287-5873, and we will run the numbers on the specific residence before you write an offer.

What Montclair Does Not Have

Montclair has no private yard, no private pool and no room for a boat: the declaration bars boats, trailers, campers, motorcycles, pickup trucks and commercial vehicles from the condominium property, and the Audubon master covenants bar boats and trailers from the whole community. It is also not a place for a large dog, since the pet rule allows one small pet under 40 pounds. Buyers who need any of those should look at Audubon’s single-family streets or at Devon Green instead.

Montclair at Audubon Market Snapshot: What the Residences Actually Sell For

Montclair at Audubon residences have recorded 10 qualified sales in the last 60 months at a median of $1,160,500, from $825,000 to $1,900,000, for an identical 2,578 square foot floor plan. In the last 12 months the Southwest Florida MLS counts 4 closings at a median of $1,310,000, and two residences were listed in mid-September 2026.

Data updated: September 2026 (Southwest Florida MLS development report pulled September 16, 2026; Collier County Property Appraiser recorded-sales and roll files dated August 29, 2026)

Montclair is a thin market by construction: 36 residences, and in most years three or fewer change hands. A twelve-month median built on four sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the widest window that holds ten recorded sales, name the window beside every figure, and list the sales themselves.

The Last 12 Months, Two Records That Agree

The Southwest Florida MLS development report for Audubon, pulled September 16, 2026, counts 4 Montclair closings in the twelve months to that date, at a median of $1,310,000, every one of them classed as a low-rise building of one to three stories. Collier County recorded four Montclair deeds in the same window: $1,600,000 in April 2026, $1,020,000 in June 2026, $1,637,500 in July 2026 and $845,000 in July 2026. Those four reproduce the MLS median exactly, since the middle pair, $1,020,000 and $1,600,000, averages $1,310,000, which is strong evidence that the two records describe the same four sales. Their total is $5,102,500.

The parent Audubon Country Club page reports two Montclair sales, $1,020,000 and $1,600,000, for a different window: qualified sales recorded June 23, 2025 to June 23, 2026. The two July 2026 deeds fall after that window and were not yet coded as qualified in the county’s August 29 file. The two pages agree once the windows are named.

Montclair Sales, the Last 60 Months

Sixty months is the first window, counting back from the county’s August 29, 2026 file, that holds ten or more qualified Montclair sales. Every one was a resale; the last developer sale closed in the early 1990s.

Ten sales, median $1,160,500 (an even count, so the median is the mean of the middle pair, $1,020,000 and $1,301,000), range $825,000 to $1,900,000, total $12,545,000. Median price per square foot is $450 and the mean of the ten per-sale figures is $487, both on the county’s 2,578 square feet of living area. Source: Collier County Property Appraiser recorded-sales file, qualified sales only, dated August 29, 2026.

What the Floor Tells You, and What It Does Not

Split by floor, the 60-month record is unexpected. All four second-floor sales closed between $825,000 and $1,020,000. The three first-floor sales ran $825,000, $1,500,000 and $1,649,000, and the three third-floor sales $1,301,000, $1,600,000 and $1,900,000. The county’s roll values the floors in the opposite order to that spread: first floor lowest, third floor highest, second in between. Ten sales cannot prove a floor discount, and condition explains more of any single Montclair price than the floor does, but a second-floor seller should expect a buyer to bring these numbers to the table, and a second-floor buyer should know them too.

The Same Residence, Sold Twice

One Montclair residence sold twice inside the 60-month window: a second-floor residence in Building B recorded at $950,000 in April 2022 and at $1,020,000 in June 2026, a gain of 7.4 percent over four years, in a period when other Montclair residences recorded sales as high as $1,900,000. Repeat sales of the same residence are the cleanest measure a condominium this small offers, and this one says that the 2022 to 2024 run-up was not uniform across the building stock.

Montclair Prices Since 1990

Collier County’s file holds 91 qualified Montclair sales from the first closings in December 1990 through June 2026. Grouped by era:

The first 29 sales, 1990 to 1994, are the developer’s original sales and the first resales, at $315,000 to $415,000. The 2010 to 2014 era shows the post-2008 trough, with a low of $300,000 in December 2011. The 2022 to 2026 median is an even count of eight, the mean of $1,301,000 and $1,500,000.

What Is for Sale at Montclair Right Now

On September 26, 2026 the MLS showed two Montclair listings: a first-floor residence in Building B at $1,150,000, reduced from $1,275,000, 77 days on market, and a second-floor residence in Building A at $1,235,000, 571 days on market. Both are the standard 2,578 square feet. Against about four closings a year, two listings is roughly six months of supply, and the 571-day listing is the market’s own evidence that a second-floor price above the recent second-floor sales waits.

What the County Says a Montclair Residence Is Worth

Collier County’s 2026 preliminary roll values every first-floor Montclair residence at $1,058,310, every second-floor residence at $1,088,310 and every third-floor residence at $1,118,310, a $30,000 step per floor and identical within each floor. These are assessed just values, not prices and not appraisals. They are useful for one thing a buyer should know: the county does not distinguish a renovated residence from an original one, which is why the recorded sales scatter so widely around the roll.

Property Taxes at Montclair

The same roll puts the 2026 preliminary total tax bill at a median of $9,135 across the 36 residences, from $3,092 to $10,514. The median for the 17 homesteaded residences is $5,314 and for the 19 without a homestead $9,871, because Florida’s Save Our Homes cap holds down the taxable value of a long-held homestead. A buyer’s bill resets toward the full assessed value in the year after purchase. There is no non-ad-valorem district line on any Montclair parcel.

Our Read of the Montclair Market

Montclair sits at the entry point of Audubon Country Club, and in the last five years it has traded in two bands: roughly $825,000 to $1,020,000 for residences sold closer to original condition or on the second floor, and $1,300,000 to $1,900,000 for residences that buyers valued as finished or better placed. With about four sales a year and two listings, the next Montclair buyer is choosing between very few options, which rewards a seller who prices to the right band and punishes one who prices to the headline.

First-Hand: What We Check Before We Price a Montclair Residence

Before we price a Montclair residence we check five things in this order: the floor and the exact view from the balcony; the year and permits of the windows, sliding doors and shutters, since the owner maintains them under the declaration; whether flooring above the ground floor has the Board-approved sound underlayment the declaration requires; the ages of the water heater and dishwasher against the declaration’s 10-year and 14-year replacement rules; and the recorded sales on the same floor. Those five answers move a Montclair price more than any finish choice.

Want the same-floor sales for a specific residence? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Montclair, get a free Montclair at Audubon home valuation or call Jesse direct at (239) 898-6072. If you are buying, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

How Did Montclair at Audubon Come to Be?

Montclair at Audubon came to be when Radnor/Montclair Corporation, a Delaware company, recorded the Declaration of Condominium on November 20, 1990, with Philadelphia National Bank joining as lender, and built the six buildings in phases, certifying Buildings A and B complete in January 1991 and Buildings E and F in November 1992.

Radnor and the Audubon Master Plan

Audubon Country Club was approved by Collier County as a planned unit development with a far larger multi-family entitlement than was ever built. Of the multi-family units the zoning allowed, only Montclair’s 36 were constructed. The master developer brought in sub-developers for the two attached-product neighborhoods: Radnor/Montclair Corporation for the condominium and Radnor Devon Green Corporation for Devon Green. The two associations were incorporated with the Florida Division of Corporations on the same day, August 3, 1989.

The 1990 Declaration and Its Two Phase Amendments

The original Declaration of Condominium is recorded at Official Records Book 1573, Page 2028, 86 pages, with the surveyor’s exhibit in Condominium Book 35, Page 55. On January 11, 1991 the developer amended it to certify the substantial completion of Buildings A and B, adding revised plot and floor plans and a surveyor’s certificate from A. Trigo and Associates under Section 718.104(4)(e) of the Florida Condominium Act. A second amendment in November 1992 did the same for Buildings E and F. Collier County’s roll dates Buildings A through D to 1990 and E and F to 1992.

Built and Sold as Finished Residences

Unlike most of Audubon, which was sold as lots and built house by house over thirty-five years, Montclair was sold as finished product. Its first recorded sales, from December 1990, are all improved sales at $315,000 to $407,000, the signature of a developer selling completed condominium residences rather than land.

The 1996 Bylaw Change and the Early Maintenance Record

The owners took control of their own documents early. In March 1996 the members amended the bylaws to set out a nominating committee and secret-ballot elections. The same year the association recorded a notice of commencement for a full exterior program covering walkways, stairs, railings, garages and wood surfaces, stucco patching and a new paint coat, followed in 1997 by roof repairs on Buildings B, E and F.

The 2015 Restatement

On April 7, 2015 the members adopted an Amended and Restated Declaration, Amended and Restated Articles of Incorporation and Amended and Restated Bylaws, recorded May 14, 2015 at Official Records Book 5151, Page 2476, 63 pages, prepared by the Naples firm Woodward, Pires and Lombardo, P.A. It is the document a Montclair buyer is actually governed by, and every rule quoted on this page comes from it unless we say otherwise.

The 2020 Pet Amendment

At a members’ meeting on January 23, 2020 the owners amended the pet sections of the restated declaration, raising the weight limit for the one permitted small pet from 20 pounds to 40 pounds and deleting the grandfather clause for older pets. The certificate was recorded October 4, 2021 at Official Records Book 6021, Page 1658.

The Residences: One Floor Plan, Three Floors

Every Montclair residence is recorded by Collier County at 2,578 square feet of living area, and the county’s roll carries the same figure for all 36. What changes from one residence to the next is the floor, the side of the building and the view, and, after 36 years of owner renovations, the finish inside.

What a Montclair Residence Includes

The club describes the residences as “surprisingly roomy,” and at 2,578 square feet on one level they are larger than many Audubon villas. The declaration assigns each residence an exclusive-use garage, a golf-cart storage space and its balcony or terrace. The unit itself includes its interior walls and partitions, doors and door frames, kitchen equipment, bathroom fixtures, electrical fixtures and panel, heating and air conditioning equipment serving only it, floor and wall coverings, and the piping and wiring that serve only that unit.

What the Association Maintains, and What the Owner Maintains

The 2015 declaration draws the line clearly. The association maintains the exterior building walls, including painting, waterproofing and caulking, the exterior surface of the entry doors, stairways and railings, balcony railings, parking areas, the fire sprinkler heads and fire suppression system, the water pipes up to each unit’s shut-off valve, the wiring up to each unit’s breaker panel, and drywall damaged by water in a significant wind event. The owner maintains the windows and window glass, the sliding doors, the entry door’s interior, everything electrical, mechanical and plumbing that serves only the unit, the air conditioning, the appliances and water heater, the floor coverings and the shower pans.

Balconies, Enclosures and Hurricane Shutters

A balcony or terrace may not be carpeted, covered or enclosed without the Board’s prior written approval, and the Board may adopt a standard plan that owners can follow without separate consent. For hurricane protection the declaration requires the Board to adopt one standard shutter model, style and color, and allows standards for impact glass and code-compliant windows and doors; nothing else may be installed. Before buying, ask which standard the residence’s shutters or impact openings meet and when they were permitted.

Flooring Above the Ground Floor

Residences above the first floor must be carpeted over quality padding outside the kitchen, baths and laundry, unless the owner installs hard flooring over a sound-absorbent underlayment with the Board’s prior written approval. The Board may order hard flooring covered or removed if it was installed without approval or transmits unreasonable noise. A buyer of a renovated second- or third-floor residence with tile or wood should ask for the approval letter.

The Replacement Clock: Water Heaters, Dishwashers and Hoses

The declaration puts a clock on the three appliances most likely to flood a neighbor. Water heaters must be replaced after 10 years and dishwashers after 14; washing machines need steel-braided hoses replaced every 7 years or twenty-year hoses replaced every 17; and the water must be shut off whenever a residence will be empty for 48 hours or more. An owner who skips any of them is strictly liable for the resulting leak damage. It is a buyer’s inspection checklist written into the recorded covenants.

What Amenities Come With a Montclair at Audubon Residence?

A Montclair at Audubon residence comes with the condominium’s own common elements, including the grounds, the parking areas and a golf-cart space for every unit, and with Audubon Country Club itself, because every Audubon buyer since April 17, 2006 must join the club at a minimum Social membership, with golf a separate election above it.

The Club: Mandatory Social, Golf as an Election

Audubon’s current recorded master declaration requires every person or entity taking title to a residential plot, a Montclair residence included, to become “at a minimum, a Social Member of the Club.” Golf is a separate category above Social, with its own initiation, and golf membership is capped at 340. Club dues are billed by the club, separately from the association assessments, and are not bundled into either the condominium fee or the master assessment. The club states it is member governed and operated under Troon Privé.

What Audubon Country Club Offers

The club operates a Joe Lee golf course that opened in 1989, a 35,000 square foot clubhouse now in a two-phase renovation scheduled through 2027 with a grand opening in early 2028, and a separate 19,000 square foot Lifestyle Center with fitness. It publishes seven Har-Tru tennis courts, pickleball, bocce and croquet, and the community has a boardwalk and kayak launch onto the estuary. The full amenity record is on our Audubon Country Club guide.

What the Condominium Adds, and What It Restricts

Montclair’s own declaration adds the garage and golf-cart space, the association’s exterior maintenance and the grounds between the buildings. It also restricts: no pets are allowed in the recreation areas or facilities, and an owner whose residence is leased gives up use of the condominium’s facilities during the lease except as another owner’s guest. Water and sewer service to the units is a common expense paid through the condominium budget.

What Montclair Owners Do Not Get

There is no Community Development District at Audubon and no district line on any Montclair tax bill. There is also no beach club, no marina and no boat storage, and the master covenants bar boats and trailers from the community entirely. Collier County residents, including part-time owners, can park free at county beaches with a resident permit.

What Are the HOA and Condo Fees at Montclair at Audubon?

The Montclair at Audubon condominium fee disclosed by listing agents in the Southwest Florida MLS was $6,465 a year on all four Montclair closings in the twelve months to September 16, 2026. Every residence pays the same share, one thirty-sixth of the common expenses, billed quarterly in advance on January 1, April 1, July 1 and October 1.

The association does not publish its budget, and no public record states the fee. What is on the record is the method, which is fixed by the declaration, and the figure that the listing agent of each closed residence entered in the MLS fee field, which is a disclosure rather than an association statement.

The Condominium Fee, as Disclosed

The MLS development report for Audubon, pulled September 16, 2026 with a fee-audit display, shows the condominium fee field at $6,465 a year on 4 of 4 Montclair closings. That is about $539 a month, or $1,616 a quarter, before any special assessment. Treat it as a planning figure: the only document that states the fee for a specific residence on a specific date is the condominium estoppel certificate, which Florida law requires the association to deliver within ten business days of a request.

How the Fee Is Set

Section 6.1 of the 2015 declaration gives each residence a one thirty-sixth undivided share of the common elements, and Section 12.2 makes each owner liable for the same share of the common expenses. The Board adopts the budget each year after mailing it to owners at least 14 days before the adoption meeting, and regular assessments are due in four equal quarterly installments. Interest runs on any installment more than ten days late, and the association may accelerate the rest of the year’s assessments after it records a claim of lien.

What the Condominium Fee Pays For

The fee funds the association’s maintenance duties under the declaration: exterior walls, painting, waterproofing and caulking, roofs, stairways and railings, parking areas, fire sprinklers and fire suppression, common plumbing and wiring, the grounds, insurance on the buildings, management, and reserves. The declaration also makes water and sewer service to the units a common expense, so a Montclair owner does not receive a separate county water bill for the residence. If the Board contracts for bulk cable, internet or pest control, those costs become common expenses too.

Reserves and the Law That Now Governs Them

The 2015 bylaws allowed the members to waive or reduce reserves by majority vote. Florida law has since overridden that for the structural items: for budgets adopted after December 31, 2024, members may not waive or reduce the reserves required by a structural integrity reserve study. The fee a buyer sees in 2026 is set under the new rule. Ask for the current budget and reserve schedule with the estoppel certificate.

Special Assessments

The Board may levy a special assessment for “unusual, unexpected, unbudgeted, or non-recurring expenses,” with the purpose stated in the notice, and the money must be spent for that purpose. Large structural or roofing projects are the usual reason in a building of Montclair’s age. Whether a special assessment is in force today is not published; the estoppel certificate states it.

Montclair at Audubon’s Layered Fees: Condominium, Master Association and Club

A Montclair at Audubon owner pays three recurring bills: the condominium fee to the Montclair association, the master assessment to Audubon Country Club Foundation, and the club’s dues to Audubon Country Club Association, plus a one-time resale capital contribution at closing and the Collier County tax bill. Only the capital contribution mechanism is fixed in a recorded document.

The layers below use the figures listing agents disclosed on the 24 Audubon Country Club closings in the twelve months to September 16, 2026. They are planning figures, not quotes.

Layer 1: The Montclair Condominium Fee

$6,465 a year on all four Montclair closings in the MLS fee field. Paid to Montclair at Audubon Condominium Association, Inc., quarterly.

Layer 2: The Audubon Master Association Assessment

Audubon Country Club Foundation, Inc. is the master homeowners association. Across the 24 Audubon closings, listing agents disclosed the master assessment at $6,175 a year on 15 of 24, $6,075 on 8 and $8,575 on 1. The master declaration levies the assessment equally per plot, not by value, so a Montclair residence pays the same master assessment as an estate on Chancery Circle. Montclair’s own articles empower its association, “if required,” to collect assessments due to the Foundation.

Layer 3: The Club

Club membership is mandatory at a minimum Social level for every buyer since April 17, 2006, and club dues are a separate bill from a separate corporation. Listing agents disclosed a mandatory club fee of $10,855 on 16 of 24 Audubon closings and $13,770 on 6 of 24, a split that matches the Social floor with golf above it. The club publishes no initiation fee and no dues schedule, and no public record states them; get the current figures in writing from the club’s membership office during your inspection period.

The One-Time Resale Capital Contribution

The master declaration requires a $3,000 Resale Capital Contribution, paid by the buyer at every conveyance and indexed to inflation. Listing agents disclosed it at $3,700 on 21 of the 24 Audubon closings, which is the inflation index at work. An application fee of $150 appeared on 23 of the 24.

Collier County Taxes

On the 2026 preliminary roll the median Montclair tax bill is $9,135, and a buyer should budget from the full assessed value, not the seller’s homesteaded bill. Montclair carries no Community Development District assessment.

What the Stack Looks Like for a Buyer

A Montclair owner carries every layer a single-family Audubon owner carries, plus the condominium fee, and the condominium fee is what buys the exterior maintenance, the roof and the building insurance that a single-family owner pays for separately. Golf membership raises the club line. We do not add the layers into one total here, because each is a disclosure from a different party with its own billing cycle; the estoppel certificates from both associations and the club’s written schedule give the real numbers for the specific residence, and we put all three side by side for our buyers before the inspection period ends.

Want all three fee layers for a specific residence before you commit? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Montclair, get a free Montclair at Audubon home valuation or call Jesse direct at (239) 898-6072. If you are buying, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

The Montclair at Audubon Declaration, Bylaws and Rules, Section by Section

The Montclair at Audubon declaration that governs today is the Amended and Restated Declaration of Condominium recorded May 14, 2015, with its restated Articles and Bylaws, as amended in 2020 for pets. It is stricter than most Naples condominium documents on occupancy, vehicles, remodeling and transfers, and each rule below is quoted or summarized from that instrument.

The Audubon master covenants apply on top of the condominium’s, and where both speak, the stricter rule controls in practice.

Ownership: One Family per Residence, No More Than Two Residences per Owner

Section 10.1 limits each residence to one family as a residence and bars any business use that brings clients or inventory to the building. It also provides that “no persons can own legal or beneficial title to more than two (2) units in the Condominium,” and the transfer section lists a sale that would break that cap as good cause to disapprove it. An investor planning to assemble Montclair residences should stop at two.

Occupancy When the Owner Is Away

When the owner and family are absent and the residence is not leased, close relatives (a parent, child, adult grandchild or sibling) may use it for up to 30 days at a time, four times and 120 days a year, with no more than six people. Other house guests are limited to one family of up to six people for two weeks, twice a year, and the owner must notify the association. A guest who stays with the owner for more than 30 days must apply for approval the way a buyer does.

Vehicles and Parking

Every owner and tenant vehicle must be parked inside the garage, garage doors must stay closed except to enter or leave, and owners may not use guest spaces. Pickup trucks, commercial vehicles, trucks, motor homes, recreational vehicles, motorcycles, trailers, campers, boats and jet skis may not be parked or stored on the condominium property, and neither may vehicles with tires over 33 inches. A moving truck may stay up to 48 hours with prior written approval. Sport utility vehicles and passenger minivans are allowed.

Electric Vehicle Charging

Charging an electric car on the condominium property, as opposed to a golf cart, requires the Board’s prior written approval, and the owner must install and pay for a separate meter and any electrical upgrade and pay all charging costs. Florida law separately protects a condominium owner’s right to install charging in a limited common element parking area under conditions the association may set, so a buyer who drives an electric car should ask how the Board has applied both.

Remodeling Season and Work Hours

No major construction or remodeling that disturbs other owners is permitted between November 1 and April 30, and all repair and remodeling work is limited to Monday through Friday, 8:00 a.m. to 5:00 p.m. Any material alteration, and any change to how the building looks from outside, needs the Board’s prior written approval, and a buyer inherits responsibility for correcting any unapproved alteration made by a prior owner.

Signs, Grills, Satellite Dishes and Storage

No “For Sale,” “For Rent” or “Open House” sign may be posted anywhere on the condominium property, including windows and vehicles. Gas grills are barred from balconies and terraces; an electric grill needs the Board’s written permission. A satellite dish under one meter may sit on the owner’s balcony, weighted, not attached to the structure. Nothing may be stored in the trash-chute rooms, roof-access rooms or golf-cart areas, and window air conditioners are prohibited.

Hurricane Season Rules

All furniture, plants and decorations must come off the unenclosed balconies and entry alcoves during hurricane season, June 1 through November 30, whenever the resident will be away more than 48 hours, and immediately when a tropical storm or hurricane watch is issued for Naples. The entry alcove may hold no more than two small pieces of furniture or silk plants at any time.

Fines, Hearings and Arbitration

The Board may fine or suspend use rights only after at least 14 days’ notice and a hearing before a panel of three owners who are not directors; if the panel disagrees, the fine may not be levied. Use rights may be suspended without a hearing when an owner is more than 90 days delinquent. Disputes covered by the Condominium Act go to mandatory non-binding arbitration before a lawsuit, except assessment collection.

Governance: Five Directors, Staggered Terms

The restated bylaws set a Board of five directors serving two-year staggered terms, three elected in odd-numbered years and two in even-numbered years, with 36 voting interests, one per residence. Management may be delegated, and the association is managed today by Gulf Breeze Management Services of SWFL, Inc., in Bonita Springs.

Is Montclair at Audubon a 55+ Community?

Montclair at Audubon is not a 55+ community. Neither the 2015 condominium declaration nor the Audubon master declaration contains an age restriction or a housing-for-older-persons provision, and the master declaration states, “Children. There is no restriction on occupancy by children.”

The Montclair declaration’s only age rule is practical: occupants under eight must be closely supervised by an adult so they do not become a source of annoyance to other residents. In practice Montclair’s owners skew toward retirees and seasonal residents, with 16 of 36 owners mailing their tax bills outside Florida, but any buyer of any age can own and live there, subject to the same association approval every buyer receives.

Can You Rent Out a Montclair at Audubon Condo?

You can rent out a Montclair at Audubon condo, but only the whole residence, for at least 60 days, no more than twice a calendar year, for no longer than one year at a time, and only after both the condominium association and the Audubon Country Club Foundation approve the lease and the tenant.

Montclair is a place to own and occasionally lease, not a short-term rental. Every term below comes from Section 13 of the 2015 declaration.

The Leasing Rules in One Table

Grounds for Disapproval

A lease may be disapproved only by a majority of the whole Board after a written opinion of counsel that good cause exists. The declaration lists the grounds, among them an owner delinquent in assessments, an owner or rental agent with a history of unapproved or troublesome leases, specified felony convictions, a history of disregard for others’ rights, financial irresponsibility, false or incomplete application information, and failure to give notice. A lease signed without approval may be treated as a nullity and the tenant removed on five days’ notice.

The Audubon Layer on Top

The Audubon master declaration adds its own leasing article: a two-month minimum, no more than two lease occupancies a year, board approval of every lease, extension and renewal, a possible interview, and enumerated screening grounds. Its association has 30 days to act, and silence there is also approval. A Montclair landlord files two applications, one to each association, and should start both at least 30 days before the tenant arrives.

What a Montclair Landlord Should Plan For

Budget for two application fees, a tenant who arrives without a pet, and the loss of your own use of the condominium facilities during the lease. If an owner falls 30 days behind on assessments while the residence is leased, the association may demand that the tenant pay rent directly to the association until the account is current. Seasonal leasing of two to four months fits the rules; year-round investor leasing does not.

Planning to lease a Montclair residence, or to buy one with a tenant in place? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Montclair, get a free Montclair at Audubon home valuation or call Jesse direct at (239) 898-6072. If you are buying, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

Pet Rules at Montclair at Audubon

Montclair at Audubon allows each owner one small pet, such as a cat or dog, weighing less than 40 pounds, registered with the association and approved by the Board, with a veterinarian’s certificate of current vaccinations and weight filed each year. Tenants may not keep pets, and no pets are allowed in the recreation areas or facilities.

The Pet Rules

• One pet per residence, of a normal domesticated household type such as a cat or dog.
• Under 40 pounds, raised from 20 pounds by the amendment adopted January 23, 2020 and recorded in 2021.
• Registration and approval: a pet application to the Board with a veterinarian’s certificate of vaccinations and weight, renewed annually.
• Leashed or carried at all times outside the residence on the condominium property; owners clean up after their pets.
• Guests’ pets count toward the one-pet limit and must meet the same weight rule.
• Tenants: no pets of any kind in a leased residence.
• Prohibited animals: reptiles, monkeys, rodents, amphibians, poultry, swine and livestock.
• The Board may order the removal of any pet that becomes an unreasonable annoyance; keeping a pet is described as “a privilege, not a right.”

Assistance Animals

Federal fair housing law and Florida law treat a qualifying assistance animal as a reasonable accommodation rather than a pet, so the one-pet and weight limits do not apply to it in the same way. The association may ask for the documentation the law allows. A buyer or tenant who relies on an assistance animal should raise it with the association during the approval process, in writing.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Montclair at Audubon

Collier County’s Milestone Map records all six Montclair at Audubon buildings, A through F, as “Milestone Completed” with the cycle completed and the next milestone inspection due in 2034. Montclair’s three-story, six-residence buildings sit squarely inside Florida’s milestone-inspection and structural integrity reserve study laws, which reach condominium buildings of three habitable stories or more.

This is the most important recent fact about Montclair, and it is not on any listing we have seen. It answers the first question a condominium buyer in Florida now asks. It does not answer every question, and the part it leaves open is stated below as plainly as the part it closes.

What the Two Laws Say

Florida Statute 553.899 requires a milestone inspection of every condominium building “three habitable stories or more in height,” by December 31 of the year the building reaches 30 years, or 25 years where the local building official requires it, and every 10 years after that. Phase one is a visual inspection by a licensed engineer or architect; a phase two with testing follows only if phase one finds substantial structural deterioration. Florida Statute 718.112(2)(g) separately requires a structural integrity reserve study, every 10 years, for each building of three habitable stories or more, covering the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 that affects them.

Why Montclair Is Within Both

The club describes Montclair as “six (6) three-story buildings,” and the recorded 1991 and 1992 phase amendments certify the buildings by letter with floor plans. Both statutes exclude single-family through four-family dwellings of three or fewer habitable stories, and each Montclair building holds six residences, so that exclusion does not reach them. There is no exemption for Montclair and no buyer should be told there is one.

What Collier County’s Record Shows

Collier County publishes a Milestone Map for every building its building official tracks under the milestone ordinance. On September 25, 2026, the county’s layer listed six Montclair records, one per building, each under the association name “Montclair at Audubon, a Condo”:

Collier County defines “Milestone Completed” as “Milestone Inspection is complete,” with the next due date stated on the completion letter filed in the record. A next inspection year of 2034 is consistent with a cycle completed in 2024, ten years earlier.

What the County Record Does Not Tell You

The layer does not say whether any building needed a phase two inspection, what the engineer recommended, or what repairs followed; those answers are in the reports and letters filed under each record number on the county’s public permitting portal and in the association’s official records. It also says nothing about the structural integrity reserve study. The statute required associations of Montclair’s age to complete a study by December 31, 2025, and to file a completion statement with the state within 45 days of receiving it, but we have not seen Montclair’s study, and we do not state whether it is complete or how it is funded.

Timing, and Collier County’s Three-Mile Rule

Collier County applies a 25-year first inspection to condominium buildings within three miles of salt water, and the county’s own buffer map places Montclair inside that line. For coastal buildings with a certificate of occupancy before July 1, 1997, Collier set the first-inspection deadline at December 31, 2024. Montclair’s buildings, completed between 1990 and 1992, fell under that deadline, and the county record shows all six completed with the next cycle in 2034.

What a Montclair Buyer Receives by Law

Florida Statute 718.503(2) requires a Montclair seller to give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, a copy of the inspector-prepared summary of the milestone inspection report, the association’s most recent structural integrity reserve study or a statement that none has been completed, the frequently asked questions sheet and the governance form. The buyer may cancel within seven days, excluding weekends and legal holidays, after signing and receiving them. Read the milestone summary and the reserve study before those seven days end.

The Questions to Ask the Association

• Did any building require a phase two inspection, and what did the engineer recommend?
• Is the structural integrity reserve study complete, when, and has the completion statement been filed with the state?
• What do the current budget and reserve schedule fund, and is any special assessment levied or proposed?
• What was the 2025 slab-edge repair at Building F, and is similar work planned elsewhere?
• What are the master policy’s limits, wind deductible and flood coverage?

Want the milestone file and the reserve-study answer in hand before you list or buy? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Montclair, get a free Montclair at Audubon home valuation or call Jesse direct at (239) 898-6072. If you are buying, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

Hurricanes, Flood Zone and Insurance at Montclair at Audubon

Montclair at Audubon is the most flood-exposed section of Audubon Country Club: 44 of its 45 county address points sit in FEMA Zone AH on the map effective February 8, 2024, with base flood elevations of 9.5 to 10 feet, on panel 12021C0179J. A lender will require flood insurance on a financed purchase, and the association’s building policy and the owner’s own policy divide the risk.

This is not a reason to avoid Montclair. It is a reason to price flood cover before you write the offer.

The Map and the Panel

Montclair falls on FEMA Flood Insurance Rate Map panel 12021C0179J, effective February 8, 2024, the panel that also covers most of Audubon Boulevard, Cheshire Way, Charleston Court and Chancery Circle. Measured against Collier County’s address points for the condominium, 44 of 45 are in Zone AH, a shallow-flooding Special Flood Hazard Area, and one is in Zone X. The base flood elevations mapped around the buildings are 9.5 to 10.0 feet NAVD88. There is no Zone V or VE and no coastal breaking-wave zone anywhere inside Audubon.

Ground Elevation

The median bare-earth ground elevation at Montclair’s address points is 9.69 feet NAVD88, the lowest of any section of Audubon Country Club, from a low of 9.37 to a high of 11.22 feet, sampled from the United States Geological Survey’s one-meter elevation model. That is ground, not a finished floor, and only a surveyor’s elevation certificate states a building’s lowest floor for insurance rating.

The Preliminary Map

FEMA published preliminary flood maps for the Cocohatchee basins on March 20, 2025. Run against the same 45 points, 36 would stay in Zone AH and 8 would move to Zone X, so Montclair stays largely in the Special Flood Hazard Area under the new map as well. As of Collier County’s August 2026 statement the preliminary map is not effective, and lenders and insurers still rate from the 2024 map.

What Zone AH Means for a Loan

A mortgage from a federally regulated or insured lender on a residence in a Special Flood Hazard Area requires flood insurance. For a condominium that usually means the association’s building policy plus, if the lender asks, a unit-owner flood policy. A cash buyer has no federal mandate, but more than a quarter of national flood claims come from outside mapped high-risk zones, and Montclair is inside one.

The Community Rating System Discount

Collier County holds a Class 5 rating in FEMA’s Community Rating System, which produces a 25 percent discount on eligible National Flood Insurance Program premiums for unincorporated Collier County, Montclair included.

The Association’s Policy and the Owner’s Policy

Section 15.3 of the 2015 declaration requires the association to insure the buildings against fire, windstorm and other all-risk perils and, “if within a flood zone requiring coverage,” to carry flood insurance through the National Flood Insurance Program, in amounts the Board sets each year. Section 15.1 requires each owner to insure the residence’s contents, floor, wall and ceiling coverings, built-in cabinets, appliances, water heaters and fixtures and all owner improvements, and specifically to carry endorsements for leakage, seepage and wind-driven rain, additions and alterations, and special assessment loss protection, with proof delivered to the association every year. Florida Statute 718.111(11) sets the same division between the association’s policy and the owner’s.

Loss Assessment Coverage, the Line Not to Skip

Loss assessment coverage on an owner’s policy pays the owner’s share when the association assesses owners after a covered loss falls inside the master policy’s deductible or exceeds its limits. In a Zone AH condominium with a windstorm deductible, it is the coverage most likely to matter, and the Montclair declaration requires it. Ask your agent to quote it against the master policy’s actual wind deductible.

The 50 Percent Rule

In a Special Flood Hazard Area, Collier County requires a building whose improvements or repairs reach 50 percent of its pre-improvement market value to meet current flood-construction standards. At Montclair the test is applied to the building, which is why it matters most to the association after a major storm, and why a buyer should ask whether any building has an elevation certificate on file.

Hurricane Ian and Later Storms

The public record we examined contains no report of a Montclair building taking floodwater in Hurricanes Irma, Ian, Helene or Milton, and no report that it did not. The association’s minutes and insurance claim history hold that answer, and a buyer is entitled to ask for both.

Want flood and insurance numbers for a specific Montclair residence? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Montclair, get a free Montclair at Audubon home valuation or call Jesse direct at (239) 898-6072. If you are buying, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

Which Schools Serve Montclair at Audubon?

Montclair at Audubon is zoned for the 2026-27 school year to Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School, confirmed against Collier County Public Schools’ own address assignment system for every Audubon street, including Audubon Boulevard. All three earned an A from the Florida Department of Education for 2025-26.

North Naples Middle has earned an A in every year the state file records, 2005 through 2026. Aubrey Rogers High became the zoned high school for Audubon when it opened for the 2023-24 year, so older listings may show a different high school. The district’s own tool says its results are not a guarantee of placement, so a family for whom the school is decisive should confirm the specific address with Collier County Public Schools Student Assignment before going firm.

County Permits and Recorded Work at Montclair at Audubon

The recorded work at Montclair at Audubon shows an association that has kept up the buildings in large cycles: a full exterior repaint and stucco program in 1996, roof repairs in 1997, a complete re-roof of all six buildings under a 2010 notice of commencement, the 2023 milestone records for every building, and a slab-edge repair at Building F in 2025.

Recorded Association Projects

What the Pattern Shows

A buyer should read the 2010 re-roof as the start of a clock: sixteen years on, the roof is a line every reserve study and every buyer’s insurer will ask about. The 2025 slab-edge repair is the kind of concrete work milestone and reserve-study engineers look for in a Florida building of this age; the recorded notice does not say whether it came out of the milestone process, so ask. Owners’ own interior permits, windows, doors and shutters, are pulled by the owner under the declaration and sit in the county’s permit history for each address.

How to Pull the Permit History

Collier County’s public permitting portal searches by address and by record number, and the milestone records above are listed there with their reports and letters. The recorded notices are on the Collier Clerk’s official records site, searchable by the legal name “Montclair Audubon.”

What Is Being Built Near Montclair at Audubon?

The biggest project near Montclair at Audubon is inside the gate: Audubon Country Club’s two-phase clubhouse renovation, scheduled by the club for April to December 2026 and April to December 2027, with a grand opening in early 2028. The clubhouse sits on the lake that several Montclair residences overlook.

The Clubhouse Renovation Next Door

The club’s published scope includes a new gathering bar, an expanded and relocated golf shop, a renovated Grille Room, an expanded ballroom, a coffee bar, a wine room, new outdoor dining and a 5,000 square foot operations wing. The club labels its own dates approximate. For a Montclair owner that means construction activity nearby through 2027 and, after it, a renovated club a short walk away, which is a selling point a 2028 listing will carry.

Around the Gate

Outside the gate, Audubon sits on US 41 between Vanderbilt Beach Road and Wiggins Pass Road in North Naples, with the Vanderbilt Beach Road shopping corridor a short drive south. A private beach club, Paraiso, has been reported under development off Vanderbilt Beach. For the county’s current rezonings and road projects near the gate, our Audubon Country Club guide carries the full list.

Daily Logistics at Montclair at Audubon

Daily life at Montclair at Audubon runs through the US 41 gate on the Club Side of Audubon Country Club, with water and sewer paid through the condominium budget, Florida Power and Light for electricity, and Collier County Solid Waste Service District I for refuse.

Getting In: the US 41 Gate

Montclair is on the Club Side of Audubon, entered from the gate on the west side of Tamiami Trail North, at a signalized intersection shared with Sterling Oaks. Tell visitors and contractors which gate; a driver sent to the Vanderbilt Drive gate reaches the Bay Side instead.

Water, Sewer and Electricity

Water and sanitary sewer come from the Collier County Water-Sewer District, and the Montclair declaration makes water and sewer service to the units a common expense of the condominium. Electricity is Florida Power and Light, billed to each residence.

Trash and Recycling

Audubon is in Collier County Solid Waste Service District I, with garbage on Tuesday and Friday and recycling, yard waste and bulky items on Friday for curbside service. Montclair has trash-chute rooms in its buildings, and how the condominium’s refuse is collected is an association arrangement; ask the manager for the current schedule and any recycling rules for the buildings.

Moving In and Contractors

A moving truck may stay up to 48 hours with the association’s prior written approval. Contractors must be licensed and insured, work only Monday through Friday from 8:00 a.m. to 5:00 p.m., and major disruptive work is off limits from November 1 to April 30. Plan a renovation for the summer.

Mail and Deliveries

The ZIP code is 34110. How mail is delivered to the Montclair buildings is not published; the association’s manager can confirm the current arrangement.

Drive Times

From the US 41 gate, the shopping and dining along Vanderbilt Beach Road are a few minutes south, Vanderbilt Beach and the county’s beach parking are a short drive west, and NCH North Naples Hospital, with a 24-hour emergency department, is in the same ZIP code about four road miles away.

How Does Montclair at Audubon Compare to Devon Green and the Rest of Audubon?

Montclair at Audubon is the lowest-maintenance and one of the two lowest-priced ways into Audubon Country Club. Measured on one yardstick from Collier County’s 2026 roll and recorded sales, it sits beside Devon Green at the entry tier, far below the community-wide median, and it is the only part of Audubon under condominium law.

Montclair, Devon Green and Audubon on One Yardstick

Sources: Collier County Property Appraiser roll and sales files; FEMA effective map measurement from the Audubon Country Club page; club neighborhoods page. Devon Green’s five sales are listed rather than summarized because five sales are too few for a stable median.

Montclair and Devon Green

Montclair and Devon Green were built by sister Radnor companies between 1990 and 1994, incorporated their associations on the same day in 1989, and still anchor the entry tier of Audubon. They answer different questions: Devon Green is a detached house with a small lot and exterior maintenance included; Montclair is a larger single-level residence in a three-story building under condominium law.

Montclair and Audubon’s Single-Family Streets

A Montclair residence recorded a median sale of $1,160,500 over the last 60 months, against a community-wide Audubon median of $1,800,000 over the last 12 months. The trade-off is space and freedom: a single-family owner controls the roof, the yard, the pool and the leasing calendar within the master covenants, while a Montclair owner shares those decisions with 35 other owners and the Board.

Montclair and Other North Naples Golf-Community Condominiums

For a buyer comparing Montclair with other gated golf-community condominiums in North Naples, Castillo at Tiburón is the closest analogue we have documented: three-story condominium buildings with one full-floor home per story, built a decade later, at a 12-month median of $1,265,000. Montclair’s differences are mandatory club membership, two residences per floor instead of one, and a larger single floor plan.

Montclair at Audubon vs Devon Green: Which Should You Choose?

Montclair at Audubon and Devon Green are the two doors into Audubon Country Club under $1.5 million. Choose Montclair for a larger single-level residence, condominium-maintained exterior and a lock-and-leave life; choose Devon Green for a detached house, a small private lot and a far lower flood-zone share.

Data updated: September 2026 (Collier County Property Appraiser roll and sales files dated August 29, 2026; Southwest Florida MLS development report pulled September 16, 2026; FEMA effective map, February 8, 2024).

Montclair vs Devon Green Decision Table

Who Should Choose Montclair, and Who Should Choose Devon Green?

Choose Montclair if you want the most living space for the entry price inside the Audubon gate, a single level with a garage and golf-cart space, and a building someone else maintains, and you are comfortable with condominium rules, a strict leasing calendar and a small-pet limit. It suits seasonal owners best.

Choose Devon Green if you want a house with its own lot, room for a larger dog, fewer shared decisions and a much smaller share of homes in the mapped flood zone, and you accept a smaller floor plan. For either one, Marc Comisar at (239) 287-5873 will compare the two specific residences you are weighing, and Jesse McGreevy at (239) 898-6072 will tell a Montclair or Devon Green owner which buyer pool their home will actually meet.

Honest Pros and Cons of Owning at Montclair at Audubon

The honest case for Montclair at Audubon is space, maintenance and entry price inside one of North Naples’ private golf communities; the honest case against it is flood exposure, a three-layer fee stack, strict condominium rules and a thin resale market of about four sales a year.

The Pros

• The most space for the entry price inside Audubon: 2,578 square feet on one level, against a Devon Green median of 2,206.
• Exterior, roof and grounds maintained by the condominium association, with all six buildings re-roofed under a 2010 notice and the county’s milestone cycle completed.
• Two residences per floor, a private garage and a dedicated golf-cart space.
• Golf-course and lake views along the first fairway, with western sunsets from most residences.
• Mandatory club membership with a ministerial admission process: the master declaration limits the club’s criteria for a buyer under contract to information, an application and payment.
• No Community Development District assessment on the tax bill.
• Water and sewer paid through the condominium budget.

The Cons

• Flood exposure: 44 of 45 address points in Zone AH, and the preliminary map keeps most of them there.
• Three recurring bills: condominium, master association and club, plus the resale capital contribution at closing.
• Strict rules: one pet under 40 pounds, no pets for tenants, 60-day minimum leases twice a year, no disruptive remodeling from November through April, all vehicles in the garage.
• Two approvals to buy and to lease, and a two-residence ownership cap.
• A thin market: about four sales a year and wide price dispersion, so pricing takes judgment.
• A 36-year-old building stock whose reserve study and roof clock a buyer must read carefully.

Thinking of Selling Your Montclair at Audubon Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Montclair at Audubon listing agent, or thinking, ‘I need someone to sell my Montclair at Audubon home…’ you are selling into a market of about four sales a year, a buyer who will read the milestone file, the flood map and three fee disclosures before touring, and a closing that needs two approvals. McGreevy and Comisar sell Montclair on its recorded facts.

Data updated: September 2026 (Southwest Florida MLS development report pulled September 16, 2026; Collier County Property Appraiser files dated August 29, 2026)

Montclair’s identical floor plan makes it a condominium where presentation, floor and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Montclair listing along with the document file a Montclair buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Montclair Residences Sold For

In the last 12 months Montclair at Audubon has seen 4 resales in the Southwest Florida MLS (pulled September 16, 2026).

• Closings, last 12 months (MLS): 4, median $1,310,000; the four county deeds in that window run $845,000 to $1,637,500.
• Dollar volume, last 12 months: $5,102,500, the total of the four county deeds that reproduce the MLS median.
• Widened window, last 60 months (county, qualified): 10 sales, median $1,160,500, range $825,000 to $1,900,000, total $12,545,000.
• Widened window, last 60 months (MLS, pulled September 26, 2026): 12 closings, median $1,400,500, range $825,000 to $1,900,000. The MLS lists closings and the county lists qualified deeds, so the two sources count slightly different sets; both are shown.
• Days on market and sale-to-list: not broken out for Montclair in the MLS report; across all 24 Audubon closings in the same twelve months, a median of 88.5 days on market and a median sale-to-list ratio of 90.01 percent.
• Today: two listings on September 26, 2026, at $1,150,000 and $1,235,000.

Selling Into a Market of Four Sales a Year

With about four Montclair closings a year and two listings, a buyer compares your residence with one or two others and with the last few recorded sales. The recorded sales split into two bands, and the second-floor sales have all closed at $1,020,000 or less. We price a Montclair residence against the sales on the same floor, adjusted for condition, view, openings and shutters, and we set the list price to win the first thirty days, because the 561-day listing on September 16 is what the alternative looks like.

The Documents a Montclair Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the year-end financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, the frequently asked questions sheet and the governance form. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the master association’s.
• The Board approvals: pet approval if a pet conveys, flooring approval for hard floors above the ground floor, and any balcony enclosure approval.
• The residence’s own permits: windows, sliding doors, shutters, water heater date and air conditioning.
• Flood: any elevation certificate the association holds and the master policy’s flood coverage.

Two Approvals, and the Signs Rule

Every Montclair sale needs the condominium Board’s prior written approval, and the association records a Certificate of Approval for each buyer. The Board acts within 15 days of a complete application or 60 days of notice, whichever comes first, and silence is approval. The Audubon Country Club Foundation separately records a Certificate of Compliance before the deed is effective, which requires the buyer’s club application. No “For Sale” or “Open House” sign may be posted anywhere on the condominium property, so a Montclair listing is sold through photography, video, the MLS and scheduled showings.

What Is Your Montclair at Audubon Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Montclair at Audubon home valuation. It takes about a minute, and Jesse follows up with the Montclair sales that fit your residence: the same floor, the same side of the building, adjusted for renovation, openings, shutters and whether it is sold furnished. An automated estimate cannot tell one 2,578 square foot residence from another; recorded sales of the identical plan span more than a million dollars. We price to the difference. You can also use our general home valuation page.

(239) 898-6072, text or call. Confidential conversations welcome. For the full seller plan, read how we sell Montclair at Audubon homes.

Is now a good time to sell a Montclair at Audubon condo?

For a well-prepared residence priced to its floor’s recent sales, yes. Two listings against about four closings a year is roughly six months of supply, and a fall listing meets the winter buyer pool that makes up most of Montclair’s demand.

How do I price a second-floor Montclair residence?

Against the second-floor sales. All four second-floor sales in the last 60 months closed between $825,000 and $1,020,000, while first- and third-floor sales reached $1,500,000 to $1,900,000. Condition can close that gap; a list price that ignores it usually sits.

Do I need the association’s approval to sell my Montclair residence?

Yes. Section 14.2 of the 2015 declaration requires the Board’s prior written approval of every sale or gift, and a transfer without it is void unless approved later. Give the association the contract at least 20 days before closing.

What will a Montclair buyer ask about first?

The milestone and reserve-study record, the flood zone and the fee stack. Have the statutory document package, both estoppels and the club’s current schedule ready before the first showing.

Can I sell my Montclair residence with a tenant in it?

Yes, subject to the lease. A Montclair lease cannot run longer than one year, so a buyer’s wait is bounded, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the resale capital contribution when I sell?

The master declaration places the $3,000 inflation-indexed resale capital contribution on the buyer, disclosed at $3,700 on 21 of the last 24 Audubon closings. The contract can allocate it differently; most do not.

Your Local Real Estate Experts

Montclair at Audubon owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Montclair’s recorded declaration, its 2015 restatement and 2020 amendment, Collier County’s milestone records and every recorded Montclair sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Montclair at Audubon guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community market that Montclair sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Montclair page the credential that matters more is narrower than any award: we tracked every qualified Montclair sale in the county’s file back to December 1990, and in the last 12 months we tracked all four Montclair closings in the Southwest Florida MLS against the county’s deed record before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Montclair at Audubon realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Montclair at Audubon home? Get a free Montclair at Audubon home valuation, or call Jesse direct at (239) 898-6072.

Buying at Montclair at Audubon? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Montclair, see our guide to Audubon Country Club, our guide to Devon Green, our guide to Pelican Marsh, the North Naples golf community Audubon is most often compared with, and our Naples guide. Audubon owners outside Montclair can start with selling an Audubon Country Club home or buying in Audubon Country Club.

Frequently Asked Questions, Buyer Edition

These are the questions buyers ask most about Montclair at Audubon, the condominium inside Audubon Country Club in North Naples, answered from the recorded condominium documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Montclair at Audubon?

Montclair at Audubon is the only condominium inside Audubon Country Club in North Naples: 36 residences of 2,578 square feet each in six three-story buildings on Audubon Boulevard, declared in 1990 and completed in 1992, governed by Montclair at Audubon Condominium Association, Inc.

Where is Montclair at Audubon, and what are the addresses?

On the Club Side of Audubon Country Club, entered from the US 41 gate, at 599 (Building A), 591 (B), 583 (C), 567 (D), 559 (E) and 551 (F) Audubon Boulevard, Naples, FL 34110, in unincorporated Collier County.

How many condos are in Montclair at Audubon?

Thirty-six, six per building and two per floor. The club and Collier County’s roll agree exactly on 36.

How big are the Montclair condos?

Collier County records every Montclair residence at 2,578 square feet of living area. The club describes them as “2,500+ sq. ft.” with enclosed balconies.

Are the Montclair buildings three stories?

Yes. The club describes “six (6) three-story buildings,” and residences are numbered 101 and 102 on the first floor, 201 and 202 on the second and 301 and 302 on the third.

When was Montclair at Audubon built, and by whom?

Radnor/Montclair Corporation recorded the declaration on November 20, 1990. Collier County dates Buildings A through D to 1990 and E and F to 1992; the developer certified A and B complete in January 1991 and E and F in November 1992.

Do Montclair residences have garages?

Yes. The declaration gives every residence the exclusive use of a garage, the parking rules refer to owners with a two-car garage, and every owner and tenant vehicle must be parked inside it.

Is there golf-cart storage at Montclair?

Yes. Each residence has one assigned golf-cart storage space on the street level, for that owner’s golf cart only.

What are the condo fees at Montclair at Audubon?

Listing agents disclosed the condominium fee at $6,465 a year on all four Montclair closings in the twelve months to September 16, 2026 (Southwest Florida MLS). The master association assessment and club dues are separate bills. The condominium estoppel certificate states the current figure.

What does the Montclair condo fee cover?

The association’s maintenance of the exterior walls, painting, waterproofing, roofs, stairways, railings, parking areas, fire sprinklers and grounds, the building insurance, management, reserves, and water and sewer service to the units, which the declaration makes a common expense.

Is club membership required to buy at Montclair?

Yes. Every buyer since April 17, 2006 must join Audubon Country Club at a minimum Social membership under the recorded master declaration. Golf is a separate election above Social, capped at 340 members.

How much is the Audubon Country Club membership?

The club publishes no initiation fee or dues schedule. Listing agents disclosed a mandatory club fee of $10,855 on 16 of the last 24 Audubon closings and $13,770 on 6. Get the current schedule in writing from the club during your inspection period.

Is Montclair at Audubon in a flood zone?

Yes. On FEMA’s map effective February 8, 2024, panel 12021C0179J, 44 of Montclair’s 45 county address points are in Zone AH, with base flood elevations of 9.5 to 10 feet. A financed purchase will require flood insurance.

Has Montclair completed its milestone inspections?

Collier County’s Milestone Map lists all six buildings as “Milestone Completed,” cycle completed, with the next inspection due in 2034. Ask for the inspector-prepared summary, which the seller must give you by law.

Has Montclair completed its structural integrity reserve study?

We have not seen it, and we do not state its status. The law required a study by December 31, 2025, and the seller must give you the most recent study or a statement that none has been completed.

Can I rent out a Montclair condo?

Yes, for at least 60 days, no more than twice a year and no longer than one year, with both the condominium association’s and the Audubon Foundation’s approval. Tenants may not keep pets.

Are pets allowed at Montclair?

One small pet, such as a cat or dog, under 40 pounds, registered and approved by the Board with an annual veterinarian’s certificate. No pets for tenants, and none in the recreation areas.

Is Montclair at Audubon a 55+ community?

No. There is no age restriction in the condominium or master declaration, and the master declaration states there is no restriction on occupancy by children.

Which schools serve Montclair at Audubon?

For 2026-27, Naples Park Elementary, North Naples Middle and Aubrey Rogers High, all graded A for 2025-26. Confirm the specific address with Collier County Public Schools.

Can I install impact windows or hurricane shutters?

Yes, but only the model, style and color the Board has adopted as the standard, and with the Board’s approval of any change to the exterior. Windows, glass and shutters are the owner’s to maintain.

Can I put in tile or wood floors?

Above the ground floor, only with a sound-absorbent underlayment and the Board’s prior written approval; otherwise the declaration requires carpet outside the kitchen, baths and laundry.

When can contractors work at Montclair?

Monday through Friday, 8:00 a.m. to 5:00 p.m., and no major disruptive remodeling between November 1 and April 30.

Can I charge an electric car at Montclair?

Only with the Board’s prior written approval, a separate meter installed at the owner’s cost and payment of all charging costs, under Section 10.14 of the declaration.

Can I own more than one Montclair residence?

Up to two. The declaration bars any person from owning legal or beneficial title to more than two residences.

What will my property taxes be at Montclair?

The 2026 preliminary roll puts the median Montclair bill at $9,135, and $9,871 for residences without a homestead exemption. A buyer’s assessment resets after purchase, so budget from the full assessed value.

Which Montclair condos are for sale right now?

On September 26, 2026 the MLS showed two: a first-floor residence in Building B at $1,150,000 and a second-floor residence in Building A at $1,235,000. Call Marc at (239) 287-5873 for today’s list.

How does Montclair compare with Devon Green?

Montclair is a larger single-level condominium with a condominium-maintained exterior and 98 percent of its address points in a mapped flood zone; Devon Green is a smaller detached house with exterior painting and roof maintenance included and 18 percent in the flood zone. The decision table above sets them side by side.

Frequently Asked Questions, Seller Edition

These are the questions Montclair at Audubon owners ask us before they list, answered from the recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a seller knows what a Montclair buyer will ask and what the law requires before the first showing.

How much is my Montclair at Audubon condo worth?

The last 60 months of qualified sales ran from $825,000 to $1,900,000 for the identical floor plan, median $1,160,500, and the last 12 months’ MLS median was $1,310,000. Your floor, view and condition place you in that range; a free Montclair at Audubon home valuation starts the conversation.

Why do identical Montclair floor plans sell so far apart?

Because size is fixed, every difference is condition, floor, view and timing. Renovated residences on the first and third floors have recorded $1.3 million to $1.9 million since 2022, while second-floor sales have all closed at $1,020,000 or less.

Does the floor matter when I sell?

Yes, though not in the order the county assumes. The county values the third floor highest; the recorded second-floor sales have been the lowest of the three floors over the last 60 months.

What is the best time of year to list a Montclair residence?

Fall. Most Montclair buyers are seasonal, and a listing live by November meets the winter buyer pool, which also leaves time for the two approvals before spring closings.

How long does a Montclair sale take?

Expect the contract-to-closing timeline to include the condominium Board’s approval, up to 15 days after a complete application, and the Foundation’s Certificate of Compliance, which needs the buyer’s club application. Start both the week you sign.

Do I need the Montclair association’s approval to sell?

Yes. The Board’s prior written approval is required for every sale or gift, and an unapproved transfer is void. The association records a Certificate of Approval for each buyer.

What does the Audubon Foundation require when I sell?

The master declaration requires the Foundation to record a Certificate of Compliance before a deed is effective, and the buyer must apply to the club at a minimum Social level. The Foundation has recorded these certificates on Montclair sales, including in 2026.

What documents must I give a Montclair buyer?

Under Florida Statute 718.503(2): the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary, the most recent structural integrity reserve study or a statement that none is complete, the frequently asked questions sheet and the governance form.

How long can a Montclair buyer cancel after signing?

Seven days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the required documents. Deliver the package at signing so the clock starts immediately.

How does the milestone record help my sale?

It answers the first structural question a Florida condominium buyer asks: Collier County lists all six buildings as milestone-complete with the next inspection due in 2034. Have the inspector’s summary in the listing file.

Will the flood zone hurt my price?

It shapes the buyer pool rather than capping the price: most Montclair buyers finance or insure, and 44 of 45 address points are in Zone AH. Buyers who have priced flood cover before touring are the ones who write offers; we give them the numbers early.

Can I put a For Sale sign on my Montclair condo?

No. The declaration bars “For Sale,” “For Rent” and “Open House” signs anywhere on the condominium property, including windows and vehicles.

Can I hold an open house at Montclair?

Not with signs, and every visitor enters through Audubon’s gate. We sell Montclair through photography, video, the MLS, our qualified-buyer database and scheduled showings.

Can I sell with a tenant in place?

Yes, subject to the lease, which cannot exceed one year. The buyer still needs association approval, and the tenant’s lease terms go to the buyer’s agent at the first showing.

Can I sell my Montclair residence furnished?

Yes. Furniture is personal property and can convey by a separate bill of sale or inside the contract; list what conveys so the buyer’s lender and appraiser treat it correctly.

Who pays the resale capital contribution?

The master declaration places the $3,000 inflation-indexed contribution on the buyer; listing agents disclosed $3,700 on 21 of the last 24 Audubon closings.

What do the estoppel certificates cost, and who orders them?

The associations charge estoppel fees within the limits Florida law sets, and the closing agent usually orders them. Order both, condominium and master, the week the contract is signed.

What if the Montclair Board does not respond to the buyer’s application?

The declaration treats silence as approval: if the Board neither approves nor disapproves within 15 days of a complete application, or 60 days of notice, the buyer is deemed approved and may demand a Certificate of Approval.

Can the Board reject my buyer?

Only for good cause listed in the declaration, by a majority of the whole Board after a written opinion of counsel, or without cause if the association then supplies an approved buyer at the same price and terms when the seller has demanded it.

Does a pet convey with the sale?

No. The buyer applies for pet approval like any owner; one pet under 40 pounds with a veterinarian’s certificate.

Do unapproved alterations become the buyer’s problem?

Yes. The declaration makes a new owner jointly and severally liable with the seller for correcting unapproved alterations, so buyers ask for approval letters. Find yours before listing.

Should I replace my water heater before listing?

If it is more than 10 years old, the declaration already requires it, and a buyer’s inspector will flag it. The same goes for a dishwasher over 14 years old and washer hoses past their replacement cycle.

Should I get a pre-listing inspection?

For a Montclair residence, yes: windows, sliding doors, shutters, the air conditioning and the water heater are the owner’s under the declaration, and a buyer’s inspector will price every one of them.

Does a renovated kitchen pay off at Montclair?

The recorded sales say finish and floor together explain the spread from $825,000 to $1,900,000. A renovation priced for the band a residence can reach usually pays; one priced beyond it rarely does.

How is the $6,465 condo fee shown to buyers?

As a listing-agent disclosure in the MLS fee field, which showed $6,465 a year on all four Montclair closings in the last twelve months. The estoppel certificate is the binding figure.

Will my buyer’s property taxes be higher than mine?

Very likely, if you hold a homestead exemption: homesteaded Montclair residences had a median 2026 preliminary bill of $5,314, non-homesteaded residences $9,871. Tell buyers early so it does not surprise them at closing.

Do I need to be in Naples to sell my Montclair residence?

No. Sixteen of the 36 owners mail their tax bills outside Florida, and we handle showings, approvals and closing documents remotely, with mail-away closings arranged through the title company.

What happens if a special assessment is levied while my condo is under contract?

The contract decides who pays; the Florida standard forms address it. The estoppel certificate will show any assessment levied, so check it before signing and again before closing.

How many buyers are shopping Montclair right now?

The best proxy is closings: four in the last twelve months at Montclair and 24 across Audubon Country Club (Southwest Florida MLS, September 16, 2026). Demand is steady and supply is thin.

Should I list at Montclair or wait for the clubhouse renovation to finish?

The club schedules the renovation through 2027 with a grand opening in early 2028. A seller who lists now competes with fewer listings; a seller who waits sells with a finished clubhouse next door. We run both scenarios with you.

Can my buyer purchase through a trust or an LLC?

Yes, with the Board’s approval, but the declaration requires an entity or co-owners to designate one approved natural person as the primary occupant, and a change of primary occupant is treated as a new transfer, limited to one a year.

What should I tell a buyer about the structural integrity reserve study?

What the association’s records show, in writing: the law required a study by December 31, 2025, and the seller must give the buyer the most recent study or a statement that none has been completed. Request it from the association before listing so the answer is in the file.

What does McGreevy and Comisar do differently for a Montclair listing?

We build the statutory document package, both estoppels and the milestone summary before the first showing, price against the same-floor recorded sales, and market to the seasonal buyer pool through video, photography and our qualified-buyer database. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Montclair at Audubon fact on this page comes from a recorded instrument, a state, county or federal record, the Audubon Country Club’s own published pages, the Collier County Property Appraiser’s bulk roll and recorded-sales files dated August 29, 2026, or the Southwest Florida MLS development report for Audubon pulled September 16, 2026.

The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.

Recorded Montclair Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, Montclair at Audubon, a Condominium, OR 1573, Page 2028 (November 20, 1990)
2. Surveyor’s certificate, Montclair at Audubon Phases I, II and III, OR 1573, Page 2114 (November 20, 1990)
3. Condominium plat exhibit, Condominium Book 35, Page 55 (November 20, 1990)
4. Certificate of Amendment, substantial completion of Buildings A and B, OR 1585, Page 2060 (January 15, 1991)
5. Condominium plat exhibit, Condominium Book 35, Page 83 (January 15, 1991)
6. Amendment, substantial completion of Buildings E and F, OR 1769, Page 1806 (November 10, 1992)
7. Condominium plat exhibit, Condominium Book 38, Page 40 (November 10, 1992)
8. Certificate of Amendment to the By-Laws, OR 2170, Page 716 (April 12, 1996)
9. Amended and Restated Declaration of Condominium, Articles and Bylaws, OR 5151, Page 2476 (May 14, 2015)
10. Certificate of Amendment, pet sections 10.6 and 10.7, OR 6021, Page 1658 (October 4, 2021)
11. Notice of commencement, exterior walkways, stucco and paint program, OR 2217, Page 1355 (1996)
12. Notice of commencement, roof repairs to Buildings B, E and F, OR 2287, Page 1257 (February 26, 1997)
13. Notice of commencement, re-roof of all six buildings, OR 4590, Page 2479 (July 30, 2010)
14. Notice of commencement, slab edge repair, Building F, OR 6499, Page 3245 (August 19, 2025)
15. Notice of commencement, slab edge repair, Building F, OR 6517, Page 119 (October 15, 2025)
16. Collier County Clerk official records public access
17. Collier County Clerk official records
18. Collier County Clerk records search
19. Collier County Clerk official records system help

State of Florida

20. Florida Division of Corporations, Montclair at Audubon Condominium Association, Inc., document N33556
21. Montclair at Audubon Condominium Association, Amended and Restated Articles filed April 20, 2015
22. Florida Division of Corporations, Devon Green at Audubon Residents’ Association, Inc., document N33557
23. Florida Division of Corporations, Audubon Country Club Foundation, Inc., document N29878
24. Florida Division of Corporations, Audubon Country Club Association, Inc., document N30791
25. Florida Statute 553.899, mandatory structural inspections for condominium and cooperative buildings
26. Florida Statute 718.112, bylaws, including the structural integrity reserve study
27. Florida Statute 718.503, disclosure prior to sale
28. Florida Statute 718.111, the association, including insurance
29. Florida Statute 718.116, assessments and estoppel certificates
30. Florida Statute 718.113, maintenance, improvements and electric vehicle charging
31. Florida Statute 718.104, creation of condominiums and surveyor’s certificates
32. Florida Statute 718.1255, alternative dispute resolution
33. Florida Statute 720.30851, homeowners association estoppel certificates
34. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations
35. Florida Statutes, official text
36. Florida Department of Business and Professional Regulation, SIRS reporting and database
37. Florida Department of Business and Professional Regulation, condominium information and resources
38. Florida Office of Insurance Regulation, homeowners insurance
39. Florida Office of Insurance Regulation, wind mitigation resources
40. Citizens Property Insurance, detail by county, December 31, 2025
41. Florida Division of Emergency Management, Know Your Zone
42. Florida Department of Education school grades
43. Florida Department of Education 2026 school grades data file

Collier County

44. Collier County Milestone Inspections
45. Collier County Milestone Map dashboard
46. Collier County Milestone Map feature service, milestone buildings layer
47. Collier County three-mile saltwater boundary map for milestone inspections
48. Collier County milestone buildings by year and reference number
49. Collier County Ordinance 2022-42, milestone inspections
50. Collier County Ordinance 2023-41, milestone inspections amendment
51. Collier County Ordinance 2024-48, milestone inspections amendment
52. Collier County Growth Management public permitting portal
53. Collier County Floodplain Management
54. Collier County building within the floodplain
55. Collier County substantial damage determinations
56. Collier County 2026 flood protection newsletter
57. Collier County 2024 Flood Insurance Study
58. Collier County floodplain frequently asked questions
59. FEMA condominium coverage fact sheet, published by Collier County
60. Collier County hurricane evacuation zone open data
61. Collier County Property Appraiser bulk roll and sales files, published August 29, 2026
62. Collier County Tax Collector, tax search
63. Collier County Tax Collector, beach parking sticker
64. Collier County solid waste residential collection services
65. Collier County water and wastewater services
66. Collier County PUD Master List, June 11, 2026 revision
67. Collier County monthly building permit reports
68. Collier County Code of Laws, Chapter 62, flood damage prevention
69. Collier County Public Schools attendance boundaries
70. Collier County Public Schools address-level attendance zone finder
71. Collier County Public Schools Board Policy 5120.02, assignment within the district
72. Aubrey Rogers High School, about our school
73. Collier County Parks, beach parking information

Federal

74. FEMA National Flood Hazard Layer
75. FEMA National Flood Hazard Layer map service
76. FEMA preliminary and pending flood hazard map service
77. FEMA Map Service Center search
78. FEMA Community Rating System
79. FEMA Community Status Book, Florida
80. FEMA substantial improvement and substantial damage desk reference
81. USGS 3DEP elevation image service
82. NOAA National Hurricane Center tropical cyclone report, Hurricane Ian
83. NOAA National Hurricane Center tropical cyclone report, Hurricane Irma
84. NOAA National Hurricane Center tropical cyclone report, Hurricane Milton
85. NOAA National Storm Surge Hazard Maps
86. U.S. Department of Housing and Urban Development, assistance animals guidance
87. U.S. Census Bureau geocoding service

Audubon Country Club

88. Audubon Country Club neighborhoods page, Montclair Condominiums
89. Audubon Country Club community map
90. Audubon Country Club membership
91. Audubon Country Club golf
92. Audubon Country Club clubhouse renovation
93. Audubon Country Club tennis
94. Audubon Country Club health and fitness
95. Audubon Country Club boardwalk and kayak launch
96. Audubon Country Club and Troon Privé

Market Data and News

97. Southwest Florida MLS, Audubon development report, trailing twelve months closed and active, pulled September 16, 2026 (subscriber system; cited, not linked)
98. Naples Daily News, private Paraiso Beach Club to rise off Vanderbilt Beach
99. Club and Resort Business, Audubon CC unveils new Lifestyle Center

McGreevy and Comisar

100. Audubon Country Club community guide
101. Devon Green at Audubon guide
102. Castillo at Tiburón condominium guide
103. Best real estate agents in Naples

Downloadable Documents

The Montclair at Audubon documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; statutes open at the Florida Legislature; county records open at Collier County.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Montclair at Audubon. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.