Cedar Hammock - Veranda

McGreevy and Comisar are the team Veranda at Cedar Hammock owners call when they are ready to sell, and the team buyers call when they want the building-level facts before a showing: which of the five Veranda condominiums a unit sits in, which of the two floor plans it is, what the club, the district and the association each bill, and what the county’s own deed record says the last eighteen Veranda homes sold for. Veranda at Cedar Hammock is a two-story condominium neighborhood inside the master-planned community of Cedar Hammock in Naples, Florida. It is the middle rung of Cedar Hammock’s four home types: larger than the four-story Terrace condominiums, smaller and lower priced than the attached villas, and it carries the same bundled golf club membership as every other home inside the gate.

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

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. This page is built from the Florida Division of Condominiums registry rows for Veranda I through Veranda V, the Collier County certified 2026 tax roll read unit by unit, every qualified Veranda deed the county recorded from October 2021 through October 16, 2026, the Southwest Florida MLS export of September 29, 2026, the club’s rate sheet, lease packet and recorded covenants, the Cedar Hammock Community Development District’s adopted budgets and audit, Florida’s condominium statutes, FEMA’s flood map and the school district’s address lookup. Where the public record stops, we say so and name the document that answers the question.

If you own a Veranda condo and are weighing a sale, start with the market section and the seller section. If you are buying, the plan-by-plan, fee-by-fee and rule-by-rule detail below tells you whether a Veranda home fits before you drive through the gate on Davis Boulevard.

Why McGreevy and Comisar Are the Best Realtor for Veranda at Cedar Hammock

McGreevy and Comisar are the best realtor for Veranda at Cedar Hammock because the work is on the page: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Veranda market read built on all 18 recorded Veranda sales of the last year, five condominium registry rows and the county’s unit-by-unit roll.

If you’re searching for the best realtor for Veranda at Cedar Hammock in Cedar Hammock, Naples, whether you’re ready to sell your Veranda at Cedar Hammock 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. Our team is also the #5 real estate team in Florida in the 2026 RealTrends rankings.

Recent Veranda at Cedar Hammock market record (last 12 months): In the last 12 months we tracked 18 Veranda at Cedar Hammock resales in the Collier County deed record (qualified sales recorded October 17, 2025 to October 16, 2026), at a median of $385,000, a range of $320,000 to $525,000 and $7,165,000 in total recorded volume. The highest-priced Veranda sale in that window was $525,000. In the separate Southwest Florida MLS record, 16 Veranda closings in the 365 days to September 29, 2026 closed at a median 93.56% of list price after a median 73 days on market, and none of the 16 closed at or above its list price.

For Veranda 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 Veranda we also build the paperwork file before the first showing: the estoppel certificates from your Veranda association and from the club, the district line from your own tax bill, your unit’s plan and size from the county roll, the flood facts for your exact address, and the club’s status on the $415 quarterly special assessment for your unit. In a block where every MLS sale of the last year closed below list, the seller who answers those questions before a buyer’s lender and insurer ask them is the seller who keeps the buyer.

For Veranda buyers: the first question at Veranda is the plan, because the plan sets the size and the price: the county’s 12-month deed record shows a median of $355,000 for the 1,414 square foot plan and $460,000 for the 1,661 square foot plan. The second question is the condominium, because each of the five Veranda associations sets its own dues, insurance and rules. The third is the bill stack the club adds to every home. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Veranda address; 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 Veranda at Cedar Hammock home? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Veranda at Cedar Hammock? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read our guide to buying a home in Cedar Hammock.

Key Takeaways: Veranda at Cedar Hammock at a Glance

Veranda at Cedar Hammock in one screen: the count, the buildings, the plans, the price, the bill stack, the flood map and the law. Each figure is sourced below in the section that proves it, and each market figure names its record, its window and its square-foot denominator.

• 228 condominium homes in 19 two-story buildings of 12 homes each, organized as five separate condominiums (Veranda I to Veranda V) on Cedar Hammock Circle, Buttonwood Way and Sawgrass Way, built 2000 to 2004 (Collier County roll; Cedar Hammock CDD unit table).
• Two floor plans: 152 homes of 1,414 heated square feet and 76 of 1,661, each listed in the MLS as two bedrooms plus a den and two baths.
• 18 county-recorded sales in the last 12 months at a $385,000 median, $261.67 per county heated square foot (qualified sales to October 16, 2026). The MLS shows 16 closings at a $360,000 median, $253.20 per MLS living square foot, 73 median days on market, in the 365 days to September 29, 2026.
• Club bill of $13,674 a year for an enrolled home ($9,788 + $1,226 + $1,000 + $1,660), plus the $709.11 district assessment, before the Veranda association’s own dues, which the associations do not publish.
• $12,000 resale capital contribution and $550 transfer fee paid by the buyer to the club at closing.
• Two stories, so outside Florida’s milestone inspection and structural integrity reserve study rules, which start at three habitable stories. The four-story Terrace buildings next door fall under both.
• Flood status depends on the address: neighboring buildings on the three Veranda streets returned mostly Zone X, with one Zone AH point on Sawgrass Way, in a 16-address check of FEMA’s map dated October 30, 2026.
• No age restriction recorded in the documents we read; 30-day minimum leases; two-pet limit, with no pets for leased units under the club’s 2025 lease packet.

What Is It Like to Live in Veranda at Cedar Hammock as a Homebuyer?

Living in Veranda at Cedar Hammock means a two-story condominium home of 1,414 or 1,661 square feet in one of 19 twelve-unit buildings, inside a gated golf community where the club membership comes with the deed. This section covers what Veranda is, where its buildings sit, and what the club layer adds to daily life.

What Is Veranda at Cedar Hammock?

Veranda at Cedar Hammock is the collective name for five recorded condominiums: Veranda I, Veranda II, Veranda III, Veranda IV and Veranda V, each “at Cedar Hammock, a Condominium” in its legal name on the Collier County roll. Together they hold 228 homes, which is 28.5 percent of the 799 homes Cedar Hammock is entitled to build (our arithmetic: 228 divided by 799). The Cedar Hammock Community Development District classes all 228 as two-story units in its budget table, beside 330 four-story Terrace units, 176 duplex villas and 65 single-family homes (Cedar Hammock CDD FY2027 adopted budget).

Five Condominiums, Nineteen Buildings, 228 Homes

Each Veranda address building holds 12 homes, so 19 buildings hold 228 (our arithmetic: 19 x 12). The county roll splits them this way: Veranda I has 60 homes in five buildings, Veranda II 48 in four, Veranda III 48 in four, Veranda IV 48 in four and Veranda V 24 in two (Collier County certified 2026 roll, file dated October 27, 2026). The Florida Division of Condominiums lists the same five unit counts and the same total, 60 + 48 + 48 + 48 + 24 = 228 (DBPR condominium extract, downloaded November 5, 2026).

Where the Veranda Buildings Sit

Veranda I and Veranda II share Cedar Hammock Circle with the Terrace I and Terrace II buildings. Veranda III is the only condominium on Buttonwood Way, where it sits beside two villa plats. Veranda IV and Veranda V are on Sawgrass Way, interleaved with Terrace III to Terrace VI. Because Veranda and Terrace buildings alternate on two of those streets, a street name does not tell you which condominium, which association or which assessment applies to a home. The legal name on the deed does, and we read it on every Veranda listing.

The club’s signage policy describes the Terrace and Veranda buildings as sitting “behind the berm” off Cedar Hammock Circle and Buttonwood (club Real Estate Signage Policy, read November 5, 2026).

The Club Comes With the Deed

Cedar Hammock Golf and Country Club describes itself as “a bundled community in which each Owner becomes a Member of the Club with the purchase of their property” (club About Us page, read November 5, 2026). A Veranda buyer takes the same membership and the same club fee schedule as a buyer of a $775,000 villa. There is no separate golf initiation to price, and owner golf is a per-round fee of $25 for 18 holes with a cart (club rate sheet). We read the whole fee stack line by line in the fee section below.

Not the Club’s Veranda Dining Room

The clubhouse has a casual dining room the club also calls the Veranda, serving midday fare alongside the Grill Room (club Amenities page). It is a club venue open to every member, not part of the Veranda condominiums, and it has its own dress code. When a listing says “steps to the Veranda,” ask whether it means the dining room or the condominium block.

What Daily Life Looks Like

Daily life at Veranda runs through one staffed gate on Davis Boulevard, community roads posted at 23 miles per hour, sidewalks for walking and dog walking, and a clubhouse with four pools, a two-story fitness center, four Har-Tru tennis courts and two bocce courts. Groceries are close: a Walmart Supercenter is 1.7 road miles from the gate and a Publix 2.1 miles (OpenStreetMap map data, read November 5, 2026). Fifth Avenue South is about 6.3 road miles and 12 minutes in free-flow traffic (OSRM routing, November 5, 2026). These are rules and distances, not a description of who lives here; the documents that set them are cited in the logistics section.

What Do Veranda at Cedar Hammock Condos Sell For in 2026?

Veranda at Cedar Hammock condos sold for a median of $385,000 in the county’s deed record for the 12 months to October 16, 2026, across 18 qualified sales from $320,000 to $525,000, or $261.67 per county heated square foot. The MLS, a separate record with a different window, shows 16 Veranda closings at a $360,000 median.

Data updated: November 2026 (Southwest Florida MLS Matrix, Development CEDAR HAMMOCK, export of September 29, 2026; Collier County certified 2026 roll and recorded qualified sales through October 16, 2026)

Two Records, Two Denominators

Two record sets describe Veranda prices, and we never blend them. The Collier County interface files of October 27, 2026 hold every qualified, improved deed recorded through October 16, 2026, priced against the county’s heated square feet. The Southwest Florida MLS export of September 29, 2026 holds the closings that agents reported in the prior 365 days, priced against the MLS living square feet. Each figure below names its record, its window and its denominator. In the MLS, the Veranda group follows the MLS building label as the MLS labels them; one active listing labelled Veranda is a 1,232 square foot unit, a Terrace size on the county roll, so the county layer groups by the roll’s own condominium names.

County Sales, Twelve Months

We tracked every one of the 18 recorded Veranda at Cedar Hammock sales in the county’s file for the 12 months to October 16, 2026. Their median was $385,000, the low $320,000, the high $525,000, and the median $261.67 per county heated square foot (Collier County interface files, October 27, 2026). The 18 prices add to $7,165,000 (our arithmetic). Against 228 homes, 18 sales is 7.9 percent of the block in a year, compared with 15 of 330 Terrace homes, or 4.5 percent (our arithmetic).

The Eighteen Recorded Sales

Source: Collier County interface files of October 27, 2026, qualified improved sales, street names only.

Sales by Condominium

No single Veranda condominium recorded 10 sales in the year, so we list them rather than lean on a median. Veranda I recorded five sales from $340,000 to $405,000; Veranda II three, at $350,000, $485,000 and $525,000; Veranda III five, from $330,000 to $430,000; Veranda IV four, at $320,000, $350,000, $440,000 and $460,000; and Veranda V one, at $475,000 (county file, 12 months to October 16, 2026). The spread inside each condominium is mostly the plan: every sale at $430,000 or more except one was a 1,661 square foot home.

Price by Floor Plan

The plan is the first price question at Veranda. In the county’s 12-month file, the 13 sales of the 1,414 square foot plan had a median of $355,000 ($320,000 to $525,000, median $251.06 per heated square foot), and the 5 sales of the 1,661 square foot plan a median of $460,000 ($430,000 to $485,000, median $276.94 per heated square foot) (our medians from the county file). Over 24 months, the county’s same-size spread shows 19 sales of the 1,414 plan from $320,000 to $525,000 with a $370,000 median, and 6 sales of the 1,661 plan from $430,000 to $510,000 with a $467,500 median.

County Sales Over Longer Windows

Source: Collier County interface files of October 27, 2026. The 60-month median sits above the 12-month median, so recent Veranda deeds have recorded below the five-year midpoint; that is a statement about these 47 and 18 sales, not a forecast.

MLS Closings and Days on Market

In the Southwest Florida MLS export of September 29, 2026, 16 Veranda closings in the prior 365 days had a median sold price of $360,000, from $320,000 to $475,000, a median of $253.20 per MLS living square foot and $6,107,000 in total volume (our sum). The median closing took 73 days on market; 5 of the 16 closed within 30 days and 4 took 180 days or more. The median of the 16 sold-to-list ratios was 93.56 percent, ranging from 84.43 to 98.55 percent, and none closed at or above list (our arithmetic from the export).

Listings at Export

The export of September 29, 2026 held four active listings labelled Veranda, at a median list price of $432,000 and a median of 9 days on market. Three were Veranda plans: a 1,414 square foot home on Cedar Hammock Circle at $415,000, a 1,661 square foot home on Cedar Hammock Circle at $449,000 and a 1,661 square foot home on Buttonwood Way at $589,000. The fourth, at $245,000, is a 1,232 square foot home, a Terrace size. Four actives against 16 closings a year is 3.0 months of inventory (our arithmetic: 4 divided by 16 / 12). Active listings change daily; this is a dated snapshot. To browse what is listed today, see our sister site’s Cedar Hammock homes page.

When the Deed and the MLS Disagree

Two Veranda II deeds in the county file, a 1,661 square foot home recorded in May 2026 at $485,000 and a 1,414 square foot home recorded in August 2026 at $525,000, have no matching Veranda closing in the MLS export, although both fall inside its window. The county records the deed consideration; the MLS records the reported closing price. We publish the deed as the sale price and never average the two records.

Repeat Sales in the County Record

The county file holds 46 Veranda homes that sold twice with the later sale since October 2021. These are nominal dollars over different holding periods, not a measure of the market and not an annual rate. At the low end, a Cedar Hammock Circle home bought in December 2021 for $329,000 sold in June 2026 for $370,000 (+12.5 percent), and one bought in November 2016 for $282,000 sold in November 2021 for $339,400 (+20.4 percent). At the high end, a Cedar Hammock Circle home bought in August 2001 for $165,000 sold in December 2024 for $515,000 (+212.1 percent). No Veranda pair in the file shows a nominal loss, while six Terrace pairs do, from minus 2.1 to minus 44.7 percent (Collier County interface files, October 27, 2026).

What the Numbers Mean for a Veranda Seller

A Veranda owner prices against the Veranda median and the plan, not against the Cedar Hammock community median of $340,000, which blends in the lower-priced Terrace homes (county file, 12 months). The gap is real money: the Veranda 12-month median is $45,000 above the community median and $125,000 above the Terrace median of $260,000 (our arithmetic). A 1,661 square foot seller who prices off the all-Veranda median leaves the plan premium on the table; a 1,414 square foot seller who prices off a 1,661 sale sits. That is the first thing we work out with every Veranda seller.

Talk to Us About a Veranda at Cedar Hammock Condo

A Veranda at Cedar Hammock home is a two-story condominium of 1,414 or 1,661 square feet inside the bundled Cedar Hammock club, and the county recorded 18 Veranda sales at a $385,000 median in the last year. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Veranda against its own plan and condominium. Selling? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Veranda at Cedar Hammock Come to Be?

Veranda at Cedar Hammock was built from 2000 to 2004 by the community’s developer, U.S. Home Corporation, which Lennar acquired in May 2000. Its five condominium declarations were recorded between January 2000 and November 2003, and the roman numerals do not follow the recording order.

U.S. Home Corporation and the Lennar Question

The recorded club declaration and the district’s petition name U.S. Home Corporation as declarant and petitioner, and Lennar acquired U.S. Home in May 2000 (Lennar and U.S. Home SEC filings, as cited in the Cedar Hammock guide). Cedar Hammock’s planned unit development was approved in 1998 under Collier County Ordinance 98-115 for 799 units on about 419 acres (Collier County PUD Master List, February 26, 2026), and Collier Ordinance 99-81 established the Cedar Hammock Community Development District on November 23, 1999 (Ordinance 99-81).

The Recording Order

Sources: DBPR condominium extract, downloaded November 5, 2026; Collier County certified 2026 roll. Veranda II was recorded first and built in a single year, while Veranda I was built over three years, 12 homes in 2000, 36 in 2001 and 12 in 2002. Veranda IV, the last recorded, split its 48 homes evenly between 2003 and 2004.

Why Build Year Matters

Florida’s first statewide building code was adopted in 2001 and took effect March 1, 2002 (International Code Council). Veranda II (2000) was built before it, Veranda I straddles it, Veranda III (2002) depends on its permit month, and Veranda IV and V (2003 to 2004) came after it. Build era is a clue for a wind-mitigation inspector, not a rating; each building’s own permit file decides the credit.

What Are the Veranda at Cedar Hammock Floor Plans?

Veranda at Cedar Hammock has two floor plans: 152 homes of 1,414 heated square feet and 76 homes of 1,661 heated square feet, all listed in the MLS as two bedrooms plus a den and two baths. Every one of the five condominiums mixes the two plans in the same two-to-one ratio.

The 1,414 Square Foot Plan

The 1,414 square foot plan is two-thirds of Veranda: 40 homes in Veranda I, 32 each in Veranda II, III and IV, and 16 in Veranda V, 152 in all (Collier County roll). Listing remarks name it the Barrington (listing-reported, Southwest Florida MLS, 2025 and 2026). It recorded 13 of the 18 county sales of the last year at a $355,000 median.

The 1,661 Square Foot Plan

The 1,661 square foot plan is one-third of Veranda: 20 homes in Veranda I, 16 each in Veranda II, III and IV, and 8 in Veranda V, 76 in all (Collier County roll). It recorded 5 of the 18 county sales at a $460,000 median, and the MLS list prices at export ran $449,000 and $589,000 for the two 1,661 homes listed.

Source: Collier County certified 2026 roll, heated square feet by unit.

Two Stories, Six Homes a Floor

The district’s unit table classes every Veranda unit as two-story, and each address building holds 12 homes, which is six per floor in a two-story building (our arithmetic). MLS fields on Veranda listings read “Low Rise” and “Two Story,” with first-floor and second-floor homes in each building (listing-reported, October 2026). The county roll does not record a unit’s floor, so the deed file cannot tell us whether first-floor or second-floor homes sell for more; we read that from the comparable listings at the time of a sale.

Garages and Parking

Veranda listings in October 2026 describe a one-car garage with each home, often detached from the building, and one listing describes a deeded detached single-car garage; the Terrace listings describe carports instead (listing-reported, Southwest Florida MLS, October 2026). Whether a given garage is deeded, assigned or a limited common element is set by that condominium’s declaration, which the buyer receives under Florida law. The club’s 2017 Rules bar commercial vehicles, boats, trailers, campers and motor homes beyond 12 hours, and the club’s lease form allows trucks only in a fully enclosed garage (Rules and Regulations, May 2017).

Veranda and the Other Veranda Condominiums in Naples

The name Veranda is common in Naples: other golf communities, including Heritage Bay, Treviso Bay and The National, have Veranda condominiums of their own. A plain county search for “Veranda I” returns about 1,200 parcels across Collier County. Every figure on this page uses only the five condominiums named “at Cedar Hammock” on the roll.

What Amenities Come With a Veranda at Cedar Hammock Condo?

A Veranda at Cedar Hammock condo comes with full membership in Cedar Hammock Golf and Country Club: an 18-hole par 72 course, a two-story fitness center, four pools, four Har-Tru tennis courts, two bocce courts and the clubhouse dining rooms. The membership is attached to the deed and is the same for every Cedar Hammock home.

What Belongs to the Veranda Owner, the Condominium and the Club

Three layers own three things. The Veranda owner owns the unit as the declaration defines it. The Veranda condominium association owns or maintains the building and the common elements its declaration names, and bills quarterly dues for them. The club owns and runs the golf course, clubhouse, pools and courts that every Cedar Hammock owner uses, and bills the club assessment (Amended and Restated Declaration, recorded May 20, 2015). The Community Development District, a public body, carries the lakes, roads and irrigation it lists in its budget.

Golf

The club lists an 18-hole, par 72 course of 6,680 yards from the back tees, redesigned by Kipp Schulties, with water in play on most holes (club Amenities page, read November 5, 2026). Owners pay $25 for 18 holes with a cart and $17.80 for 9, plus sales tax, and $130 a year for bag storage (club rate sheet). Walking, biking and pet walking are not allowed on the course or cart paths at any time.

Fitness, Pools and Courts

The club lists a two-story Fitness and Wellness Center, four resort-style pools, four Har-Tru tennis courts and two bocce courts. It publishes no spa and no pickleball courts. Whether any of the four pools sits beside a Veranda building is not stated in the club’s pages, so ask us to walk the site plan with you on a showing.

Dining

The club runs two full kitchens: the Veranda dining room and the Grill Room for casual midday fare, and the Main Dining Room and the Hammock cabana bar in the evening, on seasonally adjusted schedules. Owners carry a $1,000 annual food and beverage minimum, a spending minimum rather than a fee for nothing. The club’s dress code bars denim in the clubhouse and Veranda dining room, and since May 1, 2025 allows it only in The Hammock Restaurant (club Dress Code).

What Renters Receive

A Veranda owner who leases can choose a Transferee lease, which passes the owner’s club privileges to the tenant for a $550 club fee, or a Renter lease, which gives the tenant no access to the clubhouse, golf, pools, tennis, fitness, bocce, practice areas, dining or events except as a member’s guest, for a $150 club fee (Cedar Hammock Lease Application, October 2026). Owners from before July 23, 2024 “may choose not to transfer” privileges, per the form.

What Are the HOA Fees at Veranda at Cedar Hammock? The Fee Stack

A Veranda at Cedar Hammock owner pays a club bill of $13,674 a year for an enrolled home, a $709.11 district assessment on the tax bill, and the Veranda association’s own quarterly dues, which the associations do not publish. A buyer also pays the club a one-time $12,000 resale capital contribution and a $550 transfer fee at closing.

Every Billed Layer

Club figures come from the Cedar Hammock rate sheet, a PDF with no fiscal year printed, created March 3, 2026 and read in November 2026. District figures come from the FY2027 adopted budget.

The Club Bill

Our arithmetic from the rate sheet: $9,788 + $1,226 + $1,000 + ($415 x 4 = $1,660) = $13,674 a year to the club for an enrolled home, or $1,139.50 a month. Portal listings often show a “Master HOA” fee of $2,447 a quarter: that is the club’s quarterly assessment ($9,788 divided by 4), not a separate master association (our arithmetic). Against the Veranda 12-month county median of $385,000, the $13,674 club bill is 3.6 percent of the price a year (our arithmetic).

Adding the District

Our arithmetic: $13,674 + $709.11 = $14,383.11 a year, or about $1,198.59 a month, before the Veranda association’s dues and property tax. The district classes Veranda as “2 Story” units and bills them $709.11 each for FY2027, up 7.59 percent from $659.11 in FY2026, with no debt service (FY2026 adopted budget). Veranda tax bills carry the $709.11 line only; villa and single-family parcels carry a further $269.77 county line (Collier County roll, October 27, 2026).

The Veranda Association’s Own Dues

Each of the five Veranda associations adopts its own budget and bills its own quarterly dues for its building, insurance and reserves. The club says neighborhood dues are “paid quarterly directly to your HOA, not to Cedar Hammock.” No Veranda association publishes its budget or dues, so we print no figure; a dues number on a listing portal is not a source. The association’s estoppel certificate and its current budget, both of which a seller delivers, state the exact amount.

Buyer Cash to the Club at Resale

Our arithmetic from the rate sheet: $12,000 resale capital contribution + $550 transfer fee = $12,550 payable to the club by the buyer at closing. The $150 club estoppel is by contract custom a seller-side cost. Florida caps estoppel certificate fees at $299, and the club’s $150 and $250 sit below the cap (DBPR estoppel fee schedule). A Veranda sale needs two estoppels, one from the club and one from the Veranda condominium association under Florida Statute 718.116 (Florida Statutes 718.116).

The Special Assessment to 2032

The rate sheet shows the $415 quarterly special assessment running “through 2032,” notes that not all properties are enrolled, and says it continues with a buyer, who cannot prepay it. Illustration: a home still enrolled that closes on July 1, 2027 passes 22 quarterly payments to the buyer, $9,130 (our arithmetic: 2 + 5 x 4 = 22 quarters, times $415). Some Veranda listings say the assessment was paid in full by the seller, so the club’s estoppel for the specific unit is the only reliable answer. The rate sheet gives no purpose or vote record for the assessment, so we state the amount and the end year only.

Who Pays the Title Policy

In Collier County the buyer customarily pays for the owner’s title insurance policy, and the seller customarily pays the documentary stamps on the deed. The purchase contract controls and can reassign any of these costs. We write the club’s capital contribution and transfer fee into every Veranda offer by name, so neither side meets them for the first time at the closing table.

A Property-Tax Illustration

All Cedar Hammock parcels sit in millage area 105 at 10.3696 mills for 2026: county 3.8969, school 4.1470 and other 2.3257 (Collier County millage table, file dated October 27, 2026). Assume a non-homestead owner whose taxable value equals the Veranda 12-month median of $385,000: $385,000 divided by 1,000, times 10.3696, is $3,992.30, and with the $709.11 district line the bill is $4,701.41 (our arithmetic). Taxable value is not a sale price, and a homestead exemption lowers it. The Tax Collector mails notices October 31; a November payment earns a 4 percent discount, and taxes are delinquent April 1 (Collier County Tax Collector).

Who Governs Veranda at Cedar Hammock?

Veranda at Cedar Hammock is governed in three layers: five Veranda condominium associations, one for each recorded condominium; Cedar Hammock Golf and Country Club, Inc., the master association every owner joins; and the Cedar Hammock Community Development District, a public district with a five-member elected board.

The Five Veranda Associations

Sources: DBPR condominium extract, downloaded November 5, 2026, which lists all five as approved and recorded; manager names from the club’s 2017 Rules and the state rows. Management firms change, so confirm the current manager with each association. The club’s 2017 Rules describe a President’s Council made up of the presidents of the 17 neighborhood associations, five of them Veranda.

The Club as the Master Association

Cedar Hammock Golf and Country Club, Inc. was incorporated April 21, 1999 as a Chapter 720 homeowners association. Its original Declaration was recorded September 23, 1999 (Official Records Book 2594, Page 2141), and its Amended and Restated Declaration, Articles and Bylaws on May 20, 2015 (Official Records Book 5153, Page 3064) (hosted copy). The club levies annual assessments, special assessments and the resale capital contribution by board resolution under section 9.11, and its Bylaws cap special assessments payable by members generally at $300 per living unit per fiscal year unless a majority of voting interests approves in advance.

The Community Development District

The Cedar Hammock CDD has five supervisors elected by owners, meets at the clubhouse at 2:00 PM, and is managed by Inframark (CDD contacts). Its FY2025 audit shows net position of $16,136,205, no debt and no audit findings (Florida Auditor General). Its November 10, 2026 agenda takes up a report on the irrigation system, which serves golf and residential areas from a golf-course pump (CDD agenda package, November 10, 2026).

What Do the Veranda Declarations and Club Covenants Say?

A Veranda at Cedar Hammock home is bound by two sets of recorded documents: its own Veranda condominium declaration, and the club’s Amended and Restated Declaration of 2015 that binds all of Cedar Hammock. Florida law entitles a resale buyer to the condominium documents and a 7-day window to cancel after receiving them.

What a Buyer Receives Under Florida Law

Florida Statute 718.503(2) entitles a buyer of a resale condominium unit to the declaration, the association’s articles of incorporation, its bylaws and rules, its most recent annual financial statement and budget, and its frequently asked questions and answers document. The buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing it and receiving those documents (Florida Statutes 718.503, read November 5, 2026). We put the request for the Veranda association’s package on the day an offer is signed, so the clock starts early.

The Club’s Recorded Covenants

The club’s 2015 Declaration sets rules that apply to every Veranda home: a 30-consecutive-day minimum lease (section 5.24), no more than two household pets (section 5.25), vehicle rules (section 5.22), sign rules (section 5.21) and the resale capital contribution (section 9.11). Later amendments, including the July 23, 2024 lease change the club’s lease form mentions, are not in the hosted copy, so we ask for the current recorded set on every listing.

The Veranda Declarations

The five Veranda declarations are recorded in the Collier County Official Records, and each one sets the unit boundaries, the common elements, the garage and parking assignments, and any leasing or pet rules stricter than the club’s. We did not read the five declarations for this page, so we state no Veranda-specific lease cap, pet rule or garage assignment; those documents control and are read in the resale package.

Changes to the Exterior

Any exterior change needs approval first from the neighborhood association and then from the Cedar Hammock Architectural Review Committee, with both signatures and a letter of approval before work begins (Request for Architectural Change form, effective January 1, 2012). On resale, the new owner becomes responsible for approved modifications.

Signs and Open Houses

The club’s signage policy allows open houses on Saturday and Sunday from 1:00 PM to 4:00 PM, with club-issued signs picked up and returned at the gate house and one sign at the unit (club Real Estate Signage Policy). A Veranda seller cannot put a brokerage yard sign at the building.

Is Veranda at Cedar Hammock a 55+ Community?

Veranda at Cedar Hammock has no age restriction in any document we read: the club’s public pages, its 2015 Declaration and its lease forms set no minimum age for owners or occupants. The five Veranda declarations were not read for this page, so ask for the one for your building.

Under the federal Housing for Older Persons Act, a community qualifies for the 55-and-older exemption only if at least 80 percent of its occupied units have at least one occupant aged 55 or older and it publishes and follows policies showing that intent (HUD HOPA summary; 24 CFR 100.305). Florida keeps a registry of housing for older persons through the Florida Commission on Human Relations (FCHR 55 and older housing). Nothing we read shows Cedar Hammock or any Veranda condominium operating under that exemption. We report the legal fact and do not describe who owns or lives in Veranda homes.

Can You Rent Out a Veranda at Cedar Hammock Condo?

You can lease a Veranda at Cedar Hammock condo for 30 consecutive days or longer, never shorter, under section 5.24 of the club’s Declaration, with the lease application filed with the club 30 days before occupancy. Each Veranda declaration may add its own limits, which the resale package shows.

The Lease Types and Fees

The club’s lease packet offers a Transferee lease (club privileges pass to the tenant; $550 to the club) or a Renter lease (no club access except as a member’s guest; $150 to the club), plus $150 to the neighborhood association. Renters and transferees pick up an RFID gate tag at the club office, Monday to Friday, 8:30 AM to 4:00 PM. An owner may be fined up to $100 a day per offense for a tenant’s violation (lease packet).

Lease Caps and the Florida Grandfather Rule

Many Cedar Hammock condominium listings report a limit of three leases a year (listing-reported, Southwest Florida MLS, 2026), but that limit lives in each condominium’s declaration, which we did not read for the Veranda associations. If a Veranda association amends its declaration to ban leasing, change the lease term or cap the number of leases, Florida Statute 718.110(13) applies the amendment only to owners who consent and to owners who take title after it takes effect (Florida Statutes 718.110). That makes the date of any amendment, and the date the seller took title, part of the due diligence for a buyer who plans to lease.

What Are the Pet Rules at Veranda at Cedar Hammock?

Veranda at Cedar Hammock owners may keep no more than two household pets under section 5.25 of the club’s Declaration, leashed outdoors, and pets are barred from the clubhouse, fitness center, pool areas, tennis courts, golf course, driving range and Grill Room patio under the club’s 2017 Rules.

The club’s 2025 lease packet says transferees and leased units are not allowed pets, so a Veranda home bought to lease is a home without a tenant’s pet. The Veranda declarations may add size, breed or approval rules, and we did not read them for this page; the association’s documents control where they are stricter. Pet walking is allowed on sidewalks and barred on the golf course and cart paths. The club’s rules also warn of alligators in ponds and common areas; feeding one is unlawful under Florida Administrative Code rule 68A-25.001, and the state’s nuisance alligator line is 866-392-4286 (Florida Fish and Wildlife Conservation Commission).

Do Milestone Inspections and SIRS Apply to Veranda at Cedar Hammock?

Milestone inspections and structural integrity reserve studies do not apply to Veranda at Cedar Hammock buildings under current Florida law, because both rules start at three habitable stories and the district classes every Veranda building as two-story. The four-story Terrace buildings next door fall under both rules.

Why Two Stories Matter

Florida Statute 553.899 requires a milestone inspection for condominium buildings of three or more habitable stories, by December 31 of the year a building reaches 30 years of age, or 25 years where the local agency chooses based on proximity to salt water (Florida Statutes 553.899). Florida Statute 718.112(2)(g) requires a structural integrity reserve study, at least every 10 years, for each building three habitable stories or higher (Florida Statutes 718.112). The Cedar Hammock CDD’s unit table classes all 228 Veranda units as two-story (FY2027 adopted budget), so neither rule reaches them. The Florida Division of Condominiums lists the December 31, 2025 deadline for the first studies on the buildings that are covered (condos.myfloridalicense.com inspections).

What Still Applies Under Chapter 718

Being outside the milestone and study rules does not take a Veranda association outside Florida condominium law. Each Veranda association must adopt an annual budget, keep official records that owners may inspect (Florida Statutes 718.111), give estoppel certificates on request, and deliver the resale documents under section 718.503. Florida law requires reserves in a condominium budget for roof replacement, painting and deferred maintenance over $25,000, which owners may waive or reduce by vote for items that are not study items. What a given Veranda budget holds in reserves, and whether owners have waived any, is in that association’s budget and minutes; we do not state their contents, and a buyer should ask for both.

Why This Matters to a Veranda Buyer and Seller

A Veranda buyer does not inherit a statutory study or an inspection cycle that can produce a mandatory reserve schedule or a repair assessment under those two statutes. A Terrace buyer does, and since budgets adopted on or after December 31, 2024, reserves for the study items cannot be waived. That is a structural difference between the two condominium blocks, not a statement about the condition of any building. Roof age, past assessments and insurance still move a Veranda price, and we gather them for every Veranda listing.

Lender Project Reviews

A buyer who finances a condominium goes through the lender’s review of the project. Fannie Mae’s Selling Guide makes a project ineligible when owners must pay membership fees for recreational amenities owned by an outside party, naming golf courses and country club facilities as examples, while fees for amenities owned exclusively by the homeowners or master association are acceptable (Fannie Mae Selling Guide B4-2.1-03, read November 5, 2026). Who holds title to the Cedar Hammock clubhouse and course is not stated in the documents we read, so we never call a Veranda condominium approved or not approved. Ask your lender to run the project review before the inspection period ends.

What Flood Zone Is Veranda at Cedar Hammock In?

Flood status at Veranda at Cedar Hammock depends on the exact address. A 16-address check of FEMA’s flood map dated October 30, 2026 did not include a Veranda building, but neighboring buildings on the three Veranda streets returned Zone X at six points and Zone AH at one point on Sawgrass Way.

Flood Points on the Veranda Streets

Source: FEMA National Flood Hazard Layer, 16-address check carried from our team’s file dated October 30, 2026, effective map; most panels 12021C0414J, effective February 8, 2024. The 16 addresses are 16 of 857 county parcels and are not a random sample. A fresh Veranda-by-Veranda query is still owed, and a street result is not a building result.

What Zone AH Means

FEMA describes Zone AH as an area with a 1 percent annual chance of shallow flooding, usually ponding, with average depths of 1 to 3 feet and base flood elevations shown (FEMA glossary, Zone AH). We did not capture a base flood elevation for the Sawgrass Way point, so we print none. Look up any Veranda address at FEMA’s Map Service Center, ask the seller for an elevation certificate if one exists, and ask your lender what it requires for that address.

The Preliminary Map for Collier County

FEMA’s preliminary Collier County flood map is dated March 20, 2025 under FEMA project 16-04-1501S (Federal Register, December 18, 2025), and Collier County opened a 90-day appeal period on August 19, 2026, with a target effective date of summer 2027 (Collier County). We did not obtain the Veranda buildings’ result on the preliminary map. A preliminary map changes no lender requirement until it takes effect.

Evacuation Zone

Florida’s evacuation zones run from A to F and are separate from FEMA flood zones. We have not confirmed the evacuation zone for the Veranda addresses, so we print no zone letter; look up your own address in the state’s Know Your Zone map.

Storm History

No damage report for Cedar Hammock or for the Veranda buildings was published for Irma (2017), Ian (2022), Helene (2024) or Milton (2024) in any source we read. That is a statement about the record, not a statement that nothing happened here. The National Hurricane Center reports that Irma’s center “tracked just east of Naples” (NHC Irma report). The National Weather Service placed Ian’s surge “over most areas south and west of US 41/Tamiami Trail,” and Cedar Hammock sits north of US 41 on the inland Davis Boulevard corridor; the East Naples WeatherSTEM station recorded 58 mph sustained winds and an 89 mph gust (NWS Miami Ian summary). The Helene and Milton narratives do not mention Davis Boulevard or Cedar Hammock (NWS Helene; NWS Milton).

Insurance for a Veranda Condo

A Veranda owner insures the unit with a condominium unit-owner policy, and the association insures the building. Citizens Property Insurance no longer requires flood coverage on unit-owner policies (Citizens flood requirements), and its July 2026 update capped HO-6 primary policies at a 2 percent average decrease (Citizens July 2026 update). Statewide, the average condominium association master policy rose from $72,570 in June 2022 to $147,381 in the second quarter of 2024 (InsuranceNewsNet, Office of Insurance Regulation data). Those are statewide averages, not Veranda figures; each association’s insurance certificate and budget show its carrier, premium and wind deductible.

Wind Mitigation

Florida Statute 627.0629 requires insurers to offer credits for roof strength, roof-to-wall connections, opening protection and similar features (Florida Statutes 627.0629). A Veranda building’s own permit file and wind mitigation report decide the credit, and the building’s year on the roll only tells an inspector where to look.

Which Schools Serve Veranda at Cedar Hammock?

For school year 2026-2027, the Collier County Public Schools address lookup returned Calusa Park Elementary, East Naples Middle and Lely High for every Cedar Hammock address we tested on November 5, 2026, including a Veranda address. Their 2025-26 state grades are A, A and B, and attendance areas are reviewed every year.

Sources: Collier County Public Schools address lookup, November 5, 2026; grades from the district’s 2025-2026 School and District Grades; OSRM free-flow routing, November 5, 2026. From interior points on Cedar Hammock Circle and Sawgrass Way the elementary school is about 2.8 to 3.0 road miles away. The district says “All school attendance areas are evaluated on an annual basis” (attendance boundaries), so confirm your address before you rely on it. Seacrest Country Day School, a private school, is 2.1 road miles from the gate (seacrest.org).

What Is Being Built Near Veranda at Cedar Hammock?

The largest project near Veranda at Cedar Hammock is FDOT’s rebuild of the I-75 and Collier Boulevard interchange at Exit 101, a $97 million construction project now shown as completing in early 2027. Every trip from the Davis Boulevard gate toward I-75 passes through it.

The Exit 101 Interchange

FDOT’s project page for financial project 425843-2 lists a $97 million construction cost, 1.3 miles of work and an estimated completion of “Early 2027,” and notes that the Davis Boulevard eastbound direct ramp to southbound Collier Boulevard is permanently closed (FDOT project 425843-2, updated November 5, 2026). Travel times can exceed free-flow estimates during construction.

The County Road Report

Collier County’s 2025 Annual Update and Inventory Report rates Collier Boulevard from Davis Boulevard to Rattlesnake Hammock Road over capacity on its concurrency measure, while the Davis Boulevard segments rate C or better (2025 AUIR). That is a planning measure, not a measured delay. The Collier MPO’s FY2027 to FY2031 transportation improvement program lists one item on Davis Boulevard from Santa Barbara Boulevard to Collier Boulevard, a landscaping project totaling $984,140 with no lanes added (Collier MPO TIP).

Land Use Items Nearby

The Planning Commission calendar posted by the Clerk lists a November 19, 2026 hearing for the “Davis Blvd/County Barn Road Commercial Subdistrict (Small Scale GMPA) and Kingston Commerce Park CPUD” (Collier Clerk Planning Commission notices, read November 5, 2026). The notice does not give site size or uses and does not name Cedar Hammock. We found no 2026 notice that names Cedar Hammock as a petitioner, and the county’s PUD Master List shows the Cedar Hammock PUD as built out.

Daily Logistics at Veranda at Cedar Hammock

Daily logistics at Veranda at Cedar Hammock run through one staffed gate on Davis Boulevard, 23 mph community roads, club-billed cable and internet, well-water irrigation from the district, and a vendor schedule set by the club’s 2017 Rules. The association’s own documents control where they are stricter.

The Gate and Visitors

The club’s 2017 Rules list a gate house staffed 24 hours a day (239-354-2841), with visiting vehicles logged by license tag and a driver’s license scanned for a one-day pass (Rules and Regulations, May 2017). A current statement of guard hours was not found, so confirm with the club.

Deliveries and Vendors

Vendors and deliveries are admitted with a work order naming the owner, Monday to Friday 7:30 AM to 6:00 PM and Saturday 7:30 AM to 5:00 PM, with Sundays and holidays limited to emergency repairs. Gate attendants do not accept packages or keys, and no package room is published, so plan deliveries to the Veranda building itself.

Cable, Internet, Irrigation and Wildlife

The club bills $1,226 a year for bulk cable and internet in four installments of $306.50; the provider is not named. The district’s records list irrigation wells and a water use permit, so lawn irrigation is well water (Cedar Hammock CDD). The district is studying lake-bank erosion and lake algae control. No resident EV charging policy appears in the club’s documents.

Drive Times

Source: OSRM public routing, car profile, free-flow, from the Davis Boulevard gate, run November 5, 2026. Physicians Regional Medical Center lists a 24-hour emergency room (Physicians Regional); the Florida Department of Health’s trauma list updated July 23, 2026 shows no trauma center in Collier County (Florida trauma centers).

How Does Veranda Compare With the Other Cedar Hammock Neighborhoods?

Veranda at Cedar Hammock sits second of four on price inside Cedar Hammock: its 12-month county median of $385,000 is above Terrace at $260,000 and below the two recorded villa sales at $705,000 and $775,000. On our benchmark yardstick, the median price per county heated square foot, Veranda is $261.67, Terrace $205.19 and the villas $416.28.

The Benchmark Table

Yardstick: Collier County qualified sales, 12 and 24 months to October 16, 2026, interface files of October 27, 2026, median price per county heated square foot. Every product pays the same $13,674 club bill and $709.11 district assessment; the villa and single-family parcels carry a further $269.77 county line.

What the Table Says

Veranda recorded the most sales of the four blocks in the last year and the highest share of its stock, 18 of 228 homes against 15 of 330 Terrace homes (our arithmetic: 7.9 and 4.5 percent). Its price per heated square foot is $56.48 above Terrace’s (our arithmetic: $261.67 minus $205.19), and its 1,414 square foot plan is 6 square feet larger than the largest Terrace plan of 1,408. The villas step up to attached homes from 1,705 square feet, and the single-family homes on Cedar Hammock Court and Wax Myrtle Run to detached homes of 2,208 square feet and up.

Veranda vs Terrace at Cedar Hammock: Which Should You Choose?

Veranda vs Terrace at Cedar Hammock comes down to size, stories and statute: Veranda homes are 1,414 or 1,661 square feet in two-story buildings outside Florida’s milestone and reserve study rules, at a $385,000 county median; Terrace homes are 1,194 to 1,408 square feet in four-story buildings inside those rules, at a $260,000 median.

The Decision Table

Sources: Collier County interface files of October 27, 2026; Southwest Florida MLS export of September 29, 2026; Cedar Hammock CDD unit table; club rate sheet. The Terrace sold-to-list figure includes one February 2026 closing at $175,000 against a $335,000 list that has no matching qualified county sale.

Which Priorities Each One Fits

Choose Veranda for more square feet, a den, a garage and a building outside the milestone and study cycle, and accept a higher entry price per square foot. Choose Terrace at Cedar Hammock for the lowest entry price inside the same club, and plan for the four-story statutory cycle and its reserve schedule. Both pay the same club layer, so the club cancels out and the plan, the building and the association dues decide. For a detached step up, compare The Villas at Cedar Hammock.

Honest Pros and Cons of Owning at Veranda at Cedar Hammock

Owning at Veranda at Cedar Hammock trades a fixed club bill and a buyer-paid capital contribution for a two-story condominium with a den and a garage, bundled golf and a building outside Florida’s milestone and reserve study rules. The pros and cons below come from the records cited on this page.

Pros

• Two plans of 1,414 and 1,661 square feet, each with two bedrooms plus a den and two baths, larger than any Terrace plan.
• Two-story buildings outside Florida’s milestone inspection and structural integrity reserve study rules.
• Bundled club membership with the deed; owner golf at $25 for 18 holes with a cart.
• The most active resale block in Cedar Hammock: 18 county-recorded sales in the last year, 7.9 percent of the stock.
• No pair of repeat Veranda sales in the county file since October 2021 shows a nominal loss.
• A district with no bond debt and a clean FY2025 audit.

Cons

• A club bill of $13,674 a year for an enrolled home, the same as a $775,000 villa, which is a larger share of a Veranda price.
• A $12,000 resale capital contribution and $550 transfer fee at closing, paid by the buyer.
• A $415 quarterly special assessment through 2032 on enrolled homes, with no purpose published.
• Veranda association dues and budgets are not published; you see them only in the resale package.
• No Veranda MLS sale in the last year closed at or above list; the median closed at 93.56 percent.
• Flood status varies by address, with one Zone AH point on Sawgrass Way, and the Veranda buildings themselves were not in the flood sample.
• No pets for leased units under the club’s 2025 lease packet, and a 30-day minimum lease.

How We Would Weigh It

Price the plan first, then the condominium, then the bill stack. A Veranda buyer who wants a den, a garage and a two-story building pays about $125,000 more than the Terrace median for it (our arithmetic: $385,000 minus $260,000), and pays the same club layer. A Veranda seller competes mainly with other Veranda homes of the same plan, and the listing that prices to the plan sells.

Thinking of Selling Your Veranda at Cedar Hammock Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Veranda at Cedar Hammock home means pricing against 18 county-recorded Veranda sales at a $385,000 median, by plan and by condominium, and clearing two estoppels, the club’s $12,550 buyer charges and a buyer’s 7-day document review. McGreevy and Comisar build that file before the first showing.

If you’re searching for a Veranda at Cedar Hammock listing agent, or thinking, ‘I need someone to sell my Veranda at Cedar Hammock home…’, you are in the right place. Jesse McGreevy and Marc Comisar bring these credentials to every Veranda listing:

• 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

The Veranda Market a Seller Faces

In the last 12 months we tracked 18 Veranda at Cedar Hammock resales in the county’s deed record, $7,165,000 in total, at a $385,000 median (qualified sales to October 16, 2026). In the MLS record, 16 Veranda closings in the 365 days to September 29, 2026 took a median 73 days on market and closed at a median 93.56 percent of list, and none closed at or above list. With 4 Veranda listings at export against 16 closings a year, the block held 3.0 months of inventory (our arithmetic), tighter than Terrace’s 4.5.

What Makes Selling a Veranda Different

Selling at Veranda is different from selling a generic Naples condominium in five ways. First, the plan sets the price: the 1,661 square foot plan recorded a $460,000 median against $355,000 for the 1,414 plan in the last year. Second, the buyer pays the club $12,000 plus $550 at closing, so the buyer’s cash to close is higher than the price suggests, and we show it early. Third, the sale needs estoppels from both the club and your Veranda association, and the club’s costs $150, or $250 if needed in under 30 days. Fourth, the buyer has 7 days, excluding weekends and holidays, to cancel after receiving the condominium documents, so we have the package in hand before we list. Fifth, the club’s sign policy limits open houses to weekend afternoons with club-issued signs, so the marketing has to work online and through our buyer database first.

What Is Your Veranda at Cedar Hammock Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free, confidential Cedar Hammock home valuation. We price from closed Veranda sales of your own plan and condominium, your floor and garage, your unit’s special assessment status, the flood result and any elevation certificate for your address, and the latest county and MLS closings. Talk to Jesse direct: (239) 898-6072, text or call. For the full seller process, see selling your home in Cedar Hammock.

How Long Does It Take to Sell a Veranda Condo?

The median Veranda closing in the MLS export of September 29, 2026 took 73 days on market, but the range was wide: 5 of 16 sold within 30 days and 4 took 180 days or more. The four that took 180 days or more closed between $327,000 and $430,000, at 89.97 to 98.55 percent of their final list prices (our arithmetic from the export), so the time a Veranda sits is set mostly by where it starts.

Does the $12,000 Capital Contribution Come Out of My Proceeds?

No. The club’s rate sheet makes the $12,000 resale capital contribution and the $550 transfer fee payable by the buyer at closing. The purchase contract controls who pays what, and we name both charges in the offer so the buyer prices them in.

Do I Need the Association’s Approval to Sell My Veranda?

Whether your Veranda association reviews buyers is set by its declaration, which is not published. The association’s estoppel certificate states its approval requirements, and we order it when the listing goes live so a buyer’s approval never sets the closing date.

Will the Condominium Law Changes Hurt My Veranda Sale?

The 2022 to 2025 Florida condominium law changes that drive milestone inspections and structural integrity reserve studies apply to buildings of three or more habitable stories. Veranda buildings are two-story, so a Veranda buyer does not inherit those statutory cycles, and we say so in the listing.

When Is the Best Time to List a Veranda Condo?

The county’s record shows Veranda deeds in every season, with 11 of the 18 recorded from October to March and 7 from April to August (our count from the county file). We list when the home and the paperwork are ready, and in Naples that usually means before the winter season peaks.

Your Local Real Estate Experts

Veranda at Cedar Hammock buyers and sellers work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse has been in the business since 2004, the team has worked together since 2008, and every Veranda figure on this page traces to the county, state, club and district records listed in the Sources section.

With their Domain Realty Group team, McGreevy and Comisar have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Read more about Jesse McGreevy and Marc Comisar, and the full story of the team on our About McGreevy and Comisar page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Veranda at Cedar Hammock realtor, and every quote below is a five-star review on our Google Business Profile. These reviews are about working with the team, not about Veranda.

★★★★★ “We couldn’t be happier to work with McGreevy and Comisar. They are impressive and awesome to work with.” Verified Google review

★★★★★ “Had an amazing experience with Domain Realty, working with Jesse Mcgreevy was great! He was helpful and helped me understand all of my questions! Highly recommend!” Verified Google review

★★★★★ “This was the 4th real estate transaction that Marc and Jesse represented us on. We have always been impressed with not only their knowledge and professionalism, but also he fact that they both have treated us more like friends rather than just clients. They have always made things as stress-free as possible. Would highly recommend them!” Verified Google review

★★★★★ “Jesse and Beth helped me sell a piece of land I owned. It was extremely quick transaction. They kept me notified the entire time and gave good suggestions. It was much easier than dealing with strangers I was receiving many text messages from trying to purchase the land. Considering I was in another state, they explained the process and how it would work and it was actually quite easy.” 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 at Veranda? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read our guide to buying a home with McGreevy and Comisar.

Licensure

Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.

Frequently Asked Questions, Buyer Edition

Where is Veranda at Cedar Hammock?

Veranda at Cedar Hammock is inside the gated Cedar Hammock golf community off Davis Boulevard in Naples, ZIP 34112. Veranda I and II are on Cedar Hammock Circle, Veranda III on Buttonwood Way, and Veranda IV and V on Sawgrass Way (Collier County roll).

How many condos are in Veranda at Cedar Hammock?

There are 228: Veranda I has 60, Veranda II 48, Veranda III 48, Veranda IV 48 and Veranda V 24 (Collier County roll and the Florida Division of Condominiums registry).

How many buildings are there, and how many homes are in each?

There are 19 Veranda address buildings of 12 homes each: five in Veranda I, four each in Veranda II, III and IV, and two in Veranda V.

How many stories are the Veranda buildings?

Two. The Cedar Hammock Community Development District classes all 228 Veranda units as two-story in its budget table, and MLS fields describe the buildings as low-rise and two-story.

How big are the Veranda condos?

The county roll lists 152 homes of 1,414 heated square feet and 76 of 1,661. The MLS lists both plans as two bedrooms plus a den and two baths.

What are the Veranda floor plan names?

Listing remarks call the 1,414 square foot plan the Barrington (listing-reported, Southwest Florida MLS). The county records sizes, not plan names, so compare by square footage.

Do Veranda condos come with a garage?

Veranda listings in October 2026 describe a one-car garage with each home, often detached (listing-reported). The declaration of your condominium says whether the garage is deeded or assigned.

When were the Veranda condos built?

From 2000 to 2004: Veranda II in 2000, Veranda I from 2000 to 2002, Veranda III in 2002, Veranda V in 2003 and Veranda IV in 2003 and 2004 (Collier County roll).

What does a Veranda condo cost in 2026?

The county’s 18 qualified Veranda sales in the 12 months to October 16, 2026 had a median of $385,000, from $320,000 to $525,000. The 1,414 plan’s median was $355,000 and the 1,661 plan’s $460,000.

What is the price per square foot at Veranda?

The county median was $261.67 per heated square foot over the 12 months to October 16, 2026. The MLS median was $253.20 per living square foot over the 365 days to September 29, 2026. The two use different denominators, so compare within one source.

How long do Veranda condos take to sell?

The median was 73 days on market across 16 MLS closings in the 365 days to September 29, 2026, with 5 closing within 30 days and 4 taking 180 days or more.

Do Veranda condos sell at full price?

None of the 16 MLS closings in the 365 days to September 29, 2026 closed at or above list. The median closed at 93.56 percent of list price.

What are the HOA fees for a Veranda condo?

The club bills $13,674 a year for an enrolled home and the district $709.11; the Veranda association’s own quarterly dues are not published, and its estoppel and budget state them.

What is the $12,000 capital contribution?

It is the club’s resale capital contribution under section 9.11 of its Declaration, paid once by the buyer at closing, with a $550 transfer fee on top (club rate sheet).

Is golf included with a Veranda condo?

Club membership comes with the deed, and owners pay per round: $25 for 18 holes with a cart and $17.80 for 9 holes, plus tax (club rate sheet).

Is Veranda at Cedar Hammock a 55+ community?

No age restriction appears in the club’s Declaration, its public pages or its lease forms that we read. Ask for the declaration of your Veranda condominium to confirm.

Can I rent out a Veranda condo?

Yes, for 30 consecutive days or longer under the club’s Declaration, with the application filed 30 days before occupancy. Your Veranda declaration may add a cap on leases per year.

Can tenants have pets at Veranda?

The club’s 2025 lease packet says transferees and leased units are not allowed pets. Owners may keep two household pets under the club’s Declaration.

What flood zone is Veranda in?

It depends on the address. In a 16-address FEMA check dated October 30, 2026, neighboring buildings on the Veranda streets returned Zone X at six points and Zone AH at one point on Sawgrass Way; no Veranda building was in the sample.

Do I need flood insurance for a Veranda condo?

Your lender decides for your address. Citizens no longer requires flood coverage on condominium unit-owner policies, and the association insures the building.

Do the Veranda buildings need milestone inspections?

No. Florida’s milestone inspection rule applies to condominium buildings of three or more habitable stories, and the Veranda buildings are two-story.

Does a Veranda association need a structural integrity reserve study?

No. Florida’s study requirement covers buildings three habitable stories or higher. The association still adopts a budget with reserves under Chapter 718, and you can ask for it.

Which schools serve Veranda at Cedar Hammock?

The district lookup returned Calusa Park Elementary, East Naples Middle and Lely High for school year 2026-2027 (November 5, 2026). Check your address each year.

How far is Veranda from the beach and the airport?

From the gate, Naples Pier is 7.5 road miles and about 15 minutes, and Southwest Florida International Airport about 34 miles and 43 minutes, free-flow (OSRM, November 5, 2026).

Is Cedar Hammock gated?

Yes. One entrance on Davis Boulevard has a staffed gate house; the club’s 2017 Rules list it as staffed 24 hours a day, so confirm current hours with the club.

Can I get a mortgage on a Veranda condo?

Lenders review the condominium project. Fannie Mae’s guide treats mandatory fees for amenities owned by an outside party as ineligible, so ask your lender to review Cedar Hammock early.

What is the difference between Veranda and Terrace at Cedar Hammock?

Veranda is the two-story block of 228 homes at 1,414 or 1,661 square feet and a $385,000 county median. Terrace is the four-story block of 330 homes at 1,194 to 1,408 square feet and a $260,000 median.

Is the club’s Veranda dining room part of the Veranda condos?

No. The Veranda is also the name of a casual dining room in the clubhouse, open to every member. It is not part of the Veranda condominiums.

How do I buy a Veranda condo with McGreevy and Comisar?

Call Marc at (239) 287-5873. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, pull the Veranda comparables for your plan, read the association and club documents with you, and write the club charges into the offer.

Frequently Asked Questions, Seller Edition

What is my Veranda condo worth?

Your plan and condominium set the starting point: the county’s 12-month Veranda median was $385,000, with $355,000 for the 1,414 plan and $460,000 for the 1,661 plan. Start with a free Cedar Hammock home valuation and we price your exact home.

How many Veranda condos sold in the last year?

The county recorded 18 qualified Veranda sales in the 12 months to October 16, 2026, and the MLS shows 16 Veranda closings in the 365 days to September 29, 2026. The two records use different windows and are never added together.

What did Veranda condos sell for per square foot?

The county median was $261.67 per heated square foot over 12 months: $251.06 for the 1,414 plan and $276.94 for the 1,661 plan (our medians from the county file).

Does the 1,661 square foot plan sell for more?

Yes. In the county’s 12-month record the 1,661 plan’s median was $460,000 against $355,000 for the 1,414 plan, and over 24 months $467,500 against $370,000.

Does my Veranda condominium number change my price?

The condominium sets your dues, insurance and rules, and the sales differ: Veranda I recorded five sales from $340,000 to $405,000 and Veranda IV four from $320,000 to $460,000 in the last year. Each split is under 10 sales, so we compare your plan inside your condominium first.

Does a first-floor or second-floor Veranda sell for more?

The county roll does not record a unit’s floor, so the deed file cannot answer it. We compare first-floor and second-floor listings and closings in the MLS when we price your home.

Why do Veranda condos sell below list?

In the 365 days to September 29, 2026, the median Veranda closing came in at 93.56 percent of list and none closed at or above list. List prices above the plan’s recorded median are the usual reason.

How long will my Veranda take to sell?

The MLS median was 73 days on market, with 5 of 16 closing within 30 days. A Veranda priced to its plan’s recorded sales is the one that closes quickly.

Is now a good time to sell a Veranda condo?

At the September 29, 2026 export, 4 Veranda listings against 16 closings a year was 3.0 months of inventory (our arithmetic), the tightest of the Cedar Hammock condominium blocks. Your timing still depends on your next move.

When is the best month to list a Veranda?

Veranda deeds record all year: 11 of the last 18 were recorded October to March and 7 April to August. We list when the home and the document package are ready.

Should I update my Veranda before selling?

Paint, lighting and a deep clean pay back most often. A major remodel rarely returns its cost against a plan median, and any exterior change needs both association and club approval first.

Should I sell my Veranda furnished?

You can offer furniture by a separate bill of sale. Furniture does not appear in the county’s deed price, so we price the real estate first.

Who pays the $12,000 capital contribution?

The buyer, under the club’s rate sheet, along with the $550 transfer fee. The contract controls, and we name both charges in the offer.

Who pays the $550 transfer fee?

The buyer pays it to the club at closing, and the club waives it for buyers who already own in Cedar Hammock (club rate sheet).

Who pays the estoppel fees on a Veranda sale?

By contract custom the seller orders and pays for the estoppel certificates: $150 for the club’s ($250 if needed in under 30 days), plus the Veranda association’s. Florida caps estoppel fees at $299.

How many estoppel certificates does a Veranda sale need?

Two: one from the club and one from your Veranda condominium association. Each states what is owed and any approval requirement.

Who pays title insurance on a Veranda sale?

In Collier County the buyer customarily pays the owner’s title policy, and the seller pays the documentary stamps on the deed. The contract controls.

What documents must I give a Veranda buyer?

Under Florida Statute 718.503(2): the declaration, the articles, the bylaws and rules, the latest annual financial statement and budget, and the frequently asked questions and answers document. We gather them before listing.

How long can a Veranda buyer cancel after getting the documents?

Seven days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents (Florida Statute 718.503).

Do I owe a buyer a milestone inspection or a reserve study?

Not for a Veranda building. Both statutes start at three habitable stories, and the Veranda buildings are two-story.

Does the $415 special assessment pass to my buyer?

On a home still enrolled, yes: the club says it continues with a buyer, who cannot prepay it. Some Veranda sellers have paid it in full, and the club’s estoppel shows your unit’s status.

Can I sell my Veranda with a special assessment pending?

Yes. Disclose it, and the estoppel will state it. The contract decides who pays installments due after closing.

What flood disclosure do I owe a Veranda buyer?

Florida Statute 689.302 requires a residential seller to disclose, at or before signing, any known flooding damage during ownership, any flood insurance claim and any federal flood assistance (Florida Statutes 689.302).

Does my flood zone affect my Veranda price?

It can affect a financed buyer’s insurance cost. Flood status varies by address at Cedar Hammock, so we pull your address on FEMA’s map and ask for any elevation certificate before listing.

Do I need my Veranda association’s approval to sell?

Only if your declaration requires it, and the Veranda declarations are not published. The association’s estoppel states any approval step.

Can I sell my Veranda with a tenant in place?

Yes. The lease transfers with the sale, and the buyer takes on its terms. We show the lease and the club’s lease type, Transferee or Renter, to every buyer.

Can I sell my Veranda to a buyer who plans to rent?

Yes, within the 30-day minimum and your declaration’s limits. Under Florida Statute 718.110(13), a later leasing amendment binds a buyer who takes title after it takes effect.

Can I hold an open house at Veranda?

Yes, on Saturday and Sunday from 1:00 PM to 4:00 PM with club-issued signs from the gate house and one sign at the unit, under the club’s signage policy.

How do I price my Veranda against a Terrace?

You do not. A Terrace is a smaller four-story condominium with a $260,000 county median, and a Veranda buyer compares Veranda homes of the same plan.

Will the Exit 101 construction affect my sale?

It affects drive times toward I-75 until FDOT’s estimated completion in early 2027. We give buyers the free-flow times and the project page so they can judge.

Can I sell my Veranda off market?

Yes. We offer discreet, off-market marketing to our qualified-buyer database when a sale needs to stay quiet.

What does McGreevy and Comisar do differently on a Veranda listing?

We price by plan and condominium, gather both estoppels and the condominium package before the first showing, show the buyer’s $12,550 club charges up front, and market with video, drone and photography, as Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.

Sources and Authoritative References

Every Veranda at Cedar Hammock fact on this page traces to a primary public record: the club’s own pages and documents, the district’s budgets, audit and ordinance, Florida statutes and agencies, FEMA and National Weather Service records, the school district, FDOT and county records and the county’s published data files. Each was retrieved on November 5, 2026 unless noted; listing portals and brokerage sites are excluded.

1. Cedar Hammock Golf and Country Club, home page
2. Club About Us
3. Club Amenities
4. Club Real Estate page
5. Club Contact Us
6. Club Dress Code
7. Club Rate Sheet (PDF, undated; file created March 3, 2026)
8. Club Lease Application, October 2026 (PDF)
9. Club Real Estate Signage Policy (PDF)
10. Club Lease Application 2026, fillable (PDF)
11. Cedar Hammock CDD, home page
12. CDD Finances
13. CDD About the CDD
14. CDD Contacts
15. CDD Documents
16. CDD FY2027 Adopted Budget (PDF)
17. CDD FY2026 Adopted Budget (PDF)
18. CDD Agenda Package, November 10, 2026 (PDF)
19. CDD Agenda Package, May 10, 2021, with the FY2022 budget unit table (PDF)
20. Collier County Ordinance 99-81 establishing the CDD (PDF)
21. CDD 1999 Public Facilities Report (PDF)
22. CDD district maps (PDF)
23. Florida Auditor General, Cedar Hammock CDD FY2025 audit (PDF)
24. Amended and Restated Declaration, Articles and Bylaws of the club, recorded May 20, 2015, O.R. Book 5153, Page 3064 (hosted copy)
25. Cedar Hammock Rules and Regulations, 2017 (PDF)
26. Request for Architectural Change form, effective January 1, 2012 (PDF)
27. Florida DBPR condominium extract
28. Florida DBPR estoppel certificate fee schedule (PDF)
29. Florida Division of Condominiums, milestone inspection and SIRS reporting
30. Florida Statutes 718.503, disclosure prior to sale
31. Florida Statutes 718.110, amendment of declarations
32. Florida Statutes 718.111, the association and official records
33. Florida Statutes 718.112, bylaws and structural integrity reserve study
34. Florida Statutes 718.116, assessments and estoppel
35. Florida Statutes 553.899, milestone inspections
36. Florida Statutes 627.0629, wind mitigation credits
37. Florida Statutes 689.302, flood disclosure in residential sales
38. Florida Senate, 2023 SB 154 bill analysis
39. HUD, Housing for Older Persons Act summary (PDF)
40. 24 CFR 100.305, 80 percent occupancy (PDF)
41. Florida Commission on Human Relations, 55 and older housing
42. Fannie Mae Selling Guide B4-2.1-03, ineligible projects
43. FEMA glossary, Zone AH
44. FEMA Flood Map Service Center
45. Federal Register notice of preliminary flood maps, December 18, 2025
46. Collier County, proposed flood insurance rate map notice, August 2026
47. Florida Division of Emergency Management, Know Your Zone
48. National Hurricane Center, Hurricane Irma report (PDF)
49. National Hurricane Center, Hurricane Ian report (PDF)
50. National Weather Service Miami, Hurricane Ian summary (PDF)
51. National Weather Service Miami, Hurricane Helene impact narratives (PDF)
52. National Weather Service Miami, Hurricane Milton impact narratives (PDF)
53. Citizens Property Insurance, updated flood requirements
54. Citizens Property Insurance, July 2026 rate, rule and wind loss mitigation updates
55. InsuranceNewsNet, condominium association insurance costs (Office of Insurance Regulation data)
56. International Code Council, Florida Building Code history (PDF)
57. Collier County Tax Collector, real estate property taxes
58. Collier County Public Schools, attendance boundaries
59. Collier County Public Schools, school district grades
60. Collier County Public Schools, 2025-2026 School and District Grades (PDF)
61. Collier County Public Schools, address lookup service
62. Calusa Park Elementary School
63. East Naples Middle School
64. Lely High School
65. Seacrest Country Day School
66. Physicians Regional Medical Center, Collier Boulevard
67. NCH Healthcare System, emergency services
68. Florida Department of Health, Florida trauma centers list (PDF)
69. Greater Naples Fire Rescue District, station locations
70. FDOT, I-75 at Collier Boulevard interchange, project 425843-2
71. Collier County 2025 Annual Update and Inventory Report (PDF)
72. Collier County PUD Master List, February 26, 2026 (PDF)
73. Collier MPO, Transportation Improvement Program
74. Collier County Clerk, Planning Commission notices
75. Florida Fish and Wildlife Conservation Commission, alligators
76. Florida Administrative Code Rule 68A-25.001
77. Naples Botanical Garden, visit information
78. Collier Area Transit
79. Collier County interface files of October 27, 2026 (parcel roll, qualified sales, 2026 millage table), county public data release, newest recorded sale October 16, 2026
80. Southwest Florida MLS Matrix export of September 29, 2026, Development CEDAR HAMMOCK, closed in the prior 365 days plus actives at export
81. OSRM free-flow routing from the Davis Boulevard gate
82. OpenStreetMap map data
83. FEMA National Flood Hazard Layer 16-address check of October 30, 2026, panel 12021C0414J

Downloadable Documents

Veranda at Cedar Hammock’s governing and public records are online: the club’s rate sheet, lease packet and recorded covenants, the district’s budgets and audit, the state’s condominium registry and the statutes that govern a Veranda resale. Each link opens the official source; the Declaration is a hosted copy of the recorded instrument.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Veranda at Cedar Hammock. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.