The Villas at Cedar Hammock are 176 attached villas on Cedar Hammock Boulevard, Buttonwood Way and Cordgrass Way in Naples, built 2000 to 2005, with bundled golf and every villa sale since 2021 listed. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Cedar Hammock villa owners call when they are ready to sell, and the team buyers call when they want the record before they tour: what the last villa sales actually recorded at, who fixes the roof and who insures it, what the club, the district and the villa association each bill, and which villa streets sit in which flood zone. The Villas at Cedar Hammock is a neighborhood of 176 attached villas inside the master-planned community of Cedar Hammock in Naples, Florida. The villas are the largest homes in Cedar Hammock that share a wall, between the two condominium blocks and the 65 single-family houses, and every one of them carries the same bundled golf club membership as the rest of the gate.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they are Top 1% Real Estate Agents Nationally Since 2008. This page is built from the recorded Villas III declaration and bylaws, the club’s recorded Declaration and rate sheet, the community development district’s adopted budget, the Collier County parcel roll and every qualified villa sale the county recorded in the last five years, the dated Southwest Florida MLS export, a FEMA flood check that covered all three villa streets, 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 villa and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the plat-by-plat, rule-by-rule and bill-by-bill detail below tells you whether a Cedar Hammock villa fits before you drive through the gate on Davis Boulevard.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
McGreevy and Comisar are the best realtor for The Villas at Cedar Hammock because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a villa market read built on all 22 qualified villa sales of the last five years and the recorded villa documents.
If you’re searching for the best realtor for The Villas at Cedar Hammock in Cedar Hammock, Naples, whether you’re ready to sell your Cedar Hammock villa 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.
Recent villa track record: In the last 12 months we tracked 2 villa sales in the Collier County record (qualified sales from October 17, 2025 to October 16, 2026), at $705,000 on Buttonwood Way and $775,000 on Cedar Hammock Boulevard, the highest villa price in the county’s five-year record. Two sales are too few for a median, so we widen the window: 10 villa sales in 24 months at a $702,500 median ($600,000 to $775,000) and 22 in 60 months at a $662,500 median ($552,000 to $775,000), per Collier County interface files dated October 27, 2026. The one villa the Southwest Florida MLS shows as marketed and closed in its September 29, 2026 export sold at 97.2% of its list price after 26 days on market.
For villa 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 the villas we also build the paperwork file before the first showing: the estoppel certificates for your villa association and for the club, the roof history your association can document, the flood zone for your street, the club’s $12,000 resale capital contribution the buyer will pay, and the villa association’s own rules on approval, leasing and signs. A villa sale with only a handful of comparable closings a year is won on preparation.
For villa buyers: the first question at the villas is which plat and street, because that decides which of the four villa associations you join. The second is the regime: at Villas III the recorded declaration makes the owner insure the whole villa and makes the association replace the roof, a split that changes your insurance quote. The third is the bill stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific villa; we answer them below.
Honors and recognition:
Selling your villa at Cedar Hammock? Get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. Our Cedar Hammock seller guide walks through the sale step by step.
Buying a villa at Cedar Hammock? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Naples, or start with our guide to buying a home in Cedar Hammock.
The Villas at Cedar Hammock in one screen: the count, the plats, the prices, the bill stack, the flood map and the rules, each figure sourced below in the section that proves it, so a buyer or seller can see the whole villa picture before reading the detail.
The Villas at Cedar Hammock guide runs from the market and the homes to the documents, the fees, the storm record and the sale itself. Use the list below to jump to the section you need; each one opens with a short answer and then the sourced detail behind it.
Living in The Villas at Cedar Hammock means an attached home on its own platted lot, a villa association that cuts the lawn and replaces the roof, and automatic membership in Cedar Hammock Golf and Country Club. The villas sit on three streets inside one gate on Davis Boulevard in East Naples, ZIP code 34112.
The Villas at Cedar Hammock are 176 attached homes built in pairs that share a party wall. The community development district classes them as “duplex” units in its budget table, the county roll codes them with the condominium use code, and the Villas III declaration describes “single family Villas, grouped in pairs of attached residences” on individual lots (Villas III Declaration, Official Records Book 3070, Page 2504). In plain terms, each owner holds a lot and the villa on it, and two villas share one roofline.
The county roll places the villas on four plat units. The main CEDAR HAMMOCK plat carries 64 villas on Cedar Hammock Boulevard, built 2000 to 2003. CEDAR HAMMOCK UNIT 2 carries 26 villas on the even-numbered side of Buttonwood Way, built 2001 to 2002. CEDAR HAMMOCK UNIT 3 carries 62 villas on Cordgrass Way, built 2002 to 2005. CEDAR HAMMOCK UNIT 6 carries 24 villas on the odd-numbered side of Buttonwood Way, built 2004 to 2005. The total is 176 (Collier County parcel roll, October 27, 2026).
Cordgrass Way is the only villa street whose association is proven by its own documents: the Villas III Homeowners’ Association says it “serves 62 residences on Cordgrass Way,” which equals the 62 villas the county roll shows on Unit 3 (Villas III Homeowners’ Association). The other three villa associations are Villas I, II and IV. Which of them governs Cedar Hammock Boulevard and which governs each side of Buttonwood Way is not published in the sources we read, so we do not match them by number. Your estoppel certificate and recorded deed will name the association for your address.
Buttonwood Way is the one street where villa owners have condominium neighbors. Veranda III, a 48-unit two-story condominium, sits on the same street as the two Buttonwood villa plats, so a Buttonwood Way address can be a condominium or a villa. Read the legal description, not the street name, before you compare prices. The two-story condominium block has its own page: Veranda at Cedar Hammock.
Every villa owner is a member of Cedar Hammock Golf and Country Club. The Villas III declaration says that “by taking title to a Lot, an owner also becomes a member of Cedar Hammock Golf & Country Club, Inc.,” and the club describes itself as a bundled community with “no other categories of membership” (club About Us page, read November 5, 2026). The golf course, clubhouse, four pools, tennis, bocce and fitness center are the same for a villa owner as for any other Cedar Hammock owner.
The villa association handles lawns, landscaping and irrigation on the lots, and repaints and re-roofs the villas as they wear, per the Villas III declaration (section 7.2). The owner handles everything inside the villa, the windows and doors, and any storm damage. Cars park in garages and on paved driveways; Villas III’s 2025 application form says there is no on-street parking and no trucks, boats or trailers on the street or in driveways. Cordgrass Way ends in a cul-de-sac, where the Villas III board scheduled its owners’ group photograph for February 28, 2026 (Villas III invitation).
Villas at Cedar Hammock recorded 2 qualified sales in the twelve months to October 16, 2026, at $705,000 and $775,000, and 10 in 24 months at a $702,500 median. Villas are the thinnest-trading block in Cedar Hammock after the single-family homes, so we list every sale.
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 sit behind this section, and we never add them together. The Collier County record counts qualified, improved sales from the county’s interface files dated October 27, 2026, with prices per county heated square foot. The Southwest Florida MLS record is a Matrix export saved September 29, 2026, with prices per MLS living square foot. The windows differ and the square-foot denominators differ, so each figure below names its record.
With fewer than ten sales, a median would mislead, so here are both qualified villa sales the county recorded from October 17, 2025 to October 16, 2026 (Collier County interface files, October 27, 2026).
Month | Plat | Street | Heated sq ft | Price | Per county heated sq ft |
|---|---|---|---|---|---|
October 2025 | Unit 2 | Buttonwood Way | 1,865 | $705,000 | $378.02 |
May 2026 | Main plat | Cedar Hammock Boulevard | 1,705 | $775,000 | $454.55 |
The May 2026 Boulevard sale at $775,000 is the highest villa price in the county’s five-year record for Cedar Hammock, and it was a 1,705 square foot villa, the most common size.
Widening the window to 24 months gives ten qualified villa sales from October 17, 2024 to October 16, 2026, at a $702,500 median, a $600,000 low and a $775,000 high, and a median of $394.29 per county heated square foot (Collier County interface files, October 27, 2026). We tracked every one of those ten sales; they are the T24 rows in the full table below.
We tracked all 22 qualified villa sales the county recorded in the 60 months from October 17, 2021 to October 16, 2026: a $662,500 median, from $552,000 to $775,000, and a median of $375.33 per county heated square foot. Street names only; no house numbers.
Month | Plat | Street | Heated sq ft | Year built | Price | Per county heated sq ft |
|---|---|---|---|---|---|---|
April 2022 | Unit 2 | Buttonwood Way | 1,705 | 2001 | $555,000 | $325.51 |
April 2022 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $600,000 | $351.91 |
April 2022 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $552,000 | $323.75 |
May 2022 | Unit 2 | Buttonwood Way | 1,865 | 2002 | $681,000 | $365.15 |
September 2022 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $595,000 | $348.97 |
January 2023 | Main plat | Cedar Hammock Boulevard | 1,705 | 2003 | $600,000 | $351.91 |
February 2023 | Main plat | Cedar Hammock Boulevard | 1,727 | 2000 | $660,000 | $382.17 |
February 2023 | Main plat | Cedar Hammock Boulevard | 1,705 | 2000 | $575,000 | $337.24 |
June 2023 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $625,000 | $366.57 |
September 2023 | Unit 3 | Cordgrass Way | 1,765 | 2004 | $672,000 | $380.74 |
June 2024 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $741,000 | $434.60 |
August 2024 | Unit 3 | Cordgrass Way | 1,705 | 2002 | $748,000 | $438.71 |
October 2024 | Unit 2 | Buttonwood Way | 1,765 | 2001 | $659,900 | $373.88 |
January 2025 | Main plat | Cedar Hammock Boulevard | 1,765 | 2000 | $665,000 | $376.77 |
March 2025 | Unit 6 | Buttonwood Way | 1,705 | 2004 | $759,000 | $445.16 |
March 2025 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $748,400 | $438.94 |
March 2025 | Unit 3 | Cordgrass Way | 1,705 | 2002 | $760,000 | $445.75 |
April 2025 | Unit 3 | Cordgrass Way | 1,765 | 2003 | $655,000 | $371.10 |
May 2025 | Main plat | Cedar Hammock Boulevard | 1,705 | 2000 | $700,000 | $410.56 |
August 2025 | Main plat | Cedar Hammock Boulevard | 1,705 | 2000 | $600,000 | $351.91 |
October 2025 | Unit 2 | Buttonwood Way | 1,865 | 2001 | $705,000 | $378.02 |
May 2026 | Main plat | Cedar Hammock Boulevard | 1,705 | 2001 | $775,000 | $454.55 |
Source: Collier County interface files of October 27, 2026, qualified improved sales on the CEDAR HAMMOCK main plat and Units 2, 3 and 6 with the villa use code. By plat over the 60 months, our count from the table: 13 sales on the main plat, 4 on Unit 2, 4 on Unit 3 (Cordgrass Way) and 1 on Unit 6.
The same county file, read by calendar year, shows how far villa prices moved, with the caution that some years hold only three to five sales (Collier County interface files, October 27, 2026; 2026 runs to October 16).
Year | Villa sales | Median price | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
2015 | 11 | $355,000 | $325,000 | $400,000 | $208.21 |
2016 | 9 | $385,000 | $357,500 | $410,500 | $214.08 |
2017 | 7 | $375,000 | $350,000 | $413,500 | $219.94 |
2018 | 10 | $386,000 | $360,000 | $480,000 | $219.94 |
2019 | 6 | $377,500 | $353,900 | $429,900 | $221.41 |
2020 | 9 | $387,500 | $320,000 | $425,000 | $226.63 |
2021 | 8 | $384,950 | $320,000 | $485,000 | $220.88 |
2022 | 5 | $595,000 | $552,000 | $681,000 | $348.97 |
2023 | 5 | $625,000 | $575,000 | $672,000 | $366.57 |
2024 | 3 | $741,000 | $659,900 | $748,000 | $434.60 |
2025 | 8 | $702,500 | $600,000 | $760,000 | $394.29 |
2026 | 1 | $775,000 | $775,000 | $775,000 | $454.55 |
Villa medians held between $355,000 and $387,500 from 2015 through 2021 and then stepped up to $595,000 in 2022. Read the 2024 and 2026 rows as three sales and one sale, not as a trend.
In the Matrix export of September 29, 2026 (Development CEDAR HAMMOCK, closings in the prior 365 days), two villas closed under the MLS subdivision name CEDAR HAMMOCK, as the MLS labels them. One on Cedar Hammock Boulevard, 1,705 living square feet and listed as two bedrooms plus a den and two baths, closed December 5, 2025 at $685,000 against a $705,000 list price after 26 days on market: 97.2% of list (our arithmetic: $685,000 divided by $705,000). One on Buttonwood Way, 1,884 living square feet, closed October 21, 2025 at $705,000; it was entered after closing and was not marketed through the MLS, so it counts in the closings and prices but not in days on market or sale-to-list. No villa was listed for sale in that export; the one active listing under the CEDAR HAMMOCK subdivision name was a house on Cedar Hammock Court, a single-family street.
The county record and the MLS record differ here, and we name the difference rather than blend it. The Buttonwood sale appears in both at $705,000, at 1,865 county heated square feet and 1,884 MLS living square feet. The December 2025 Boulevard closing at $685,000 appears in the MLS but not in the county’s qualified sales list for the window, so it does not count in any county figure on this page. A fresh Matrix pull is queued, and the export date above stays on every MLS figure until it lands.
Within one size, villa prices still spread widely. In the county’s 24-month file, the six 1,705 square foot villas sold from $600,000 to $775,000 at a $753,700 median, the three 1,765 square foot villas from $655,000 to $665,000 at $659,900, and the one 1,865 square foot villa at $705,000 (Collier County interface files, October 27, 2026). The $175,000 spread among same-size villas (our arithmetic: $775,000 minus $600,000) is why condition, kitchen and bath updates, roof age, the lot’s view and the plat move a villa’s price more than its square footage.
The county file holds 21 villa parcels that sold twice with the later sale since October 2021. These are nominal prices over different holding periods, so we never annualize them or call them the market’s appreciation. A few, by street: a Cordgrass Way villa bought in February 2015 for $355,000 sold in March 2025 for $760,000 (+114.1%); a Buttonwood Way villa bought in June 2004 for $410,000 sold in October 2025 for $705,000 (+72.0%); a Cedar Hammock Boulevard villa bought in April 2022 for $552,000 sold in June 2024 for $741,000 (+34.2%), the smallest gain in the villa pairs. None of the 21 villa pairs shows a loss, while six Terrace pairs in the same file do (Collier County interface files, October 27, 2026).
Ten villa sales in 24 months out of 176 villas is 5.7% of the villas changing hands in two years (our arithmetic: 10 divided by 176). The two condominium blocks turned over faster in the same county window: Terrace 30 sales of 330 units (9.1%) and Veranda 25 of 228 (11.0%). For a seller, scarcity cuts both ways: few competing villas, and few recent sales for an appraiser to lean on, which is why we document every comparable villa sale in the pricing file.
With two villa sales a year in the county record, the price of a Cedar Hammock villa is set by a short list of comparable sales and by the paperwork. If you own a villa on Cedar Hammock Boulevard, Buttonwood Way or Cordgrass Way, get a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Naples.
The Villas at Cedar Hammock came from U.S. Home Corporation’s 1998 Cedar Hammock plan, which entitled 799 homes on about 419 acres and paired four-story and two-story condominiums with duplex villas and single-family lots. The villas were built across four plats from 2000 to 2005, the Cordgrass Way group last.
The recorded paper names U.S. Home Corporation, which Lennar acquired in May 2000, as the developer: it petitioned for the community development district (Ordinance 99-81) and signed the Villas III declaration as declarant. The district’s 1999 engineer’s report describes “a mixture of single and two family units, two-story and four story condominium units, an 18-hole golf course” within “a maximum of 799 dwelling units” (1999 Public Facilities Report). The two-family units are the villas.
The county roll dates the villas plat by plat. On the main plat along Cedar Hammock Boulevard, 32 villas were built in 2000, 28 in 2001, 2 in 2002 and 2 in 2003. On Unit 2 (Buttonwood Way, even side), 16 were built in 2001 and 10 in 2002. On Unit 3 (Cordgrass Way), 28 in 2002, 16 in 2003, 16 in 2004 and 2 in 2005. On Unit 6 (Buttonwood Way, odd side), 22 in 2004 and 2 in 2005 (Collier County parcel roll, October 27, 2026). The Boulevard villas are the oldest; the Unit 6 and later Cordgrass villas are the newest.
The only villa declaration we read is the one for Cordgrass Way. It was made by U.S. Home Corporation, a Delaware corporation, recorded January 11, 2002 as instrument 3012263 at Official Records Book 3070, Page 2504, with its bylaws starting at Page 2539 (Villas III Declaration; Villas III Bylaws). The association’s site says it “was established by Declaration in July, 2002” and “is represented on the Cedar Hammock Master Board of Directors” (Villas III about page). The declarations for Villas I, II and IV were not read for this page.
A villa at Cedar Hammock is an attached home of 1,705 to 2,165 heated square feet on its own lot, paired with one neighbor under a shared roof, with a garage and a paved driveway. Most are 1,705 square feet, and the sizes run only slightly larger on the main plat and Unit 2.
The county roll lists these heated sizes (Collier County parcel roll, October 27, 2026):
Plat | Street | 1,705 | 1,727 | 1,765 | 1,865 | 1,884 | 1,892 | 2,165 | Total |
|---|---|---|---|---|---|---|---|---|---|
Main plat | Cedar Hammock Boulevard | 43 | 5 | 10 | 3 | 1 | 1 | 1 | 64 |
Unit 2 | Buttonwood Way, even side | 15 | 0 | 2 | 6 | 1 | 0 | 2 | 26 |
Unit 3 | Cordgrass Way | 43 | 0 | 10 | 9 | 0 | 0 | 0 | 62 |
Unit 6 | Buttonwood Way, odd side | 15 | 0 | 3 | 6 | 0 | 0 | 0 | 24 |
That is 116 villas at 1,705 square feet, 65.9% of the 176 (our arithmetic: 43 + 15 + 43 + 15 = 116; 116 divided by 176). Only three villas reach 2,165 square feet, all on the main plat and Unit 2.
Neither the county roll nor the club, district or Villas III documents publish floor plans or model names. The two villa listings in the September 29, 2026 MLS export were each entered as two bedrooms plus a den and two baths, one at 1,705 and one at 1,884 living square feet. Marketing model names that circulate on listing sites are not a primary source, so this page prints sizes and not plan names; ask for the listing’s floor plan and confirm the room count at the showing.
The Villas III declaration refers to the villas’ garages and privacy walls, requires driveways to be paved with concrete, pavers or another hard surface, and makes driveway repair and replacement the association’s job (sections 7.2 and 11.11). It also says lanais and porches are not for drying clothes, outdoor cooking or storing bicycles (section 11.7). Garage use matters more here than in a condominium, because Villas III bars trucks, boats and trailers outside a garage.
Some villa lots touch protected land. The Villas III declaration warns in capital letters that lots “may contain or abut conservation areas” under recorded conservation easements, which may not be altered except to remove exotic plants, and it bars owners from filling, diking or pumping from the lakes and drainage areas (sections 11.17 and 11.19). Irrigation runs on a non-potable line and private wells are not allowed (section 11.12).
A villa at Cedar Hammock comes with full membership in Cedar Hammock Golf and Country Club: an 18-hole, par 72 course of 6,680 yards, four pools, four Har-Tru tennis courts, two bocce courts, a two-story fitness center and club dining, per the club Declaration and the Villas III Declaration. No villa association publishes a pool or clubhouse of its own.
Four layers serve a Cedar Hammock villa, and each one bills and maintains different things. The split below comes from the Villas III declaration, the club’s documents and the district’s services page.
Item | Who owns or maintains it | Source |
|---|---|---|
Golf course, clubhouse, four pools, tennis, bocce, fitness, dining | Club; every owner is a member | |
Main gate on Davis Boulevard and gate house | Club | |
Roads, lakes, irrigation system, lighting, bulkheads and bridges | Cedar Hammock Community Development District | |
Villa roofs, exterior paint, structure for wear and tear, driveways, lawns, landscaping and lot irrigation | Villa association (at Villas III, Declaration sections 7.2, 11.11 and 11.13) | |
Interior, windows, glass, screens, doors, locks, mechanical equipment, storm repairs and full insurance | Villa owner (at Villas III, sections 7.2(B) and 8.1) | Same declaration |
The shared party wall | Both owners, equally (at Villas III, section 9.2) | Same declaration |
Cedar Hammock’s course is an 18-hole, par 72 layout of 6,680 yards from the back tees, credited to Jed Azinger and Gordon Lewis and redesigned by Kipp Schulties (Cedar Hammock Golf and Country Club, read November 5, 2026). Owner golf on the club’s rate sheet is $25 for 18 holes with a cart and $17.80 for 9 holes, with sales tax extra, and bag storage is $130 a year (club rate sheet, undated, read November 2026). Water comes into play on most holes.
The club lists four resort-style pools including the main clubhouse pool, four Har-Tru clay tennis courts with a pavilion, two bocce courts and a two-story Fitness and Wellness Center (club amenities page, read November 5, 2026). Pickleball does not appear on any public club page. A villa owner uses all of them on the same terms as every other Cedar Hammock owner, because the club has one class of membership.
No villa association document we read describes a villa-only pool, clubhouse or gate. The club names no marina, boat docks or beach club, and the Villas III declaration bars boats outside a garage (section 11.15). The beaches are a drive: the guide’s free-flow routing from the Davis Boulevard gate puts the Naples Pier at 7.5 road miles and 15 minutes (Cedar Hammock guide).
The HOA fees at The Villas at Cedar Hammock come in four layers: a club bill of $13,674 a year for an enrolled home, a $709.11 district assessment, a further $269.77 county line on villa parcels, and villa association dues that are not published by the associations. A buyer also pays $12,550 to the club at closing.
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 (club rate sheet). District figures come from the FY2027 adopted budget (Cedar Hammock CDD FY2027 adopted budget). Tax-bill lines come from the county roll of October 27, 2026.
Layer | Amount | Period | Who bills it | Source |
|---|---|---|---|---|
Club annual assessment | $9,788 | Per year, 4 x $2,447 | Club | Club rate sheet, undated |
Club cable and internet | $1,226 | Per year, 4 x $306.50 | Club | Club rate sheet, undated |
Food and beverage minimum | $1,000 | Per year | Club | Club rate sheet, undated |
Club special assessment | $415 | Per quarter through 2032 ($1,660 a year) | Club | Club rate sheet, undated |
CDD operations and maintenance | $709.11 | Per year, on the tax bill | Cedar Hammock CDD | FY2027 adopted budget |
County non-ad valorem line on villa parcels | $269.77 more ($978.88 in total) | Per year, on the tax bill | Collier County tax roll | County roll, October 27, 2026; the roll does not name the line |
Villa association dues | Not published | Quarterly, paid to your villa association | Your villa association | Association budget and estoppel |
Property tax | 10.3696 mills in millage area 105 | Per year | Collier County Tax Collector | County millage table, 2026 |
The club says neighborhood dues are “paid quarterly directly to your HOA, not to Cedar Hammock,” and that they vary. None of the four villa associations publishes its budget or its quarterly dues, so we print no figure; a dues number on a listing site is not a source. The Villas III bylaws set the association’s fiscal year from January 1 and collect regular assessments in quarterly installments (bylaws sections 6.5 and 6.11).
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 property. Add the $709.11 district assessment and the $269.77 county line on villa parcels: $13,674 + $709.11 + $269.77 = $14,652.88 a year, about $1,221.07 a month ($14,652.88 divided by 12), before villa association dues and property tax.
Our arithmetic from the rate sheet: the $12,000 resale capital contribution plus the $550 club transfer fee make $12,550 payable to the club by the buyer at closing. The club’s declaration makes the resale capital contribution “the legal obligation of the transferee” (Amended and Restated Declaration section 9.11, recorded May 20, 2015, hosted copy). The $150 club estoppel ($250 if under 30 days) is a seller-side cost by custom, and Villas III adds its own $150 application fee for a purchase. In Collier County the buyer customarily pays the owner’s title policy; the purchase contract controls who pays each charge.
The club bills a special assessment of $415 a quarter through 2032. The rate sheet says not all properties are enrolled, the assessment continues with a buyer, and a buyer cannot prepay it (club rate sheet). Whether a given villa is enrolled is answered by the club’s estoppel certificate for that address, and we put that answer in the listing file before the first showing.
Property tax here is an illustration, not a quote. All Cedar Hammock parcels sit in millage area 105 at 10.3696 mills for 2026 (Collier County millage table, 2026 certified roll). Assume a non-homestead owner whose taxable value happens to equal the $702,500 villa median of the last 24 months. Our arithmetic: $702,500 divided by 1,000, times 10.3696, equals $7,284.64, before the $978.88 of non-ad valorem lines. A homestead exemption and the county’s assessed value, which is often below a sale price, change the real bill; check the Collier County Tax Collector for the actual parcel.
Because the club bill is the same for every Cedar Hammock home, it is a smaller share of a villa’s price than of a condominium’s: $13,674 is 1.9% of the $702,500 villa median and 3.4% of the $400,000 Veranda median over the same 24 months (our arithmetic: $13,674 divided by each median). That is one reason the villas hold a price per square foot well above the condominiums, and why we show buyers the whole bill stack, not the price alone.
The Villas at Cedar Hammock are governed in three tiers: four villa associations (Villas I to IV), the Cedar Hammock Golf and Country Club, which every owner joins, and the Cedar Hammock Community Development District. Each villa association has its own declaration, board and dues.
The club’s rate sheet says “Cedar Hammock comprises 17 different HOA associations,” and the four villa associations are four of them: six Terrace condominiums, five Veranda condominiums, four villa associations and two single-family homeowners associations (our arithmetic: 6 + 5 + 4 + 2 = 17; club rate sheet).
Villa group | Plat | Street | Villas | Built | What is proven |
|---|---|---|---|---|---|
Villas III | Unit 3 | Cordgrass Way | 62 | 2002 to 2005 | Association site and recorded declaration; 62 matches the roll |
One of Villas I, II, IV | Main plat | Cedar Hammock Boulevard | 64 | 2000 to 2003 | Roll; association number not published |
One of Villas I, II, IV | Unit 2 | Buttonwood Way, even side | 26 | 2001 to 2002 | Roll; association number not published |
One of Villas I, II, IV | Unit 6 | Buttonwood Way, odd side | 24 | 2004 to 2005 | Roll; association number not published |
Sources: Collier County parcel roll, October 27, 2026; Villas III Homeowners’ Association.
Villas III at Cedar Hammock Homeowners Association, Inc. is “a Florida corporation not for profit organized for the purpose of serving as a residential neighborhood homeowners’ association,” with a board of three directors and an annual meeting in the first three months of each year (Villas III Bylaws sections 1, 3.1 and 4.1, Official Records Book 3070, Page 2539). Its 2025 application form gives its manager as Resort Management, 2685 Horseshoe Dr. S, #215, Naples, FL 34104, (239) 649-5526 (Villas III application form, revision of February 3, 2025). The association’s site posts its declaration, bylaws, forms and galleries, including one titled “Cordgrass Reroofing 2020.”
The club’s 2017 Rules and Regulations listed American Property Management for Villas 1, 3 and 4 and Newell Property Management for Villas 2 as of that date (Rules and Regulations, May 2017). Managers change, and the 2025 Villas III form already names a different firm, so confirm the current manager with each association. The state corporation records for the villa associations could not be read for this page; we confirm the association’s status and its estoppel contact on every villa listing.
Cedar Hammock Golf and Country Club, Inc. is a Florida not-for-profit corporation, incorporated April 21, 1999. Its original declaration was recorded September 23, 1999 (Official Records Book 2594, Page 2141), and the Amended and Restated Declaration, Articles and Bylaws were recorded May 20, 2015 (instrument 5124557, Official Records Book 5153, Page 3064), hosted at villas3hoa.com. The Villas III declaration (section 13.1) says club assessments “are collected directly by the Club from each member,” separately from villa dues.
The Cedar Hammock Community Development District was established by Collier Ordinance 99-81 on November 23, 1999, and charges $709.11 per unit for FY2027 to every class, including the 176 “duplex” villas, up 7.59% from $659.11 in FY2026 (CDD about page; FY2027 adopted budget). Its FY2025 audit shows no bond debt (Florida Auditor General).
The Villas at Cedar Hammock look like condominiums on the county roll, which codes all 176 villas with the condominium use code, but Villas III’s recorded documents create a homeowners association under Chapter 720, Florida Statutes, not a Chapter 718 condominium. That difference decides who insures the building and which estoppel law applies.
The Villas III declaration is titled a “Declaration of Covenants, Conditions and Restrictions,” creates villas on individual lots, and ties enforcement to “Chapter 720, Florida Statutes” (section 12). Its bylaws call the association “a residential neighborhood homeowners’ association.” No villa document we read uses the words “a condominium,” while every Terrace and Veranda declaration on the county roll does. A roll use code is a tax label, not proof of a condominium declaration.
Under Chapter 720 the owner holds title to the lot and the villa, insures the villa, and receives the homeowners association disclosure summary of section 720.401 before signing the contract (Florida Statutes 720.401). Estoppel certificates run under section 720.30851, not section 718.116 (Florida Statutes 720.30851). The association’s budget and reserves follow section 720.303, which lets an association fund reserves but does not require the structural integrity reserve study that applies to tall condominium buildings (Florida Statutes 720.303).
The declarations for Villas I, II and IV were not read for this page. The same developer built all four groups on the same plat-and-lot pattern, and the club’s rate sheet calls all 17 groups “HOA associations,” so the same regime is likely, but likely is not proven. We read the recorded declaration for the exact villa before we price it or write an offer.
The Villas at Cedar Hammock sit under two sets of recorded covenants: the club’s declaration, which binds every Cedar Hammock home, and each villa association’s own declaration. At Villas III the declaration sets who maintains what, the party-wall rules, the insurance duty, signs, vehicles, pets and leasing.
The Villas III declaration draws a clear line between the association and the owner.
Item | Association | Owner |
|---|---|---|
Roof repair, paint and replacement from normal wear and weathering | Yes (section 7.2(B)) | No |
Exterior walls, structural components, privacy walls, garage exteriors | Yes, for wear and tear (7.2(B)) | Storm and casualty damage |
Painting exterior doors, door and window frames, exterior caulking | Yes (7.2(B)) | No |
Windows, glass, screens, doors, hardware and locks | No | Yes (7.2(B)(1)) |
Lawns, landscaping, sprinklers | Yes (7.2(A), 11.13) | No changes without approval |
Driveways and paved parking | Yes, repair and replacement (11.11) | Day-to-day cleaning |
Windstorm, fire, flood, hail, hurricane and sinkhole damage | No | Yes, with any deductible (7.2(B)) |
Full replacement property insurance on the villa | No | Yes (8.1) |
Insurance on the neighborhood common areas | Yes (10.2) | No |
Source: Villas III Declaration, Official Records Book 3070, Page 2504.
The wall on the dividing line between two attached villas is a party wall, the reasonable cost of repairing it is “shared equally by the owners who share the wall,” an owner who exposes the wall to the elements bears the cost of protecting it, and disputes go to binding arbitration under Chapter 682, Florida Statutes (Villas III Declaration sections 9.1 to 9.6).
No exterior change, including grading and landscaping, may be made without the written approval of the villa board and the club’s Architectural Review Committee, and the declaration allows a refusal “based on purely aesthetic reasons.” Only the board’s standard model, color and style of hurricane shutter may be used (section 7.8), and awnings, storm shutters and solar need approval too (section 11.9). The club’s Modification Assurance form makes the owner responsible for a licensed and bonded Collier County contractor and says that on resale “the new owner(s) become responsible for this work” (Modification Assurance, January 1, 2012).
Solar on a Villas III roof also requires a signed Solar Roof Agreement. It recites that the association “is responsible for the maintenance, repair, and replacement of the roofs of the Villas,” puts every solar cost on the owner, lets the association remove the panels at the owner’s expense when it works on the roof, and gives a new owner the choice of signing the agreement or having the panels removed at the seller’s expense with a roof inspection (Villas III Solar Roof Agreement).
The Villas III declaration bars any sign, banner or poster, “including ‘open house’, ‘for sale’ or ‘for rent’ signs,” anywhere on the properties, inside villa windows and in car windows (section 11.6). The club also publishes a real estate signage policy for open houses (club signage policy). A villa sale is marketed without a yard sign, which puts more weight on photography, the MLS and our buyer database.
Commercial trucks, boats, trailers, recreational vehicles, motorcycles and motor homes may not be kept on the Villas III properties unless enclosed in a garage, where “kept” means present for 12 consecutive hours or overnight, and no car may park on grass (section 11.15). The 2025 Villas III form adds that there is no on-street parking and no trucks, pick-ups, commercial vehicles, boats or trailers on the street or in driveways (Villas III application form).
The Villas at Cedar Hammock carry no age restriction in any document we read. The club’s declaration, articles and bylaws, the club’s own site and the Villas III declaration contain no provision registering Cedar Hammock as housing for older persons, so the villas are open to buyers of any age under the documents read.
The federal housing-for-older-persons exemption requires a community to publish and follow a policy showing it intends to operate as 55 and older housing; we found no such policy, declaration clause or registration for Cedar Hammock or its villas (club Amended and Restated Declaration, recorded May 20, 2015; Villas III Declaration). The scanned declarations are imperfect copies, so if age rules matter to your plans, read the certified declaration for the exact villa before you sign.
You can rent out a villa at Cedar Hammock for 30 days or longer, but two layers of approval apply: the club’s lease rules and the villa association’s own. At Villas III, leases need the board president’s review at least 30 days before occupancy, leased villas allow no pets, and occupancy is capped at six people.
No lease may run under 30 consecutive days (club Declaration section 5.24). The club’s lease application offers a Transferee lease, where owner privileges pass to the tenant, or a Renter lease, which carries no access to the clubhouse, golf, pools, tennis, fitness, bocce, practice areas, dining or events except as a member’s guest. The fees are $150 to the neighborhood association and, to the club, $550 for a transferee or $150 for a renter, with the paperwork due 30 days before occupancy (club lease application, October 2026).
The Villas III declaration (section 11.3) sets a 30-consecutive-day minimum, says no lease may begin sooner than 30 days after the start of the last lease, requires a written lease delivered to the association at least 15 days before the term, caps a leased villa at six overnight occupants and bars subleasing; read section 11.3 in full for its occupancy terms. The 2025 application form adds that leases must be for a 30-day minimum “February excepted,” that “no pets are permitted with leased occupancy,” that applications go to the Villas III president at least 30 days before occupancy, and that a late application may incur a $100 administration fee (Villas III application form).
A homeowners association amendment enacted after July 1, 2021 that prohibits or regulates rentals generally binds only owners who take title after it or who consent, but an association may still regulate rentals shorter than six months and may bar renting a parcel more than three times a calendar year for all owners (Florida Statutes 720.306). The rules of Villas I, II and IV were not read for this page, so ask each association for its current leasing rules and any recorded amendment.
Pets at The Villas at Cedar Hammock are limited by the club’s declaration to two household pets, leashed outdoors, and at Villas III to two small domestic pets such as a cat or dog, hand-carried or leashed outside. Leased Villas III homes allow no pets, and the club bars pets from its amenity areas.
The Villas III declaration (section 11.14) also allows caged birds and aquarium fish within reason, makes the owner clean up after the pet, lets the board order the removal of a pet that becomes a nuisance, and bars reptiles, amphibians, poultry, swine and livestock (Villas III Declaration). The club’s rules bar pets from the clubhouse, fitness center, pool areas, tennis courts, golf course and driving range (Rules and Regulations, May 2017). Walking pets on the golf course or cart paths is not allowed.
Flood risk at The Villas at Cedar Hammock depends on the street: a 16-address FEMA check dated October 30, 2026 put the villa addresses checked on Buttonwood Way and Cedar Hammock Boulevard in Zone X and the one on Cordgrass Way in Zone AH. Villa owners insure their whole villa themselves, which shapes every insurance quote.
The guide’s 16-address check of FEMA’s National Flood Hazard Layer, dated October 30, 2026, included three villa addresses, one on each villa street. Thirteen of the sixteen Cedar Hammock addresses returned Zone X and three returned Zone AH, and most records show FIRM panel 12021C0414J, effective February 8, 2024 (Cedar Hammock guide; FEMA Map Service Center).
Villa street | Plat | Addresses checked | FEMA zone | Panel and effective date |
|---|---|---|---|---|
Buttonwood Way | Unit 2 | 1 | Zone X (minimal hazard) | 12021C0414J, February 8, 2024 |
Cedar Hammock Boulevard | Main plat | 1 | Zone X (minimal hazard) | 12021C0414J, February 8, 2024 |
Cordgrass Way | Unit 3 (Villas III) | 1 | Zone AH | 12021C0414J, February 8, 2024 |
The odd side of Buttonwood Way (Unit 6) was not in the sample. One address per street is not a survey of every villa, and FEMA zones can change at the lot line, so look up the exact address on FEMA’s map and ask the seller for an elevation certificate if one exists. FEMA labels Zone AH as shallow flooding with a base flood elevation; the check did not capture a base flood elevation, so this page prints none.
At Villas III the owner “shall at all times maintain full replacement value property insurance on his Villa,” and the owner repairs damage from “windstorm, fire, flood, hail, hurricanes, sinkholes, and other natural disasters” and pays any deductible (Villas III Declaration sections 7.2(B) and 8.1). The association insures only the neighborhood common areas, and flood cover for them is optional (section 10.3). A villa buyer therefore shops for a homeowners policy on the whole structure, not the walls-in condominium policy a Terrace or Veranda buyer buys. If the villa sits in Zone AH and the policy is with Citizens, Citizens requires flood coverage for policies with wind coverage in a Special Flood Hazard Area (Citizens Property Insurance).
The association replaces Villas III roofs as they wear out (section 7.2(B)), and the association’s site carries a “Cordgrass Reroofing 2020” gallery. Storm damage to the roof is the owner’s insured loss, with the owner’s deductible. The roof’s age and the paperwork behind it are the first things a villa buyer’s insurer asks for, so we collect the association’s roof records before a villa goes on the market.
Florida law requires insurers to give actuarially reasonable credits for roof strength, roof-to-wall connections, opening protection and similar features (Florida Statutes 627.0629). The first Florida Building Code was implemented March 1, 2002 (International Code Council). Sixty of the 64 Boulevard villas were built in 2000 or 2001, before that date, while all of Unit 6 and most of Cordgrass Way came after (Collier County parcel roll, October 27, 2026). Build year is a clue, not a rating; each villa’s permit file and wind mitigation report decide the credit. The state’s My Safe Florida Home program, set out in Florida Statutes 215.5586, sets its own eligibility rules; check the program before counting on a grant.
No community-specific damage report for Cedar Hammock was published for Irma (2017), Ian (2022), Helene (2024) or Milton (2024) in any source we read. The National Weather Service Miami summary of Ian places surge flooding “over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River” (National Weather Service Miami); Cedar Hammock sits north of US 41 off Davis Boulevard. That is a statement about the published record, not a statement that nothing happened here.
Florida’s milestone inspection law applies to condominium and cooperative buildings of three or more habitable stories (Florida Statutes 553.899), and the structural integrity reserve study applies to condominium buildings three stories or higher (Florida Statutes 718.112). At Cedar Hammock those rules reach the four-story Terrace at Cedar Hammock buildings; the two-story Veranda buildings and the villas fall outside the milestone rule. A villa association’s reserves are governed by its own budget under section 720.303 and, at Villas III, bylaws section 6.4, which lets the board set up reserve accounts.
The Villas at Cedar Hammock are assigned to Calusa Park Elementary, East Naples Middle and Lely High for the 2026-2027 school year: the district’s address lookup returned those three schools for villas on each of the four villa plat units, as for every Cedar Hammock address tested. The district’s 2025-26 grades were A, A and B.
School | Address (district-listed) | Road miles and minutes from the Davis Boulevard gate | State grades, 2021-22 through 2025-26 |
|---|---|---|---|
Calusa Park Elementary | 4600 Santa Barbara Boulevard, Naples, FL 34104 | 2.1 miles, 5 minutes | A, A, A, A, A |
East Naples Middle | 4100 Estey Avenue, Naples, FL 34104 | 4.1 miles, 7 minutes | C, B, A, A, A |
Lely High | 1 Lely High School Boulevard, Naples, FL 34113 | 5.6 miles, 13 minutes | C, B, B, A, B |
Sources: Collier County Public Schools school pages and address lookup, November 5, 2026; school grades from the district’s 2026 accountability release (collierschools.com school district grades); drive times from OSRM free-flow routing, November 5, 2026, as published in the Cedar Hammock guide. Attendance areas are reviewed every year, so confirm the assignment for the exact address with the district’s attendance boundaries page.
Daily logistics at The Villas at Cedar Hammock start at the one staffed gate on Davis Boulevard, run along three villa streets with no on-street parking at Villas III, and reach groceries within about two miles. Lawns and landscaping are the villa association’s job, and trash stays screened from the street.
Cedar Hammock has one main entrance on Davis Boulevard (State Road 84) with a staffed gate house. The club’s 2017 Rules list the gate house at “24 hours per day” and say visiting vehicles are logged by license tag; that is a 2017 document, so confirm current staffing with the club (Rules and Regulations, May 2017). Renters and transferees pick up an RFID gate tag at the club office, and a Villas III renter without an approved application “may experience a denial of access upon arrival at the main entrance” (Villas III application form, note 2). Roads inside are posted at 23 miles per hour.
Straight-line distances from the club at 8660 Cedar Hammock Boulevard to points mapped in OpenStreetMap, as published in the guide (November 2026): Walmart Supercenter 0.5 miles, Aldi 1.5, Publix 1.6, Winn-Dixie 2.4, the Golden Gate City branch library 2.5 and Physicians Regional Medical Center on Collier Boulevard 3.1 (OpenStreetMap). These are straight-line miles, not driving miles. Physicians Regional lists a 24-hour emergency room at 8300 Collier Boulevard (Physicians Regional).
Free-flow routing from the Davis Boulevard gate, run November 5, 2026 for the guide: Naples Pier 7.5 road miles and 15 minutes, Lowdermilk Park 8.4 miles and 17 minutes, Clam Pass Park 12.9 miles and 22 minutes, Delnor-Wiggins Pass State Park 17.7 miles and 29 minutes, and Tigertail Beach on Marco Island 17.6 miles and 32 minutes. Free-flow means no traffic, so season trips take longer.
Trash and recycling containers at Villas III must be screened from the street and from neighboring lots, and personal property may not be left on lawns (section 11.7). Every villa has dual water lines, with irrigation on the non-potable line and outdoor spigots on the potable line (section 11.12). Satellite dishes are allowed within federal rules, with the club able to steer them away from the street (section 11.16).
Inside the gate, nothing new is entitled: the county lists the Cedar Hammock planned unit development as built out at 799 homes. Outside it, the largest project is the Florida Department of Transportation’s rebuild of the I-75 and Collier Boulevard interchange (Exit 101), shown as completing in early 2027 at a $97 million construction cost.
The department’s project page for financial project 425843-2, updated November 5, 2026, lists a $97 million construction cost and an estimated completion of the current phase in “Early 2027,” and says the Davis Boulevard eastbound direct ramp to southbound Collier Boulevard is permanently closed, with the right turn made at the intersection (Florida Department of Transportation). Every trip from the villas toward I-75 passes through this work zone.
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, a planning test rather than measured delay; Davis Boulevard segments near the gate rate C or better (Collier County AUIR). The Collier MPO’s improvement program lists only a landscaping project on Davis Boulevard from Santa Barbara Boulevard to Collier Boulevard (Collier MPO).
The Villas at Cedar Hammock rank second of Cedar Hammock’s four blocks by price and first among the attached products: over 24 months the county recorded a $702,500 villa median at $394.29 per county heated square foot, against $400,000 for Veranda and $286,500 for Terrace. Only the single-family homes sell higher.
The yardstick in the table is the county’s 24-month qualified sales record, October 17, 2024 to October 16, 2026, with the median price per county heated square foot (Collier County interface files, October 27, 2026; Collier County parcel roll for units and sizes).
Block | Product | Units | Heated sq ft | Sales, 24 months | Median price | Median per county heated sq ft | Turnover, 24 months |
|---|---|---|---|---|---|---|---|
Cedar Hammock - The Villas (this page) | Attached villas, 4 associations | 176 | 1,705 to 2,165 | 10 | $702,500 | $394.29 | 5.7% |
Veranda at Cedar Hammock | Two-story condominiums, 5 associations | 228 | 1,414 to 1,661 | 25 | $400,000 | $264.90 | 11.0% |
Terrace at Cedar Hammock | Four-story condominiums, 6 associations | 330 | 1,194 to 1,408 | 30 | $286,500 | $234.07 | 9.1% |
Cedar Hammock single-family homes | Detached houses, 2 associations | 65 | 2,208 to 4,139 | 2 | $950,000 and $1,300,000 (listed, too few for a median) | not stated | 3.1% |
Turnover is our arithmetic: sales in 24 months divided by units. The villa median is about 1.76 times the Veranda median (our arithmetic: $702,500 divided by $400,000), and the villa median per heated square foot is $129.39 above Veranda’s ($394.29 minus $264.90). Read each block on its own page: Terrace at Cedar Hammock, Veranda at Cedar Hammock and Cedar Hammock Single-Family Homes.
Three recorded facts separate a villa from a Veranda or Terrace unit. A villa is larger: the smallest villa, at 1,705 heated square feet, is bigger than the largest Veranda plan of 1,661. A villa owner holds a lot and the whole structure, with no condominium building above or below. And the villas sit outside the milestone inspection and structural reserve-study rules that reach the four-story Terrace buildings. The same club bill applies to all three.
Every block pays the same club bill of $13,674 a year for an enrolled home and the same $709.11 district assessment, uses the same gate, golf course and pools, and draws the same three schools. The differences are the product, the association, the size band and, for Terrace, the condominium inspection law.
The Villas at Cedar Hammock and the Cedar Hammock single-family homes are the two lot-and-house products inside the gate. A villa costs less and hands the roof, paint and lawn to an association; a single-family home is larger, detached and fully the owner’s to maintain, and it trades even less often.
Decision point | The Villas at Cedar Hammock | Cedar Hammock single-family homes |
|---|---|---|
Homes | 176 attached villas on four plats | 65 detached homes on Cedar Hammock Court (33) and Wax Myrtle Run (32) |
Heated size (county roll) | 1,705 to 2,165 sq ft | 2,208 to 4,139 sq ft |
Built | 2000 to 2005 | 2000 to 2024 |
County sales, 24 months | 10, median $702,500 | 2, at $950,000 and $1,300,000 |
County sales, 60 months | 22, median $662,500 | 7, from $633,000 to $1,300,000 |
Roof and exterior paint | Villa association, for wear and tear (Villas III) | Owner |
Lawn and landscaping | Villa association | Per each homeowners association’s documents |
Shared walls | One party wall, costs shared equally | None |
Associations | Four villa associations | Two homeowners associations |
Club bill and CDD | Same $13,674 and $709.11 | Same $13,674 and $709.11 |
County line beyond the CDD | $269.77 | $269.77 |
Flood check, October 30, 2026 | 3 addresses: 2 Zone X, 1 Zone AH | 6 addresses: 5 Zone X, 1 Zone AH |
Sources: Collier County parcel roll and interface files, October 27, 2026; Villas III Declaration; Cedar Hammock guide. Choose a villa if you want the club at a lower entry price with the exterior handled; choose a house if you want more space, no shared wall and full control of the exterior. The detached homes have their own page: Cedar Hammock Single-Family Homes.
The two single-family sales of the last 24 months, at $950,000 and $1,300,000, sit $247,500 and $597,500 above the $702,500 villa median (our arithmetic). With two house sales, that is a gap between two sales and a median, not a market rate, so we price each side from its own sales list.
Owning a villa at Cedar Hammock trades a shared wall and a layered bill for a larger home than any Cedar Hammock condominium, an association that handles the roof and lawn, and a full golf membership. The list below sets out both sides from the recorded documents and the sales record.
Buying a villa at Cedar Hammock follows a fixed order: identify the plat and villa association, read that association’s declaration, get the estoppel figures and the insurance quote, file the villa and club applications, and close with the club’s $12,550 in the settlement statement. Each step below names its document.
Confirm from the legal description whether the villa is on the main plat, Unit 2, Unit 3 or Unit 6, and which villa association governs it. On Buttonwood Way, confirm it is a villa and not a Veranda III condominium.
Read the recorded declaration for that villa group and the homeowners association disclosure summary that section 720.401 requires before the contract is signed. At Villas III, read sections 7 to 11 on maintenance, insurance, party walls, leasing, pets and vehicles.
Price the villa against villa sales only, adjusted for size, roof age, updates and view, and add the club bill, the district assessment, the $269.77 county line and the villa association’s dues from the estoppel.
Get a homeowners quote for the whole structure, with the wind mitigation report and the flood zone for the address, before the inspection period ends. A Zone AH villa may need flood cover.
Submit the villa association’s purchase application (Villas III: $150, with the sales contract) and the club’s paperwork. Villas III’s declaration also requires the seller to give at least seven days’ written notice of the sale with the buyer’s name (section 14.1).
At closing the buyer pays the club’s $12,000 resale capital contribution and $550 transfer fee, and in Collier County the buyer customarily pays the owner’s title policy. Within 30 days the new owner sends the association a copy of the recorded deed (Villas III section 14.1). Call Marc at (239) 287-5873 to start, or read how we represent buyers in Naples; sellers can start with a free Cedar Hammock home valuation.
If you’re searching for a The Villas at Cedar Hammock listing agent, or thinking, ‘I need someone to sell my Cedar Hammock villa…’, McGreevy and Comisar build the villa sale around the short list of comparable villa sales, the association’s documents and the club’s transfer costs, because those decide the price a buyer’s lender and insurer will accept.
McGreevy and Comisar’s credentials as listing agents:
The villa sales record, window by window. In the last 12 months we tracked 2 villa resales in the county record, at $705,000 and $775,000, for $1,480,000 in recorded volume (our arithmetic: $705,000 + $775,000). Over 24 months the county recorded 10 villa sales at a $702,500 median, and over 60 months 22 at $662,500 (Collier County interface files, October 27, 2026). In the Southwest Florida MLS export of September 29, 2026, the one villa marketed and closed in the prior 365 days sold at 97.2% of list after 26 days on market; the other villa closing was entered after closing and was not marketed through the MLS.
What makes a villa sale different. Four things set a Cedar Hammock villa sale apart from a generic Naples sale. The villa association reviews the buyer: Villas III’s form is an “Application for Approval to Lease or Purchase,” and the seller owes the association seven days’ written notice. No sign may go in the yard or the window, so the marketing has to find the buyer. The buyer pays the club $12,550 at closing, which the buyer’s budget must absorb on top of the price. And the buyer’s insurer will price the whole villa, so a documented roof and a wind mitigation report keep a buyer from walking.
Get a free Cedar Hammock home valuation, built from the villa sales on your plat and your size, your roof and update history and your flood zone. Or talk to Jesse direct: (239) 898-6072, text or call. For the full seller process, read our Cedar Hammock seller guide. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
We widen the window until there are enough villa sales to read, 24 and then 60 months, and adjust each for size, date, roof and updates. The 22 villa sales of the last five years are listed in full above, and we pull the newest MLS closings for the listing file.
No. The Villas III declaration bars “for sale,” “for rent” and “open house” signs anywhere on the properties, including inside windows (section 11.6), and the club’s signage policy governs open houses. We market without a sign.
Yes, if your villa is enrolled. The club’s rate sheet says the special assessment runs through 2032, continues with a buyer and cannot be prepaid by a buyer. The club’s estoppel shows whether your villa is enrolled.
The buyer. The club’s declaration makes it “the legal obligation of the transferee” (section 9.11), and the rate sheet lists $12,000 plus a $550 transfer fee.
At Villas III the buyer chooses: sign the association’s Solar Roof Agreement, or have the panels removed at the seller’s expense with a roof inspection (agreement paragraph 4).
At Villas III, written notice of the sale at least seven days before closing, with the buyer’s name, plus the association’s purchase application (section 14.1; 2025 form).
The Villas at Cedar Hammock owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. They read the villa declarations, the club and district budgets and every recent villa sale before writing this guide, and they answer the phone themselves.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. Read how the team was built 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.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:
Selling a villa? Start with 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 in Naples. Follow the team on YouTube and LinkedIn.
McGreevy and Comisar is a top-reviewed The Villas at Cedar Hammock realtor, and every quote below is a five-star Google review of our team, from the McGreevy and Comisar Google Business Profile and the Domain Realty Group profile. These reviews are about working with the team, not about the community.
★★★★★ “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 McGreevy is a Guru, and his staff won’t disappoint either. They found my perfect forever home, and it came with a cottage they are helping me rent. If I ever decide to move again, I’m using Domain Realty.” Verified Google review
★★★★★ “We have bought and sold a lot of properties in our lives and we have never had service from start to finish like you provided.” Verified Google review
The Villas at Cedar Hammock buyer questions below come from what buyers search for and what the villa documents raise: size, price, fees, insurance, flood, rentals, pets, age rules and schools. Each answer names its source and date, and the seller questions follow in their own section.
They are 176 attached villas, built in pairs that share a party wall, on four plats inside Cedar Hammock Golf and Country Club in Naples: 64 on Cedar Hammock Boulevard, 26 and 24 on the two sides of Buttonwood Way, and 62 on Cordgrass Way, built 2000 to 2005 (Collier County parcel roll, October 27, 2026).
From 1,705 to 2,165 heated square feet on the county roll, and 116 of the 176 are exactly 1,705 square feet. The two villas in the September 29, 2026 MLS export were each entered as two bedrooms plus a den and two baths.
The county recorded 2 qualified villa sales in the 12 months to October 16, 2026, at $705,000 and $775,000; 10 in 24 months at a $702,500 median; and 22 in 60 months at a $662,500 median (Collier County interface files, October 27, 2026).
The county’s 24-month villa median is $394.29 per county heated square foot, and the 60-month median is $375.33. The two villa closings in the September 29, 2026 MLS export worked out to $401.76 and $374.20 per MLS living square foot (our arithmetic). Compare within one record only.
The county roll codes them with the condominium use code, but the Villas III declaration and bylaws create a homeowners association under Chapter 720, with villas on individual lots. The declarations for Villas I, II and IV were not read for this page; confirm the regime from the recorded declaration for the address.
At Villas III the owner must carry full replacement value property insurance on the villa and pays storm repairs and deductibles (Declaration sections 7.2(B) and 8.1); the association insures the common areas. Plan on a homeowners policy for the whole structure.
At Villas III the association repairs, paints and replaces roofs, structural components and exterior walls worn by normal weathering, as a common expense (section 7.2(B)). Storm damage is the owner’s insured loss.
The club bills $13,674 a year for an enrolled home, the district $709.11, and villa parcels carry a further $269.77 county line, $14,652.88 in all before villa association dues (our arithmetic). Villa association dues are not published by the associations; the estoppel certificate states them.
Yes, through the club’s bundled membership: every owner becomes a club member with the purchase (Villas III Declaration section 13; club About Us). Owner golf is $25 for 18 holes with a cart on the rate sheet.
The club’s $12,000 resale capital contribution and $550 transfer fee, $12,550 in all, plus the owner’s title policy, which the buyer customarily pays in Collier County, and the villa association’s application fee ($150 at Villas III).
It depends on the address and the lender. In the October 30, 2026 FEMA check, the Buttonwood Way and Cedar Hammock Boulevard villa addresses were Zone X and the Cordgrass Way address was Zone AH, a Special Flood Hazard Area. Look up the exact address and ask your lender.
No age restriction is recorded in the club or Villas III documents we read, and Cedar Hammock is not described as housing for older persons in them.
For 30 days or more, with the club’s lease application and the villa association’s approval. At Villas III no lease may begin sooner than 30 days after the last one began, leased villas allow no pets and occupancy is capped at six (Declaration section 11.3; 2025 form).
Two household pets under the club’s declaration; at Villas III, two small domestic pets such as a cat or dog, leashed or carried outside (section 11.14). No pets with a leased Villas III villa.
Not outside a garage at Villas III: commercial trucks, boats, trailers, RVs and motorcycles must be enclosed in a garage (section 11.15), and the 2025 form says no trucks or pick-ups on the street or in driveways and no on-street parking.
Calusa Park Elementary, East Naples Middle and Lely High for 2026-2027, per the district’s address lookup for villas on each villa plat (November 5, 2026). Assignments can change yearly.
No. Those laws reach condominium buildings of three or more stories, which at Cedar Hammock means the four-story Terrace buildings; the villas fall outside them.
Villas III does: its form is an “Application for Approval to Lease or Purchase” with a $150 fee, and the seller must give seven days’ written notice of the sale (section 14.1). Ask the other villa associations for their rules.
Villas are larger (1,705 to 2,165 against 1,414 to 1,661 heated square feet) and sold at a $702,500 county median over 24 months against Veranda’s $400,000. Read Veranda at Cedar Hammock for the condominium side.
Call Marc at (239) 287-5873 or read how we represent buyers in Naples. Sellers can start with a free Cedar Hammock home valuation.
The Villas at Cedar Hammock seller questions below cover pricing with thin sales, the club and villa association paperwork, signs and open houses, who pays what at closing, insurance and roof questions buyers raise, and timing. Each answer names its document, and the figures match the market and fee sections above.
It depends on your plat, size, roof, updates and view. The county’s villa sales give the frame: $705,000 and $775,000 in the latest 12 months, a $702,500 median over 24 months and $662,500 over 60 months. Get a free Cedar Hammock home valuation for your villa.
We widen the window to 24 and 60 months, list every villa sale, and adjust each for size, date, roof and updates. Same-size villas still spread widely: six 1,705 square foot villas sold from $600,000 to $775,000 in 24 months.
The newest qualified county villa sale was $775,000 in May 2026, a 1,705 square foot villa on Cedar Hammock Boulevard (Collier County interface files, October 27, 2026).
The one villa marketed and closed in the September 29, 2026 MLS export took 26 days on market. One sale is not a pattern; condition and price decide the time.
That same marketed villa closed at 97.2% of its list price ($685,000 against $705,000). The other villa closing in the export was entered after closing, so it has no list-to-sale figure.
None was listed in the September 29, 2026 MLS export; the only active listing under the CEDAR HAMMOCK subdivision name was a single-family house. Fewer competing villas helps a seller, and a fresh MLS pull will update this.
Not at Villas III: the declaration bars “for sale,” “for rent” and “open house” signs anywhere on the properties, including inside windows (section 11.6).
Open houses are governed by the club’s real estate signage policy and the villa association’s rules; read the club signage policy and confirm with the gate before scheduling.
The buyer. The club declaration makes it “the legal obligation of the transferee” (section 9.11).
The buyer pays it with the capital contribution, $12,550 in all; the rate sheet says it is waived for current owners.
The seller, by custom: $150, or $250 if needed in under 30 days. The contract controls.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent. The contract controls.
Yes, if your villa is enrolled: the rate sheet says it continues with a buyer through 2032 and cannot be prepaid by a buyer. The club’s estoppel shows your villa’s status.
At Villas III, written notice of the sale at least seven days before closing with the buyer’s name, and the buyer’s purchase application with the $150 fee (section 14.1; 2025 form).
A homeowners association must deliver an estoppel certificate within 10 business days of a request under section 720.30851, and Florida caps the fee; the state’s schedule lists $299. The club’s own estoppel is $150 ($250 if under 30 days).
The homeowners association disclosure summary required by section 720.401 before the contract is signed, the governing documents, the estoppel certificates and the seller’s property disclosures.
Yes. A new owner is jointly and severally liable with the previous owner for unpaid assessments due before the transfer (section 720.3085; Villas III Declaration section 4.1). They are paid at closing from the seller’s proceeds.
At Villas III the buyer can sign the Solar Roof Agreement or the panels are removed at the seller’s expense with a roof inspection.
Yes. The buyer insures the whole villa, so the insurer will ask the roof’s age and condition. Ask your association for its roof replacement records, and order a wind mitigation report before listing.
At Villas III the association replaces roofs as they wear (section 7.2(B)), and its site carries a 2020 Cordgrass reroofing gallery. Documented association roof work is a selling point.
Targeted updates usually beat a full remodel. Any exterior change needs villa board and club architectural approval first, and the new owner inherits responsibility for that work, so finish approvals before listing.
A lease runs at least 30 days and was approved by the association; give the buyer the lease and its end date. Showings must respect the tenant’s lease terms.
The county’s villa sales have closed in most months; March 2025 alone recorded three. Season adds buyers, and a well-prepared villa can sell in any month.
The buyer insures the whole villa, the villa association reviews the buyer, there is a party wall, and there is no condominium milestone inspection or structural reserve study to disclose.
The two single-family sales of the last 24 months were $950,000 and $1,300,000, against the $702,500 villa median. See Cedar Hammock Single-Family Homes.
$12,550: the $12,000 resale capital contribution and the $550 transfer fee.
Not reliably. Over 24 months the one 1,865 square foot sale was $705,000 while 1,705 square foot villas reached $775,000; condition and location matter more.
Over 60 months the 13 Boulevard sales had a $625,000 median and the four Cordgrass sales ran $655,000 to $760,000. The Boulevard villas are also the oldest, built 2000 to 2003.
It adds a flood insurance question for buyers with mortgages. Know your street’s zone, and give buyers any elevation certificate up front.
No. We sell without one, through photography, video, the MLS and our buyer database, which suits a community where signs are barred.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and a listing file built from the villa sales record and the villa documents. Call Jesse direct at (239) 898-6072.
Request a free Cedar Hammock home valuation or call Jesse direct at (239) 898-6072, text or call. Read our Cedar Hammock seller guide; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The Villas at Cedar Hammock figures on this page come from the primary records below: the recorded villa and club documents, the club and district budgets, Florida statutes, federal storm and flood records, the school district and the county’s sales and roll files. Each was read on the date shown.
The Villas at Cedar Hammock documents a buyer or seller should read first are listed below, each linked at its official or association host. The recorded copies are non-certified scans; order a certified copy from the Collier County Clerk if a document will be relied on in a contract.
Document | What it covers | Link |
|---|---|---|
Villas III Declaration, Official Records Book 3070, Page 2504 (2002) | Maintenance, insurance, party walls, leasing, pets, vehicles, signs | |
Villas III Bylaws, Official Records Book 3070, Page 2539 | Board, meetings, budget, reserves, quarterly assessments | |
Villas III Application for Approval to Lease or Purchase (2025) | Purchase and lease application, $150 fee, parking and pet terms | |
Villas III Solar Roof Agreement | Solar on association-maintained roofs, transfer on resale | |
Club Amended and Restated Declaration, Articles and Bylaws (recorded May 20, 2015) | Club membership, assessments, resale capital contribution, leasing minimum | |
Club rate sheet (undated, created March 3, 2026) | Club assessment, cable, food minimum, special assessment, capital contribution, transfer and estoppel fees | |
Club lease application (October 2026) | Transferee and renter leases, fees, 30-day minimum | |
Cedar Hammock CDD FY2027 adopted budget | $709.11 per-unit assessment by class, including duplex villas |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Villas at Cedar Hammock. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
