Vanderbilt Country Club - Villa Homes

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

McGreevy and Comisar wrote this guide for Villa Home owners who are ready to sell and for buyers who want the neighborhood’s real record instead of a listing sheet: which of the 120 homes are villas at all, what they actually sold for over the last one, two, three and five years, what the $2,320.96 neighborhood fee does and does not pay for, and why a county search can never tell you on its own whether a Gleneagle Way house is a Villa or an Estate Home. Villa Homes at Vanderbilt Country Club is a 120-home neighborhood of detached, one-story single-family villas inside the master-planned community of Vanderbilt Country Club in Naples, Florida. It is the community’s smallest-home, lowest-fee single-family product: five Worthington Communities floor plans of 1,746 to 1,974 square feet on lots of about 58 by 140 feet, each with two bedrooms plus a den or third bedroom, two baths, a screened lanai and a two-car garage, and every one with the full club membership that comes with the deed. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One naming note first, because it confuses buyers and even some listing sheets. The Villa Homes are detached houses. The club’s own real estate page describes them as “The 120 detached villa homes,” and the Collier County tax roll carries each one as its own single-family parcel with its own house on it. They are not attached twin villas, not a condominium and not a separate homeowners association. There is no “Villa Homes Association” on Florida’s corporate register; the Vanderbilt Community Association, the master association that owns and runs the club, bills the Villa neighborhood its own fee under the recorded Master Declaration.

This guide is built from the club’s 2026 fee sheet dated August 20, 2026, the club-hosted Villa Homes floor plans and Community Site Plan, the Amended and Restated Master Declaration recorded at Official Records Book 5862, Page 3140, the Collier County Property Appraiser’s 2026 preliminary tax roll for all 222 single-family parcels in the community, FEMA’s National Flood Hazard Layer tested at every one of the 120 Villa addresses, the Collier County Public Schools address lookup run for all 120 addresses, and the Southwest Florida MLS Matrix pull of September 24, 2026. If you own a Villa Home and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the street-by-street and plan-by-plan detail below tells you which of the 120 homes fits before your first tour.

Why McGreevy and Comisar Are the Best Realtor for Villa Homes at Vanderbilt Country Club

McGreevy and Comisar are the best realtor for Villa Homes at Vanderbilt Country Club because the case is documented: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a market read built by sorting all 222 single-family homes and tracking every recorded Villa sale for five years.

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

That matters for a Villa Home for a reason particular to this neighborhood. The county does not label a single-family house at Vanderbilt Country Club as a Villa or an Estate Home. Both products sit on the same two plats, and Gleneagle Way carries both, often on facing sides of the same street. A Villa Home and an Estate Home a few lots apart sold roughly $320,000 apart at the 24-month median, $755,000 against $1,075,000, so a pricing opinion that blends the two, or that uses the community’s single-family median, is wrong before it starts. We tracked every one of the 27 recorded Villa Home sales in the county’s deed file over the last five years, and we sorted all 222 single-family parcels by the county’s own building class, the club’s site plan, lot size and house size, so that every comparable on this page is a Villa comparable.

Recent Villa Homes at Vanderbilt Country Club track record (last 12 months): In the last 12 months the Villa Homes have seen 5 resales recorded by the county as qualified sales (Collier County Property Appraiser, 2026 preliminary roll, files dated August 29, 2026, covering August 30, 2025 to August 29, 2026), from $690,000 to $779,000, at a median of $755,000 (five sales, an odd count, so the median is an actual closing). The highest-priced Villa Home recorded as a qualified sale in that window was $779,000, on Danbury Boulevard in December 2025. Five sales is below the ten-sale threshold we use before leaning on a median, so the lead figure is the first window with ten or more: 15 resales over 36 months since August 30, 2023, median $755,000 (odd), $619,000 to $905,000. On the Southwest Florida MLS, split to the Villa Homes by address on September 26, 2026, 6 Villa Homes closed in the twelve months to September 26, 2026 at a $757,500 median (even count, the midpoint of $755,000 and $760,000), a median 96.3% of final list price after a median 10 days on market; across all four Vanderbilt Country Club home types, blended, the MLS shows 31 closings at 95.6% after 33.5 days. That pull did not record the listing office on each closing, so we state no represented-sale count for the Villa Homes here; ask us and we will walk you through every one of the 27 county-recorded sales.

For Villa Home sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. For a Villa Home it has to reach the right buyer in the right month: on the county roll 68 of the 120 Villa Homes (56.7%) carry a Florida homestead exemption, well below the Estate Homes’ 72.5%, and the most common out-of-state owner addresses are Canada, New York, Pennsylvania and Illinois, so your likeliest buyer is a downsizer or a seasonal owner who is shopping from out of state in October and touring in February. We build the paperwork before the first showing: the Vanderbilt Community Association estoppel, the Chapter 720 disclosure summary, the golf course replacement and pickleball assessment balances, the roof and window permit history, a current wind mitigation report, and a clear answer on whether your villa has one of the 77 private pools on the county roll.

For Villa Home buyers: the first question is the street, because Gleneagle Way perimeter lots, the Danbury Boulevard lots and the 17 homes on Preswick Lane live differently. The second is the pool: 77 of the 120 villas have one on the county roll and 43 do not, and in the last three years the villas with pools sold at a clearly higher median. The third is the roof and window file, because every Villa Home was built from 1998 to 2001, before Florida’s statewide building code, and the owner, not an association, carries the roof. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Villa 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 Villa Homes at Vanderbilt Country Club home? Get a free Vanderbilt Country Club home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Villa Homes at Vanderbilt Country Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.

Living in Villa Homes at Vanderbilt Country Club as a Homebuyer

Living in Villa Homes at Vanderbilt Country Club means a detached one-story house of about 1,750 to 2,000 square feet on its own lot, a two-car garage, lawn care handled by the master association, and full membership in an owner-run golf club, while you, not an association, carry the roof, the exterior paint and the insurance.

The Villa Homes are the second-largest of Vanderbilt Country Club’s four product lines by home count, behind Wedgewood’s 338 carriage homes and ahead of the 102 Estate Homes, and they are the entry point to single-family living inside the gates. What follows is what daily life looks like, drawn from the club’s documents, the recorded Master Declaration and the county roll.

What Are the Villa Homes at Vanderbilt Country Club?

The Villa Homes at Vanderbilt Country Club are one of four home types Worthington Communities built inside the community from 1998 to 2001. The club’s own description is short and exact: “The 120 detached villa homes offer beautiful views of the 18-hole championship golf course, lakes, and natural preserves. The villa homes range in size from 1,746 to 1,974 square feet of living area with five distinctly different floor plans, each offering two bedrooms with a den or optional third bedroom, two baths, a screen lanai, and two-car garage. The home sites are 58’ x 140’ on average” (club real estate page, read September 2026).

Legally, a Villa Home is a lot on one of the community’s two recorded single-family plats, Vanderbilt Country Club (Plat Book 30, Pages 36 to 41) and Vanderbilt Country Club 2 (Plat Book 32, Pages 42 to 55), subject to the recorded Master Declaration. On the county roll, 77 Villa Homes sit on the first plat and 43 on the second (Collier County Property Appraiser, 2026 preliminary roll). The plat line and the product line are different lines: each plat carries Villa and Estate Homes, which is why the county’s subdivision names cannot be used to find a Villa.

So every Villa owner answers to one body, the Vanderbilt Community Association, Inc., Florida document N98000005469, which owns the golf course and common areas, bills the $13,159 master dues, bills the Villa Home Neighborhood Fee of $2,320.96 in 2026, and runs architectural review. There is no second association and no condominium layer.

Which Streets Are the Villa Homes On?

The 120 Villa Homes sit on three streets. By the county’s own building class for each house, cross-checked against the club’s Community Site Plan lot by lot:

Sources: Collier County Property Appraiser 2026 preliminary roll (building class RC-2 on all 120) and the club’s Community Site Plan, August 2017 edition, whose legend shades Villa lots in a lighter tone than Estate lots.

The Estate Homes take Allendale Court, Northhampton Court and the inner lots of Gleneagle Way. The practical upshot for a buyer is that “Gleneagle Way” in a listing tells you almost nothing on its own: the odd-numbered homes from 8407 to 8541 and the even-numbered homes from 8440 to 8542 are Estate Homes, and every other single-family house on Gleneagle Way is a Villa Home.

How We Know Which 120 Homes Are Villas

This is the single most practical research fact on this page, and it took the county’s own files to settle it. We tested every one of the 222 single-family parcels on the two plats four ways, and two of the four tests agree on every single parcel:

1. The county’s building class. The Collier County Property Appraiser codes the house on 120 parcels as class RC-2 and on 102 parcels as class RC-4. No other class appears.
2. The club’s site plan by address. The Villa and Estate lot tones on the club’s plan, read address by address, give exactly 120 and 102, and they are the same 120 and 102 as the county classes, 222 of 222.
3. Lot size. 111 of the 120 villas sit on lots under 11,300 square feet (53 of them exactly 8,120 square feet, the club’s 58 by 140 feet), while every Estate lot is 11,300 square feet or more. Nine villas on corner, curve and cul-de-sac lots are larger, so lot size alone would misfile them.
4. House size. The county’s base area for the villa houses runs 1,570 to 2,256 square feet with a median of 1,944; for the Estate houses, 2,191 to 2,983 with a median of 2,593. The two ranges barely touch.

Sources: Collier County Property Appraiser 2026 preliminary roll (published bulk data, files dated August 29, 2026); our classification of all 222 parcels. The county does not name the products; that RC-2 means Villa and RC-4 means Estate is our reading of their perfect agreement with the club’s map, the lot sizes and the plan sizes. Our Estate Homes guide uses the identical rules and reaches the identical 102.

The Five Plans, in One Line Each

Each of the five Worthington plans is detached, one story, with a two-car garage and 10-foot flat ceilings in the main rooms, per the club-hosted Villa Homes floor plans: the Andover II (1,746 square feet, three bedrooms), the Mayfield II (1,871, two bedrooms plus den, the biggest lanai), the Augusta (1,925, two bedrooms plus a second bedroom or den), the Savannah (1,955, two bedrooms plus a third bedroom or den) and the Camilla (1,974, three bedrooms with a side courtyard). The floor-plan section below gives every room and square footage.

Who Owns the Villa Homes?

The Collier County tax roll, 2026 preliminary, answers the question better than a brochure can. Of the 120 Villa Homes, 68 (56.7%) carry a Florida homestead exemption, and 79 owners (65.8%) have a Florida mailing address, our arithmetic on the roll counts. The leading out-of-state owner addresses are Canada (10), New York (5), Pennsylvania (4) and Illinois (4).

That makes the Villa Homes a mixed neighborhood: more full-time than the Waterford condominiums (about 26.7% homesteaded) and the Wedgewood carriage homes (about 43.8%), and noticeably less full-time than the Estate Homes, where 74 of 102 (72.5%) are homesteaded. Canada is the single most common foreign or out-of-state mailing address among Villa owners, one owner in twelve. For a buyer, expect neighbors on the street in August and a fuller street from November to April. For a seller, expect your buyer to be either a Florida resident moving down in size or a seasonal owner moving up from a condominium.

A Day in a Villa Home

A February morning in a Villa Home might start with coffee on the screened lanai looking across a fairway or a lake, then a cart ride to the practice range and a tee time on the Gordon Lewis course that Kipp Schulties redesigned in 2015. Owners pay no greens fee, only a cart fee of $33 for 18 holes, and a private cart can live in the two-car garage for the $2,200 annual trail fee, which the club allows only where the cart is stored in an attached garage, as every Villa garage is (2026 fee sheet). The main resort-style pool, the Terrace Café, six lighted Har-Tru tennis courts, bocce and the 5,100 square foot Fitness Center sit together off Danbury Boulevard.

Errands start at the main gate on Vanderbilt Beach Road. The Winn-Dixie at Mission Hills is about 1.2 miles from the main gate, the NCH Northeast freestanding emergency room on Collier Boulevard is about 2.5 miles from the clubhouse, and Vanderbilt Beach is about 9 to 10 road miles west, 17 to 19 minutes off-peak, per the measured drive times in our Vanderbilt Country Club guide. Preswick Lane owners have the members-only back gate on Collier Boulevard at the end of their street.

What you do not do in a Villa Home is mow. The Villa Home Neighborhood Fee “covers property management and residential landscaping” (2026 fee sheet), and the Master Declaration recognizes that “certain landscaping and irrigation is maintained by the Association (e.g. lawn maintenance, etc.)” (section 6.1.2). What you do still do is everything else outside: the Declaration makes each owner responsible for “all exterior surfaces, roofs, facias and soffits,” plus “screens, screen enclosures, windows and doors,” and requires repainting “with approved colors” as needed (section 6.1.1).

What the Villa Homes Do Not Have

Six things buyers sometimes assume. No neighborhood pool: Waterford and Wedgewood have neighborhood pools; the single-family streets do not, which is why 77 Villa owners have their own. No separate villa association or villa board: the master association runs everything. No exterior maintenance program: the neighborhood fee covers management and landscaping, not roofs, paint or insurance. No age restriction: Vanderbilt Country Club is not a 55-plus community. No boating: there is no marina, dock or boat slip inside the gates. No attached walls: the Villa Homes are detached, although the Master Declaration carries a zero lot line maintenance easement (section 15.2) for any house built against a side line, and no document we read says whether any villa lot is zero-lot-line.

Buying a Villa Home, Step by Step

Buying here runs through one association and one club, in this order.

1. Choose the street, then the plan, then the pool. Villa Homes with a private pool on the county roll sold at a median of $835,000 over the last 36 months (nine sales), against $708,500 for those without (six sales), a small-sample signal, not a rule.
2. Price against Villa sales only. The community’s single-family median blends Estate Homes that sell $300,000 or more higher. Our market section lists every Villa sale.
3. Read the Master Declaration and the fee sheet before you offer. Plan for the $15,000 Resale Capital Contribution at closing, the $500 new-buyer processing fee, the $299 estoppel fee and any unpaid golf course replacement or pickleball assessment balance.
4. Order the estoppel on day one. Requests go to the club’s Director of Member Services; the Vanderbilt Community Association “does not have an application process for purchases” (Prospective Owners page).
5. Insure and inspect before the deadline. Get a four-point and a wind mitigation inspection, the roof permit year, and a full homeowners quote with wind; from January 1, 2027 a Citizens policy on a Villa Home also needs flood coverage, even in Zone X.
6. Close, register, play. Return the Owner Information Form and a headshot of each Owner’s Designee to Member Services at least a week before closing; membership attaches when the deed records.

Selling a Villa Home? Get a free Vanderbilt Country Club home valuation, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Villa Homes at Vanderbilt Country Club Market Snapshot: What the 120 Villas Actually Sell For

Villa Homes at Vanderbilt Country Club recorded 15 qualified resales in the 36 months since August 30, 2023 at a $755,000 median, from $619,000 to $905,000, per the county’s recorded deeds; in the last twelve months, five sold at the same $755,000 median. On September 24, 2026 one villa was for sale, on Preswick Lane at $709,000.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; Southwest Florida MLS, retrieved 24 and 26 Sep 2026)

We tracked every one of the 27 Villa Home sales the county recorded as qualified in the five years to August 29, 2026, sale by sale, and every table in this section is built from those deed records and our Villa or Estate classification of each parcel, not from an automated estimate or a blended community figure.

Five sales in twelve months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 36 months. This section then lists all fifteen of those sales one by one, shows the 12, 24 and 60-month windows and the calendar-year series, shows what is for sale now, and sets the Southwest Florida MLS figures for the Villa Homes alone beside them, with the community-wide MLS figures labelled as blended.

The Leading Window: 36 Months of County Recorded Villa Sales

Source: Collier County Property Appraiser, 2026 preliminary roll (published bulk data, files dated August 29, 2026), qualified improved sales on the 120 parcels we classify as Villa Homes. “Qualified” is the county’s flag for an arm’s-length market sale. Price per square foot divides each sale by the county’s base area of the house alone, excluding pool, screen enclosure and deck rows, and is a county measure, not the heated living area a listing shows; the two are never compared on this page.

Every Window, Side by Side

The Villa median has sat at $749,000 to $755,000 in every window from one year to five, which is the most useful single fact in this section: Villa Home values have been flat to slightly up since the 2022 repricing, not falling, and not climbing either. For comparison, the Estate Homes’ medians over the same windows were $1,007,500 (12 months, two sales, even), $1,075,000 (24 months, nine sales), $1,100,000 (36 months, 13 sales) and $1,100,000 (60 months, 17 sales).

The Fifteen Villa Sales, Sale by Sale

Source: Collier County Property Appraiser, 2026 preliminary roll, qualified improved sales; pool and spa from the roll’s extra-feature rows, which show the home as it stands on the 2026 roll, not necessarily on the day it sold. House numbers are omitted; the streets are the county’s.

The fifteen in summary. Volume $11,407,000. Median $755,000 (n = 15, odd; the April 2026 Preswick Lane sale), mean $760,467. Median price per square foot of county base area $382.64, and the mean of the fifteen per-sale ratios $398.50. Every average on this page is a mean of per-sale ratios, not a ratio of totals.

Ready to Sell or Buy a Villa Home? Talk to the Team That Sorted All 222 Single-Family Homes

Villa Homes at Vanderbilt Country Club, the 120 detached villas inside Vanderbilt Country Club, recorded 15 qualified resales in the last 36 months at a $755,000 median, and on September 24, 2026 the only single-family home listed anywhere in the community was a Preswick Lane villa asking $709,000. A seller who prices to the street, the plan and the pool, with the estoppel and the roof file already in hand, is the seller who closes; a buyer who knows those same numbers knows which villa is fairly priced before the first tour.

Selling a Villa Home? Get a free Vanderbilt Country Club home valuation, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Pool or No Pool: the Clearest Price Split Among the Villas

The pool villas sold for about $126,500 more at the median, our arithmetic on the county rows. Nine and six sales are handfuls, not markets, and pool, condition, view and remodeling travel together, so read this as a direction, not a price per pool. It matches what buyers say out loud on tours: a Villa Home is the smaller single-family house at Vanderbilt Country Club, and a private pool is how it competes with an Estate Home.

Two Villas That Sold Twice in the Window

Two Gleneagle Way villas each recorded two qualified sales inside the 36 months, the cleanest evidence of how a specific Villa Home’s value moved. One sold for $835,000 in July 2024 and $880,000 in April 2025, up 5.4% in eight months. The other sold for $620,000 in August 2024 and $690,000 in October 2025, up 11.3% in fourteen months (our arithmetic on the county rows). Both are the same house before and after, which takes plan, lot and street out of the comparison.

What the Southwest Florida MLS Shows for the Villa Homes

We pulled the Southwest Florida MLS again on September 26, 2026 and placed every Vanderbilt Country Club row in its village by address, matching each single-family home to the county’s building class for that house. Six of the eight single-family closings of the year were Villa Homes; the other two were Estate Homes.

Source: Southwest Florida MLS (Matrix), residential listings in the Vanderbilt Country Club development, closed September 26, 2025 to September 26, 2026 plus active listings, pulled September 26, 2026; village assigned by address against the Collier County Property Appraiser building record.

Six MLS closings is below the ten-sale threshold, so the county’s 36-month window above still leads. The MLS set differs from the county’s five twelve-month sales in two rows: $885,000 on Gleneagle Way in January 2026 was entered after closing and recorded by the county but not flagged as a qualified sale, and $545,000 on Gleneagle Way on September 9, 2026 closed after the county file date. Three of the five with a recorded days on market sold within 10 days of listing, and two of the six sold at full asking price; the $545,000 sale closed at 87.2% of a $624,900 asking price, the widest discount of the year. Read plainly, a correctly priced villa sells in days, and one priced ahead of the villa record gives back the difference at the closing table.

Across the whole development, all four home types blended, the same pull shows 31 closings at a $528,000 median, a median 33.5 days on market and a 95.6% median sale-to-list ratio, with 8 homes for sale, about 3.1 months of supply. Those figures describe the pace of the whole community, including 240 Waterford condominiums and 338 Wedgewood carriage homes, and are never used on this page as a Villa price.

What Is for Sale Among the Villas Right Now

Source: Southwest Florida MLS Matrix, active on September 24, 2026 (price and days on market); Collier County Property Appraiser 2026 preliminary roll (everything else).

The listing is a Villa Home on one of the nine oversized Villa lots, and at $376.73 per square foot of county base area it asks almost exactly the twelve-month Villa median of $376.00. Without a pool, its nearest comparables are the six no-pool Villa sales above, $620,000 to $779,000, median $708,500. One single-family listing among 222 homes is thin supply: a Villa owner listing this fall has almost no direct competition inside the gates.

Twenty-Five Years of Villa Medians

County recorded, qualified sales on the 120 Villa parcels, by calendar year. Odd n means the median is an actual sale; even n means the midpoint of the middle pair. Years with fewer than five sales are marked thin.

Source: Collier County Property Appraiser, 2026 preliminary roll, qualified improved sales.

Three patterns are worth stating plainly. The builder’s first sales set a very low base: all 120 villas first sold from 1998 to 2001 at a median of $248,800, range $194,900 to $366,000. The 2021 to 2022 step was the whole move: the Villa median jumped from $499,500 in 2021 to $750,000 in 2022, up about 50%, after five flat years around $425,000 to $437,000. Since then the Villa Homes have held: $751,000 in 2023, $722,500 in 2024, $740,500 in 2025 and $757,500 on two 2026 sales, all within about 4% of $750,000 (our arithmetic).

What the County Says a Villa Home Is Worth

The median 2026 preliminary just value for the 120 Villa Homes is $589,114 (even n, the midpoint of the 60th and 61st values), with a range of $511,219 to $702,239 and a combined total of $70,003,432 (Collier County Property Appraiser, 2026 preliminary roll). The twelve-month Villa sale median of $755,000 sits about 28% above that. A just value is a mass-appraisal estimate for tax purposes, on a lag; a seller who prices from it is pricing from the wrong number, and a buyer who budgets taxes from the seller’s bill may be budgeting from a homestead-capped number that does not transfer.

Selling a Villa Home? Start with a free Vanderbilt Country Club home valuation priced against Villa sales on your own street, with or without a pool, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873 and we will put all fifteen sales and the county series beside any villa you are considering, or read how we represent buyers in Naples.

How Did Villa Homes at Vanderbilt Country Club Come to Be?

Villa Homes at Vanderbilt Country Club were designed and built by Worthington Communities, the community’s developer, as one of four product lines on the 1996 Vanderbilt Pines zoning, renamed Vanderbilt Country Club in 1998; the county roll dates 60 villas to 1999, 57 to 2000, one to 1998 and two to 2001, all first sold by 2001.

Worthington Communities and the “Villa Home” Sheets

The master association’s 1998 articles and the restated Master Declaration name the Declarant as Worthington Communities of Naples, Inc., Florida document P97000052265, filed June 12, 1997 (Sunbiz record). The Villa Homes floor-plan sheets the club still posts are Worthington’s own sales sheets, each titled “Villa Home” under the Vanderbilt Country Club name and carrying the Worthington Communities logo and the line “Continuing The Tradition Of Excellence” (Villa Homes floor plans). Our Vanderbilt Country Club guide traces the same builder, contractor license and copyright across all four product lines.

Zoning, Plats and the Master Declaration

Collier County zoned the land as the Vanderbilt Pines PUD by Ordinance 96-73 on November 26, 1996, and Ordinance 98-52 on June 9, 1998 renamed it Vanderbilt Country Club, with a county entitlement of exactly 222 single-family and 578 multifamily homes, now listed as BUILT OUT (PUD Master List). The single-family lots were recorded on two plats, Plat Book 30, Pages 36 to 41 and Plat Book 32, Pages 42 to 55, and the Master Declaration was recorded July 7, 1998 at Official Records Book 2437, Page 3017. The county’s 222 is the club’s 102 Estate Homes plus 120 Villa Homes exactly.

Built in Two Years

Source: Collier County Property Appraiser, 2026 preliminary roll, year built of the house. Every Villa Home predates the first statewide Florida Building Code, which took effect March 1, 2002; the storm and insurance sections below explain why that matters at insurance time.

The builder’s first sales ran from 1998 to 2001, and the county recorded all 120 of them as qualified sales: median $248,800, from $194,900 to $366,000. Since then, 22 villas have never recorded another qualified sale, 42 have recorded one resale, 35 two, 19 three, and two villas four or more (our count on the county rows). A good share of the neighborhood has had the same owner for twenty-five years.

Owners Take Over, and the Rules Are Restated

The owners replaced the developer on the master board between March 2002 and April 2003, by our reading of the association’s annual reports. The members adopted the Amended and Restated Master Declaration, recorded December 17, 2020 at Official Records Book 5862, Page 3140, and a Certificate of Amendment recorded March 7, 2024 as Instrument 6516467 that set the Owner’s Designee rules and the Resale Capital Contribution exemptions (recorded 2024 amendment). Those two documents, plus the 2026 fee sheet, are the whole governing stack for a Villa Home; there is no villa-level declaration.

What Owners Have Added Since

The clearest thing owners have changed is the backyard. The county roll shows 77 of the 120 villas with a private pool today; 55 of those pools date from 1999 to 2001, alongside the houses, and 22 were added later, ten from 2002 to 2005 and twelve from 2012 to 2025, eight of them since 2022 (our count of the county’s pool rows by year). A Villa Home without a pool is therefore not a fixed feature of the lot; it is a permit, an ARC approval and a construction season away, as the covenants section explains.

The Five Worthington Floor Plans at Villa Homes, Vanderbilt Country Club: Andover II, Mayfield II, Augusta, Savannah and Camilla

Villa Homes at Vanderbilt Country Club offer five one-story Worthington plans from 1,746 to 1,974 square feet of living area, each with two baths, a screened lanai, a two-car garage and an optional private pool, and each laid out as three bedrooms or two bedrooms plus a den, per the club-hosted floor-plan sheets.

The Plans at a Glance

Source: the club-hosted Villa Homes floor plans, Worthington Communities sheets, read September 2026. The range matches the club’s stated 1,746 to 1,974 square feet exactly. Sheets mark “HIGH FLAT” 10-foot ceilings in the main rooms and bedrooms. Every plan offers an optional pool behind the lanai. Bath counts come from the club’s description, “two baths,” since the scans are not legible for every bath.

The Andover II: the Only Full Three-Bedroom Under 1,750 Square Feet

The 1,746 square foot Andover II is the smallest villa and the only plan that puts three true bedrooms in the smallest footprint, with a separate dining room and a morning room. The sheet shows a master bedroom of about 11’10” by 15’6”, a living room of about 20’0” by 18’0”, and two secondary bedrooms of about 11’0” by 12’0” each. For a buyer who needs a guest room and an office, it is the value plan; for a seller, it is the plan that most needs its lanai and yard shown well, because its 213 square foot lanai is among the smaller ones.

The Mayfield II: the Biggest Lanai

The 1,871 square foot Mayfield II trades a third bedroom for a den and the largest screened lanai of the five, 342 square feet, the plan most built around outdoor living. On the sheet it opens from a covered entry and foyer into a morning room and den layout. It suits a couple who entertain outside and do not need a third bedroom.

The Augusta and the Savannah: the Middle of the Range

The 1,925 square foot Augusta shows a master bedroom of about 16’0” by 15’0”, a living room of about 17’4” by 15’10”, a dining room of about 17’4” by 9’6” and a second bedroom or den of about 14’6” by 11’6”. The 1,955 square foot Savannah adds a foyer, a larger 308 square foot lanai and a third room that works as a bedroom or den. The Augusta is the plan to show as a spacious two-bedroom; the Savannah is the plan most buyers mean when they say “two bedrooms and a den,” and it can be marketed as a three-bedroom home if the den has a door and closet.

The Camilla: the Largest Villa, with a Side Courtyard

The 1,974 square foot Camilla is the largest of the five and the only plan with a side courtyard, plus three bedrooms, a master suite of about 13’0” by 16’4” and a morning room. On the county roll, base areas of 1,969 to 1,974 square feet appear on ten villas, consistent with Camilla-sized houses, although the county does not record the plan name.

What the County Measures, and Why It Differs From the Plan Sheets

The county’s base area for the 120 villa houses runs from 1,570 to 2,256 square feet, median 1,944. 64 of the 120 sit within 15 square feet of one of the five plan sizes; 31 are larger than the largest plan, which usually means a room addition, an enclosed lanai or a measuring difference, and one is smaller than the smallest. The county base area is an assessment measure, not the builder’s living area and not an MLS living area, and this page never mixes the three. When a listing says “2,016 square feet,” the plan sheet and the county record together tell you whether that is a Camilla with an addition or a measuring convention.

Garages, Roofs, Pools and What the Owner Maintains

Every plan has a two-car garage of about 484 to 532 square feet. The Master Declaration requires an owner with a garage to park at least one vehicle in it (section 7.11.1), allows golf carts only in an enclosed garage or approved space (section 7.10.3), and the club’s private cart trail fee requires storage “in an attached garage” (2026 fee sheet), which every villa garage is. The renderings show hipped tile roofs; the owner maintains the roof, and any change of roof or exterior materials or colors needs Architectural Review (sections 8.2.3 and 8.2.4). A pool, a pool deck, a screen enclosure and a spa all need ARC approval before the building permit application (sections 9.2 and 9.3).

What Amenities Come With a Villa Home at Vanderbilt Country Club?

A Villa Home at Vanderbilt Country Club comes with full membership in the owner-run club: an 18-hole Gordon Lewis course redesigned by Kipp Schulties in 2015, no greens fees, the clubhouse and Terrace Café, a main resort-style pool, six lighted Har-Tru tennis courts, pickleball, bocce and a 5,100 square foot Fitness Center. It does not come with a neighborhood pool.

Through the Club: What Membership Includes

“At VCC, membership is mandatory and included with every residential purchase,” per the club’s real estate FAQ, and “Owners’ Designees and Dependents are not required to pay greens fees for the use of the Golf Course. Owners may be charged cart fees” (Master Declaration section 5.11 as amended in 2024). What the dues fund, in the fee sheet’s words: “operational costs of the Club, including the golf course expenses, Clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television & internet, common grounds, landscaping, etc.” (2026 fee sheet).

• Golf: the 18-hole, par 72 course that runs through the Villa and Estate streets on the front nine; member cart fee $33 for 18 holes, $21 for 9; private cart trail fee $2,200 a year.
• Pools: one main resort-style pool and spa for every member; three satellite pools belong to the Waterford and Wedgewood neighborhoods.
• Courts: six lighted Har-Tru tennis courts today, with members’ approval on May 7, 2026 to convert court 6 into four permanent pickleball courts, construction scheduled for fall 2026; three lighted bocce courts; no court fees for members.
• Fitness: the 5,100 square foot Fitness Center; classes $15 drop-in.
• Dining and social: the clubhouse dining venues and Terrace Café against a $1,200 annual food and beverage minimum, the Activities Center and more than 40 member clubs.
• Summer reciprocity: “Each year from May 1 to October 31, VCC reciprocates with over 40 area clubs for golf, dining, and sports” (real estate FAQ).
• Access control and bulk services: the staffed main gate, street lighting, and cable television and internet, all inside the dues.

Inside the Villa Neighborhood: the Lawn, Not the Pool

The Villa neighborhood’s own benefit is the landscaping. The Villa Home Neighborhood Fee “covers property management and residential landscaping” (2026 fee sheet), and the common irrigation system “is part of the Common Areas to be operated, maintained, repaired and replaced by the VCA,” with a note that it “may use reclaimed water for irrigation” (Master Declaration section 4.6). There is no Villa neighborhood pool, clubhouse or cabana: “Estate and Villa Homes have no neighborhood pool; their plans offer private pools,” as our Vanderbilt Country Club guide records from the club’s site plan.

Who in the Household Gets the Club

Privileges go to up to two Owner’s Designees per residence under the 2024 amendment, with rules for married couples, single owners with a partner, co-owners, trusts and entities, plus unmarried Dependents under 23 who live at home or attend school. A surviving spouse may name one additional designee. For a downsizing couple buying a villa in their own names, both spouses are the designees and nothing more needs arranging.

What Are the HOA Fees for Villa Homes at Vanderbilt Country Club?

In 2026 a Villa Home at Vanderbilt Country Club pays $15,479.96 a year to the Vanderbilt Community Association: $13,159 in master dues plus the $2,320.96 Villa Home Neighborhood Fee, about $3,870 a quarter, before the $1,200 food and beverage minimum, per the association’s fee sheet dated August 20, 2026. There is no second association fee.

The Villa Bill, Line by Line

Source: 2026 fee sheet, “VILLA HOME NEIGHBORHOOD FEES (120 homes) Neighborhood / Operating Fees=$2,320.96 annually / billed quarterly at $580.24.” The totals are our addition of the published lines.

What the $2,320.96 Covers, in the Fee Sheet’s Words

“Villa Neighborhood Fee: Billed Quarterly. Covers property management and residential landscaping.” That is the entire definition, and it is narrower than many villa buyers expect. The fee does not cover roofs, exterior painting, pest control, water, sewer, trash, building insurance or reserves for any of them; those lines appear only in the Waterford and Wedgewood condominium fees, which is why those run $4,915.44 to $5,278.40. The legal hook is the Master Declaration’s “Neighborhood Assessment,” levied for expenses “primarily for the benefit of all Owners within a Neighborhood” and “upon all Lots or Residences within the Neighborhood at an equal rate” (section 5.2.2), so every one of the 120 villas pays the same fee regardless of lot size.

Why the Villa Fee Is the Lowest in the Community, and Is Not Like-for-Like

Source: 2026 fee sheet. The Villa fee is $550.40 a year below the Estate fee, our arithmetic. A Villa owner still pays the roof, the exterior paint, the full homeowners and wind policy, water, sewer and pest control out of pocket, so compare total cost of ownership, not the fee line.

Can I Use My Own Landscaper and Pay Less?

No discount. The Master Declaration lets an owner “contract for additional Landscaping services on their Lot with contractors not retained by the Association, but an Owner taking this action is still required to pay the entire portion of the respective Assessment attributable to their Lot, and they will not be entitled to any discount” (section 6.1.2). Plantings you add or change, after ARC approval, are yours to maintain and irrigate.

The Full Cost Stack for a Villa Home at Vanderbilt Country Club: Dues, Assessments, Capital Contribution and Tax

A Villa Homes at Vanderbilt Country Club owner carries five recurring layers in 2026: $13,159 master dues, the $2,320.96 Villa fee, the $1,200 food and beverage minimum, two special assessments that run with the home, and property tax at 10.5058 mills; a new buyer also pays a one-time $15,000 Resale Capital Contribution. There is no CDD.

The Layers, One by One

• Master dues and Villa fee: $15,479.96 in 2026, billed quarterly.
• Food and beverage minimum: $1,200 per calendar year; a tenant’s club spending counts toward the owner’s minimum.
• Pickleball Project assessment: $678 per unit, approved by members on May 7, 2026, as a lump sum (election was due May 25, 2026) or $56.50 a month from June 2026 to May 2027.
• Golf Course Replacement Project assessment: $7,895 as a lump sum by July 1, 2027, or $437.50 a quarter from July 2027 to April 2032, 20 payments totaling $8,750, approved by the board on October 30, 2025 and August 20, 2026, with work scheduled to begin in 2032. Both assessments “will remain the obligation of any successor owner” (2026 fee sheet).
• Resale Capital Contribution: $15,000 for a new buyer, $3,500 for a current owner buying another home inside, “the legal and personal obligation of the transferee” under Master Declaration section 5.2.5; plus a $500 New Home Buyer Processing Fee and a $299 estoppel fee.
• Property tax: Collier County tax area 103, 10.5058 mills for 2025 (Florida Department of Revenue millage table); the median 2026 preliminary tax bill across the 120 villas is $5,299.62, pulled down by homestead exemptions on 68 of them (Collier County Property Appraiser, 2026 preliminary roll).
• No CDD: no community development district covers Vanderbilt Country Club, per the state’s official list of special districts and the millage table.

A Worked First Year for a Villa Buyer

Take a buyer closing in late 2026 on a Villa Home who pays the golf assessment as a lump sum. By our arithmetic from the published lines: $15,000 Resale Capital Contribution, $500 processing fee, $15,479.96 in dues and Villa fee, $1,200 food and beverage minimum and $7,895 for the golf assessment by July 1, 2027 comes to $40,074.96 over the first twelve months, before property tax, the homeowners and wind policy, any flood policy, any unpaid pickleball balance and ordinary closing costs. In later years the same home carries $16,679.96 in dues, fee and minimum at 2026 rates.

The property tax line is our illustration only: 10.5058 mills on the median 2026 villa just value of $589,114, with no exemption, is about $6,189. A buyer’s actual bill depends on the new assessed value and any homestead exemption the buyer files for.

Taxes Reset When a Villa Sells

A seller’s homestead assessment cap does not travel with the house: under section 193.155, Florida Statutes, the property is reassessed at just value as of January 1 after a change of ownership. The seller can, however, port up to $500,000 of the accumulated Save Our Homes benefit to a new Florida homestead established within the statutory window, which matters to the 68 homesteaded villa owners who are moving within Florida. A buyer who will live here full-time should file for the homestead exemption under section 196.031 for the next tax year (Florida Department of Revenue exemptions page).

Selling a Villa Home with an assessment balance? The estoppel will show it, and the negotiation goes better when you price it in first. Get a free Vanderbilt Country Club home valuation, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873 and we will build this cost stack for the exact villa you are considering, or read how we represent buyers in Naples.

The Master Declaration, Section by Section, for Villa Homes at Vanderbilt Country Club Owners

Villa Homes at Vanderbilt Country Club sit under one set of recorded covenants, the Amended and Restated Master Declaration recorded December 17, 2020 at Official Records Book 5862, Page 3140, as amended in 2024; there is no villa-level declaration, and the architectural rules that bind a villa owner are all in its Articles VI to IX and XV.

The Documents and Where Each Lives

Because the Villa Homes are in a mandatory homeowners association under Chapter 720, a seller owes the buyer the disclosure summary under section 720.401, Florida Statutes, and owners have records rights under section 720.303. Chapter 718 does not apply: a detached villa is not a condominium unit, so there is no structural integrity reserve study and no milestone inspection for a Villa Home.

Who Maintains What (Article VI)

• The owner: “his/her Home and all exterior surfaces, roofs, facias and soffits,” including “screens, screen enclosures, windows and doors,” kept “consistent with the general appearance of the Home as initially constructed,” with repainting “with approved colors” as needed, garage doors included; the Board may set a repainting frequency (section 6.1.1).
• The association: lawn maintenance and the common irrigation system, “Except to the extent that certain landscaping and irrigation is maintained by the Association (e.g. lawn maintenance, etc.)” (section 6.1.2; section 4.6); the roads, entry features, common landscaping and the course (section 6.2).
• The owner again: any landscaping the owner “installed/planted/altered,” after ARC approval, and the driveway and walkway (section 6.1.2).
• Cost of damage: maintenance caused by an owner’s or contractor’s act is billed back to that owner as an Individual Assessment (section 6.3).

Architectural Review: What Needs Approval (Articles VIII and IX)

Section 9.2 lists the improvements that need Architectural Review Committee approval, and the list is long: “fences, walls, hedges and other boundary structures, driveways, sidewalks, pools, pool decks, jacuzzies, screen enclosures, decks, patios or extensions, exterior paint or finish, exterior or roof materials, awnings, shutters, hurricane protection, outside storage sheds,” play equipment, mailboxes, exterior lighting, “antennas and satellite dishes, landscaping or other Improvements of any kind.” Sections 8.2.3 and 8.2.4 add exterior and roof materials and exterior colors.

Four procedural rules matter to anyone planning work on a villa:

1. Approval comes before the permit. “The Architectural Review Committee’s final written approval must be obtained prior to Applicant, its agent or contractor applies for a building permit” (section 9.3).
2. Thirty days, or it is approved. The committee acts “within thirty (30) days after receipt of the plans and specifications,” the fee and any required documents, “unless the ARC confirms in writing to the applicant their need for additional time, or else the request is considered Approved” (section 9.4).
3. Aesthetics count. Disapproval “may be based on any grounds, including purely aesthetic ones” (section 9.1), subject to Florida’s statutory carve-outs for hurricane protection and solar.
4. Debts stop review. No request is reviewed while the lot owes assessments or carries an uncured violation (section 9.4).

Pools, Fences, Generators, Solar and Shutters

• Private pools: allowed, with ARC approval of the pool, deck and screen enclosure (section 9.2); pool pumps must be screened from neighbors, sidewalks, lakes and roads (section 7.5). Every villa plan sheet shows an optional pool.
• Fences and hedges: “fences, walls, hedges and other boundary structures” need ARC approval (section 9.2); walls and fences built on a shared line are party walls with shared rights (section 15.3). The public documents set no fence height or style; that sits in the members-only standards.
• Generators and gas tanks: section 7.5 bars gas tanks on a lot except limited screened tanks, including a cylinder for a grill or portable generator (the recorded text is partly obscured by a recording stamp on the club’s scan), and section 7.7 allows “An underground propane tank” subject to government approvals and Article IX. Florida’s homeowners’ association act, section 720.3035(6) as amended in 2026, says a board or architectural committee “may not deny an application for the installation, enhancement, or replacement of hurricane protection” that meets its adopted specifications, and the statute’s definition now names “exterior fixed generators” with fuel tanks. A standby generator on a villa is an ARC application the association may shape but not refuse outright.
• Hurricane shutters and impact glass: “shutters, hurricane protection” need ARC approval (section 9.2), and the same statute protects approval of shutters, impact windows and doors and reinforced garage doors that meet the specifications.
• Solar: allowed under the standards the VCA adopts, which must comply with section 163.04, Florida Statutes (section 7.16).

Signs, Trash, Parking and Carts (Article VII)

• Signs: one sign advertising the home for sale, removed promptly after the sale (section 7.6.2); the club’s Realtors page sets the format, one 24 by 24 inch tan board with blue lettering (Realtors page).
• Trash: containers kept in “the original trash container alcove built by the builder” (section 7.4), out no sooner than 24 hours before collection and back within 12 hours (section 7.12).
• Vehicles: no overnight street parking except as the Rules allow (section 7.11); one garage space must hold a vehicle (section 7.11.1); golf carts only in an enclosed garage or approved space (section 7.10.3).
• Laundry and driveways: no outdoor drying (section 7.13); no change to driveway or walkway material or color without approval (section 7.17).

Zero Lot Line and Party Walls (Article XV)

Section 15.2 grants a zero lot line maintenance easement “When any Lot … abuts another Lot … on which the exterior wall of a Residence has been or can be constructed against or immediately contiguous to the interior property (perimeter) line,” so the owner of that house can reach its wall, gutters and utilities from the neighbor’s side. Section 15.3 governs party walls and fences on dividing lines. The Villa Homes are detached, and no plat or document we read says whether any villa sits on a zero lot line; with lots of about 58 feet, it is a survey question worth asking before you plan a side-yard fence, generator pad or pool equipment.

Errant Golf Balls (Article XVII)

Owners on lots “near or adjacent to the Golf Course” are notified that errant shots may cause damage and each “assumes the risk of injury or damage from errant golf balls” (section 17.2). Most Villa lots border the course, a lake or a preserve, so a buyer should look at the lanai screen and windows on the golf side before closing.

Is Villa Homes at Vanderbilt Country Club a 55+ Community?

No. Villa Homes at Vanderbilt Country Club are not age-restricted: nothing in the recorded Master Declaration or the 2026 fee sheet sets an age requirement, and the club’s own rules treat unmarried Dependents under 23 as members, so children and grandchildren are expected residents and guests.

Housing for older persons is a legal status, not a description. Under section 760.29, Florida Statutes, a community qualifies for the 55-and-older exemption only by meeting defined conditions, including at least 80% of occupied units with a resident 55 or older and published policies showing that intent. No Vanderbilt Country Club document claims it. The Villa Homes nonetheless draw many downsizers, because they are the smallest detached single-family houses inside a membership club; the county roll has no age field, so the owners’ ages are not published.

Can You Rent Out a Villa Home at Vanderbilt Country Club?

Yes, within the master association’s limits: a Villa Home at Vanderbilt Country Club may be leased as a whole house for 30 days to one year, no more than four times a year, with the association’s prior written approval, and the owner’s club privileges move to the tenant for the lease. There are no additional villa-level rules.

The Leasing Rules in One Table

What a Villa Landlord Should Plan For

A Villa Home is a seasonal-rental house, not a vacation rental. The 30-day minimum, the four-lease cap and the rule that the owner leaves the club while a tenant is in residence fit a January-to-March or a full-season tenant, and the February exception exists for the height of season. The owner still pays the full dues, the Villa fee and the food and beverage minimum, although the tenant’s club spending counts toward the minimum. A lease does not stop a sale, but a buyer takes subject to it, and the buyer’s own membership rights wait until it ends, so match the lease end to the closing.

Pet Rules at Villa Homes, Vanderbilt Country Club

Villa Homes at Vanderbilt Country Club owners may keep no more than two household pets under the recorded Master Declaration, dogs, cats or other animals the association permits, never for commercial breeding, and “ALL PETS MUST BE KEPT ON A LEASH WHEN NOT IN THE OWNER’S RESIDENCE.” No breed or weight limit appears in the Declaration.

Under section 7.8 of the Master Declaration, pets may not become a nuisance, may be walked only where the association designates if it designates areas, and are subject to the Rules and Regulations; fish and indoor domestic birds are allowed. The club’s real estate FAQ applies the same two-pet limit to renters and requires owners to clean up after their pets. A fenced dog run on a villa lot is a section 9.2 fence application, not a right. Service and emotional support animals are handled under federal fair housing law and section 760.27, Florida Statutes, and a pet limit does not by itself decide an assistance-animal request.

Private Pools at Villa Homes, Vanderbilt Country Club: What the County Roll Shows

Villa Homes at Vanderbilt Country Club have no neighborhood pool, so the county roll’s pool count is the real amenity map: 77 of the 120 villas (64.2%) carry a private pool, 32 of them with a spa, against 97 of the 102 Estate Homes (95.1%); 22 villa pools were added after the houses were built.

Pools by Street

Source: Collier County Property Appraiser 2026 preliminary roll, pool rows in the building file; percentages are our arithmetic. The roll also shows a screen enclosure on 119 of the 120 villas.

When the Pools Were Built

Source: Collier County Property Appraiser 2026 preliminary roll, year built of each pool row. Twelve pools added since 2012, and eight since 2022, say that owners are still investing in the villas and that the pool gap with the Estate Homes is closing one lot at a time.

What a Pool Means for Price and Process

Over the last 36 months, villas with a private pool on the roll sold at a median of $835,000 (nine sales) and villas without one at $708,500 (six sales), as the market section shows. Adding a pool to a villa is a section 9.2 ARC application, then a Collier County building permit, and the equipment must be screened (section 7.5). The 58-foot lot width makes placement and side-yard equipment the first design question, which is also where the zero lot line easement, if it applies to your lot, comes in.

Hurricanes, Flood Zone and Insurance at Villa Homes, Vanderbilt Country Club

Every one of the 120 Villa Homes at Vanderbilt Country Club tests FEMA Zone X, area of minimal flood hazard, on the effective map dated May 16, 2012; the community sits about nine miles inland in Collier evacuation Zone E, with no surge on record. The exposure is wind, rain and insurance on houses built from 1998 to 2001.

The Flood Map, Villa by Villa

We tested the county’s primary address point for each of the 120 Villa Homes against FEMA’s National Flood Hazard Layer on September 26, 2026, using Collier County’s site address points. All 120 returned Zone X, “area of minimal flood hazard.” 79 sit on FIRM panel 12021C0218H and 41 on panel 12021C0410H, both effective May 16, 2012. Every Estate Home point also reads X.

The few Zone AH points that the county’s address layer places on the two single-family plats belong to association structures, two utility points, one “other structure” point and one commercial point on association common-area parcels, not to any Villa Home. The mapped AH shallow-ponding areas cover the course, lakes and low yard areas between pads; the Villa pads were graded above them. FEMA’s preliminary maps released in 2025, with a target effective date of summer 2027, change no zone anywhere in the community, per the address census in our Vanderbilt Country Club guide. A point test is not a lender’s determination; ask for the elevation certificate for the specific address if one exists.

Evacuation, Surge and Wind

The community returns Zone E on Collier County’s hurricane evacuation zone layer, the fifth of six zones. Ian in 2022 flooded “almost all of Collier County south/west of Tamiami Trail/US 41” (NWS Miami Ian summary); Vanderbilt Country Club is east of I-75 and about nine miles from the Gulf. Irma in 2017 was the wind benchmark, with a 112 mph gust at the North Naples station (NWS Miami Irma report). After Wilma in 2005 a resident’s published account recorded about 90 trees lost and 17 pool and lanai screens damaged across the community, the kind of damage a villa owner insures and repairs personally.

Built Before the Florida Building Code

Every Villa Home was built from 1998 to 2001 under Collier County’s earlier local code; the statewide Florida Building Code took effect March 1, 2002 (Florida Housing Finance Corporation overview). On Florida’s uniform wind mitigation form, OIR-B1-1802, a pre-2002 house cannot earn the building-code credit, but it can earn credits for a newer roof covering, roof deck attachment, roof-to-wall connections, hip roof shape, secondary water resistance and opening protection, each on what an inspector documents. For a villa, the roof permit and the shutter or impact-glass permit are the two documents that move the premium.

Who Insures What

A Villa owner insures the whole house: dwelling, roof, wind, contents and liability, on a homeowners policy (HO-3 or similar), because the $2,320.96 Villa fee covers management and landscaping only, with no building insurance (2026 fee sheet). No villa premium is published here; premiums are quote-specific.

• Flood: in Zone X federal law does not require flood insurance, though a lender may. From January 1, 2027, Citizens Property Insurance requires flood coverage on all personal residential policies that include wind, “regardless of value,” so every Citizens-insured villa owner will need a flood policy (Citizens flood page). Collier County’s CRS Class 5 gives NFIP policies a 25% discount (FEMA CRS list, April 2026).
• Citizens eligibility: a dwelling with a replacement cost of $700,000 or more is generally ineligible under section 627.351(6); replacement cost is not the county’s just value, so eligibility is an address-level question.
• Roof age: Florida’s section 627.7011 bars refusal to write or renew “solely because of the age of the roof” under 15 years, and for older roofs requires the insurer to accept an inspection showing five or more years of remaining life.
• Hardening grants: My Safe Florida Home, section 215.5586, targets homesteaded, site-built homes built before 2008 with an insured value of $700,000 or less; the 68 homesteaded villas meet the age test, and value decides the rest.

Selling a Villa Home? A current wind mitigation report, the roof permit and a clean Zone X result shorten every insurance conversation a buyer has. Get a free Vanderbilt Country Club home valuation, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873 and we will pull the wind mitigation report, the roof permit and a flood quote before your inspection period ends, or read how we represent buyers in Naples.

Roofs, Permits and Recorded Work at Villa Homes, Vanderbilt Country Club

Roof age is the biggest unknown on any Villa Home at Vanderbilt Country Club: every villa was built from 1998 to 2001, the owner alone carries the roof, and the county tax roll does not record re-roof dates, so a 25 to 28-year-old original roof and a recent replacement look identical until you pull the address’s permit history.

What the Public Record Holds

The county roll carries no roof field, and we did not publish a roof count for the neighborhood because none exists in a public dataset we could verify. The permit record for the specific address is the answer, and it is also what a buyer’s insurer will ask for.

What We Tell Villa Sellers About the Roof

If your roof has been replaced, put the permit, the product approval and the date in the listing file, because a buyer comparing two villas will price the original-roof house as a replacement still to come, not as a feature, and the ARC approves the material and color (section 8.2.3). If your roof is original, get a roof certification and a four-point inspection before listing, so the buyer’s insurer sees the remaining life in writing under section 627.7011 rather than guessing.

Which Schools Serve Villa Homes at Vanderbilt Country Club?

All 120 Villa Homes at Vanderbilt Country Club are zoned to Bear Creek Elementary, Oakridge Middle and Barron Collier High for the 2026-27 school year, per the Collier County Public Schools address lookup run for every villa address on September 26, 2026, with no rezoning flag; all three schools graded A for 2025-26.

Sources: the district’s address service, queried for all 120 Villa addresses on Gleneagle Way, Danbury Boulevard and Preswick Lane (120 of 120 identical); grades from the district’s 2026 Accountability Brief; distances from the measured routing in our Vanderbilt Country Club guide.

Older pages that name Big Cypress Elementary predate Bear Creek’s opening in August 2025. Attendance zones can change year to year, so confirm the exact address on the district’s attendance boundaries page before relying on it; private options within about 11 road miles include the Community School of Naples and Seacrest Country Day School.

What Is Being Built Near Villa Homes at Vanderbilt Country Club?

Vanderbilt Country Club is built out, so the change a Villa Homes at Vanderbilt Country Club owner will notice is on the roads: the Vanderbilt Beach Road Extension opened past the main gate on June 12, 2026, I-75 express lanes with direct access at Vanderbilt Beach Road start construction this fall, and Collier Boulevard beside Preswick Lane keeps getting busier.

• Vanderbilt Beach Road Extension, Phase 1: opened to traffic June 12, 2026, six lanes divided east of Collier Boulevard, with improvements at the Danbury Boulevard gate intersection, per Collier County’s opening release and the county’s project page. More Estates traffic now passes the main gate, and less presses on Immokalee Road and Golden Gate Boulevard.
• I-75 express lanes: FDOT project 452544-1 adds express lanes from north of Golden Gate Parkway to south of Alico Road, with “Direct access to express lanes at Vanderbilt Beach Road,” construction starting fall 2026 (WGCU, September 20, 2026).
• Collier Boulevard traffic: the county count station south of Immokalee Road, which by our reading fronts the members’ back gate at the end of Preswick Lane, averaged about 37,800 vehicles a day in 2025, up 15% from 2019 (2025 traffic count report). Preswick Lane is the Villa street nearest that road.
• Next door: the east side along Massey Street is rural agricultural zoning, and Pulte opened sales at Opus Stone, a planned 51-home community near Vanderbilt Beach Road and Massey Street, in May 2026 (Gulfshore Business).
• Inside the gates: the pickleball conversion of tennis court 6 is scheduled for fall 2026, and the Golf Course Replacement Project for 2032, both funded by assessments every Villa owner pays (2026 fee sheet).

Daily Logistics at Villa Homes, Vanderbilt Country Club

Daily life at Villa Homes at Vanderbilt Country Club runs through the staffed main gate on Vanderbilt Beach Road at Danbury Boulevard, with an unmanned members-only back gate on Collier Boulevard at Preswick Lane; the NCH Northeast emergency room is about 2.5 miles away, Vanderbilt Beach about 9 to 10, and RSW about 28 road miles.

Source: OSRM free-flow routing from 8250 Danbury Blvd, measured September 23, 2026, as published in our Vanderbilt Country Club guide. Season adds time; treat the minutes as a floor.

• Gates and guests: guests are pre-registered by a member and show a driver’s license at the Main Gatehouse; “Gate access on Collier Boulevard is for members only” (guest information page). GPS sometimes routes visitors to the back gate by Preswick Lane, which will not let them in (directions page).
• Trash: at the curb no sooner than 24 hours before collection and back in the builder’s trash alcove within 12 hours (sections 7.4 and 7.12). The Villa fee does not list garbage, and the club does not publish the hauler or collection days for the single-family streets.
• Carts: a private cart lives in your garage; trail fee $2,200 a year.
• Cable and internet: included in the master dues (“cable television & internet,” 2026 fee sheet).
• Mail: every villa carries a Naples, FL 34120 address; mailbox arrangements are not published by the club.
• Pets: two per home, leashed outside (section 7.8).
• Utilities: water, sewer and electricity are the owner’s own accounts; the Villa fee covers none of them.

Downsizing and Lock-and-Leave: Is a Villa Home at Vanderbilt Country Club the Right Move?

A Villa Home at Vanderbilt Country Club is the downsizer’s single-family house: one level, 1,746 to 1,974 square feet, lawn care included, a two-car garage for the car and the cart, and golf, fitness and dining minutes away. It is lower-maintenance, not a true lock-and-leave: the owner still carries the roof, paint, insurance and storm preparation.

Who the Villa Homes Suit

• Estate or out-of-state homeowners moving down in size who want to keep a detached house, a yard view and a private pool, without the 2,200 to 2,900 square feet of an Estate Home.
• Wedgewood or Waterford owners moving up to their own lot and garage; a current owner buying another home inside the gates pays a $3,500 capital contribution instead of $15,000 (2026 fee sheet).
• Golfers who want the no-greens-fee membership at the lowest single-family carrying cost in the community, $15,479.96 a year in dues and fee.

What “Lock-and-Leave” Means Here, Honestly

The Vanderbilt Community Association mows and manages; the owner does the rest. Before a summer away, a Villa owner arranges hurricane shutters or confirms impact glass, clears the lanai, sets up a home watch, and knows the insurance deductible, because there is no condominium master policy and no association crew for the house. Waterford condominiums, with building insurance, exterior maintenance and an elevator inside the fee, are the community’s true lock-and-leave; a Villa Home trades some of that convenience for a private lot, a private pool and no shared walls.

What Not to Do When Downsizing Into a Villa

• Do not compare fee lines alone. The Villa fee is $2,594 to $2,957 a year lower than the condominium fees, but the villa owner pays the insurance, roof and exterior those fees cover.
• Do not skip the roof and window file. A 1999 or 2000 house with an original roof is a different purchase from one with a recent permitted roof and impact glass.
• Do not assume a pool can be added anywhere. It is an ARC approval and a permit on a 58-foot lot.
• Do not forget the one-time costs. $15,000 capital contribution, $500 processing, and the golf assessment of $7,895 or $8,750 through 2032.

How Does Villa Homes at Vanderbilt Country Club Compare to the Other Vanderbilt Country Club Villages?

Villa Homes at Vanderbilt Country Club are the community’s entry to single-family ownership: about $320,000 below the Estate Homes at the 24-month median, above the Wedgewood carriage homes and Waterford condominiums, with the lowest neighborhood fee of the four home types and every home in flood Zone X.

The Benchmark Table

Yardsticks: club documents and the 2026 fee sheet for homes, sizes and fees; Collier County Property Appraiser 2026 preliminary roll for recorded qualified sales, homestead shares, pools and just values, with the window stated in each row; Villa and Estate rows use our parcel classification, and the Wedgewood and Waterford rows use the county’s condominium records.

Sources: 2026 fee sheet; club real estate page; Collier County Property Appraiser 2026 preliminary roll (files dated August 29, 2026); FEMA National Flood Hazard Layer. Wedgewood and Waterford sale, homestead, just-value and flood figures are the county-record figures published in our Vanderbilt Country Club guide. Data updated: September 2026.

Every home pays the same $13,159 in master dues and gets the same course, clubhouse and amenities. What changes from village to village is the building, the lot, the second fee and who insures the structure.

Villa Homes vs Estate Homes at Vanderbilt Country Club: Which Should You Choose?

Choose Villa Homes at Vanderbilt Country Club for a detached one-story house at the community’s lowest single-family price and fee, $755,000 at the 24-month median; choose the Estate Homes for 2,223 to 2,931 square feet on about 80-foot lots along the front nine, at a $1,075,000 median over the same 24 months.

The two products share streets, plats, builder, age and governance, so the comparison is unusually clean: our Estate Homes at Vanderbilt Country Club guide covers the other side in the same depth, using the same parcel classification.

The Decision Table

Sources: Collier County Property Appraiser 2026 preliminary roll and our classification (all county rows); club Estate Homes floor plans and Villa Homes floor plans; 2026 fee sheet. Median of per-sale ratios for price per square foot.

Who Should Choose Which

Choose a Villa Home if you want single-family ownership inside the club for about $300,000 less, a one-level house that is easy to keep, the lowest dues-plus-fee in the community, and you are happy with two bedrooms and a den. The per-foot price is only about 4% below an Estate Home’s, so the saving is in size, not in value per foot. The trade: a smaller lot, a one-in-three chance the villa has no pool yet, and a pool of buyers that is more seasonal.

Choose an Estate Home if you need a third or fourth bedroom plus a den, want the front-nine setting and an 80-foot lot, and expect a pool as standard. The trade: a $1,075,000 median over the last 24 months, a higher fee and tax bill, and even thinner sales, two in the last twelve months.

Honest Pros and Cons of Owning a Villa Home at Vanderbilt Country Club

Villa Homes at Vanderbilt Country Club offer detached single-family living inside a no-waitlist, owner-run golf club at the community’s lowest single-family price and fee, all in flood Zone X; against that, every villa predates the Florida Building Code, the owner carries roof and insurance, sales are thin, and a third have no pool.

The Pros

• A detached house inside a bundled club. Membership comes with the deed, owners pay no greens fees, and there is no waitlist.
• The lowest neighborhood fee in the community. $2,320.96 in 2026, and lawn care is included.
• Stable prices. Villa medians of $749,000 to $755,000 across every window from one to five years.
• All 120 homes in Zone X on the effective FEMA map, with no change on the preliminary map.
• One level and flexible plans. Two bedrooms plus a den, or three bedrooms, with 10-foot ceilings.
• A two-car garage that can hold the cart. The trail fee requires an attached garage; every villa has one.
• One association, no condominium law. No SIRS, no milestone inspection, no condominium special assessments for a building you do not own.
• A-rated zoned schools, verified for all 120 addresses.
• A listing team that has sorted the record. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price villas from Villa sales only.

The Cons

• The club costs the same whether you play or not. $13,159 a year in master dues, plus the Villa fee and a $1,200 minimum.
• Two assessments run with the home. $7,895 lump sum or $8,750 over 20 quarters for the golf course replacement, and $678 for pickleball.
• A $15,000 Resale Capital Contribution at purchase.
• Pre-2002 construction. No building-code credit on the wind mitigation form, and any original roof is now 25 to 28 years old.
• The owner insures and maintains the shell. Roof, paint, windows, screens and the full homeowners and wind policy; Citizens policies need flood cover from January 1, 2027.
• Thin sales. Five qualified Villa sales in the last twelve months; one month’s listings can move the story.
• 43 villas have no private pool, and there is no neighborhood pool for the single-family streets.
• A busier Collier Boulevard beside Preswick Lane and a busier main gate since June 2026.

Thinking of Selling Your Villa Homes at Vanderbilt Country Club Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Villa Homes at Vanderbilt Country Club listing agent, or thinking, ‘I need someone to sell my Villa Homes at Vanderbilt Country Club home…’ you are selling into a five-sale year and a county record that cannot tell your villa from an Estate Home unless someone sorts it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Villa listing from that sorted record.

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Villa Home Sold Stats, Window by Window

Data updated: September 2026 (Collier County Property Appraiser, 2026 preliminary roll, files dated August 29, 2026; Southwest Florida MLS Matrix, pulled September 24 and September 26, 2026)

• Leading window, county recorded, qualified, 36 months from August 30, 2023 to August 29, 2026: 15 Villa resales, total volume $11,407,000, median $755,000 (n = 15, odd), low $619,000, high $905,000, median $382.64 per square foot of county base area (house only). Fifteen is the first window with ten or more Villa sales.
• Twelve months to August 29, 2026: In the last 12 months the Villa Homes have seen 5 resales, total volume $3,686,000, median $755,000 (n = 5, odd), $690,000 to $779,000. The county file carries no listing office, so we state no represented count.
• Twenty-four months: 7 Villa resales, median $755,000 (odd), $670,000 to $880,000.
• Sale-to-list and days on market, Villa Homes only (Southwest Florida MLS, twelve months to September 26, 2026): 6 closings, median 96.3% of final list price (n = 6, even), median 10 days on market (n = 5, odd). Community-wide, all four home types blended: 31 closings, 95.6% and 33.5 days.
• Competition on September 24, 2026: one single-family listing in the whole community, a Preswick Lane villa at $709,000 after 145 days.

Selling a Villa Home Is Different in Seven Ways

• Your comparables are villas, not “single-family.” The community’s single-family median mixes Estate Homes that sell about $320,000 higher. We price from the 27 Villa sales of the last five years, by street and by pool.
• The pool is the price question. Villas with a pool on the roll sold at a $835,000 median over 36 months, without at $708,500. If your villa has no pool, we show buyers the lot and the approval path; if it has one, we lead with it.
• The roof and windows are yours, and buyers know it. Every villa is a 1998 to 2001 house. We put the roof permit, the window or shutter permits and a current wind mitigation report in the file before the first showing.
• The buyer, not you, pays the $15,000 capital contribution, under Master Declaration section 5.2.5, but every buyer counts it, along with the golf course replacement assessment balance, which “will remain the obligation of any successor owner.” We price with both in view.
• No purchase approval, but a firm paperwork list. The association “does not have an application process for purchases”; your buyer returns the Owner Information Form and designee headshots a week before closing, and the estoppel carries a $299 fee plus the buyer’s $500 processing fee.
• Chapter 720 disclosures. Your buyer receives the homeowners’ association disclosure summary under section 720.401 and the flood disclosure under section 689.302; we prepare both at listing.
• Timing. Your likeliest buyer tours between November and April; we launch in the fall with the file complete, so the February buyer can write the day they see it.

Showings, Signs and the Gate

One 24 by 24 inch For Sale sign in the association’s tan and blue format is allowed, street side only, no riders, removed once under contract, and one metal Open House sign under 18 by 24 inches, removed by sunset (Realtors page). Every showing agent presents a driver’s license and business card at the Main Gatehouse, and the Collier Boulevard back gate by Preswick Lane is members only, so we route every showing through the main gate. With 41 of 120 Villa owners mailing their tax bills outside Florida, we are set up to sell a villa for an owner who is not in Naples.

What Is Your Villa Homes at Vanderbilt Country Club Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Vanderbilt Country Club home valuation. It takes about a minute, and Jesse follows up with the Villa sales that fit your home: same street, same plan size on the county record, pool or no pool, adjusted for roof, windows, updates and view. An automated estimate cannot tell a Villa Home from an Estate Home on the same street, and it certainly cannot tell a 2024 pool from a 1999 one.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Villa Home at Vanderbilt Country Club?

For a villa priced to its own street and pool status, yes: Villa medians have held at $749,000 to $755,000 across every window from one to five years, and on September 24, 2026 there was only one single-family listing in the whole community.

How do I price a Villa Home without a pool?

Against the six no-pool Villa sales of the last 36 months, $620,000 to $779,000 with a $708,500 median, not against the $755,000 all-villa median, which the pool homes pull up.

Should I add a pool before selling?

Usually not. A pool is an ARC approval, a permit and a construction season; we would rather price the no-pool villa correctly and show the buyer the approval path.

Does a Villa sale need association approval?

No. The Vanderbilt Community Association has no purchase application; the buyer registers with Member Services before closing.

What paperwork should I gather before listing?

The estoppel request, the Chapter 720 disclosure summary, the roof, window and pool permits, any ARC approvals, a wind mitigation report, and your balances on the golf course replacement and pickleball assessments.

Your Local Real Estate Experts

Villa Home owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this guide they sorted every single-family parcel at Vanderbilt Country Club and read every recorded Villa sale before writing a word.

The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Villa Homes at Vanderbilt Country Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Villa sellers; Marc leads buyer representation, which here means reading the fee stack, the two assessments that run with every home, the roof file and the pool question before you write an offer.

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

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

What Our Clients Say

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

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

Contact McGreevy and Comisar

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

Selling a Villa Homes at Vanderbilt Country Club home? Get a free Vanderbilt Country Club home valuation, or call Jesse direct at (239) 898-6072.

Buying a Villa Home? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Licensure, and the Office of Record

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

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

License status for either name can be verified through the Florida Department of Business and Professional Regulation’s public licensee search.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our guide to Vanderbilt Country Club and our Naples guide. Our guides to the Estate Homes, Wedgewood at Vanderbilt and Waterford at Vanderbilt cover the other three Vanderbilt Country Club villages.

Frequently Asked Questions, Buyer Edition

These Villa Homes at Vanderbilt Country Club buyer questions are answered from the club’s documents, the recorded Master Declaration, the Collier County 2026 preliminary roll, FEMA’s flood layer and the school district’s address lookup. Each answer names its source, and where the public record stops, we say so and name the document that holds the answer.

What are the Villa Homes at Vanderbilt Country Club?

120 detached, one-story single-family homes inside Vanderbilt Country Club in Naples, ZIP 34120, built by Worthington Communities from 1998 to 2001 in five plans of 1,746 to 1,974 square feet, each with a two-car garage and a screened lanai (club real estate page).

Are the Villa Homes attached?

No. The club calls them “The 120 detached villa homes,” and the county roll carries each on its own single-family lot. The Master Declaration does include a zero lot line maintenance easement (section 15.2), and no public document says whether any villa lot uses it.

How many Villa Homes are there, and how do you know which houses they are?

120. The county codes 120 of the 222 single-family houses as building class RC-2, and those are exactly the 120 lots the club’s site plan shades as Villa Homes; the other 102 are Estate Homes.

Which streets are the Villa Homes on?

Gleneagle Way perimeter lots (68), Danbury Boulevard single-family lots (35) and Preswick Lane (17). The Estate Homes take Allendale Court, Northhampton Court and inner Gleneagle Way.

How big are the Villa Homes?

1,746 to 1,974 square feet of living area on the builder’s plans, 2,511 to 2,821 square feet under roof including the garage, lanai and entry. The county’s base area for the houses runs 1,570 to 2,256 square feet, median 1,944.

How many bedrooms do the Villa Homes have?

Two bedrooms plus a den, or three bedrooms, with two baths. The Andover II and Camilla are three-bedroom plans; the Mayfield II, Augusta and Savannah are two bedrooms plus a den or flex room.

How big are the lots?

About 58 by 140 feet, per the club; on the county roll 53 villa lots are exactly 8,120 square feet and the median is 8,123. Nine corner, curve and cul-de-sac lots exceed 11,300 square feet.

Do the Villa Homes have private pools?

77 of the 120 do, per the 2026 county roll, 32 with a spa. There is no neighborhood pool on the villa streets; the main resort-style pool at the clubhouse is open to every member.

Can I add a pool to a Villa Home?

Yes, with Architectural Review Committee approval of the pool, deck and screen enclosure before you apply for the county permit (Master Declaration sections 9.2 and 9.3). Twenty-two villa pools were added after the houses were built.

How much do Villa Homes at Vanderbilt Country Club cost?

The county recorded 15 qualified Villa resales in the 36 months to August 29, 2026, median $755,000, from $619,000 to $905,000. The five in the last twelve months ran $690,000 to $779,000.

What are the HOA fees for a Villa Home?

$15,479.96 a year in 2026: $13,159 in master dues plus the $2,320.96 Villa Home Neighborhood Fee, billed quarterly at $3,869.99, plus a $1,200 food and beverage minimum (2026 fee sheet).

What does the Villa neighborhood fee cover?

“Property management and residential landscaping,” and nothing else, per the 2026 fee sheet. Roof, paint, insurance, water, sewer and pest control are the owner’s.

Is there a separate Villa homeowners association?

No. The Vanderbilt Community Association, the master association that owns the club, bills the Villa neighborhood fee under the Master Declaration’s Neighborhood Assessment provision (section 5.2.2).

Is golf membership included with a Villa Home?

Yes. Membership is mandatory and comes with the deed, owners pay no greens fees, only cart fees ($33 for 18 holes), and there is no waitlist.

What one-time costs does a Villa buyer pay?

A $15,000 Resale Capital Contribution ($3,500 if you already own inside the gates), a $500 New Home Buyer Processing Fee, and any unpaid golf course replacement or pickleball assessment balance the contract assigns to you.

What special assessments are on the books?

The Golf Course Replacement Project, $7,895 by July 1, 2027 or $437.50 a quarter through April 2032, and the Pickleball Project, $678 or $56.50 a month through May 2027. Both stay with the home.

Does the association have to approve my purchase?

No. “The Vanderbilt Community Association, Inc. does not have an application process for purchases” (Prospective Owners page). You return an Owner Information Form and designee headshots before closing.

What flood zone are the Villa Homes in?

Zone X, area of minimal flood hazard, at all 120 villa address points on FEMA’s effective map of May 16, 2012, panels 12021C0218H and 12021C0410H; the preliminary 2025 maps change nothing.

Do I need flood insurance on a Villa Home in Zone X?

Not by federal rule, though a lender may require it. From January 1, 2027 Citizens requires flood coverage on every personal residential policy with wind, so a Citizens-insured villa will need it.

Who insures a Villa Home?

The owner, fully: dwelling, roof, wind, contents and liability. The Villa fee includes no building insurance.

How old are the roofs?

The houses date from 1998 to 2001, so an original roof is 25 to 28 years old. The county roll does not record re-roofs; the permit history for the address does.

What schools serve the Villa Homes?

Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, confirmed for all 120 villa addresses; all three graded A for 2025-26.

Is Villa Homes at Vanderbilt Country Club a 55+ community?

No. No age restriction appears in the Master Declaration, and the club’s rules treat unmarried children under 23 as members.

Can I rent out a Villa Home?

Yes: the whole house, 30 days to one year (February excepted from the minimum), up to four times a year, with association approval; the club privileges go to the tenant for the lease.

How many pets can I have?

Two household pets, leashed whenever outside the home (Master Declaration section 7.8); no breed or weight limit appears in the Declaration.

Can I keep a golf cart in the garage?

Yes. Carts may be parked only in an enclosed garage or approved space, and the $2,200 private cart trail fee requires storage in an attached garage, which every villa has.

Can I put in a generator or hurricane shutters?

Both need ARC approval, and Florida’s section 720.3035(6), as amended in 2026, bars an HOA from denying hurricane protection, including exterior fixed generators, that meets its adopted specifications.

Can I install a fence?

Only with ARC approval; fences, walls, hedges and boundary structures are on the section 9.2 list, and the public documents publish no fence standard.

What is a golf villa, and is a Villa Home a good investment?

A golf villa is a smaller home tied to a course; here it is a detached house with club membership. Villa medians have held at $749,000 to $755,000 across one to five years; no one can promise future prices.

What are the disadvantages of a villa here compared with an Estate Home?

Less space (1,746 to 1,974 against 2,223 to 2,931 square feet), a narrower lot, a pool on 64.2% of villas against 95.1% of Estate Homes, and a more seasonal set of neighbors.

Is a Villa Home a lock-and-leave?

Partly. The association mows; the owner carries roof, paint, shutters and insurance. The Waterford condominiums are the community’s true lock-and-leave.

How far is the beach?

About 9.6 road miles and 19 minutes off-peak from the clubhouse to Vanderbilt Beach Park; longer in season.

Is there a marina or boat parking?

No. There is no marina or boat slip, and boats and trailers are subject to the vehicle rules; one garage space must hold a car.

Is the home for sale on Preswick Lane a Villa Home or an Estate Home?

A Villa Home. The county codes it RC-2: built 2000, 1,882 square feet of county base area, an 11,462 square foot lot, no pool on the roll; it was listed at $709,000 on September 24, 2026.

What property taxes should I expect?

The median 2026 preliminary villa tax bill is $5,299.62, pulled down by homestead exemptions. A non-homesteaded owner at the median villa just value of $589,114 would pay about $6,189 at 10.5058 mills, our illustration.

Frequently Asked Questions, Seller Edition

These Villa Homes at Vanderbilt Country Club seller questions are answered from the Collier County 2026 preliminary roll, our Villa or Estate classification of every single-family parcel, the club’s 2026 fee sheet and recorded documents, the Southwest Florida MLS Matrix (pulled September 24, 2026, and September 26, 2026, split to the Villa Homes) and Florida statutes. Where a figure is not public, we say where it lives.

What is my Villa Home worth?

Street, pool and condition decide most of it. Over the last 36 months Villa Homes sold for $619,000 to $905,000, median $755,000; villas with a pool on the roll at a $835,000 median and without at $708,500.

How many Villa Homes sold last year?

Five qualified sales in the twelve months to August 29, 2026, totaling $3,686,000, median $755,000 (county recorded). One more villa, $885,000 on Gleneagle Way in January 2026, closed on the MLS but was not flagged qualified by the county.

Are Villa Home prices dropping?

No. The Villa median was $755,000 over 12, 24 and 36 months and $749,000 over 60 months, and calendar-year medians have held within about 4% of $750,000 since 2022.

How much did Villa Homes rise since 2021?

The calendar-year median went from $499,500 in 2021 to $750,000 in 2022, about 50%, and has held there since.

How long does it take to sell a Villa Home?

Usually days, when priced to the villa record. The six Villa Homes that closed on the MLS in the twelve months to September 26, 2026 took a median 10 days on market (n = 5, odd; one sale was entered after closing). Across all 31 Vanderbilt Country Club closings, all home types blended, the median was 33.5 days.

What share of the asking price do homes get?

A median 96.3% of final list price across the six Villa Homes that closed on the MLS in the year to September 26, 2026 (n = 6, even), with two at full price and the lowest at 87.2%. Across all 31 community closings, all home types blended, the median was 95.6%. Price to Villa sales, and you negotiate from strength.

Is it a buyer’s or seller’s market for villas?

Thin supply favors sellers: on September 24, 2026 the only single-family home listed in the whole community was one Preswick Lane villa, against five qualified Villa sales a year.

How do I price a villa against the Estate Homes?

You do not. The Estate Homes sold at a $1,075,000 median over 24 months, about $320,000 above the villas; per square foot of county base area the gap is only about 4%, which tells a buyer they are paying for size.

Does my pool add value?

On the last 36 months’ evidence, villas with a pool on the roll sold about $126,500 higher at the median than villas without, nine sales against six. Condition and view travel with the pool, so read it as a direction.

When should I list my Villa Home?

In the fall, with the file complete, so the house is ready for buyers touring between November and April; the club’s own calendar treats November 1 to April 30 as season.

Who buys Villa Homes?

Downsizers and seasonal owners: 68 of 120 villas are homesteaded, and Canada, New York, Pennsylvania and Illinois lead the out-of-state owner addresses.

Does my club membership transfer to my buyer?

Not as a certificate. Membership attaches to the deed, so your buyer becomes a member when the deed records, and your privileges end at closing.

Who pays the $15,000 capital contribution?

The buyer, by the recorded document: it is “the legal and personal obligation of the transferee” under Master Declaration section 5.2.5. A buyer may still ask for a credit; that is negotiation.

What if my buyer already owns inside Vanderbilt Country Club?

Then the capital contribution is $3,500 instead of $15,000 (2026 fee sheet), which makes a Waterford or Wedgewood owner moving up to a villa an efficient buyer.

Do I have to disclose the golf course replacement and pickleball assessments?

Your buyer will see both on the estoppel, and the fee sheet says each “will remain the obligation of any successor owner.” Decide at listing whether you pay off the balance or price around it.

How does the estoppel work?

Request it from the club’s Director of Member Services; the fee is $299, and section 720.30851, Florida Statutes, requires delivery within 10 business days. Order it the day the contract is signed.

Who pays for the estoppel?

Under the standard Florida Realtors and Florida Bar contract, association estoppel fees are generally a seller cost unless the contract says otherwise; the buyer’s $500 processing fee is separate.

Does a Villa sale need association approval?

No. The association has no purchase application; the buyer files an Owner Information Form and designee headshots at least a week before closing.

What disclosures must I give a Villa buyer?

The homeowners’ association disclosure summary under section 720.401, the flood disclosure under section 689.302, and any known material defect under Florida case law. There is no condominium resale package, because a villa is not a condominium.

Do SIRS or milestone inspection rules affect my villa?

No. Those Chapter 718 and section 553.899 rules apply to condominium buildings of three or more stories; a detached Villa Home is neither.

What are my closing costs?

Documentary stamp tax at $0.70 per $100 under section 201.02, about $5,285 on a $755,000 sale (our arithmetic), plus the estoppel fee, title costs by local custom, prorations and the brokerage fee. We provide a net sheet before listing.

Does my roof age matter?

Yes, to the buyer’s insurer. Every villa is a 1998 to 2001 house; a permitted replacement roof is a selling point, and an original roof needs a certification showing remaining life under section 627.7011.

What updates pay off before selling a villa?

Documentation first: roof and window permits, a wind mitigation report and an air-conditioning service record; then paint (in an approved color) and flooring. Exterior paint needs ARC approval if the color changes.

Can I sell my villa for sale by owner?

Florida law does not require a broker. The hard parts are pricing against villas rather than Estate Homes, the estoppel and assessments, gate showings and seasonal timing. If you want representation, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Can I put up a For Sale sign?

Yes, one: a 24 by 24 inch sign in the association’s tan and blue format, street side only, removed once under contract (Realtors page; Master Declaration section 7.6.2).

How are showings handled inside the gate?

Every agent presents a driver’s license and business card at the Main Gatehouse on Vanderbilt Beach Road; the Collier Boulevard gate by Preswick Lane is members only.

Can I sell while my villa is leased?

Yes. The buyer takes subject to the lease, and the buyer’s club privileges wait until the tenant’s lease ends, so time the lease end to the closing.

Will my buyer’s taxes be higher than mine?

Often, if you have a homestead cap: the assessment resets to just value after a sale under section 193.155. The median 2026 villa just value is $589,114.

Can I take my homestead savings to my next home?

Florida’s portability rule lets a homesteaded seller transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the statutory window; ask the Collier County Property Appraiser before you close.

Do I owe capital gains tax on my villa?

A primary residence can qualify for the federal exclusion of up to $250,000 of gain, $500,000 for a married couple, under the ownership and use tests in IRS Publication 523; a seasonal second home generally does not. Ask your tax adviser.

Should I sell furnished?

Often it helps with seasonal buyers, but we price the real estate and negotiate the furniture separately.

Should I rent my villa instead of selling?

Only if the numbers work with a 30-day minimum, four leases a year, full dues and fee while leased, and no club use for you while a tenant is in residence.

What happens to my club account at closing?

Privileges stop at closing, and dues and assessments through the closing date are yours; the estoppel shows every balance, which is why it is paid from your proceeds.

Why hire McGreevy and Comisar to sell my Villa Home?

Because a villa sale turns on details this page documents: villa-only comparables, the pool, the roof file, the assessments and a seasonal buyer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072 or get a free Vanderbilt Country Club home valuation.

Sources and Authoritative References

Every Villa Homes at Vanderbilt Country Club fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the club and its master association, the State of Florida, Collier County, the school district, federal agencies and news reports where no primary record exists. No brokerage or listing portal is cited.

Vanderbilt Country Club and the Vanderbilt Community Association

1. VCA 2026 Master Association Fees for All Neighborhoods, fee sheet dated August 20, 2026
2. Club real estate page and FAQ: “The 120 detached villa homes” (read September 2026)
3. Club home-type breakdown, The Homes page (read September 2026)
4. Villa Homes floor plans, Worthington Communities sheets
5. Estate Homes floor plans, Worthington Communities sheets
6. Wedgewood carriage homes floor plans
7. Waterford condominium floor plans
8. Community Site Plan, August 2017 edition
9. Amended and Restated Master Declaration, OR Book 5862, Page 3140
10. Certificate of Amendment recorded March 7, 2024, Instrument 6516467
11. Amended and Restated Articles of Incorporation, Vanderbilt Community Association
12. VCA Bylaws
13. Prospective Owners page: no purchase application, estoppel and processing fees
14. Renter page: leasing rules
15. Realtors page: gate procedure and sign rules
16. Membership Transfer Application, revised August 4, 2025
17. Owner Information Form, revised May 8, 2026
18. 2026 Member and Tenant Fee Schedule
19. Guest information page
20. Contact and directions page
21. About Vanderbilt Country Club
22. Club home page
23. Vanderbilt Golf page
24. Court Sports page
25. Wellness and Fitness page

State of Florida

26. Florida Division of Corporations: Vanderbilt Community Association, Inc., N98000005469
27. Florida Division of Corporations: Worthington Communities of Naples, Inc., P97000052265
28. Florida Division of Corporations: entity search for “Vanderbilt Country Club”
29. Section 720.401, Florida Statutes: HOA disclosure summary
30. Section 720.303, Florida Statutes: association records
31. Section 720.30851, Florida Statutes: estoppel certificates
32. Section 720.3035, Florida Statutes: architectural control and hurricane protection
33. Section 163.04, Florida Statutes: energy devices based on renewable resources
34. Section 689.302, Florida Statutes: flood disclosure
35. Section 201.02, Florida Statutes: documentary stamp tax
36. Section 193.155, Florida Statutes: homestead assessment and portability
37. Section 196.031, Florida Statutes: homestead exemption
38. Section 760.29, Florida Statutes: housing for older persons
39. Section 760.27, Florida Statutes: emotional support animals
40. Section 627.7011, Florida Statutes: roof age and coverage
41. Section 627.351, Florida Statutes: Citizens eligibility
42. Section 215.5586, Florida Statutes: My Safe Florida Home
43. Section 553.899, Florida Statutes: milestone inspections
44. Section 718.112, Florida Statutes: structural integrity reserve studies
45. Florida Department of Revenue: 2025 Collier County millage table, tax area 103
46. Florida Department of Revenue: property tax exemptions
47. FloridaCommerce: official list of special districts
48. Florida Office of Insurance Regulation: uniform mitigation form OIR-B1-1802
49. Florida Housing Finance Corporation: overview of the Florida Building Code, effective March 1, 2002
50. Citizens Property Insurance: flood coverage requirement
51. Florida Division of Emergency Management: Know Your Zone layer

Collier County, Clerk and Tax Collector

52. Collier County PUD Master List: Vanderbilt Country Club, 222 single-family and 578 multifamily
53. Collier County zoning atlas, Section 35 south half (plats)
54. Collier County zoning atlas, Section 35 north half
55. Collier County site address points layer (queried September 26, 2026)
56. Collier County hurricane evacuation zone layer
57. Collier County building permits and construction
58. Collier County Clerk official records search
59. Collier County Tax Collector, real estate taxes
60. Collier County 2026 Flood Protection Newsletter
61. Collier County news release on the proposed flood maps, August 2026
62. Collier County: Vanderbilt Beach Road Extension project page
63. Collier County: Vanderbilt Beach Road Extension Phase One opening release, June 2026
64. Collier County 2025 traffic count report

Collier County Public Schools

65. District address zoning service, school year 2026-27 (queried for all 120 villa addresses, September 26, 2026)
66. Attendance boundaries page
67. 2026 Accountability Brief, dated July 1, 2026
68. Bear Creek Elementary School
69. Barron Collier High School
70. Community School of Naples
71. Seacrest Country Day School

Federal Agencies

72. FEMA National Flood Hazard Layer map service (queried September 26, 2026)
73. FEMA effective FIRM panel 12021C0218H
74. FEMA preliminary flood hazard service
75. FEMA Community Rating System eligible communities, April 1, 2026
76. National Weather Service Miami, Hurricane Ian summary
77. National Weather Service Miami, Hurricane Irma local report
78. National Hurricane Center, Tropical Cyclone Report on Wilma
79. Internal Revenue Service, Publication 523, Selling Your Home

Transportation and News Reports

80. Florida Department of Transportation, I-75 express lanes, project 452544-1
81. WGCU, I-75 express lanes to begin this fall (September 20, 2026)
82. Gulfshore Business, Pulte launches sales at Opus Stone (May 14, 2026)
83. Naples Daily News archive, resident column “We bought at Vanderbilt Country Club in 1999” (2009)
84. Kipp Schulties Golf Design, Vanderbilt Country Club portfolio page

Records Cited in Plain Text

85. Collier County Property Appraiser, 2026 tax roll (preliminary, interchange files dated August 29, 2026): parcel, building class, house base area, land area, year built, pool and spa rows, just value, homestead, owner mailing and qualified recorded-sale fields for all 222 single-family parcels on the Vanderbilt Country Club plats, and our classification of each into Villa (120) or Estate (102).
86. Southwest Florida MLS Matrix, Development VANDERBILT COUNTRY CLUB, closed September 24, 2025 to September 24, 2026 and active on September 24, 2026, pulled September 24, 2026 (community-wide, all home types); re-pulled September 26, 2026 (closed September 26, 2025 to September 26, 2026 plus active) and split to the Villa Homes by address against the county building record.

Downloadable Documents

The official Villa Homes at Vanderbilt Country Club documents below are published by the club and its master association or issued by FEMA and the state, and each link opens the issuer’s own copy. The members-only Rules and Regulations and architectural standards are not posted publicly; a buyer receives them through the seller and the association.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Villa Homes at Vanderbilt Country Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.