Vanderbilt Reserve
Vanderbilt Reserve is a gated community of 212 two-story townhomes off Vanderbilt Beach Road in Naples 34119. Sell or buy with McGreevy and Comisar.
Vanderbilt Reserve is a gated community of 212 two-story townhomes off Vanderbilt Beach Road in Naples 34119. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Vanderbilt Reserve is a gated community of 212 two-story townhomes in Naples, Florida 34119, built from 2019 to 2023 by SobelCo and entered from Pristine Dr, north of Vanderbilt Beach Road and west of Collier Boulevard, in unincorporated Collier County. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County recorded 16 Vanderbilt Reserve sales in the 12 months to October 16, 2026, at a median of $427,500, from $385,000 to $500,000.
McGreevy and Comisar are the team Vanderbilt Reserve sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page covers what Vanderbilt Reserve is, how it began, who runs it, what the public record says about its rules, and what the county record shows about the townhomes, prices, taxes, flood zones, schools and drive times.
This page is about Vanderbilt Reserve, the gated townhome community on Rockefeller Dr, Morgan Way and Carnegie Way in ZIP 34119, recorded with Collier County as the VANDERBILT RESERVE plat. It is not Vanderbilt Country Club, a separate bundled-golf community on Danbury Blvd with its own page. It is not Vanderbilt Beach, the Gulf-front area about 7 to 8 miles west. It is not Vanderbilt Lakes, Villas of Vanderbilt, Vanderbilt Galleria or Vanderbilt Commons, and it is not Saltgrass Reserve, a new rental community on Vanderbilt Beach Rd. Other places called Vanderbilt Reserve outside Collier County are different again. The sections below show how to tell these places apart.
Vanderbilt Reserve is 212 two-story townhomes on one county plat, built in five years by one builder, and the right agent knows which street, plan and flood zone sets each price. Sellers and buyers choose McGreevy and Comisar as their best realtor because we price every townhome against its own plan and street.
Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Vanderbilt Reserve in Naples, whether you're ready to sell your Vanderbilt Reserve townhome or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Vanderbilt Reserve market (Collier County recorded sales, 12 months to October 16, 2026): 16 recorded sales across all brokerages · median $427,500 · $385,000 to $500,000
These are county recorded sales, which include sales the MLS never sees, and every figure is a market total across all brokerages. We tracked every recorded sale at Vanderbilt Reserve since the first closings in 2019, we mapped all 212 homes by street and floor plan on the county roll, we read the county tax roll for every home, and we checked the county flood map layer for every Vanderbilt Reserve address. The market section on this page lists how the sales break down by year, floor plan and street.
Honors and recognition:
Selling your Vanderbilt Reserve townhome? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.
Buying a townhome in Vanderbilt Reserve? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples covers offers, inspections, insurance and closing costs.
Vanderbilt Reserve is a gated, closed-out community of 212 townhomes where the plan, the street and the flood zone matter more than the community name. These ten facts carry the page, and each is expanded, dated and sourced in the sections below and in the rest of this page.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, our analysis; Collier County's republished FEMA flood layer; the community's resident website; sources named in each section).
Vanderbilt Reserve is a gated community of 212 two-story townhomes in Naples, Florida 34119, in unincorporated Collier County, north of Vanderbilt Beach Road and west of Collier Boulevard, and entered from Pristine Dr. The county records it as one plat, and its homes were built from 2019 to 2023.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; the community's resident website; SobelCo residential page).
| Fact | Vanderbilt Reserve |
|---|---|
| Location | North of Vanderbilt Beach Rd and west of Collier Blvd, about 0.35 mile north of Vanderbilt Beach Rd and about half a mile west of Collier Blvd |
| Entrance | Pristine Dr |
| Association address | 7445 Rockefeller Dr, Naples FL 34119 |
| ZIP code | 34119 |
| Jurisdiction | Unincorporated Collier County |
| County plat name | VANDERBILT RESERVE (one plat) |
| Homes | 212 residential parcels, among 231 parcels in all |
| Streets | Rockefeller Dr (112), Morgan Way (53), Carnegie Way (47) |
| Product | Two-story attached townhomes, two-car garages, 3 and 4 bedrooms |
| Buildings | Marketed as 28 buildings |
| Built | 2019 to 2023 on the county roll |
| Builder and developer | SobelCo |
| Association | Vanderbilt Reserve Homeowners Association, Inc., a homeowners association under Chapter 720 |
| Management | Associa Gulf Coast, Fort Myers office |
| Community Development District | None; no CDD charge appears on the 2026 roll |
| Golf course, marina or beach club | None on site |
| PUD ordinance, plat book and page, declaration recording | Information not available at time of publishing (checked 2026-11-03). |
Vanderbilt Reserve sits north of Vanderbilt Beach Road and west of Collier Boulevard in North Naples. The streets lie about 0.35 mile north of Vanderbilt Beach Road and about half a mile west of Collier Boulevard, and the entrance is on Pristine Dr. Those distances are approximate straight-line figures, not driving routes.
The practical point is that Vanderbilt Reserve belongs to the Vanderbilt Beach Road corridor inland of the Gulf, not to the beach itself. Another section of this page gives computed drive times from the community to schools, hospitals, shopping and the interstate, and explains the method once so you can compare them.
The association address on the resident website is 7445 Rockefeller Dr, Naples FL 34119. Every Vanderbilt Reserve home is on Rockefeller Dr, Morgan Way or Carnegie Way, and the whole community is in Naples ZIP 34119. The state record for the association gives the same Rockefeller Dr address as its principal address.
A ZIP code does not decide which public school a home is assigned to, and it does not decide which taxing authorities apply. The schools section on this page shows how to confirm assignment for a specific address, and the tax section on this page shows the millage area that applies to every Vanderbilt Reserve home.
No. Vanderbilt Reserve is in unincorporated Collier County. The mailing city on every address is Naples, but the 2026 tax roll lists no city levy for these homes, and all 212 sit in one millage area, 36.
The practical meaning is that Collier County government, not a city, handles zoning, permits and code questions. For the wider market, our Naples hub ties the neighborhoods together.
Vanderbilt Reserve has 212 homes. The count comes from the county roll, where the 212 residential parcels are each coded as a single-family use because every townhome is its own parcel. The plat holds 231 parcels in all, including 19 common, utility and amenity parcels.
The marketing descriptions of the community say 212 townhomes in 28 buildings. The 212 matches the county roll exactly. The building count comes only from marketing descriptions, so we say the community is marketed as 28 buildings and leave it there.
Three streets carry all 212 homes. Rockefeller Dr is the largest with 112 homes, Morgan Way has 53 and Carnegie Way has 47. The common parcels sit on Pristine Dr and Rockefeller Dr.
| Street | Homes |
|---|---|
| Rockefeller Dr | 112 |
| Morgan Way | 53 |
| Carnegie Way | 47 |
| Total | 212 |
If a map or a delivery app drops you on a similar name, check the street first. A street in another Naples community with a similar name is not part of this plat.
Yes, according to the community's own website, which calls it "an elegant gated community of townhomes". That is the one description of the gate in a source the community controls.
We describe Vanderbilt Reserve as gated and do not call it guard-gated or manned-gate. Ask the association how the gate works before you rely on it, and if you plan to rent the home out, ask how a tenant gets credentials.
No. Vanderbilt Country Club is a separate bundled-golf community on Danbury Blvd with its own association, its own membership structure and its own page. Nothing about that community, whether a price, a fee, a rule or an amenity, applies to Vanderbilt Reserve.
The difference that matters most is the club. Vanderbilt Reserve has no golf course, so no golf membership, initiation fee or club dues come with a home here. When you pull a budget, an estoppel certificate or a set of rules, check that the document names Vanderbilt Reserve.
Vanderbilt Beach is the Gulf-front area about 7 to 8 miles west, and Vanderbilt Reserve is a separate inland community that shares part of the name. Living here does not carry any beach-area association membership, beach access right or beach-area fee, and none of the beach-area organizations speak for Vanderbilt Reserve.
The shared name causes real confusion in searches. Fee sheets and association documents that mention Vanderbilt Beach or Vanderbilt Community Association belong to other places and must not be applied to a Vanderbilt Reserve home. Another section of this page lists Vanderbilt Beach Park and the other beaches as places to visit, with the method stated.
Island Walk is a separate community nearby with its own page, its own association and its own sales record. We do not make any claim about which side of Vanderbilt Reserve it sits on, and nothing in one community's documents carries over to the other.
If you are choosing between communities in this part of Naples, compare them on the county record: build era, number of homes, recorded prices and taxes. Another section of this page does that for Meadowood and Abaco Pointe, two other communities built in the same years as Vanderbilt Reserve.
No. Saltgrass Reserve is a new rental community on Vanderbilt Beach Rd, reported as 208 rental units at Vanderbilt Beach Rd and Islandwalk Blvd. Vanderbilt Reserve is a gated townhome community on its own plat, with owner-occupied and owner-held homes, an association and a homeowners' declaration.
The names are close, and a search for one can surface the other. Another section of this page lists Saltgrass Reserve among the projects planned around Vanderbilt Reserve and explains how to check dates. It has no connection to this plat, this association or these assessments.
No. Vanderbilt Lakes, Villas of Vanderbilt, Vanderbilt Galleria and Vanderbilt Commons are all different places with different owners, different associations and different streets. Only Rockefeller Dr, Morgan Way and Carnegie Way belong to Vanderbilt Reserve.
The fastest test is the plat. Collier County records this community as VANDERBILT RESERVE, and every fact on this page resolves to those three streets and to the association at 7445 Rockefeller Dr. If a listing, a flyer or a fee sheet cannot be tied to one of those streets, treat it as another community until proven otherwise.
Vanderbilt Reserve is about 7 to 8 miles inland of the Gulf of Mexico. That distance matters for two reasons. The community has no Gulf frontage and no Gulf view, and the county's flood and evacuation maps treat it as an inland location, with evacuation Zone E and no placement in the Coastal High Hazard Area.
It also shapes everyday travel. Beaches are a drive west along Vanderbilt Beach Road, which another section of this page times and lists, and the interstate is a drive east or north, with no I-75 interchange at Vanderbilt Beach Road itself.
All 212 homes are two-story attached townhomes with two-car garages and 3 or 4 bedrooms, according to the SobelCo residential page and the community's resident website. The resident website describes five open-plan models, three of them with first-floor primary suites.
Another section of this page covers each of the five plans, the count of homes by plan and street, and why the square footage on the county roll understates these homes. We keep the product description short here so that the identity facts stay clear: attached, two-story, two-car garage, built 2019 to 2023.
Vanderbilt Reserve was developed and built by SobelCo, a family-owned company founded in 1958, with the first recorded sales in 2019 and construction on the county roll running from 2019 to 2023. SobelCo now lists the community as closed out. The land history, zoning ordinance and plat recording are not in the public record we could read.
Data updated: November 2026 (SobelCo websites; the community's resident website; Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, county file dated October 27, 2026, our analysis).
| Year built | Homes | Streets |
|---|---|---|
| 2019 | 16 | Rockefeller Dr |
| 2020 | 27 | Rockefeller Dr |
| 2021 | 67 | Morgan Way 38, Carnegie Way 29 |
| 2022 | 77 | Rockefeller Dr 44, Morgan Way 15, Carnegie Way 18 |
| 2023 | 25 | Rockefeller Dr |
| Total | 212 |
SobelCo describes itself as "a family owned and operated business" providing services since 1958, and the Vanderbilt Reserve resident website calls it "a family-owned homebuilder since 1958". The company began as a custom home builder, moved into office buildings in 1970, added retail in the late 1980s, began manufactured home parks in the mid-1990s and entered Florida land development in the early 2000s (SobelCo).
A SobelCo builder profile says Sam Sobel founded the company in Detroit, Michigan in 1958, names it a Top 25 Builder in South Florida and places its residential headquarters in Boca Raton (SobelCo builder profile). The same profile lists Vanderbilt Reserve among SobelCo's Naples communities and describes it as a large-scale luxury townhome community.
The SobelCo website names Samuel R. Sobel as Chairman, Jeffrey Sobel as Owner and President, and Tirso San Jose as Vice President of Residential Development (SobelCo). A May 2020 Business Observer article about a SobelCo land purchase in Fort Myers also identifies Jeffrey Sobel as owner and president (Business Observer).
Leadership names do not tell a buyer who built a specific home or who holds the warranty on it. For that, ask for the builder's warranty paperwork on any home you are considering, and ask whether any warranty period remains, since the homes were completed from 2019 to 2023.
SobelCo's residential page lists Vanderbilt Reserve as closed out, Santa Barbara Place as a current Naples project, and Bristol Pines among its completed communities (SobelCo residential). Bristol Pines is a different Naples townhome community, described in the May 2020 Business Observer article as a 133-unit project.
Do not mix them up. Bristol Pines is not Vanderbilt Reserve, and Santa Barbara Place is a later SobelCo community whose plan sizes resemble those marketed here. Prices, dues, rules and flood zones from either of those communities do not carry over to Vanderbilt Reserve. We rely on that one article for the Bristol Pines unit count.
The state corporation record, as it appears in search results, shows Vanderbilt Reserve Homeowners Association, Inc. as an active not-for-profit corporation, document number N18000005077, filed May 4, 2018, with a reinstatement filed January 6, 2023. Its principal address is 7445 Rockefeller Dr, Naples.
A filing in May 2018 comes before the first recorded sales in 2019, which is the usual order when a developer forms the association before closings begin. A reinstatement filing in 2023 means the corporation's state status lapsed at some point and was cured. Look up the corporation by name on the Florida Division of Corporations (Sunbiz) site for the current record.
The county recorded 6 qualified sales in 2019, at prices from $329,200 to $356,100. With so few sales, there is no median for that year. Those are the first closings in the record, and they are on Rockefeller Dr, the street where every 2019 home stands.
Sixteen homes carry a 2019 year built on the roll. Year built is the year the county recorded the structure, so it can run a little ahead of or behind a closing. The 2019 sales confirm that buyers were closing before the first full year of construction ended, which fits a community delivered in phases.
The county roll dates 16 homes to 2019, 27 to 2020, 67 to 2021, 77 to 2022 and 25 to 2023. All the 2019 and 2020 homes are on Rockefeller Dr, which holds 112 homes in all. Morgan Way and Carnegie Way are 2021 and 2022 homes, Rockefeller Dr also holds 44 of the 2022 homes, and the last 25 homes, dated 2023, are on Rockefeller Dr.
That sequence gives a simple way to read the community. Rockefeller Dr is the oldest street and the one that opened the community. Morgan Way and Carnegie Way were built at the peak of the building program. A buyer comparing a 2019 home to a 2022 home is comparing different construction years as well as different streets.
The county recorded 63 qualified sales in 2021 and 83 in 2022, the busiest years in the record. Those were also the years the builder was still delivering homes: 67 homes were dated 2021 and 77 were dated 2022 on the roll. That is why the sales counts in these two years are so high compared with the later years.
Because many of those sales were first sales of new homes, they are a mixed group. The last 60 months of sales on this page include them too, which is why the 60-month count is much larger than the 12-month count. We explain how to read that difference in the market section.
The county's qualified sales by year show the market's path. The median rose from $358,100 in 2020 to $540,000 in 2024 on 12 sales, then fell to $460,000 in 2025 and $425,000 in 2026 through October 16, on 14 sales. Prices are down since 2024.
| Year | Sales | Low | High | Median |
|---|---|---|---|---|
| 2019 | 6 | $329,200 | $356,100 | no median (under 10 sales) |
| 2020 | 32 | $317,400 | $394,200 | $358,100 |
| 2021 | 63 | $322,300 | $530,000 | $366,200 |
| 2022 | 83 | $336,600 | $617,000 | $382,900 |
| 2023 | 48 | $359,200 | $580,000 | $457,750 |
| 2024 | 12 | $485,000 | $619,000 | $540,000 |
| 2025 | 13 | $420,000 | $550,000 | $460,000 |
| 2026 (to October 16) | 14 | $385,000 | $500,000 | $425,000 |
The highest recorded qualified price is $619,000, in 2024. These are nominal prices, before improvements and costs, and they cover five plans on three streets, so a yearly median is a rough guide. Another section of this page reads the market by window, plan and street.
The community's own marketing posts date from April to June 2021, when homes were still being sold new. SobelCo's residential page, read on November 3, 2026, now lists Vanderbilt Reserve as "closed out", which means the builder is no longer selling new homes here. Every sale from here on is a resale.
The roll agrees: the last homes were built in 2023. We did not find any remaining builder construction, and any common-area punch list or warranty work is a question for the association. Launch prices are not printed on this page because the only sources for them are brokerage blogs, which are not part of the public record.
No. Early marketing for Vanderbilt Reserve from 2019 quoted larger plan sizes than the later builder pages do. We mention only that the figures differ, and we print none of the older numbers. Marketing figures change with the seller, the plan and the date.
That matters for a buyer because a figure carried over from an old brochure or an old listing can overstate or understate a home. Use the permit plans or a professional measurement for the exact size of any home, and see the rest of this page for how the plan sizes are marketed and how the county roll reads them.
We could not confirm the land history. A county staff report from 2013 on an amendment to the Palermo Cove planned unit development covered a realignment of the Pristine Drive right-of-way, in the same area north of Vanderbilt Beach Road and about half a mile west of Collier Boulevard. We could not confirm that it covers this land, so we do not name Palermo Cove as Vanderbilt Reserve's zoning.
The name of the land seller, the date and price of the land purchase, and the zoning ordinance for the community: Information not available at time of publishing (checked 2026-11-03). Those answers sit in Collier County zoning records and in the deed records of the Clerk of Courts.
Several items sit in recorded documents or in business records that we did not find published. We do not guess at them.
A buyer or seller who needs one of these items for a title or legal question should pull the recorded documents from the Collier County Clerk of Courts.
Vanderbilt Reserve is run by Vanderbilt Reserve Homeowners Association, Inc., a not-for-profit corporation under Florida's Chapter 720 homeowners' association law, managed by Associa Gulf Coast through the TownSq portal. No master association was found, no Community Development District charge appears on the 2026 roll, and the dues and rules are not published.
Data updated: November 2026 (the Florida corporation record as shown in search results; the community's resident website; Associa; TownSq; Collier County 2026 tax roll, county file dated October 27, 2026; Florida Department of Revenue Collier levy table).
The association is Vanderbilt Reserve Homeowners Association, Inc., an active not-for-profit corporation under document number N18000005077, filed May 4, 2018, per the state record as it appears in search results. Its principal address is 7445 Rockefeller Dr, Naples FL 34119, the same address the community's resident website gives.
We do not name individuals. The current officers, the board's makeup and the date owners took control are in the association's own records and on the state's annual report, which a buyer can ask for during the contract period.
Chapter 720 is Florida's homeowners' association law. It applies to a community made of platted parcels that are subject to a declaration of covenants (Fla. Stat. 720.301). The recorded declaration sets most of the rules, and the statute sets floors and limits that apply whatever the documents say.
Because each Vanderbilt Reserve townhome sits on its own platted parcel, the statute for homeowners' associations is the framework, not the condominium act. Another section of this page explains what that means for the safety inspection laws that follow condominium buildings. For the exact current text of any section, read it on the Florida Legislature's website, because the statute is amended often.
Vanderbilt Reserve is an HOA. The state corporation name says Homeowners Association, and the community is a plat of townhome parcels. The resident website's menu shows condominium wording, but that is boilerplate from the hosting platform and does not describe the legal structure.
A condominium under Chapter 718 is a form of ownership where each owner holds a unit and an undivided share of common elements. Here, each owner holds a parcel. The difference decides which laws apply, how insurance is arranged and which documents a buyer should request, so confirm the structure in the title of the declaration itself.
We found no master association. The only association identified for Vanderbilt Reserve is Vanderbilt Reserve Homeowners Association, Inc., and we saw no second entity or sub-association in the public record. That matches the way the community presents itself.
That finding is a negative, so it has limits. If a supplemental declaration or a sub-association exists, it would appear in the recorded declaration, which we have not read. Ask the seller or the association to confirm in writing that there is no layer above or below the association, and ask who maintains the exteriors of the buildings.
No. We found no Community Development District for Vanderbilt Reserve. Two records point the same way.
| Record | What it shows |
|---|---|
| 2026 certified roll, 212 homes | Non-ad valorem charges of at most $270 on every home |
| State levy tables | No Vanderbilt Reserve district listed |
We say "no CDD" because both records agree, and a buyer can confirm it on a tax bill, where any district charge would be its own line. The association can still levy special assessments under its documents, and another section of this page covers the fee questions.
The community's website lists the management company as Associa Gulf Coast, with an office in Fort Myers and an on-site property manager shown on the contacts page. Associa describes itself as providing professional management services for homeowners associations, condominium communities and townhome communities, with more than 340 branch offices (Associa).
We do not print a manager's name, email address or street address, because the website shows more than one version of the office address and the contact details change. The management contract term, office hours and after-hours line: Information not available at time of publishing (checked 2026-11-03). Ask the association for the current contact in writing.
TownSq is the online platform the community uses. The resident website sends owners to it to pay HOA dues and to view account statements. TownSq describes itself as an all-in-one platform for community communication and operations, with requests, documents, payments, news, events and a bulletin board (TownSq).
For a buyer, TownSq matters at closing and after. The title company will need the association's account status, and the first months of ownership usually run through the portal. Ask the seller for the current account statement and for the association's preferred payment method, and keep the confirmation of any payment made at closing.
The community's resident website lists these services: facilities reservations, updating contact information, emergency contacts, pets and vehicles, online payment of dues and account statements through TownSq, a resource center for association documents, FAQs and support, and a community contacts page (Vanderbilt Reserve resident website).
Two details stand out. Residents register pets and vehicles through the site, which shows the association tracks both, and there is a facilities reservation page for the clubhouse (facilities reservation). No concierge, valet, package room or staffed front desk is listed, and we do not describe Vanderbilt Reserve as concierge-serviced.
The association's documents. The site describes a resource center for association documents and forms, and the declaration, rules, budget and forms are behind the resident login. The public pages of the site carry no rule text, no fees and no budget.
That is the main reason this page prints no dues figure and no rule as fact. A buyer is not yet a resident, so the practical path is to ask the seller for the documents and to ask your agent to request them from the association. Our checklist on this page lists the documents to collect and the order to ask in.
Information not available at time of publishing (checked 2026-11-03). The association was formed in May 2018, the last homes were built in 2023, and SobelCo lists the community as closed out, which suggests the building program is finished. We have no recorded turnover date, and we do not infer one.
A buyer should ask whether owners control the board, whether the developer still holds any votes or any unsold property, and whether the budget has been reviewed since turnover. Those answers sit in the association's records, not in the county's.
Millage area 36 is the county's tax-district code for Vanderbilt Reserve, and every one of the 212 homes sits in it. For 2026 the total is 10.3696 mills, and the fire district in the area is Greater Naples Fire Rescue at 2.0000 mills.
Another section of this page prints every line of the millage table and shows what a median Vanderbilt Reserve tax bill looks like. A millage area is a tax district, not a boundary for schools or fees. The same table shows the water management, school board, mosquito control and county lines that make up the total.
It tells a buyer that the association exists, when it was formed and that it was reinstated in 2023. It does not tell a buyer what the dues are, what they cover, how much sits in reserves, whether any special assessment is planned, or what the rules say. Those answers need the association's own documents.
We read the state corporation record as it appears in search results and the Florida statutes that govern the association. We did not read the declaration, the budget or the rules, because none is public. The sections that follow show what to ask for and why.
Vanderbilt Reserve rules on leasing, pets, parking, architecture and enforcement come from a recorded declaration and association rules that we did not find published, and they sit behind the resident login. Florida law sets limits whatever the documents say, so each topic below gives the statute that applies, where we have one, and the gap sentence for the community's own rule.
Data updated: November 2026 (Florida Statutes Chapter 720; the community's resident website, checked November 3, 2026; Shumaker client alert on HB 1203).
No rule on this page is claimed as fact for Vanderbilt Reserve unless a statute applies to every Florida homeowners' association. The declaration and its amendments control, and a buyer should ask for the current rules during the contract period. We read the Florida statutes that govern the association, and we did not find the association's own rules posted where the public can read them.
Whether leasing is allowed, the minimum lease term, any cap on the number of leases, the approval steps and any short-term rental limit: Information not available at time of publishing (checked 2026-11-03). Leased townhomes exist at Vanderbilt Reserve, which shows that leasing occurs, but the terms are a matter for the declaration.
We do not state a lease minimum from a listing, because listing fields are entered by agents and are not governing documents. Ask for the declaration, every amendment and the current rules, and ask whether the association approves tenants and how a tenant receives gate credentials.
The number, size and breed limits for pets, leash rules and any rule for tenants' pets: Information not available at time of publishing (checked 2026-11-03). The resident website lets owners register pets, so the association tracks them, but the website carries no rule text.
We do not write "no pets" or "pets allowed", and we do not print a weight limit. Federal fair housing law treats assistance animals as a reasonable accommodation, and an association's pet rule does not override that. Ask the association for its pet rule in writing, and put the answer in the file if a pet matters to your purchase.
Every home has a two-car garage, which gives each owner covered parking before any association rule applies.
State law sets a floor. Since July 1, 2024, s. 720.3075(3)(d), Florida Statutes, as amended by HB 1203, bars homeowners' association documents from preventing owners, tenants and guests from parking a personal vehicle, including a pickup, in the driveway, and covers a work vehicle that is not a commercial motor vehicle under s. 320.01(25) (Shumaker client alert). The same alert notes that how the change applies to older covenants is contested, so a Vanderbilt Reserve owner should ask what the association does in practice.
Whether the association allows trucks, boats, recreational vehicles or trailers on a lot or in common areas: Information not available at time of publishing (checked 2026-11-03). The recorded declaration and the rules are where those limits would sit.
State law gives a floor for personal pickups and non-commercial work vehicles, as described above, and a separate section of Chapter 720, s. 720.3045, addresses certain items kept out of view. We have not read the current text of that section for this page, so check it on the Florida Legislature's website. We found no boat or RV storage on Vanderbilt Beach Road, so owners who need storage should plan for a facility away from the community and ask the association what it allows on site.
Florida law protects the display of a portable, removable United States flag in a homeowners' association, whatever the declaration says. Section 720.304 states the right, and the text we read is the 2002 version (Fla. Stat. 720.304, 2002). Later amendments add the Florida flag and other flags, according to published commentary.
How the section reads today, and what Vanderbilt Reserve's own rules say about flagpoles, mounting and placement on an attached townhome: Information not available at time of publishing (checked 2026-11-03). Read the current statute and ask the association for its flag policy before you install anything.
The review process, the committee's name, the application form, the turnaround and the list of items that need approval: Information not available at time of publishing (checked 2026-11-03). Townhome exteriors are normally controlled by the declaration, and no Vanderbilt Reserve architectural text is public.
In an attached townhome, an exterior change can touch a shared wall, roof or building, so the first question is who owns and maintains each part. Get written approval before you change a door, a window, a lanai screen, a paint color or an outdoor feature, because the approval step comes ahead of the county permit.
Rules on rooftop solar and on electric vehicle chargers at a Vanderbilt Reserve townhome: Information not available at time of publishing (checked 2026-11-03). We found no charger inside the community, and the resident website mentions none.
Treat both as exterior or electrical changes and ask the association in writing, before you buy, whether it will approve the installation you plan. Keep the answer with the contract. The nearest public chargers we found are several miles away, and another section of this page lists them with the straight-line method stated.
The community's website calls it gated and says no more about the gate.
Ask whether guests use a call box or a list, whether a gate credential is tied to the home or to the owner, and who maintains the gate. If you plan to rent the home out, ask how a tenant gets credentials.
The association's schedule of fines, late fees and violation procedures: Information not available at time of publishing (checked 2026-11-03). Chapter 720 governs how a homeowners' association enforces its documents, and the recorded declaration sets what the association may do.
An owner who disagrees with a decision can ask the board for the basis in writing and can ask for any hearing the statute and the declaration provide. Owners, tenants and guests must follow the governing documents. For anything else, the board and the manager are the contacts, and the declaration and its amendments, not this page, control.
Association approval of buyers, rights of first refusal, signs, open houses and lockbox rules: Information not available at time of publishing (checked 2026-11-03). Tell your agent to read the declaration before listing, because sign and showing rules shape the marketing plan.
At closing, the buyer's lender and title company will ask for the association's estoppel certificate, which states the account status for the home. Another section of this page of this page covers the seller side of the timeline in detail, and we recommend that a seller order the association documents before the home goes on the market.
Ask for these documents during the contract period, in this order, and read them before the inspection period ends:
Another section of this page turns this list into a fuller checklist for the cost of owning, and another section of this page explains the insurance questions in detail.
Because no source we can rely on states one. Listing pages show figures that conflict with each other, and the association's own budget is behind the resident login. Printing any of them would risk giving a buyer a number that does not match the association's records.
The way to get the real number is the budget, the schedule of assessments and the estoppel certificate. We would rather say so than guess. Another section of this page covers the fee questions and the checklist, and gives the dues line the same gap sentence: Information not available at time of publishing (checked 2026-11-03).
Vanderbilt Reserve is a gated community of 212 two-story attached townhomes in Naples, ZIP 34119, built from 2019 to 2023 by SobelCo. Every home has a two-car garage, and the builder marketed five plans with living areas from 1,643 to 2,025 square feet, in three and four bedroom layouts.
Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; SobelCo residential page; Vanderbilt Reserve community website; Florida Building Commission effective-dates table).
We mapped all 212 homes by street and floor plan on the county roll, and we read the county tax roll for every home. That work is why the tables below can say which street holds which plan and which year each street was built. One warning belongs at the top of this section: the county roll records only the first floor of these two-story homes, so the sizes on this page are the builder's marketed plan sizes, and one section below explains why the roll's own square footage should never be read as a home size.
They are attached townhomes, and each home is its own parcel on the county roll. The county codes all 212 as single-family use because each home has its own tax parcel, and that code describes the parcel, not the building. Some web pages repeat the county code and call the homes single-family houses, which they are not.
The resident website describes Vanderbilt Reserve as a gated community of townhomes, and the builder's own page lists it as "3 & 4 Bedroom Townhomes, All with 2-Car Garages." The association is a homeowners association under Chapter 720 of the Florida Statutes, not a condominium association. The resident website carries some condominium wording on a few navigation items, which is platform boilerplate and not a sign that the homes are condominium units. For a buyer the practical meaning is that you own the home and its parcel, you share walls with neighbors, and the recorded declaration decides what the association maintains.
The county roll shows 212 homes, all two stories, all attached. The community is marketed as 212 townhomes in 28 buildings, and that building count comes from marketing descriptions, not from a recorded plat we obtained. On that count a building would hold roughly six to nine attached homes, but we did not find a building by building roster, so we do not assign addresses to buildings.
The 212 figure is solid because two independent counts agree: our own count of residential parcels on the county roll and the marketed count. The county roll lists 231 parcels in the Vanderbilt Reserve plat in all, and the other 19 are common, utility and amenity parcels, not homes. Information not available at time of publishing (checked 2026-11-03). That sentence applies to the recorded plat itself, whose book and page we did not obtain.
Yes. The builder's page states that all the townhomes have two-car garages, and the listing descriptions we read for each of the five plans show a two-car garage. A buyer should still walk the garage, because a two-car garage in an attached townhome is a door width and a depth, and the way a garage is used is a personal question that a county record cannot answer.
Garage parking and driveway parking are also separate questions from the association's parking rules. The rules section of this page covers the Florida statute that now protects parking a personal vehicle in the driveway. The garage is simply the part of the home that is part of the plan, and every plan has it.
Three or four. The builder lists the community as three and four bedroom townhomes. Listing descriptions of the Newport plan show four bedrooms and three and a half baths, and listing descriptions of the other four plans commonly show three bedrooms and two and a half baths. Some descriptions write the half bath as a bath, so a plan can appear as 3 baths in one place and 2.5 in another.
The county roll carries no bedroom or bath counts for any Vanderbilt Reserve home, so bedroom and bath counts come from the plan, a listing or a showing. Several plans also have a loft, which some listings count as flex space and some do not. A buyer who needs a specific bedroom count should confirm it in the home and in the permit plans, not in a headline.
SobelCo marketed five plans: Sagamore, Stanford, Biltmore, Breakers and Newport. The resident website calls them five open-plan models. The sizes below are marketed plan sizes from builder marketing, and the home counts are our count from county records, joining each home's roll record to a plan.
| Plan | Marketed sq ft | Our count of homes (from county records) |
|---|---|---|
| Sagamore | 1,643 | 39 |
| Stanford | 1,712 | 60 |
| Biltmore | 1,779 | 40 |
| Breakers | 1,804 | 39 |
| Newport | 2,025 | 34 |
| All plans | 1,643 to 2,025 | 212 |
The plan sizes differ by up to a few square feet from one listing to the next, and nothing we reached from a permit set confirms the exact living area of any plan. Treat the marketed sizes as the right way to tell the plans apart and the permit plans or a measurement as the way to know a specific home.
The Sagamore is the smallest of the five plans, marketed at 1,643 square feet. Listing descriptions show a three bedroom, two and a half bath layout with a two-car garage and, in the descriptions we read, a large loft. Our count from county records is 39 Sagamore homes in Vanderbilt Reserve.
On the street map the Sagamore is concentrated on Rockefeller Dr and Morgan Way: Rockefeller Dr holds 24 of them, Morgan Way 13 and Carnegie Way 2. In the 60 months to October 16, 2026 the Sagamore had 39 recorded qualified sales with a median of $375,900, the lowest plan median in the community, and a range of $336,600 to $600,000. In the 12-month sale table below it appears on Morgan Way, Carnegie Way and Rockefeller Dr.
The Stanford is marketed at 1,712 square feet and is the most common plan in the community: our count from county records is 60 Stanford homes. Listing descriptions show a three bedroom, two and a half bath layout with a two-car garage, and several describe a loft. Some of the Stanford homes are described in listings as end units.
Stanford homes sit mostly on Morgan Way (23) and Rockefeller Dr (35), with 2 on Carnegie Way. Because there are so many of them, the Stanford is also the plan with the deepest sales history. It had 10 recorded qualified sales in the 24 months to October 16, 2026, at a median of $434,000 and a range of $405,000 to $535,000, and 57 sales in 60 months at a median of $384,800. Where a seller or buyer wants a comparable, a Stanford on the same street is the closest one in the community.
The Biltmore is marketed at 1,779 square feet, with a two-car garage and, in the descriptions we read, three bedrooms and two and a half baths. Our count from county records is 40 Biltmore homes: Rockefeller Dr 18, Carnegie Way 17 plus 1, and Morgan Way 4. The extra Carnegie Way home is a single parcel whose roll record is a hair different from the other Biltmore homes, and we count it with them.
The Biltmore was one of the early plans. The county roll shows the 2020 homes as only three of the five plans, and the Biltmore is one of those three. In the 24 months to October 16, 2026 the Biltmore had 7 recorded qualified sales, ranging from $425,000 to $545,000, which is too few for a median under our rule. Over 60 months it had 31 sales at a median of $440,000, and its high of $619,000 is the highest recorded qualified price in the community.
The Breakers is marketed at 1,804 square feet and has a two-car garage. Listing descriptions show a three bedroom, two and a half bath layout. Our count from county records is 39 Breakers homes, with 18 on Rockefeller Dr, 15 on Carnegie Way and 6 on Morgan Way.
Like the Biltmore, it is one of the three plans on the roll in 2020. The Breakers had 5 recorded qualified sales in the 24 months to October 16, 2026, between $405,000 and $550,000, and 31 sales in 60 months at a median of $412,000, within a range of $372,400 to $617,000. Both of the Breakers sales in the 12-month table fell in April 2026, one on Carnegie Way and one on Rockefeller Dr, at $405,000 and $410,000.
The Newport is the largest plan, marketed at 2,025 square feet, and the only one whose listing descriptions show four bedrooms and three and a half baths, along with a two-car garage and a loft. Our count from county records is 34 Newport homes: Rockefeller Dr 17, Carnegie Way 10 and Morgan Way 7.
Because the Newport is the largest plan it has the fewest sales in the short windows. It had 3 recorded qualified sales in the 24 months to October 16, 2026, between $475,000 and $509,000, and 31 sales in 60 months at a median of $444,800, within a range of $386,700 to $610,000. The two highest sales in the 12-month table, $475,000 on July 30, 2026 and $500,000 on August 7, 2026, were both Newport homes on Carnegie Way.
Three of the five. The resident website describes five open-plan models, three of them with first-floor primary suites. We do not say which three, because the resident site does not name them and the plan details we read in listing descriptions are not a primary source.
That fact matters when you compare plans, because a first-floor primary suite changes how the living space is laid out and how the stairs figure in daily use. The practical step is to ask the seller for the plan name and to look at the floor plan sheet for the address, or to walk the home. Do not infer the primary suite location from the plan size or from the street.
Our count from county records is Stanford 60, Biltmore 40, Breakers 39, Sagamore 39 and Newport 34, which adds up to 212. The county roll does not carry plan names, so we joined each home's roll record to a plan name by matching addresses that listings tied to a named plan, then assigned the rest by the same record.
For that reason the plan counts are our count from county records, not a builder roster. The method was cross-checked at several addresses for every plan and no address contradicted it, apart from a couple of listing mismatches we could not resolve and one Carnegie Way parcel that we count as a Biltmore. A builder plan sheet or a declaration exhibit would give a third source, and we did not find one published.
Each of the three streets carries all five plans, in different proportions. Rockefeller Dr, the longest street with 112 homes, is the most balanced. Morgan Way, with 53 homes, leans Stanford and Sagamore. Carnegie Way, with 47 homes, leans Biltmore, Breakers and Newport.
| Street | Stanford (1,712) | Breakers (1,804) | Sagamore (1,643) | Newport (2,025) | Biltmore (1,779) | Homes |
|---|---|---|---|---|---|---|
| Rockefeller Dr | 35 | 18 | 24 | 17 | 18 | 112 |
| Morgan Way | 23 | 6 | 13 | 7 | 4 | 53 |
| Carnegie Way | 2 | 15 | 2 | 10 | 17 + 1 | 47 |
Plan sizes in the header are marketed plan sizes in square feet. The street map is useful in both directions: a buyer who wants a specific plan sees where to look first, and a seller sees which street holds the closest comparables.
Mostly on Rockefeller Dr and Morgan Way. Of the 60 Stanford homes, 35 are on Rockefeller Dr, 23 on Morgan Way and 2 on Carnegie Way. Of the 39 Sagamore homes, 24 are on Rockefeller Dr, 13 on Morgan Way and 2 on Carnegie Way.
That makes Morgan Way the street where those two smaller plans are most of the street. For a buyer whose search is built on the two lower-priced plans by recorded sales, Morgan Way and Rockefeller Dr hold nearly all of them. Carnegie Way has only four homes across the two plans.
Carnegie Way is the street where the three larger plans make up most of the homes. Carnegie Way holds 18 Biltmore homes (17 plus the one parcel we count with them), 15 Breakers and 10 Newport, which is 43 of its 47 homes. Rockefeller Dr holds 18 Biltmore, 18 Breakers and 17 Newport. Morgan Way holds 4 Biltmore, 6 Breakers and 7 Newport.
Because Carnegie Way is built almost entirely in 2021 and 2022, a Carnegie Way home is among the newer homes in the community. The price range for the larger plans is also wider, from the lowest Biltmore sale to the community high of $619,000, so a seller of a larger plan should price from the same plan, not from the community median.
An end unit is a townhome on the end of a building, with a shared wall on one side instead of two. Listing descriptions for Vanderbilt Reserve use the term "end unit," and some describe the end-unit homes as having a patio or lanai with a lake or preserve exposure. The county roll does not mark end units, so we cannot give a count.
With 212 homes marketed in 28 buildings, a typical building has two end homes, so the end-unit homes are a modest share of the community. That is a reading of the marketing, not a recorded fact, and the plat or a visit settles it for any address. For a seller, end-unit position, view and lot are things that comparable sales cannot show, so they belong in the listing and in the price conversation.
Between 2019 and 2023, with 2021 and 2022 the main years. The county roll shows 16 homes built in 2019, 27 in 2020, 67 in 2021, 77 in 2022 and 25 in 2023, which sums to 212.
| Year built | Homes | Streets (from the county roll) |
|---|---|---|
| 2019 | 16 | Rockefeller Dr |
| 2020 | 27 | Rockefeller Dr |
| 2021 | 67 | Morgan Way 38, Carnegie Way 29 |
| 2022 | 77 | Rockefeller Dr 44, Morgan Way 15, Carnegie Way 18 |
| 2023 | 25 | Rockefeller Dr |
| All years | 212 | Rockefeller Dr 112, Morgan Way 53, Carnegie Way 47 |
The county's year built is the year recorded on the roll, which can differ from the permit date and from the closing date. Marketing for the community began in 2019 and 2021 posts show it still selling. SobelCo's residential page now lists Vanderbilt Reserve as closed out, no longer selling new homes.
The roll's years tell a clear story. Construction began on Rockefeller Dr in 2019 and 2020, moved to Morgan Way and Carnegie Way in 2021 and early 2022, and finished with homes on Rockefeller Dr in 2022 and 2023. All 16 homes of 2019 and all 27 of 2020 are on Rockefeller Dr, and the last 25, built in 2023, are on Rockefeller Dr too.
The consequence for a buyer is that two homes on the same street can be several years apart in age. Rockefeller Dr holds both the oldest and the newest homes in the community, and Morgan Way and Carnegie Way are all 2021 and 2022 homes. This is our reading of the year-built clustering on the county roll, not a permit-by-permit history.
Only three of the five. The county roll shows the 2020 homes as the Breakers, the Newport and the Biltmore, with no Stanford or Sagamore homes in that year. The Stanford and Sagamore appear in 2019, as the early closings and models, and then not again until 2021.
The 2023 homes show the opposite gap: the roll shows no 2023 Biltmore. This is how the build-out sequenced the plans, and it is useful to a buyer who is comparing a 2020 home with a 2022 one, because the plan, the street and the year move together.
Florida's modern building codes. By the state's effective-dates table, the Florida Building Code, 6th Edition (2017) took effect December 31, 2017, the 7th Edition (2020) took effect December 31, 2020, and the 8th Edition (2023) took effect December 31, 2023. Vanderbilt Reserve homes were built from 2019 to 2023, so the 6th and 7th Editions are the likely ones.
| Year built | Homes | Likely Florida Building Code edition |
|---|---|---|
| 2019 | 16 | 6th Edition (2017) |
| 2020 | 27 | 6th Edition (2017), or 7th Edition (2020) for permits after December 31, 2020 |
| 2021 | 67 | 7th Edition (2020), or 6th Edition for earlier permits |
| 2022 | 77 | 7th Edition (2020) |
| 2023 | 25 | 7th Edition (2020) |
The permit date, not the year built, sets the edition, so this table is a guide and not a record. We hedge for that reason: a home finished in 2021 could have been permitted before December 31, 2020. The county permit file for the address is how to confirm it. The point for a buyer is that these homes were designed under codes that are far more recent than most of Naples.
The county roll records only the first floor of these two-story homes, so its heated square footage understates every Vanderbilt Reserve home and should never be read as a home size. The roll shows 709, 747, 899, 1,056 and 1,060 square feet on five repeating values, plus one 1,062. Those are not the sizes of the homes.
We tested this three ways. Each roll value maps one to one to a named plan by address. Each is far below the plan's marketed size. And every listing description that states stories says two. The ground floor of a two-story townhome is a fraction of its total living area, so the county's figure is a first-floor number.
The consequence is practical. Websites that pull their square footage from the county roll show Vanderbilt Reserve homes at a fraction of their real size, and a few show impossible larger figures from gross areas. A buyer or seller should size a home from the permit plans, the builder's plan name or a measurement, and a buyer comparing homes should compare plan to plan. If you want the plan and the lot for an address pulled before you write an offer or set a list price, contact our team.
Early marketing gave larger sizes than later pages do. Marketing posts from the first selling season quoted a living area range that does not match any of the five plans, and later pages give 1,643 to 2,025 square feet, which match the plan table above and the roll arithmetic. Some current listings show still larger totals that appear to include a garage, a lanai or a covered entry.
We use the later plan sizes and call them marketed. When you see a figure that does not match a plan, ask what it counts. A total area that includes a garage and a lanai is not the same as the living area under air.
The county roll shows two buildings that are not homes. One is a 12,660 square foot building at 7485 Pristine Dr, built in 2019, with a recreation-type use code. The other is a 6,000 square foot building at 7445 Rockefeller Dr, built in 2021, which is also the association's address.
We do not say what either building is. Their purpose is not confirmed by a permit or by an association document, and listings give a different size for the clubhouse, so the clubhouse size is Information not available at time of publishing (checked 2026-11-03). The roll's other non-home parcels are common, utility, right of way and lake tracts, nineteen parcels in all counting those two.
The resident website describes the residences as nestled around two lakes, and the county roll shows lake tracts among the 19 non-home parcels. How many individual homes back to a lake is not published. Information not available at time of publishing (checked 2026-11-03).
Listing descriptions mention lake views and preserve exposure on some end-unit homes. A buyer who cares about a view should check the survey and the plat for the address, and a seller with a lake view should say so in the listing and show it in the first photo. View position is one of the things the county record cannot capture, and it is a common reason two homes of the same plan sell for different prices.
Compare plan to plan, then street to street, then year to year. Start with the marketed plan size, because it is the best way to tell the homes apart. Next look at the street, since the plan mix differs by street, and the year built, since it ranges from 2019 to 2023.
Then add what the county cannot see: end-unit position, a lake view, a loft, flooring and finishes, window protection, the roof and air conditioner ages for the early homes, and whether a first-floor primary suite fits how you live in the home. Our buyer page explains how we search and write offers, and we line up the recorded sales for the exact plan you are weighing.
A seller should price from the same plan on the same street, then adjust for end-unit position, view, condition and updates. Because the roll understates every home, a listing that quotes the marketed plan size and explains the two-story layout avoids a false comparison with a smaller-looking record.
Name the plan in the listing, show the floor plan, and be ready for the buyer's questions about the association documents, the flood zone and the tax bill, which come early. Our seller page explains how we prepare a listing, and our home valuation page is the place to request a county-record comparison for your address.
Vanderbilt Reserve recorded 16 qualified county sales in the 12 months to October 16, 2026, at a median of $427,500 and a range of $385,000 to $500,000. The yearly median peaked at $540,000 in 2024 on 12 sales and was $425,000 in 2026 through October 16, on 14 sales.
Data updated: November 2026 (Collier County recorded sales, Property Appraiser public data files, download dated October 27, 2026, newest recorded Vanderbilt Reserve sale October 16, 2026, our analysis).
Days on market, list prices, active listings and association dues: Information not available at time of publishing (checked 2026-11-03). The figures on this page are Collier County recorded sales, which include sales the MLS never sees.
We tracked every recorded sale at Vanderbilt Reserve since the first closings in 2019. The numbers below are Collier County recorded qualified sales of improved single-family-use homes. A qualified sale is one the Florida Department of Revenue treats as an arm's-length transaction, so transfers between related parties and similar deals are not in the count. These are county figures and the price is the only measure we use, for the reason the roll section above gives.
Sixteen. From October 16, 2025 to October 16, 2026 the county recorded 16 qualified sales at a median of $427,500, with a low of $385,000 and a high of $500,000. That is 16 sales across 212 homes, and the 16 split across all three streets and across all five plans.
Sixteen is a small sample, so one sale at the top or the bottom moves the median. Read the range and the longer windows with it. The full table of the 16 sales follows, with each sale's date, price, plan with its marketed size, and street.
Here is every qualified sale in the 12 months to October 16, 2026. The plan is our mapping from county records, and the size is the plan's marketed size.
| Sale date | Price | Plan (marketed sq ft) | Street |
|---|---|---|---|
| 2025-11-10 | $447,500 | Stanford (1,712) | Rockefeller Dr |
| 2025-11-21 | $440,000 | Biltmore (1,779) | Carnegie Way |
| 2026-02-17 | $438,000 | Stanford (1,712) | Rockefeller Dr |
| 2026-03-10 | $422,500 | Sagamore (1,643) | Morgan Way |
| 2026-03-18 | $425,000 | Biltmore (1,779) | Rockefeller Dr |
| 2026-04-24 | $405,000 | Breakers (1,804) | Carnegie Way |
| 2026-04-27 | $410,000 | Breakers (1,804) | Rockefeller Dr |
| 2026-05-01 | $445,000 | Biltmore (1,779) | Carnegie Way |
| 2026-05-18 | $405,000 | Stanford (1,712) | Rockefeller Dr |
| 2026-06-02 | $385,000 | Sagamore (1,643) | Carnegie Way |
| 2026-06-09 | $420,800 | Stanford (1,712) | Rockefeller Dr |
| 2026-06-30 | $425,000 | Stanford (1,712) | Rockefeller Dr |
| 2026-07-15 | $430,000 | Sagamore (1,643) | Rockefeller Dr |
| 2026-07-30 | $475,000 | Newport (2,025) | Carnegie Way |
| 2026-08-07 | $500,000 | Newport (2,025) | Carnegie Way |
| 2026-08-18 | $455,000 | Biltmore (1,779) | Rockefeller Dr |
The two lowest sales are Sagamore and Stanford homes at $385,000 and $405,000, and the two highest are Newport homes at $475,000 and $500,000. The latest sale in the table closed August 18, 2026.
The longer windows show how the community's pricing has moved. Over 24 months, 29 homes sold at a $445,000 median. Over 36 months, 41 sold at $477,500. Over 60 months, 189 sold at $405,000, a window that includes the builder's first sales.
| Window | Sales | Low | High | Median |
|---|---|---|---|---|
| 12 months (2025-10-16 to 2026-10-16) | 16 | $385,000 | $500,000 | $427,500 |
| 24 months (2024-10-16 to 2026-10-16) | 29 | $385,000 | $550,000 | $445,000 |
| 36 months (2023-10-16 to 2026-10-16) | 41 | $385,000 | $619,000 | $477,500 |
| 60 months (2021-10-16 to 2026-10-16) | 189 | $336,600 | $619,000 | $405,000 |
Notice that the median rises as the window lengthens from 12 to 36 months, then falls at 60 months. The 36-month window takes in the 2023 and 2024 sales, when prices were highest, and the 60-month window takes in the 2021 and 2022 sales, when many first buyers purchased from the builder at lower prices.
Prices rose from the first sales through 2024, then eased. The yearly median went from $358,100 in 2020 to $366,200 in 2021, $382,900 in 2022, $457,750 in 2023 and $540,000 in 2024 on 12 sales. It was $460,000 in 2025 and is $425,000 in 2026 through October 16.
| Year | Sales | Low | High | Median |
|---|---|---|---|---|
| 2019 | 6 | $329,200 | $356,100 | No median (under 10 sales) |
| 2020 | 32 | $317,400 | $394,200 | $358,100 |
| 2021 | 63 | $322,300 | $530,000 | $366,200 |
| 2022 | 83 | $336,600 | $617,000 | $382,900 |
| 2023 | 48 | $359,200 | $580,000 | $457,750 |
| 2024 | 12 | $485,000 | $619,000 | $540,000 |
| 2025 | 13 | $420,000 | $550,000 | $460,000 |
| 2026 (to 2026-10-16) | 14 | $385,000 | $500,000 | $425,000 |
The 2026 row is a partial year, so it can still move. The 2019 row has only 6 sales, which is too few for a median under our rule, so the table prints the range alone.
The first recorded sales were in 2019, and six sales ranged from $329,200 to $356,100. In 2020 there were 32 sales from $317,400 to $394,200 at a median of $358,100, and in 2021 there were 63 sales from $322,300 to $530,000 at a median of $366,200.
These early sales are mostly first buyers of new homes, and the table includes sales directly from the builder. We do not have the builder's price sheets, and we do not print launch prices, so we say nothing about what the builder asked. What the record shows is the price recorded with the county, which is the figure that matters for later comparisons.
Volume peaked and prices climbed. The county recorded 83 qualified sales in 2022, the most of any year, at a median of $382,900 and a range of $336,600 to $617,000. In 2023 it recorded 48 at a median of $457,750 and a range of $359,200 to $580,000.
The 2022 range is wide, from $336,600 to $617,000. The 2023 median was higher than the 2022 median. A median says nothing about why, and we do not offer a reason.
In 2024 the median was $540,000, the highest of any year, on 12 sales between $485,000 and $619,000, and $619,000 is the highest recorded qualified price in the community. Prices have eased since. The 2025 median was $460,000 on 13 sales, and the 2026 median is $425,000 on 14 sales through October 16.
The reading for buyers and sellers is the same: prices are down since 2024. The 2024 sample is small, only 12 sales, so a few high sales carried it. The three most recent windows are a better guide to today than the 2024 peak. A seller pricing from 2024 will sit, and a buyer who sees 2024 prices on an online page should look at the 16 sales in the table above.
Only the Stanford has enough sales for a median in the 24-month window. Stanford homes had 10 recorded sales at a median of $434,000. The other four plans have fewer than 10 sales, so we print counts and ranges and no median.
| Plan (marketed sq ft) | Sales | Low | High | Median |
|---|---|---|---|---|
| Biltmore (1,779) | 7 | $425,000 | $545,000 | No median (under 10 sales) |
| Breakers (1,804) | 5 | $405,000 | $550,000 | No median (under 10 sales) |
| Newport (2,025) | 3 | $475,000 | $509,000 | No median (under 10 sales) |
| Sagamore (1,643) | 4 | $385,000 | $500,000 | No median (under 10 sales) |
| Stanford (1,712) | 10 | $405,000 | $535,000 | $434,000 |
Three sales for the Newport and four for the Sagamore are a pointer, not a benchmark. The ranges overlap a great deal, which means a plan label alone does not decide a price: street, condition, position and timing do too.
Over 60 months all five plans have enough sales for a median. The Newport has the highest median at $444,800, followed by the Biltmore at $440,000, the Breakers at $412,000, the Stanford at $384,800 and the Sagamore at $375,900.
| Plan (marketed sq ft) | Sales | Low | High | Median |
|---|---|---|---|---|
| Biltmore (1,779) | 31 | $355,800 | $619,000 | $440,000 |
| Breakers (1,804) | 31 | $372,400 | $617,000 | $412,000 |
| Newport (2,025) | 31 | $386,700 | $610,000 | $444,800 |
| Sagamore (1,643) | 39 | $336,600 | $600,000 | $375,900 |
| Stanford (1,712) | 57 | $349,000 | $545,000 | $384,800 |
The 60-month window includes the builder's first sales and the low-priced years, so these medians sit below today's. Use them to see the order of the plans, with the Sagamore and Stanford lower and the Biltmore and Newport higher, and use the 12-month table for current levels.
The Stanford, by a wide margin. It had 10 sales in 24 months and 57 in 60 months, more than any other plan in both windows. The Sagamore is next in the 60-month window with 39 sales, and the Biltmore, the Breakers and the Newport have 31 each.
That ranking tracks the number of homes. Our count from county records is 60 Stanford homes, 40 Biltmore, 39 Breakers, 39 Sagamore and 34 Newport. The Stanford has the most sales because it has the most homes, so the ranking tells you where the comparable sales are, not which plan is more in demand.
On the sales we can match, yes, in nominal dollars. We found 40 homes that sold first, and then resold within the 36 months to October 16, 2026. The median first price was $374,300, in a median first-sale year of 2022, and the median resale price was $476,250.
| Repeat-sale measure | Result |
|---|---|
| Same-home pairs (first sale, then latest resale within 36 months) | 40 |
| Median first recorded sale price | $374,300 |
| Median first-sale year | 2022 |
| Median resale price | $476,250 |
| Median change | +25 percent, nominal |
The 25 percent is nominal, before improvements and costs. It does not subtract what an owner spent on upgrades, nor interest, taxes, insurance and association charges over the holding period. It also compares a builder price with a later resale price, so it shows how first-buyer prices compare to later prices, not what any one owner earned.
Because the 60-month window includes the builder's first sales. The county recorded 189 qualified sales in 60 months, a count that includes the builder's first sales and early resales.
That is why the count falls so far in the shorter windows. Only 41 sales are in the last 36 months and 16 in the last 12, since the builder sold out and the record is mostly resales. When you read a high 60-month count, remember it measures the build-out, not the pace of resale today.
The county counts every recorded qualified sale of an improved single-family-use home, including sales that never appear on a listing service. A listing service counts only the sales that were listed on it. The two also use different date windows, and the county leaves out non-qualified transfers. A gap between two counts does not mean either number is wrong.
For that reason we state the window, the county file date and the newest sale date next to every figure. If you need current days on market or active listings for the community, we gather them for you when you ask, and we tell you which numbers are county records.
Treat them as a map, not a price tag. Ask for the sales of the same plan, preferably on the same street, the sale dates and the gap between list price and closing price on each. A Stanford has the most history, a Newport the least.
Four rules of thumb follow from the data:
Our buyer page explains how we search and write offers.
Start with the closest comparable: the same plan, the nearest sale date, the same street if possible. A home priced from the 2024 median will sit, and a home priced from the 2020 median will sell for too little. The 12-month range of $385,000 to $500,000 is the nearest evidence.
Then add what the county cannot see: view, end-unit position, window protection, upgraded kitchen and flooring, and the condition of the garage and the lanai. Be ready for the buyer's questions about the association documents, which come early. Our home valuation page is the place to request a county-record comparison for your address, and our seller page explains how we prepare a listing.
Vanderbilt Reserve homeowners association dues are not published in any public source we can cite. Information not available at time of publishing (checked 2026-11-03). Ask for the estoppel certificate, the budget and the reserve schedule before you write an offer, because those documents, not a listing, set what an owner pays.
Data updated: November 2026 (Florida Statutes chapter 720; Vanderbilt Reserve community website; Collier County 2026 certified roll, county file dated October 27, 2026).
We read the county tax roll for every home, and we looked for every public record of the association. We did not read the declaration, the budget or the rules, because those documents are not public and were not available to us. For that reason this section gives you a checklist, the legal framework and the cost items to ask about, and prints no dues amount. Dollar figures that appear on listing pages disagree with each other, so we print none of them.
The published dues for Vanderbilt Reserve are Information not available at time of publishing (checked 2026-11-03). The association is Vanderbilt Reserve Homeowners Association, Inc., and dues are paid through the TownSq portal linked from the community website. The association's governing documents sit behind the resident login.
A buyer finds the current figure in three places, in this order:
Ask the association, the management company or the title company for the current figure and its due dates.
The association is managed by Associa Gulf Coast, a Fort Myers office, and owners pay through the TownSq portal. The community website shows the association's address as 7445 Rockefeller Dr, Naples, FL 34119, and links to TownSq for payment and to a resident login for documents and forms.
We do not print a manager's name or an email address. For a buyer, the management company is where the estoppel request goes, and the title company will usually place the request. The community website is the first place to look for the management office's current contact details.
What the assessment covers is set by the association's governing documents and budget. Information not available at time of publishing (checked 2026-11-03). We do not list inclusions, because we have not read the budget, and the lists on listing pages differ from one page to the next.
A useful test for any list of inclusions is to ask which of these items the association pays and which the owner pays directly: common-area landscaping, irrigation water, lake upkeep, road and street-light upkeep, the entry gate, the clubhouse, pool and fitness center, trash collection, cable or internet, pest control, management, insurance, legal and accounting, and reserves. For attached townhomes, add building exteriors, roofs and the insurance that covers them. The answer tells you what your own monthly budget must add on top of the assessment.
Yes, in a sale the association issues one. An estoppel certificate is the association's signed statement of what a specific home owes and what the assessment is. The seller or the seller's agent usually orders it, and the buyer's side reads it for the assessment, any amount past due and any special assessment already approved.
Chapter 720 of the Florida Statutes sets a framework for the certificate, including who may request it and how it is delivered, and the current text of the chapter is the place to confirm the deadline and any limits on the fee. The fee amount for Vanderbilt Reserve is Information not available at time of publishing (checked 2026-11-03). Order the certificate early, because a late delivery can delay a closing, and ask the management company for its current turnaround.
Three kinds of one-time fee can arise. The first is the estoppel certificate fee. The second is a transfer fee, capital contribution or working-capital charge, which some Florida associations collect from a buyer at closing. The third is an application or approval fee, if the documents require approval.
| One-time item | Amount | Notes |
|---|---|---|
| Estoppel certificate fee | Information not available at time of publishing (checked 2026-11-03). | Governed by Chapter 720 |
| Capital contribution or transfer fee | Information not available at time of publishing (checked 2026-11-03). | Depends on the declaration |
| Application or approval fee | Information not available at time of publishing (checked 2026-11-03). | Applies only if the documents require approval |
| Gate access device | Information not available at time of publishing (checked 2026-11-03). | Ask the management company |
We list these because buyers and sellers are surprised by them. The seller usually requests the estoppel and pays or shares the fee depending on the contract, and a transfer or capital contribution is a buyer cost unless the contract says otherwise. The title company and the management company can confirm the figures before closing.
Whether the association has a reserve fund, how much it holds and whether any special assessment has been levied or discussed are all Information not available at time of publishing (checked 2026-11-03). Chapter 720 governs association records, budgets and how assessments are adopted.
A reserve question matters at Vanderbilt Reserve because the common areas and the homes are all recent, built from 2019 to 2023, and the common areas will still need a replacement schedule. Ask what the association has set aside and what it expects to spend. A special assessment can be levied under the governing documents, so "none that we know of" describes the past, not the future.
None of the three. There is no community development district: the 2026 county roll shows non-ad valorem charges of at most $270 on every home, which is far below what a district with bonds would add, and the state tax tables list no Vanderbilt Reserve district. We found no master association above Vanderbilt Reserve Homeowners Association, Inc., and the community has no golf, no marina and no beach club on site, so there is no club membership layer to budget for.
That is a statement about the structure of the community. It is not a statement about the amount of the assessment, which is still Information not available at time of publishing (checked 2026-11-03). Recent homes with one association and no district charge are simpler to budget, but the association's own documents remain the only source of the real number.
Chapter 720 of the Florida Statutes governs homeowners' associations. It gives members a right to inspect official records, sets how budgets and assessments are handled and sets a framework for estoppel certificates and for enforcement. It also sets some floors that an association's rules cannot go below, for example on parking a personal vehicle in a driveway and on displaying a flag.
Those are statutory floors, not Vanderbilt Reserve rules. What Vanderbilt Reserve requires is in its declaration and rules, which are Information not available at time of publishing (checked 2026-11-03). Part of any buyer's job is to read them before committing, and part of a seller's is to know them before listing.
Collect these items during the contract period, in writing, and keep the replies in your file:
The list is the same for any Florida association, and it is the best protection a buyer has, because the budget and the declaration are where the real cost and the real rules live. If you want help reading the packet, reach our team and we will walk through it with you.
A seller should request an estoppel early, gather the budget and the declaration, and know any transfer or capital contribution charge before listing. A buyer asks for these documents in the first days of the contract period, and a seller who has them ready shortens the timeline and removes a common reason for a buyer to hesitate.
Also prepare the home's side of the file: the plan name, the floor plan, the roof and air conditioner dates, any wind mitigation report and any permit for work done to the home. Our seller page explains how we prepare a listing so the documents are ready when the offer arrives.
Vanderbilt Reserve sits in millage area 36 of unincorporated Collier County, with a 2026 total rate of 10.3696 mills. The median 2026 total tax bill is $3,811, the median just value is $372,448, and no home carries more than $270 in non-ad valorem charges, so no CDD charge appears on the roll.
Data updated: November 2026 (Collier County 2026 certified tax roll and millage file, county file dated October 27, 2026, our analysis).
We read the county tax roll for every home and matched all 212 to the 2026 roll, so the figures below describe the whole community. Your own bill depends on assessed value, exemptions and the rate, so these are medians and not a quote for any address.
Every Vanderbilt Reserve home is in millage area 36 and pays ten levies across five kinds of authority: Collier County, the South Florida Water Management District and its Big Cypress Basin, the school board, Collier Mosquito Control and Greater Naples Fire Rescue. The total is 10.3696 mills for 2026.
| Authority | Levy | Mills |
|---|---|---|
| Collier County | General Fund | 3.0107 |
| South Florida Water Management | Water Management Fund-South Fl | 0.0948 |
| South Florida Water Management | Big Cypress Basin | 0.0978 |
| School Board | School Board - State Law | 1.8990 |
| School Board | School Board - Local Board | 2.2480 |
| Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
| Greater Naples Fire | Greater Naples Fire Rescue Dis | 2.0000 |
| Collier County | Unincorp Gen - Mstd | 0.6844 |
| Collier County | C.C. Water Pollution Ctrl Pgm | 0.0246 |
| Collier County | Conservation Collier | 0.1772 |
| Total | 10.3696 |
The table is county data dated October 27, 2026. Rates are set each year, so the 2026 total is the one in force now, and a later year will differ. The Vanderbilt Reserve homes are in unincorporated Collier County, not in the City of Naples, so no city levy appears.
The median 2026 total tax bill on the roll is $3,811, made up of a median ad valorem bill of $3,541 and non-ad valorem charges of up to $270. The median just value is $372,448, with a range from $331,909 to $443,951. The lowest total bill on the roll is $270 and the highest is $4,758.
| 2026 roll measure | Result |
|---|---|
| Homes on the roll | 212 |
| Median just value | $372,448 |
| Lowest just value | $331,909 |
| Highest just value | $443,951 |
| Median ad valorem taxes | $3,541 |
| Median total taxes | $3,811 |
| Lowest total taxes | $270 |
| Highest total taxes | $4,758 |
| Homes with a homestead exemption | 101 of 212 (48 percent) |
| Largest non-ad valorem amount on any home | $270 |
We do not guess at the cause of the lowest total. The spread between the lowest and highest totals shows why a seller's bill is not a forecast for a buyer.
Vanderbilt Reserve is served by Greater Naples Fire Rescue, which appears on the 2026 millage table at 2.0000 mills. It is part of the ad valorem bill, not a separate fee.
The 2026 millage table printed above is the one that applies to a Vanderbilt Reserve bill now, and an older source may name a different district. Confirm the line on the tax bill for the address you are considering.
A buyer's tax bill resets toward the purchase-driven value, so do not use the seller's bill as a forecast. Florida's Save Our Homes cap limits how fast a homestead assessment can rise from year to year, and a change of ownership ends that cap, so the first full-year bill after a purchase can be higher than the seller's bill.
The practical sequence for a buyer is to expect a first-year bill closer to what a home of the same value pays without a long-held cap, and to apply for the homestead exemption if the home will be a permanent residence. We do not compute a new bill for any address, because the assessed value is set by the county property appraiser and depends on your exemptions. Ask the property appraiser or a tax professional about your own case.
The roll's median just value of $372,448 is below the 12-month median recorded sale price of $427,500. A buyer who pays a price near recent sale medians can see an assessment move toward that price after the sale, and a home bought above the median can see a higher figure still.
The county sets just value each year from its own analysis of sales, and the property appraiser, not a real estate agent, decides it. Treat the medians here as a starting point for a conversation with the property appraiser or a tax professional, not as a forecast of your own bill.
On the 2026 roll, 101 of the 212 homes (48 percent) carry a homestead exemption. That is a fact about the roll, not about any owner, and we use it only to explain why bills differ. A homestead exemption lowers taxable value for a permanent resident, so two homes of the same value can have different bills depending on whether the owner claims it and how long they have owned the home.
When you compare a bill you are shown with the median above, check whether it carries the exemption and how long the seller has held the home. The homestead line on the tax bill is the final word.
There is no Community Development District charge at Vanderbilt Reserve, and the roll shows why. The 2026 roll lists non-ad valorem charges on all 212 homes, and the largest is $270. A district with bonds would add a far larger line to each bill, so a $270 ceiling is not that. The state's levy tables list no Vanderbilt Reserve district either.
Confirm the charges on the tax bill for the address you are considering, since a bill is the final word. A separate point: the association can still levy a special assessment under its documents, which is a different thing from a district charge. For the Florida levy tables themselves, see the Florida Department of Revenue Collier County levy comparison.
The known fixed piece is the tax bill. At the median, the 2026 total tax bill is $3,811. Everything else is something you collect: the association assessment (not published), homeowners and wind insurance, flood insurance where a lender requires it, electric, water and sewer where the association does not cover them, internet where the association does not cover it, and the cost of upkeep.
| Yearly cost item | Status |
|---|---|
| Property taxes, median 2026 total bill | $3,811 |
| Association assessment | Information not available at time of publishing (checked 2026-11-03). |
| Homeowners and wind insurance | Get quotes for the address; the insurance section of this page gives county averages |
| Flood insurance | Required on federally backed loans in a Special Flood Hazard Area; see the flood section |
| Community development district charge | None |
| Club or golf dues | None |
The two structural facts in the table, no CDD and no club dues, are part of what shapes the cost of owning at Vanderbilt Reserve. They are not the whole cost picture. The right way to finish the budget is to get the association's current assessment and an insurance quote for the exact address before you commit. For a county-record walkthrough of the yearly cost on a specific address, ask us through our contact page, or start a price check with our valuation tool.
Vanderbilt Reserve's own community website lists a modern clubhouse, a lifestyle pool with a paver sundeck, a fitness center and two lakes inside a gated community of 212 townhomes. It lists no golf, tennis, pickleball, marina or beach club. Clubhouse size, hours and rules are not published. Golf, parks, beaches and boat ramps are a drive away.
Data updated: November 2026 (Vanderbilt Reserve resident website; SobelCo residential page; Collier County Property Appraiser public data files, download dated October 27, 2026; club, park, tourism bureau and store websites linked below).
We mapped all 212 homes by street and floor plan on the county roll, and we compared the community's own amenity list with the builder's page and with the roll's non-home parcels. Where an answer depends on the association's rules, budget or recorded documents, we write "Information not available at time of publishing (checked 2026-11-03)." and tell you what to request. The resident website is at websites.vertilinc.com/vanderbilt, and the builder's page is sobelco.com/residential.
The community's own site describes "a modern clubhouse" among its featured amenities, and the builder's page, which lists Vanderbilt Reserve as closed out, says nothing about it. Clubhouse square footage, room list, hours, kitchen and event capacity: Information not available at time of publishing (checked 2026-11-03). Listing descriptions give a figure that does not match the county roll, so we print none. If size matters to you, for example for a gathering, ask the association for the facility reservation rules and the recorded site plan.
Besides the 212 homes, the county roll lists two non-home buildings: a 12,660 square foot building coded as use 97 at 7485 Pristine Dr, built in 2019, and a 6,000 square foot building at 7445 Rockefeller Dr, built in 2021. The association's address is 7445 Rockefeller Dr. The roll's square footage can include porches, covered decks and equipment space that a marketing description leaves out, which is one reason the numbers differ.
The community's own site names a "lifestyle pool with paver sundeck." That is the full published description. Pool rules and hours would sit in the association's rules and regulations, which are behind the resident login.
The community's own site calls it a "state-of-the-art fitness center." If you plan to use it daily, ask the association for the current rules and ask what the budget sets aside for equipment replacement.
The community's own site says the residences are "nestled around two glimmering lakes," and a second line describes them as surrounding two lakes with tropical landscaping. We did not locate a South Florida Water Management District permit for the community's stormwater system, so its design is not in our files. Ask the association who maintains the lakes and what the budget sets aside for them.
The resident website lists a facilities reservation section, a form to update contact information and emergency contacts, a place to register pets and vehicles, online payment of association dues and account statements, a resource center for association documents, and FAQs and support. Dues are paid through the TownSq portal, which describes itself as an all-in-one platform for association communication, requests, documents and payments. Management is listed as Associa Gulf Coast, a branch of Associa, a national manager of homeowners associations. The documents themselves sit behind the resident login.
No. The community's own site lists none of them, so we do not describe Vanderbilt Reserve as concierge-serviced.
Vanderbilt Reserve has no golf course, no bundled club membership, no marina or docks and no beach club. We base that on the community's own amenity list, which stops at the clubhouse, pool, fitness center and lakes, and on the builder's page, which lists none of them. We did not read the recorded declaration. The practical result is that a buyer who wants golf, courts or a boat slip pays for them separately, at the places below. The community's lakes are not a navigable waterway, so there is no boat access from the community.
Three golf clubs matter most, and none is part of Vanderbilt Reserve. We have no distances or fees for them, because the sources we have do not state them, so call each club before you plan a round.
| Club | Access | What the sources say |
|---|---|---|
| Vanderbilt Country Club, 8250 Danbury Blvd, Naples 34120 | Private | Bundled golf community; club membership is included in the price of a home there; about 800 owner-members; its own tennis, pickleball and bocce |
| Pelican Marsh Golf Club, 1810 Persimmon Dr, Naples 34109 | Private | 18 holes, par 72, 7,050 yards, opened 1994, designed by Robert von Hagge |
| Tiburon Golf Club | Semi-private | 36 holes, the Gold and Black courses, both designed by Greg Norman and both par 72; part of the Ritz-Carlton Golf Resort property; owned by Host Hotels and Resorts and operated by Troon |
Access terms change. Golf directories disagree about whether Vanderbilt Country Club is private, semi-private or public, so treat its own site as the authority, and note that one reviewer wrote the course is closed to non-members from November to April. Green fees for all three: Information not available at time of publishing (checked 2026-11-03).
No. Vanderbilt Country Club is a separate bundled-golf community on Danbury Blvd with its own homes and its own membership, and it has its own page on our site, Vanderbilt Country Club. A Vanderbilt Reserve home does not carry a Vanderbilt Country Club membership. We name it here only to separate the two.
Public courts near Vanderbilt Reserve, with court counts, lighting and fees: Information not available at time of publishing (checked 2026-11-03). The sources we found give different court counts for the county parks that have them, so we print none. Ask the operator of each park what courts it has before you plan a visit.
North Collier Regional Park is at 15000 Livingston Rd, Naples 34109, and it is about 5.9 road miles and 14 minutes from Vanderbilt Reserve by our computed drive. A project description lists a gymnasium, community center, fitness center, soccer and softball complexes, and interpretive trails. Sun-N-Fun Lagoon is the water park inside it. For the 2025 season the Paradise Coast tourism bureau announced a May 24, 2025 opening, daily hours of 10 a.m. to 5 p.m. and a $5 admission rate, and it described a lap pool and a lagoon with a depth of 4 feet 9 inches (Paradise Coast announcement). Those are 2025 terms.
Vanderbilt Beach Park is about 8.6 road miles and 17 minutes away, and Delnor-Wiggins Pass State Park is about 10.2 road miles and 20 minutes away, by our computed drive. The Gulf is roughly 7 to 8 miles west of the community, and beach access is public, because Vanderbilt Reserve has no beach club or deeded Gulf access. Collier County runs a resident beach parking permit program for full-time residents and taxpayers, and non-residents pay at the beach. Current parking fees and permit rules: Information not available at time of publishing (checked 2026-11-03). Check Collier County before you go. For the state park, whose fees conflict between sources, use the Florida State Parks website and rely on it rather than on any figure here.
Cocohatchee River Park, at 13531 Vanderbilt Dr, Naples 34110, is county-owned and offers access to the Gulf through Wiggins Pass, a full-scale marina and a Coast Guard Auxiliary flotilla, per the tourism bureau's listing (Paradise Coast listing). Sources disagree on its number of launch lanes, so we print none, and we print no launch fee. Delnor-Wiggins Pass State Park also has a ramp, but the sources conflict on its fee and on whether motorboats may use it, so confirm both with the state park before you tow a boat there. Whether Vanderbilt Reserve allows a boat or trailer on a lot or in common areas: Information not available at time of publishing (checked 2026-11-03).
The nearest branch we confirmed is the Vanderbilt Beach branch of the Collier County Public Library, at 788 Vanderbilt Beach Rd, Naples 34108, telephone 239-597-8444, one of ten locations in the system (Wikipedia on the Collier County Public Library).
The Publix at Naples Walk, 2450 Vanderbilt Beach Rd, Naples 34109, is the nearest large grocery we confirmed from a store page. It is about 4.6 miles from Vanderbilt Reserve in a straight line and 5.4 road miles, about 11 minutes, by our computed drive. The store page lists produce, meats, seafood, bakery, deli, sushi, a pharmacy with curbside pickup, and a Publix Liquor Store at 2440 Vanderbilt Beach Rd, Suite 210 (Publix store page). A Whole Foods Market is at Mercato, 9101 Strada Pl, Naples 34108, about 6.5 miles away in a straight line and open daily 8 a.m. to 10 p.m. per its page (Whole Foods Market).
Mercato, 9132 Strada Place, Naples 34108, is the closest large dining and shopping center in our files, about 6.5 miles from Vanderbilt Reserve in a straight line and 7.0 road miles, about 14 minutes, by our computed drive. The Paradise Coast business directory lists Nordstrom Rack, J.Crew, an Alamo Drafthouse cinema, and restaurants and bars including The Capital Grille, Chipotle, The Hampton Social, Tap 42 Craft Kitchen and Bar, Blue Martini and Rocco's Tacos (Paradise Coast listing for Mercato).
St. Agnes Catholic Church, at 7775 Vanderbilt Beach Rd, Naples 34120, is about 1.3 miles from Vanderbilt Reserve in a straight line. Its mission began in October 1999, the church was dedicated on November 19, 2006, and it became a parish on March 12, 2007 (St. Agnes). It is the nearest house of worship we confirmed. We found no complete count of congregations within a few miles, so we claim none, and we list places by distance only, with no ranking or recommendation.
Vanderbilt Reserve has its own fitness center. Beyond it, an LA Fitness is at 871 Vanderbilt Beach Rd, Naples 34108, about 6.6 miles away in a straight line.
We found no EV charger inside Vanderbilt Reserve, and the community's own site does not mention one. Public chargers are several miles away, and network listings disagree on operators, so use the charging networks' own apps before you drive. Whether the declaration or the architectural rules allow a home charger in a garage: Information not available at time of publishing (checked 2026-11-03).
Vanderbilt Reserve is in FEMA Zone AH, a Special Flood Hazard Area: the county's flood layer places 219 of the 220 Vanderbilt Reserve addresses in Zone AH, with a base flood elevation line of 13.5 feet. The one other address, a non-home structure on Pristine Dr, is in shaded Zone X. Listings that say Zone X do not match it.
Data updated: November 2026 (Collier County's republished FEMA flood layers, address by address, checked November 3, 2026; FIRM panels 12021C0402H and 12021C0214H, effective May 16, 2012; Collier County 2026 flood protection newsletter; FEMA).
We checked the county flood map layer for every Vanderbilt Reserve address the county lists, 220 in all, and read the panel for each. We also read the zone and the base flood elevation lines in the county's layers rather than relying on a listing page. This is a statement about the map, not a promise about any one lot. To see an address on the official map, use the FEMA Map Service Center.
| FEMA flood zone | Vanderbilt Reserve addresses |
|---|---|
| Zone AH (Special Flood Hazard Area, 1 percent annual chance, shallow flooding or ponding) | 219 |
| Shaded Zone X (non-home structure on Pristine Dr) | 1 |
| Zone X (minimal hazard), Zone AE or Zone VE | 0 |
| Total checked | 220 |
Zone AH is a Special Flood Hazard Area with a 1 percent annual chance of flooding, usually shallow ponding, not a coastal wave zone. FEMA's glossary lists AH among the Special Flood Hazard Area designations and says flood insurance is mandatory in them for federally backed mortgages (FEMA glossary on Special Flood Hazard Areas). Shaded Zone X is outside that area but still carries a 0.2 percent annual chance of flooding.
Every street in the community falls in the same zone on the county layer. Of the 220 addresses, 47 are on Carnegie Way, 54 on Morgan Way, 115 on Rockefeller Dr, 1 on Rockefeller Way and 2 on Pristine Dr, all in Zone AH, and 1 more on Pristine Dr is in shaded Zone X. By address type in the county layer, 197 are single family, 16 are multi family (the attached townhome addresses), 4 are utility assets and 3 are other structures. All 197 single-family and all 16 multi-family addresses are in Zone AH.
Two panels cover Vanderbilt Reserve, both effective May 16, 2012: 12021C0402H, which covers 178 of the 220 addresses, and 12021C0214H, which covers the other 42. Confirm any address on the FEMA Map Service Center.
The county's base flood elevation layer returns three line segments in the community area, all at 13.5 feet (vertical datum NAVD88 presumed). The flood zone areas themselves carry no elevation value, so our reading is that 13.5 feet is an area figure and not a lot-level certificate. Each home has its own lowest-floor elevation, and the home's elevation certificate shows it. Lot-level lowest-floor elevations: Information not available at time of publishing (checked 2026-11-03).
The county's FEMA layer puts the homes in Zone AH, not Zone X, so listing pages that say Zone X do not match the county's map. Pages that say only that the community is "in a flood zone" without naming it are also incomplete. A Letter of Map Revision or Letter of Map Amendment can change the status of a single lot, and we did not search for one. The FEMA Map Service Center's letter-of-map-change search by address would show any.
An elevation certificate records a home's lowest-floor elevation against the base flood elevation, and an insurer uses it to price a flood policy. The county's layer lists 219 certificates in the community area: 111 on Rockefeller Dr, 52 on Morgan Way, 46 on Carnegie Way, 1 on Pristine Dr and 9 at other addresses, mostly tied to building permits issued from 2018 to 2021. The lowest-floor value is inside each scanned certificate and not in the layer, and we did not read the scans. Ask the seller for the home's certificate, or ask the county for it by address.
If the home has a federally backed or federally regulated mortgage, yes. Buyers who borrow on a conventional loan should expect the lender to require a flood policy for any Zone AH home, because the zone covers the whole community. A cash buyer is not bound by the rule, but the risk is the same. Flood insurance is a separate policy from a homeowners policy, which excludes flood. Price it before your inspection period ends, using the specific address.
Not directly. FEMA's Risk Rating 2.0, fully implemented on April 1, 2023, says the National Flood Insurance Program's pricing approach does not use flood zones to determine flood risk, and prices by frequency, flood type, distance to water, elevation and rebuilding cost (FEMA on Risk Rating 2.0). The zone still decides whether a lender requires the policy. Our reading is that a Vanderbilt Reserve townhome's premium turns on its elevation and replacement cost. Get a quote for the address.
The county's 2026 flood protection newsletter says: "Collier County has participated in the program since October 1992 and maintains a Class 5 CRS rating. With this rating, eligible NFIP polices receive a 25% discount to the flood insurance premium" (Collier County 2026 flood protection newsletter). FEMA says the discounts apply across a participating community under Risk Rating 2.0. Ask the agent to show the discount on the quote.
The county's evacuation layer places Vanderbilt Reserve in Evacuation Zone E. In the county's scheme, Zone E is the lowest-priority tier, which is our reading of the layer. Confirm your zone and your shelter plan with Collier County before a storm, and follow official evacuation orders rather than any summary on this page.
No. The county's Coastal High Hazard Area layer returned no features for the community, which lies roughly 7 to 8 miles inland of the Gulf shoreline.
The county's newsletter says homes in VE, AE, AH or A zones that do not meet current standards face substantial-improvement rules, which require a damaged or remodeled building to be brought up to current elevation standards once the work reaches a set share of the building's value. Ask the county floodplain office how the rule applies before you start major repairs.
Vanderbilt Reserve is inland, in Evacuation Zone E and outside the Coastal High Hazard Area, and the official storm reports describe surge on the coast and wind and rain inland. The first Vanderbilt Reserve homes were built in 2019, after Irma, and we found no damage report for the community from Ian or Milton.
Data updated: November 2026 (National Weather Service Miami summaries for Irma, Ian and Milton; Collier County Property Appraiser public data files, download dated October 27, 2026).
We tracked the storms against the county roll, which shows 16 homes built in 2019, 27 in 2020, 67 in 2021, 77 in 2022 and 25 in 2023. The sections below give regional facts only, and each ends with what the record does not show. No source we found ties named damage from any of the three storms to Vanderbilt Reserve, and we do not claim the community stayed dry.
The National Weather Service in Miami reports that the highest land gust in South Florida was 142 mph at a station near Naples Airport, with 112 mph in North Naples and 122 mph in East Naples. Surge reached 3 to 4 feet at Naples waterfronts, and inland Collier received 9 to 15 inches of rain, with flooding that lingered for a week. At least 88 structures were destroyed and about 1,500 had major damage. Unincorporated Collier reported $320 million in damage, with more than 30,000 insurance claims (NWS Miami on Irma). Vanderbilt Reserve did not exist yet, so there is no Irma history for these homes.
The Weather Service in Miami reports that Ian made landfall at Cayo Costa as a Category 4 on September 28, 2022. It describes extensive surge flooding over most areas south and west of US 41 and near the Gordon River, the Cocohatchee River and connected creeks and canals. Peak gusts were 112 mph at Naples Grand Beach, 106 mph at Kalea Bay in Vanderbilt Beach and 89 mph in East Naples, and 32,500 people evacuated. Collier County damage was $2.2 billion, with $1.7 billion residential, 33 buildings destroyed and 3,515 with major damage; unincorporated Collier accounted for $948 million. The Weather Service adds that wind damage was mainly to trees, fences and screens, with minor damage to vulnerable structures (NWS Miami Ian summary).
Vanderbilt Reserve lies well east of US 41 and the Gulf coast. Our reading is that it is outside the surge area the Weather Service describes and that rainfall ponding on low ground is the plausible exposure, but that is reasoning, not a record. Damage or flooding inside the community during Ian: Information not available at time of publishing (checked 2026-11-03).
The Weather Service's data table for Milton records a maximum storm tide of about 5 feet above mean higher high water on the Collier coast on October 9, 2024, with 5.08 feet at the Naples Bay North gauge. The Collier Emergency Operations Center station recorded a 51 knot gust and 2.16 inches of rain, and 15 tornadoes occurred in South Florida that day, two of them rated EF-3 (NWS Miami Milton summary). Damage or flooding inside Vanderbilt Reserve during Milton: Information not available at time of publishing (checked 2026-11-03).
None stood during Irma. By year built on the county roll, 187 homes were dated 2019 to 2022 and 25 were dated 2023. The 2022 homes may have been finished before or after Ian, so we cannot say how many stood on September 28, 2022, but the 25 homes dated 2023 were completed after it. All 212 homes existed by the time of Milton.
Because no document says so. Association minutes, county damage assessments and owner reports would show ponding or damage, and none is public in what we found. Ask the seller about storm history, ask the association about any special assessment or insurance claim since 2022, and ask your agent for the home's claims history report.
Florida Building Code, 6th Edition (2017), took effect December 31, 2017, and the 7th Edition (2020) took effect December 31, 2020, per the Florida Building Commission's effective-date table (Florida Building Commission effective dates). The permit prefixes on the county's elevation certificates run from 2018 to 2021, so our reading is that permits applied for before the end of 2020 fall under the 2017 code and later permits under the 2020 code. The edition for each home is on its permit, and we did not read the roof-deck, roof-to-wall or opening provisions per permit. A wind mitigation inspection documents what a given home actually has.
Vanderbilt Reserve is not subject to Florida's milestone inspection or structural integrity reserve rules, because those rules cover condominium and cooperative buildings of three or more stories and Vanderbilt Reserve is made of two-story townhomes run by a homeowners association under Chapter 720. A buyer should still ask about roofs, reserves and maintenance.
Data updated: November 2026 (Florida Statutes 553.899, 718.112, 718.103 and 720.301; Collier County address records; Collier County Property Appraiser public data files, download dated October 27, 2026).
We read the statutes behind the state's condo safety laws and checked them against the facts on the county roll. Confirm the title of the recorded declaration, because a condominium declaration would change the answer.
No. Section 553.899(3)(a) applies to an owner of "a building that is three habitable stories or more in height" that is subject to the condominium or cooperative form of ownership under Chapter 718 or 719, and subsection (4) excludes single-family through four-family dwellings of three or fewer habitable stories (Florida Statutes 553.899). Vanderbilt Reserve fails both tests as we understand it: the homes are two stories and the association is a homeowners association, not a condominium.
No. Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings "three habitable stories or higher in height," and says the paragraph "does not apply to buildings less than three stories in height" (Florida Statutes 718.112). The county's address layer lists Vanderbilt Reserve addresses as single family (197) or multi family (16), and none carries a condominium unit type.
No. The association is Vanderbilt Reserve Homeowners Association, Inc., registered with the state. A condominium is a form of ownership "comprised entirely of units" with "an undivided share in common elements" (Florida Statutes 718.103), while a homeowners association operates a community under a declaration of covenants over platted parcels (Florida Statutes 720.301). The resident website uses the word "condo" in places, which we read as platform boilerplate.
Chapter 720 governs the association: its records, assessments, budgets and rule enforcement. Section 720.3075(3)(d), as amended by HB 1203 effective July 1, 2024, bars association documents from preventing owners, tenants and guests from parking a personal vehicle, including a pickup, in the driveway (Shumaker client alert on HB 1203). Section 720.304 lets an owner display a portable, removable U.S. flag regardless of declaration rules (Florida Statutes 720.304). Neither is a safety inspection program.
Even without a state-mandated inspection, ask:
The answers sit in the declaration, the budget and the estoppel certificate. Information not available at time of publishing (checked 2026-11-03).
Vanderbilt Reserve owners need homeowners coverage, wind coverage that may sit inside it or apart from it, and flood coverage, which is a separate policy. The state's July 2026 report puts the Collier County average homeowners premium at $5,534 with wind and $3,169 without, as of March 31, 2026. Those are county averages, not quotes.
Data updated: November 2026 (Florida Office of Insurance Regulation stability report, July 2026, data as of March 31, 2026; Florida Statutes 627.0629 and 627.351; Citizens Property Insurance; FEMA; Collier County flood layers).
Insurance is where a buyer's monthly cost is hardest to predict, so we separate what is documented from what depends on a document we have not seen. We read the Office of Insurance Regulation's report and the statutes cited below. We did not read any insurance policy or the association's master policy.
That depends on the recorded declaration. For attached townhomes in Florida, two setups are common. In one, the association's master policy covers the building exterior, roof and siding, and the owner buys a policy for the interior, contents and liability. In the other, each owner insures the whole structure with a homeowners policy, usually an HO-3 style policy, and may carry loss assessment coverage. Lenders can insist on one form for townhouse property types. Which setup applies at Vanderbilt Reserve: Information not available at time of publishing (checked 2026-11-03). Ask the association for the declaration's insurance article and a summary of its master policy, and ask your agent how your policy coordinates with it.
Wind may sit inside the homeowners policy or in a separate wind policy, and the hurricane deductible is set in the policy. Roof age, roof shape, opening protection and the building code era drive the price. Vanderbilt Reserve homes were built from 2019 to 2023 under the 2017 and 2020 editions of the Florida Building Code, as we read the permit dates. Get a wind quote that names the specific address.
Flood insurance is a separate policy through the National Flood Insurance Program or a private insurer. A federally backed mortgage requires it in a Special Flood Hazard Area, and 219 of the 220 Vanderbilt Reserve addresses we checked are in Zone AH. Under FEMA's Risk Rating 2.0 the premium depends on the home's elevation, rebuilding cost and distance to water, with the county's CRS discount applied to eligible policies. A seller's elevation certificate helps a quote, and the NFIP waiting period before a policy takes effect is something to confirm on FloodSmart before you count on coverage by a given closing date.
The Office of Insurance Regulation's July 2026 report, with data as of March 31, 2026, gives these Collier County averages (Office of Insurance Regulation, July 2026 report).
| Policy type | Average annual premium |
|---|---|
| Homeowners, including wind | $5,534 |
| Homeowners, excluding wind | $3,169 |
| Condominium unit owners, including wind | $2,271 |
| Condominium unit owners, excluding wind | $1,566 |
These are county averages across all homes, not Vanderbilt Reserve quotes. No condominium policy applies to Vanderbilt Reserve, so the unit-owner rows are for comparison only.
Section 627.0629 requires residential rate filings to include actuarially reasonable discounts, credits or rate differentials for features that enhance wind uplift prevention, roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door and skylight strength (Florida Statutes 627.0629). A wind mitigation inspection on the state's OIR-B1-1802 form documents the features of one home. For a 2019 to 2023 townhome the inspection will typically document a newer-code roof, but the roof system and the age of Vanderbilt Reserve's buildings are not in our files. Credits are documented per home, not per community.
The Office of Insurance Regulation reports that Citizens Property Insurance had 293,465 policies in force on June 5, 2026, the lowest in 25 years, and that 21 new companies were approved after the reforms. Citizens publishes two tests for a new policy: coverage is not available from a Florida-authorized insurer, and private premiums are "more than 20 percent higher than the premiums for comparable coverage from Citizens" (Citizens: get a policy). Section 627.351(6)(a)3 makes a personal-lines residential structure ineligible at a dwelling replacement cost of $700,000 or more, with a $1 million threshold in counties the Office of Insurance Regulation finds lacking competition (Florida Statutes 627.351). The test applies to replacement cost, not sale price.
Order these before your inspection period ends.
Our guide to buying a home in Naples covers offers, inspections and insurance quotes in the order they come up.
Vanderbilt Reserve has four public schools within 4.5 drive miles: Oakridge Middle School at 1.8, Gulf Coast High School at 3.8, Laurel Oak Elementary School at 4.2 and Vineyards Elementary School at 4.5. Distance does not decide assignment, so confirm the school for an address with Collier County Public Schools at zones.collierschools.com. We print no letter grades.
Data updated: November 2026 (Florida Department of Education Collier County school list; school websites; computed free-flow drive times from 7445 Rockefeller Dr, November 3, 2026).
The table lists the nearest schools by drive. It is not an assignment. The district reviews attendance areas, and a school near a street is not necessarily the school for that street, so confirm zoning with Collier County Public Schools for every school below. Addresses come from the state's school list (Florida Department of Education Collier County school list). Drive times are computed free-flow estimates on public road map data from 7445 Rockefeller Dr, off-peak, so in-season traffic is slower.
| School | Level | Address | Miles by road | Minutes, off-peak |
|---|---|---|---|---|
| Oakridge Middle School | Middle | 14975 Collier Blvd, Naples 34119 | 1.8 | about 5 |
| Gulf Coast High School | High | 7878 Shark Way, Naples 34119 | 3.8 | about 9 |
| Laurel Oak Elementary School | Elementary | 7800 Immokalee Rd, Naples 34119 | 4.2 | about 8 |
| Vineyards Elementary School | Elementary | 6225 Arbor Blvd W, Naples 34119 | 4.5 | about 13 |
| Barron Collier High School | High | 5600 Cougar Dr, Naples 34109 | 7.2 | about 15 |
| Pine Ridge Middle School | Middle | 1515 Pine Ridge Rd, Naples 34109 | 8.4 | about 16 |
| Veterans Memorial Elementary School | Elementary | 15960 Veterans Memorial Blvd, Naples 34110 | 8.4 | about 15 |
| Sea Gate Elementary School | Elementary | 650 Seagate Dr, Naples 34103 | 9.5 | about 18 |
| Palmetto Ridge High School | High | 1655 Victory Ln, Naples 34120 | 10.0 | about 18 |
| Lely High School | High | 1 Lely High School Blvd, Naples 34113 | 13.0 | about 26 |
Only the district can say. School assignments for Vanderbilt Reserve are set by Collier County Public Schools attendance zones and can change. Listing pages disagree with one another about the schools for Vanderbilt Reserve addresses, so we do not repeat them. Use the district's tool at zones.collierschools.com with the home's address.
We print no letter grades, because we did not read them from the state's own page. The Florida Department of Education publishes school grades at fldoe.org. A school grade is a state accountability letter and not a ranking.
Two private schools have their own sites in our files. The Community School of Naples, at 13275 Livingston Rd, Naples 34109, has Lower, Middle and Upper Schools and is about 5.9 road miles and 11 minutes away (Community School of Naples). Seacrest Country Day School, at 7100 Davis Blvd, Naples 34104, serves pre-kindergarten through grade 12 and is about 10.2 road miles and 19 minutes away (Seacrest Country Day School). Other North Naples private and parochial schools, tuition and admission: Information not available at time of publishing (checked 2026-11-03).
Bear Creek Elementary, on Immokalee Rd, opened in fall 2025 as the first new Collier elementary school in nearly two decades, per the Gulfshore Business 2025 recap, and WGCU covered its ribbon-cutting on August 14, 2025 as a school that would help ease overcrowding in neighboring schools (Gulfshore Business 2025 recap; WGCU). The same recap lists the Mason Classical Academy North Campus on a 17-acre site on Vanderbilt Beach Rd, with vertical construction underway and a new gym built, and a Creative World School preschool on Immokalee Rd where construction began in March 2026. Whether new schools change the schools for Vanderbilt Reserve addresses, and the opening year and grades of the Mason campus: Information not available at time of publishing (checked 2026-11-03).
Vanderbilt Reserve is about 15 minutes from I-75, about 11 minutes from the Physicians Regional hospital on Pine Ridge Road and about 34 minutes from Southwest Florida International Airport, by computed free-flow drive from 7445 Rockefeller Dr. Add time in season and at peak hours, because the method assumes no traffic.
Data updated: November 2026 (computed free-flow drive times on public road map data from 7445 Rockefeller Dr, off-peak, November 3, 2026; hospital, airport and park websites).
Method, stated once: every time and distance in this section is a computed free-flow drive on public road map data from 7445 Rockefeller Dr, off-peak. That is an address inside the community, not the gate on Pristine Dr, so times could differ by a minute or two. They assume no live traffic, so in-season traffic is slower. They are not Google or Waze times and not measured ambulance times.
| Destination | Miles by road | Minutes, off-peak | Note |
|---|---|---|---|
| North Collier Regional Park | 5.9 | 14 | Approximate point |
| Mercato | 7.0 | 14 | 9132 Strada Pl |
| Vanderbilt Beach Park | 8.6 | 17 | Gulf beach |
| Waterside Shops | 9.7 | 18 | Approximate point |
| Delnor-Wiggins Pass State Park | 10.2 | 20 | Gulf beach |
| Naples Airport | 11.1 | 20 | General aviation; scheduled service unconfirmed |
| Bonita Springs (town center) | 11.6 | 20 | Town-center point |
| Fifth Avenue South | 13.7 | 25 | Seasonal and event traffic is slower |
| Ave Maria (town center) | 22.1 | 38 | Town-center point |
| Southwest Florida International Airport | 24.7 | 34 | Terminal address, via the I-75 corridor |
| Fort Myers (downtown) | 35.1 | 47 | Downtown point |
| Hospital | What its own page says | Miles by road | Minutes, off-peak |
|---|---|---|---|
| Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, Naples 34119 | 24-hour emergency room; 177 beds, all private rooms | 5.0 (approximate point) | about 11 |
| NCH North Naples Hospital, 11190 Health Park Blvd, Naples 34110 | Emergency medicine, obstetrics, orthopedics, cardiac catheterization | 8.1 | about 16 |
| Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, Naples 34114 | 24-hour emergency room; 130-bed acute care hospital | 10.4 | about 19 |
In an emergency, call 911. The two Physicians Regional campuses are different buildings, and no single campus sits at Collier Boulevard and Pine Ridge Road (Physicians Regional Pine Ridge; Physicians Regional Collier Boulevard; NCH North Naples Hospital listing). NCH bed counts conflict between sources, so we print none. Trauma designations and emergency department response times, and the fire and EMS station that serves Vanderbilt Reserve: Information not available at time of publishing (checked 2026-11-03).
NCH Immediate and Urgent Care operates walk-in centers with extended hours seven days a week, X-ray for suspected fractures and an online check-in tool, and its page notes that only HMO plans with an assigned NCH primary care provider are accepted at this time (NCH Immediate Care). NCH's directory lists an Immediate Care location at 801 Vanderbilt Beach Rd, Naples 34108, and another at 7717 Collier Blvd, Suite 100, Naples 34113 (NCH location directory). We did not route them, and hours differ by source, so confirm them with NCH. For pharmacies, Publix Pharmacy at Naples Walk, 2450 Vanderbilt Beach Rd, is 5.4 road miles and about 11 minutes away.
There is no I-75 interchange at Vanderbilt Beach Road. I-75 is reached at Immokalee Road (exit 111) or Pine Ridge Road (exit 107), about 15 minutes from the community. FDOT's I-75 widening plans express-lane access at Vanderbilt Beach Road and a rebuilt interchange at Immokalee Road, both covered in the next section, so expect construction near exit 111.
Southwest Florida International Airport (RSW), at 11000 Terminal Access Rd in Fort Myers, is about 24.7 road miles and 34 minutes away, and it is the airport with scheduled commercial service we can confirm. Naples Airport (APF), at 160 Aviation Dr N, is about 11.1 road miles and 20 minutes away. Its own site describes it as primarily general aviation and mentions an American Airlines operating agreement with "Commercial flights to begin in December," but gives no year or destination, so scheduled service is unconfirmed (Naples Airport).
All of the times above assume no traffic. In winter season, roughly January to April, weekday peaks and weekend beach traffic run slower on Immokalee Road, Vanderbilt Beach Road, Collier Boulevard and US 41. We did not measure the size of that slowdown and we state no multiplier. A timed drive at the hour you would actually travel is the only reliable test.
Vanderbilt Reserve sits near three live road projects: the Vanderbilt Beach Road extension, which opened its first phase June 12, 2026, the I-75 widening with express-lane access at Vanderbilt Beach Road and a new interchange at Immokalee Road, and a signal and turn-lane project at Vanderbilt Beach Road and Logan Boulevard. No county record we found names Vanderbilt Reserve.
Data updated: November 2026 (Florida Department of Transportation project pages, updated through November 3, 2026; Collier County transportation projects page; Gulfshore Business; Naples Press; Naples News Now; WGCU; Business Observer; Real Estate Business Online; project dates as stated in each item).
We checked each project for its stated date and status and flag what we could not confirm. Plans change, so confirm dates with the Florida Department of Transportation and the Collier County transportation projects page before you rely on them. We found no Board of County Commissioners, Planning Commission or Hearing Examiner agenda item that names Vanderbilt Reserve, Pristine Dr or Rockefeller Dr, but our agenda search was limited. Distances to projects are our estimates from street geography, so we say about.
Phase I opened to traffic on June 12, 2026. It runs about 7 miles from existing Vanderbilt Beach Road east of Collier Boulevard to 16th Street NE, with a six-lane divided road and pedestrian and bicycle paths from Collier Boulevard to west of Wilson Boulevard and two lanes from east of Wilson Boulevard to 16th Street NE. Intersections at Collier, Weber and Danbury Boulevards and Douglas Road were improved, and new signals went in at Wilson Boulevard, Eighth Street NE and 16th Street NE. The cost was reported at more than $200 million, and completion had originally been scheduled for fall 2025 (Gulfshore Business; Naples Press).
Our reading is that it adds eastward connectivity at the Collier Boulevard and Vanderbilt Beach Road corner, about one-half mile from the community, and leaves the Pristine Dr entrance unchanged. No source we read says the extension altered Pristine Dr or the community's entrance, and none quantifies the traffic change.
Phase II runs from 16th Street NE to Everglades Boulevard, about 2 miles, at a reported $49.5 million, with a bridge over the Golden Gate Main Canal. It is in final design, with construction possibly starting around the beginning of 2027 (Naples Press). The county's project list shows it at the 60 percent design stage.
Five Collier Boulevard intersections between Immokalee Road and Vanderbilt Beach Road were being coordinated, and 17 Immokalee Road signals were being retimed, per Naples News Now on February 29, 2024 (Naples News Now). The county's final Collier Boulevard widening, Phase III from City Gate Boulevard North to Green Boulevard, was at 90 percent design, and a new signal at Collier Boulevard and City Gate Boulevard North, at $1.97 million, was to start in early January 2026. Both are far south of Vanderbilt Reserve. We found no capacity project on the stretch of Collier Boulevard along the community's edge. The county is also building signals and turn lanes at Vanderbilt Beach Road and Logan Boulevard for $6.05 million, with utility relocations underway as of December 17, 2025 (Naples News Now). Logan is roughly 2 miles west of Collier Boulevard, so it is not an entrance project.
FDOT project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road, about 21 miles. Its page lists the phase as construction with a current phase start of mid-2026, two express lanes in each direction from Golden Gate Parkway to Corkscrew Road, auxiliary lanes, congestion relief lanes between Immokalee Road and Bonita Beach Road, direct access to the express lanes at Vanderbilt Beach Road and a new diverging diamond interchange at Immokalee Road. FDOT held public meetings on August 31, September 1 and September 2, 2026, and public hearings on October 27 and 28, 2026 (FDOT project 452544-1).
WGCU reported on September 20, 2026 that the express lanes are optional toll lanes, that the work is roughly a three-year build, that early 2027 is mentioned for the congestion relief lanes from Bonita Beach Road to Immokalee Road, and that noise walls cost about $77 million (WGCU).
FDOT project 425843-2 covers reconstruction of the I-75 interchange at State Road 951, which is Collier Boulevard, over 1.3 miles from Business Circle South to City Gate Drive, with flyovers over Beck Boulevard and Davis Boulevard. Construction is $97 million, started in early 2023, and is estimated to finish in early 2027 (FDOT project 425843-2). It is south of Vanderbilt Reserve in the Davis Boulevard area, so its effect depends on where you drive.
Saltgrass Reserve is a different project from Vanderbilt Reserve: a 208-unit rental community by CIG Communities of Cincinnati at Vanderbilt Beach Road and Islandwalk Boulevard. Business Observer reported on April 1, 2026 that work had started, with $45 million in construction financing from CIG's investor group and First Horizon Bank (Business Observer). The distance from Vanderbilt Reserve: Information not available at time of publishing (checked 2026-11-03).
Founders Square is a 55-acre mixed-use project at the southeast corner of Immokalee Road and Collier Boulevard, about 2 miles north-northeast of Vanderbilt Reserve, developed by Barron Collier Companies with Metro Commercial Development Group. Groundbreaking was January 20, 2020, and the announced mix was a 400-unit apartment complex, The Pointe retail and restaurant center of about 38,000 square feet, a 35,000 square foot medical office building and a 110,000 square foot, three-story self-storage building (Real Estate Business Online). The apartments, called The Pearl, sold for $125.1 million in March 2023 (Naples News Now). Tree Farm Plaza, between an Aldi and a CVS at Immokalee Road and Collier Boulevard, is a 74,925 square foot retail center on 3.38 acres, slated for completion in November 2024, with tenants including Chipotle and Cava (Naples News Now).
The Gulfshore Business 2025 recap lists two outparcel buildings at Shoppes at Vanderbilt and the Mason Classical Academy site on Vanderbilt Beach Road, and the Ritz-Carlton Residences Naples by Stock Development, under construction near the beach about 7 to 8 miles west (Gulfshore Business 2025 recap). The recap gives no distances or unit counts. We found no sourced application within about one mile of Vanderbilt Reserve, but our county search was limited, so absence is not proof.
A 2013 county staff report on the Palermo Cove planned unit development covered a Pristine Drive realignment and two areas of 10.14 and 15.77 acres, north of Vanderbilt Beach Road about one-half mile west of Collier Boulevard, but we could not confirm it is this land, and we do not name that district as Vanderbilt Reserve's zoning.
Project dates move. For road work, use the FDOT project pages linked above and the county's transportation projects page. For development, ask Collier County Growth Management for site development plans near the address, and for the Palermo Cove question, ask for the planning packet and the recorded plat. A timed visit at the hour you would drive is also useful.
Vanderbilt Reserve recorded 16 qualified sales in the 12 months to October 16, 2026, at a $427,500 median, against 11 sales at a $385,000 median for Meadowood, a 228-home community built 2020 to 2023. The comparison below uses county figures only, with the same yardstick for both.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, 12 and 24 months to October 16, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis).
Meadowood here means the community around Wildflower Cir on the county roll. Our Meadowood page covers it in more detail. The home types, sizes, fees and amenities of Meadowood are not in our files, so we do not compare them.
| Yardstick | Vanderbilt Reserve | Meadowood |
|---|---|---|
| Homes on the roll | 212 | 228 |
| Years built | 2019 to 2023 | 2020 to 2023 |
| Recorded sales, 12 months | 16 | 11 |
| Price range, 12 months | $385,000 to $500,000 | $377,000 to $425,000 |
| Median price, 12 months | $427,500 | $385,000 |
| Recorded sales, 24 months | 29 | 24 |
| Price range, 24 months | $385,000 to $550,000 | $377,000 to $430,000 |
| Median price, 24 months | $445,000 | $392,500 |
Choose Vanderbilt Reserve if your budget sits near its $427,500 12-month median and you want the slightly smaller community, with 16 recorded sales a year to compare against. Choose Meadowood if your budget sits nearer $385,000. Product type, size, fees and amenities for Meadowood are not compared here, so read its page and add the monthly cost of each, including dues and flood insurance, before you decide. To run the numbers on two specific homes, reach us through our contact page.
Vanderbilt Reserve recorded 16 qualified sales in the 12 months to October 16, 2026, at a $427,500 median. Abaco Pointe, a 138-home community built 2020 to 2025 on Kingfisher Loop, recorded 3 sales at $580,000 to $649,000, too few for a median. The 24-month figures are the steadier read.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, 12 and 24 months to October 16, 2026; Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis).
Abaco Pointe here means the community on Kingfisher Loop on the county roll. Its product type, home sizes, fees and amenities are not in our files, so we compare only the county figures, build years and home counts.
| Yardstick | Vanderbilt Reserve | Abaco Pointe |
|---|---|---|
| Homes on the roll | 212 | 138 |
| Years built | 2019 to 2023 | 2020 to 2025 |
| Recorded sales, 12 months | 16 | 3 |
| Price range, 12 months | $385,000 to $500,000 | $580,000 to $649,000 |
| Median price, 12 months | $427,500 | No median (under 10 sales) |
| Recorded sales, 24 months | 29 | 10 |
| Price range, 24 months | $385,000 to $550,000 | $540,000 to $765,000 |
| Median price, 24 months | $445,000 | $639,500 |
Three sales cannot make a median, and a handful of closings can swing any average. The 24-month sample of 10 sales is thin too, so use the ranges, not the headline. Both of Abaco Pointe's windows are priced above the whole Vanderbilt Reserve range for 12 months.
Choose Vanderbilt Reserve if your budget sits in the $385,000 to $500,000 range where it recorded its 16 sales, and you value a larger body of comparable sales. Choose Abaco Pointe if your budget sits nearer $580,000 or above, and you want a smaller, newer-built community, with sales through 2025. Dues, product type and flood zones for Abaco Pointe are not compared here. If you want help weighing two specific homes, call us through our contact page.
Vanderbilt Reserve offers 212 gated two-story townhomes built 2019 to 2023, two-car garages on every home, no CDD and a 2026 median tax bill of $3,811. The trade-offs are Zone AH flood status for 219 of 220 addresses checked, unpublished dues and rules, no golf or courts on site, and prices that have eased since the 2024 peak.
Data updated: November 2026 (Collier County recorded sales to October 16, 2026; Collier County flood layers; 2026 county tax roll; Florida Department of Transportation; Collier County Property Appraiser public data files, download dated October 27, 2026).
Here is what we would tell a client over coffee. We tracked every recorded sale at Vanderbilt Reserve since the first closings in 2019, we mapped all 212 homes by street and floor plan on the county roll, we read the county tax roll for every home, and we checked the county flood map layer for every Vanderbilt Reserve address. If you want to browse available homes after reading this page, see homes for sale in Naples on our team site.
Weigh the flood policy and the dues first, because they are the two largest recurring costs beyond the mortgage and property tax, and the dues are not published. Ask for the seller's elevation certificate, a wind mitigation report, the current budget, the reserve study if one exists and the estoppel certificate. We can show you how the address you like compares with its street and floor plan on the county record. Our guide to buying a home in Naples covers offers, inspections, insurance and closing costs, and you can reach us through our contact page. If you are comparing more communities, our pages for Island Walk, Compass Landing and Tuscany Cove cover other Naples options.
Vanderbilt Reserve sellers get the strongest result when a townhome is priced by its floor plan, street and condition, because the five plans, marketed at 1,643 to 2,025 square feet, trade at different prices. McGreevy and Comisar price each listing against Collier County's recorded sales, not a portal estimate.
Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll and tax roll; our analysis).
If you're searching for a Vanderbilt Reserve listing agent, or thinking, "I need someone to sell my Vanderbilt Reserve townhome...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Vanderbilt Reserve townhomes against every recorded sale of the same plan, keep the five plans apart, and put the flood zone, the association paperwork and the closing costs in front of a buyer before the buyer has to ask.
Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026, county file dated October 27, 2026; newest recorded sale August 18, 2026; our analysis).
Collier County recorded 16 qualified Vanderbilt Reserve sales in the 12 months to October 16, 2026, a median of $427,500 and a range of $385,000 to $500,000, which is roughly one to two sales a month across 212 homes (our arithmetic). We tracked every recorded sale at Vanderbilt Reserve since the first closings in 2019, and we mapped all 212 homes by street and floor plan on the county roll. Over 24 months there were 29 sales at a $445,000 median, over 36 months 41 at $477,500, and over 60 months 189 at $405,000, a window that includes the builder's first sales. The yearly medians climbed from $358,100 in 2020 to $540,000 in 2024 on 12 sales, then eased to $460,000 in 2025 and $425,000 so far in 2026 on 14 sales. A single Vanderbilt Reserve price would mislead you, because the plan changes the answer.
A Vanderbilt Reserve price starts with the plan, then the street, then the position of the home in its building, then condition and updates. Builder marketing gives five plans: Sagamore at 1,643, Stanford at 1,712, Biltmore at 1,779, Breakers at 1,804 and Newport at 2,025 square feet. Our count from county records is Stanford 60 homes, Biltmore 40, Sagamore 39, Breakers 39 and Newport 34. Over 24 months only the Stanford had 10 sales, at a $434,000 median from $405,000 to $535,000. The other plans had fewer than 10 sales, so we show counts and ranges instead of a median:
| Plan (marketed size) | Sales, 24 months | Low | High |
|---|---|---|---|
| Biltmore (1,779) | 7 | $425,000 | $545,000 |
| Breakers (1,804) | 5 | $405,000 | $550,000 |
| Newport (2,025) | 3 | $475,000 | $509,000 |
| Sagamore (1,643) | 4 | $385,000 | $500,000 |
| Stanford (1,712) | 10 | $405,000 | $535,000 |
Over 60 months every plan has enough sales for a median: Biltmore 31 sales at $440,000, Breakers 31 at $412,000, Newport 31 at $444,800, Sagamore 39 at $375,900 and Stanford 57 at $384,800. Street matters because the plans cluster: Carnegie Way holds 15 Breakers, 10 Newport and 18 Biltmore homes, Morgan Way holds 23 Stanford and 13 Sagamore homes, and Rockefeller Dr holds all five plans. The county roll does not record lake views or whether a home is an end unit, so we confirm both on site before we choose a comparable. Marketed plan sizes are builder figures, and early marketing quoted different sizes, so we confirm the plan before we choose a single sale.
Vanderbilt Reserve buyers ask the same questions before they write: what are the dues and what do they cover, is there a CDD, what is the fee at closing, which FEMA zone is the home in, and what do the rules allow. The 2026 county roll shows non-ad valorem charges of $270 or less on every one of the 212 homes, so no CDD charge appears on the roll. Buyers also compare today's prices with the 2024 peak, when the median reached $540,000, against $425,000 in 2026, and they ask about flood insurance because the county's FEMA layer places 219 of the 220 addresses we checked in Zone AH. We hand a buyer the home's elevation certificate, where the county holds one, with the listing. Association dues, rules and the fee schedule are Information not available at time of publishing (checked 2026-11-03). So we request the budget and the estoppel certificate under Florida Statutes 720.30851 at listing, not after a buyer asks, because the time the association takes to deliver the certificate can set the pace of a closing. With 16 comparable sales in a year, one outlier moves the median, and clean paperwork is part of the price.
In Collier County the seller customarily pays the documentary stamp tax on the deed and the owner's title policy, and the contract controls. The association's estoppel certificate has a base fee capped by statute, with extra charges possible, and any one-time transfer or capital contribution fee is Information not available at time of publishing (checked 2026-11-03). We build a net sheet from your actual numbers before you list, because a median sale price tells you little about your own closing statement.
Start with our free home valuation, and we will follow up with a number built on the county's recorded sales, adjusted for plan, street, position and condition. Our Naples home valuation page explains how we price across the city.
Talk to Jesse direct: (239) 898-6072, text or call. For the full process, read our guide to selling a home in Naples.
Vanderbilt Reserve owners call McGreevy and Comisar when a townhome has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a Vanderbilt Reserve townhome? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Vanderbilt Reserve? Call Marc at (239) 287-5873, or read about buying a home in Naples. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed Vanderbilt Reserve realtors, and the reviews on the team's Google Business Profile describe what a Vanderbilt Reserve seller or buyer needs most: honest advice, steady communication and a team that sells.
Five-star Google review: "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Five-star Google review: "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Five-star Google review: "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Vanderbilt Reserve buyers ask what the community is, what the association charges, how the flood zone reads, what has sold and what is being built nearby. Each answer draws on a county record, a statute, a news report or our analysis, and where a fact is not published we say so.
Data updated: November 2026 (Collier County recorded sales and tax roll, county files dated October 27, 2026; Florida Office of Insurance Regulation July 2026 report; Florida Statutes; FEMA flood data as republished by Collier County; Florida Department of Transportation project pages).
Vanderbilt Reserve is a gated community of 212 two-story attached townhomes in Naples, Florida 34119, in unincorporated Collier County. SobelCo built it from 2019 to 2023 on Rockefeller Dr, Morgan Way and Carnegie Way. Collier County records it as the plat VANDERBILT RESERVE. It has no golf course, no marina and no CDD, and the builder lists it as closed out.
Vanderbilt Reserve is entered from Pristine Dr, north of Vanderbilt Beach Road and west of Collier Boulevard, about 0.35 mile north of Vanderbilt Beach Road and about half a mile west of Collier Boulevard. The ZIP code is 34119. The association address is 7445 Rockefeller Dr, Naples FL 34119. Check the three street names before you trust a number you find online.
No. Vanderbilt Reserve sits in unincorporated Collier County, so county services and county millage apply, and there is no City of Naples tax line. The community is about 7 to 8 miles inland of the Gulf. The tax bill for millage area 36 shows the county, water management, school board, mosquito control and Greater Naples Fire Rescue levies, 10.3696 mills in total for 2026.
The county roll shows 212 homes: Rockefeller Dr 112, Morgan Way 53 and Carnegie Way 47. It also holds 231 parcels in all, including 19 common, utility and amenity parcels. Marketing describes the homes as 28 buildings, and that building count comes from marketing descriptions, not from a record we could confirm. The 212 matches the county roll exactly.
Yes, the community's own website calls it a gated community. Whether the gate is staffed or electronic, how guests and contractors are admitted and what the budget pays for security: Information not available at time of publishing (checked 2026-11-03). Ask the association for the access rules in writing before you rely on a listing description of the gate.
SobelCo, a family-owned company founded in 1958, is named as developer on the community's own website, and its residential page lists Vanderbilt Reserve as closed out, no longer selling. SobelCo also built Bristol Pines, a different Naples townhome community, and later Santa Barbara Place, which is also a different community.
The county roll shows 16 homes built in 2019, 27 in 2020, 67 in 2021, 77 in 2022 and 25 in 2023. All of the 2019 and 2020 homes are on Rockefeller Dr, Morgan Way and Carnegie Way are 2021 and 2022 builds, and the last 25 homes, from 2023, are on Rockefeller Dr. The association filed with the state in May 2018 and the first recorded sales came in 2019.
They are two-story attached townhomes. The county roll uses its single-family use code for every home because each home is its own parcel, which is a county use code and not a building type. The builder calls them 3 and 4 bedroom townhomes, all with two-car garages. The community's website uses condominium wording in its template, but the entity is a homeowners association under Chapter 720, not a condominium.
Builder marketing gives five plans: Sagamore at 1,643, Stanford at 1,712, Biltmore at 1,779, Breakers at 1,804 and Newport at 2,025 square feet, which we call marketed plan sizes. Our count from county records is Stanford 60 homes, Biltmore 40, Sagamore 39, Breakers 39 and Newport 34. The community's website says three of the five models have first-floor primary suites. Early 2019 marketing quoted different sizes, so confirm a plan before you rely on a size.
The county roll records only the first floor of these two-story townhomes as heated area, so the roll understates every home. We never use the roll's square feet as a home size at Vanderbilt Reserve. Use the marketed plan size, then confirm it against the permit plans or a measurement during your inspection period, and ask your appraiser which size source the lender will use.
The community's own website lists a modern clubhouse, a lifestyle pool with a paver sundeck, a fitness center and homes set around two lakes, with facility reservations handled through the resident site. The county roll shows two non-home buildings, one built in 2019 and one in 2021, and their purpose is not confirmed. Pool rules and hours are behind the resident login.
The community's own amenity list does not include tennis or pickleball courts. Some third-party pages mention extra features, and we do not print those as amenities because no association page confirms them. Ask the association for the recorded amenity rules before you count a court, spa or trail as part of a purchase. Public courts are a drive away at county parks.
No. The community's own amenity list and the builder's page show no golf, no marina, no docks and no beach club, and the homes carry no club membership. Golf nearby is separate: Vanderbilt Country Club is a private bundled-golf community on Danbury Blvd, Pelican Marsh Golf Club is private, and Tiburon Golf Club is semi-private. We list no rates or distances, and access changes by club.
No. Vanderbilt Country Club is a separate bundled-golf community on Danbury Blvd. Vanderbilt Reserve homes carry no Vanderbilt Country Club membership. Vanderbilt Beach, the Gulf-front area about 7 to 8 miles west, Vanderbilt Lakes, Villas of Vanderbilt, Vanderbilt Galleria and Vanderbilt Commons are also different places, and so is Saltgrass Reserve, a new rental community on Vanderbilt Beach Road.
The dues amount is Information not available at time of publishing (checked 2026-11-03). Listing figures conflict, so we print none, because a listing is not the association's budget. Ask the seller for the current budget, the schedule of assessments and the estoppel certificate, and ask whether the amount differs by home. Hold that paper before the inspection period ends.
What the dues pay for is Information not available at time of publishing (checked 2026-11-03). Listing descriptions of inclusions vary, so we do not treat them as the association's budget. Read the adopted budget line by line, ask which services are bulk-billed, ask who maintains roofs and exteriors of the attached buildings, and ask what the reserve plan is before you assume any service is included.
The community's website lists Associa Gulf Coast, a Fort Myers office, as manager, and dues are paid through the TownSq portal. The association is Vanderbilt Reserve Homeowners Association, Inc., Florida document N18000005077, filed May 4, 2018, with a reinstatement filed January 6, 2023 per the state record as shown in search results.
We found no master association above Vanderbilt Reserve, and no CDD. The 2026 county roll shows non-ad valorem charges of at most $270 on every one of the 212 homes, where a CDD assessment would add a much larger line, and the state's levy tables list no Vanderbilt Reserve district. Confirm on your own tax bill, because the tax bill is the final proof.
Any one-time fee at sale is Information not available at time of publishing (checked 2026-11-03). Florida Statutes 720.30851 governs the estoppel certificate the association must deliver, and it sets a deadline and a fee cap. Ask in writing for the schedule of transfer, capital contribution and application fees, and for the amount due at closing, before your inspection period ends.
Whether any special assessment is levied or planned: Information not available at time of publishing (checked 2026-11-03). Ask the seller and the association in writing, and read the estoppel certificate and the current budget. A buyer can request association records under Chapter 720, and the reserve plan, if any, is worth reading alongside the budget.
Leasing rules, the minimum term and any limit on leases per year are Information not available at time of publishing (checked 2026-11-03). They sit in the recorded declaration and the rules behind the resident login. Rental listings show that leasing occurs, but a listing is not a rule. Get the leasing rules in writing before you buy a home you plan to rent.
The pet rules, including any breed, weight or number limits, are Information not available at time of publishing (checked 2026-11-03). The resident website offers a form to register pets and vehicles, which shows the association tracks both, but the form is not the rule. Ask for the rules and regulations in writing before you make an offer.
The association's parking, commercial vehicle, boat and RV rules are Information not available at time of publishing (checked 2026-11-03). Every home has a two-car garage. Since July 1, 2024, Florida Statutes 720.3075 (3)(d), as amended by HB 1203, bars association documents from preventing a personal vehicle, including a pickup, from being parked in the driveway. Ask what must go to storage.
Architectural review and exterior-change rules, and any solar or charger policy, are Information not available at time of publishing (checked 2026-11-03). Florida Statutes 720.304 lets an owner display a portable, removable U.S. flag whatever the declaration says. We found no charger inside the community, so ask whether a garage charger is allowed before you buy.
Yes. The county's FEMA flood layer puts 219 of the 220 Vanderbilt Reserve addresses we checked in Zone AH, a Special Flood Hazard Area with shallow ponding, and the base flood elevation line reads 13.5 feet. The one other address, a non-home structure on Pristine Dr, is in shaded Zone X. The panels are 12021C0402H and 12021C0214H, effective May 16, 2012. Listing pages that say Zone X are wrong for these homes. Check your own address at the FEMA Map Service Center.
If your loan is federally backed, yes: flood insurance is required in a Special Flood Hazard Area such as Zone AH. A cash buyer is not required to buy it, but the flood risk is the same. Each home's elevation certificate shows its lowest floor, and the county holds certificates for most homes from 2018 to 2021 permits. Collier County holds a Community Rating System Class 5 rating, and eligible NFIP policies receive a 25 percent discount. Get a flood quote early.
Vanderbilt Reserve is in Evacuation Zone E on the county layer, and it is not in the Coastal High Hazard Area. Confirm your zone and shelter plan with the county or the Florida Division of Emergency Management before a storm. An evacuation zone is a county planning designation, not a flood zone, and the two can differ for the same home.
We found no damage report for Vanderbilt Reserve. Irma was in 2017, before the first homes existed, and about 25 homes were completed in 2023, after Ian. Regionally, the National Weather Service recorded a 106 mph gust at Kalea Bay in Vanderbilt Beach during Ian and surge flooding mostly south and west of US 41. Ask the seller about storm repairs and claims, and ask the association for board minutes on storm work.
No. Milestone inspections under s. 553.899 apply to condominium or cooperative buildings of three habitable stories or more, and structural integrity reserve studies under s. 718.112 apply to condominium buildings of three or more stories. Vanderbilt Reserve homes are two stories, and the association is a homeowners association under Chapter 720, not a condominium. Buyers should still ask for the reserve plan and roof ages.
The Florida Office of Insurance Regulation's July 2026 report, with data as of March 31, 2026, lists Collier County average premiums of $5,534 for homeowners insurance with wind and $3,169 without wind. These are county averages, not Vanderbilt Reserve quotes. A quote depends on year built, roof, openings and wind mitigation features, and Florida Statutes 627.0629 requires insurers to offer wind mitigation discounts.
That depends on the recorded declaration: Information not available at time of publishing (checked 2026-11-03). In one common setup the association's master policy covers the building and an owner carries an HO-6 style policy. In another the owner insures the whole unit with an HO-3 style policy. Ask for the declaration's insurance article and any master policy, and tell your insurance agent which setup applies.
By drive from 7445 Rockefeller Dr: Oakridge Middle 1.8 miles and 5 minutes, Gulf Coast High 3.8 miles and 9 minutes, Laurel Oak Elementary 4.2 miles and 8 minutes, Vineyards Elementary 4.5 miles and 13 minutes, and the private Community School of Naples 5.9 miles and 11 minutes. Distance is not an attendance zone, so confirm zoning with Collier County Public Schools at zones.collierschools.com.
Collier County recorded 16 qualified sales in the 12 months to October 16, 2026, from $385,000 to $500,000 at a $427,500 median. Over 24 months there were 29 sales at $445,000, over 36 months 41 at $477,500, and over 60 months 189 at $405,000. Days on market, list prices, active listings and association dues: Information not available at time of publishing (checked 2026-11-03).
Down since 2024, on the recorded sales. The yearly median was $358,100 in 2020, $540,000 in 2024 on 12 sales, $460,000 in 2025 and $425,000 in 2026 to October 16 on 14 sales. The highest recorded qualified price is $619,000, in 2024. These are nominal prices before improvements and costs, and small samples swing, so compare a home with sales of the same plan.
No. SobelCo's residential page lists Vanderbilt Reserve as closed out, and the county roll shows the last homes built in 2023. Every sale now is a resale, apart from the builder's early sales that sit in the 60-month window. For that reason the 60-month count of 189 is high, and the 12-month count of 16 is the better guide to today's pace.
All 212 homes are in millage area 36, total 10.3696 mills for 2026. The median 2026 total tax is $3,811, from $270 to $4,758, and the median ad valorem tax is $3,541. The median just value is $372,448, from $331,909 to $443,951. 101 of 212 homes (48 percent) carry a homestead exemption. A purchase resets the assessed value to market, so a seller's bill is not a forecast for the next owner.
These are computed free-flow drive times on public road map data from 7445 Rockefeller Dr, off-peak, so in-season traffic is slower. Vanderbilt Beach Park is 8.6 miles and 17 minutes, Delnor-Wiggins Pass State Park 10.2 miles and 20 minutes, Naples Airport 11.1 miles and 20 minutes, and Southwest Florida International 24.7 miles and 34 minutes. Physicians Regional Pine Ridge is 5.0 miles and 11 minutes, NCH North Naples 8.1 miles and 16 minutes. In an emergency call 911.
There is no I-75 interchange at Vanderbilt Beach Road. I-75 is reached at Immokalee Rd (exit 111) or Pine Ridge Rd (exit 107), about 15 minutes by the same free-flow method. The Florida Department of Transportation lists project 452544-1 for I-75 from Golden Gate Parkway to Alico Road, with direct access to the express lanes planned at Vanderbilt Beach Road and a diverging diamond interchange at Immokalee Rd. Confirm dates on the project page.
The Publix at Naples Walk, 2450 Vanderbilt Beach Rd, is 5.4 miles and 11 minutes away by road, and about 4.6 miles in a straight line. Whole Foods Market at Mercato is about 6.5 miles in a straight line, and Mercato itself is 7.0 miles and 14 minutes away. St. Agnes Catholic Church on Vanderbilt Beach Rd is about 1.3 miles in a straight line. Stores open and close, so verify a name before a trip.
Vanderbilt Beach Road Extension Phase I opened June 12, 2026, about 7 miles east from Collier Boulevard to 16th Street NE. Phase II is in final design, with construction possibly early 2027. The county lists a $6.05 million signal and turn-lane project at Vanderbilt Beach Road and Logan Boulevard, and Collier Boulevard signal coordination. No source we found says Pristine Dr or the entrance changes. Confirm dates on the county projects page.
Saltgrass Reserve, 208 rental units at Vanderbilt Beach Road and Islandwalk Boulevard, started work in 2026, and it is a different community from Vanderbilt Reserve. Founders Square and Tree Farm Plaza, at Immokalee Rd and Collier Boulevard, are about 2 miles away. Bear Creek Elementary opened on Immokalee Rd, and Mason Classical Academy has a North Campus site on Vanderbilt Beach Road under construction. Distances are about, not measured.
Island Walk is a separate gated community nearby with its own association and its own page. We make no claim about which side of Vanderbilt Reserve it sits on, and fees, amenities and flood zones for Island Walk are not on this page. Compare the two by plan, build year, price band and cost structure, using each community's recorded sales.
On the same county yardstick of qualified recorded sales, Meadowood, built 2020 to 2023 with 228 homes, had 11 sales in 12 months at a $385,000 median ($377,000 to $425,000) and 24 sales in 24 months at $392,500. Vanderbilt Reserve had 16 at $427,500 and 29 at $445,000. Product type, sizes, fees and amenities for Meadowood are not in our files, so compare on price, build era and scale only.
Abaco Pointe, on Kingfisher Loop, was built 2020 to 2025 and has 138 homes. It had 3 sales in 12 months, from $580,000 to $649,000, too few for a median, and 10 sales in 24 months at $639,500 ($540,000 to $765,000). Vanderbilt Reserve had 16 sales at $427,500 and 29 at $445,000. Product type, sizes, fees and amenities for Abaco Pointe are not in our files, so we compare on price, build era and scale only.
On the record: a gate, construction from 2019 to 2023, a two-car garage on every home, a clubhouse, pool and fitness center, no CDD, a 2026 median tax bill of $3,811, 16 sales in 12 months so comparables exist, and Evacuation Zone E outside the Coastal High Hazard Area. Against that: Zone AH for 219 of 220 addresses checked, dues and rules not published, shared walls, no golf or courts on site, prices down since 2024, and county square footage that understates the homes.
Ask for the recorded declaration and any amendments, the rules and regulations, the current budget and reserve schedule, the schedule of assessments, the estoppel certificate, the master insurance policy if there is one, the home's elevation certificate, and any board minutes on storm work. Many of these sit behind the resident login, so ask the seller or the manager for them in writing and keep the dates.
Vanderbilt Reserve sellers ask what a townhome is worth, how plan, street and condition change the price, what the buyer pays at closing and how the association's paperwork shapes a sale. Each answer draws on a county record, a statute or our analysis, and where a fact is not published we say so.
Data updated: November 2026 (Collier County recorded sales, 12 months and 24 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll; Florida Statutes; our analysis).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read on your own plan and street, gather the association's budget, rules and estoppel certificate, locate your elevation certificate, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples covers the steps.
It depends on plan, street, position in the building, view and condition. Over 24 months the Stanford plan had 10 sales at a $434,000 median, and the Biltmore, Breakers, Newport and Sagamore plans had 7, 5, 3 and 4 sales. Our free home valuation applies those comparisons to your address and your plan.
Over the 12 months to October 16, 2026, 16 recorded sales ranged from $385,000 to $500,000 with a $427,500 median. Over 24 months, 29 sales ranged from $385,000 to $550,000 at $445,000. Over 36 months, 41 sold from $385,000 to $619,000 at $477,500. The highest recorded qualified price is $619,000, in 2024.
Start with closed sales of the same plan, then adjust. Marketing puts the Newport at 2,025 square feet and the Sagamore at 1,643. Over 60 months the Newport had 31 sales at a $444,800 median and the Sagamore 39 at $375,900. Because the plans differ in size, we do not mix them in one comparison, and we show a buyer's appraiser the same sales we used.
The closest comparables are sales of the same plan on the same street within 12 to 24 months. The Stanford is the plan with a 24-month median, $434,000 on 10 sales, while the Biltmore, Breakers, Newport and Sagamore plans print counts and ranges because each had fewer than 10 sales. Because the pool is small, we also weigh position, view and condition, and explain each adjustment in writing.
The county roll does not record which homes are end units, so we cannot quote a premium. Listing pages describe some homes as end units with lake or preserve exposure, and we treat that as a lead, not a record. We confirm position on site, adjust from closed sales of similar homes and show the adjustment on the pricing sheet.
The county roll does not record views. The community's website says homes are set around two lakes, and which homes face a lake is Information not available at time of publishing (checked 2026-11-03). We do not quote a view premium. We check your lot against the plat and the photographs, then price from what buyers paid for comparable homes.
An online estimate is a model that cannot see your kitchen, your garage or your lake view, and it works from few sales when only 16 close in a year. A comparative market analysis from us starts with the county's recorded sales for your plan, adjusts for street, position, flood paperwork and condition, and shows the work. The appraiser's January 1 value is an estimate, not what a buyer paid.
We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every recorded sale at Vanderbilt Reserve since 2019 and mapped all 212 homes. Call Jesse at (239) 898-6072.
We prepare the pricing read, request the estoppel certificate and association documents, gather the elevation certificate, complete the flood disclosure, stage and photograph the home, list it, and manage showings and offers. We also walk the buyer through the 13.5 foot base flood elevation line in Zone AH, the no-CDD proof and the tax figures. Call Jesse at (239) 898-6072 to start.
Commission is negotiable and is set in the listing agreement, so we put the number in writing before you list and build it into a net sheet. We do not quote an average, because an average tells you little about your own closing statement. Call Jesse at (239) 898-6072 and we will walk through the listing agreement line by line.
The recorded sales are too few to prove a season. The 16 sales in the last 12 months closed in eight different months, none more than three in a month, and Naples season runs roughly January to April, but we would rather give you the sales than a rule of thumb. We pick a list date from the current listings and your move date.
Days on market for Vanderbilt Reserve: Information not available at time of publishing (checked 2026-11-03). The record does show pace: 16 recorded sales in 12 months, so your listing has direct comparables, and a buyer has a handful of other homes to compare. Pricing to the nearest closed sale of your plan matters more than the calendar.
Down since 2024. The yearly median was $540,000 in 2024 on 12 sales, $460,000 in 2025 on 13 and $425,000 in 2026 on 14 sales to October 16. The 12-month median of $427,500 is below the 2024 median. We do not forecast. The samples are small, and one large or small plan can swing a median, so we compare your home with the same plan.
Whether the association must approve a buyer or a sale: Information not available at time of publishing (checked 2026-11-03). We ask the association in writing, and read the declaration once you give us a copy, before we list. If an approval or application is required, we build its timing into the closing date, because it can set the pace of the sale.
A buyer will ask for the current budget, the rules and regulations, any assessments and the estoppel certificate. The association's own resale packet and fee schedule are Information not available at time of publishing (checked 2026-11-03). Many documents sit in the resource center behind the resident login. We request the estoppel certificate under Florida Statutes 720.30851 at listing so the paperwork is ready when the offer arrives.
Florida Statutes 720.30851 sets a delivery deadline and caps the base fee, with extra charges possible for expedited delivery or a delinquent account. What this association charges is Information not available at time of publishing (checked 2026-11-03). Order it early, because the amount due at closing can change a buyer's net cost, and ask the manager for the current request form.
Dues are prorated or paid through closing as the contract and the estoppel certificate show, and the title company settles the figure. The amount and billing schedule are Information not available at time of publishing (checked 2026-11-03). Dues are paid through the TownSq portal, so check your account statement. Ask whether any special assessment is due, so there is no surprise on the closing statement.
Any one-time fee at sale is Information not available at time of publishing (checked 2026-11-03). The estoppel certificate is where an association states any amount due at closing, and it is capped as to its base fee by statute. We ask the manager in writing before we list, so the fee is on your net sheet and not a surprise at the closing table.
Leasing rules are Information not available at time of publishing (checked 2026-11-03), so we read the lease, the association's rules and the contract together. A buyer who wants to occupy the home needs the tenant to leave on a date the contract states, and a buyer who wants to keep the lease needs a copy of it. We plan showings with the tenant and with the gate in mind.
Costs are set by the contract and the listing agreement, so we price them for your home, not from an average. They include the documentary stamp tax on the deed, which in Collier County the seller customarily pays, the owner's title policy, the estoppel certificate, any association transfer fee, repairs from the inspection and the agent's commission, which is negotiable. We write a net sheet before you list.
In Collier County the seller customarily pays for the owner's title policy, and the buyer pays for the lender's policy, but the contract controls and can change it. The title company confirms the amount and the association's payoff before closing. Ask us for a net sheet that shows the owner's policy line, because it is one of the larger items on a seller's closing statement.
Florida law requires a flood disclosure from a seller at or before the contract, and we complete it with you from what you know about past flooding, claims and repairs. Pull your insurance claim history and your elevation certificate before you list. Collier County published a proposed flood insurance rate map in August 2026, so a buyer may ask what the new maps could change for your address.
Of the 220 Vanderbilt Reserve addresses we checked, 219 are in Zone AH, so a buyer with a federally backed loan should expect a flood insurance requirement. We have no source that puts a dollar figure on the effect on price. What we can do is put the home's elevation certificate, the 13.5 foot base flood elevation line and a flood quote in front of the buyer early.
The county holds elevation certificates for most Vanderbilt Reserve homes, from permits issued in 2018 to 2021, and each certificate shows the home's lowest floor. Your closing file, your insurance agent or your lender may also hold a copy. We ask the county for the certificate for your address, and we attach it to the listing so a buyer's agent and insurer can read it before an offer.
Buyers ask about storm repairs and claims, and we answer with documents: claim history, repair receipts, permits and roof and air conditioning ages. We found no damage report tied to Vanderbilt Reserve from Irma, Ian or Milton, and we make no causal claim either way. Tell us what you know at the start, and we complete the disclosure with you so your answer is accurate.
It can, because a quote depends on year built, roof, openings and wind mitigation features. The homes were built from 2019 to 2023, and the Florida Building Code 6th Edition took effect December 31, 2017 and the 7th Edition December 31, 2020, so the permit shows which applied. A wind mitigation inspection report can help a buyer's quote under Florida Statutes 627.0629, so share it early.
Yes, a Florida AS IS contract is common, and the buyer still has an inspection period and the right to cancel within it under the contract. As-is does not remove the disclosure duties or the buyer's right to ask for documents. We price an as-is home from the closest sale of your plan less the cost of the work a buyer would see, and we make the paperwork complete.
For a home that is one of 212 similar townhomes, presentation is what separates your listing from the last sale. We stage and photograph to show the layout, the garage, the lanai if your plan has one and any lake view, and we keep the list to what the buyer's eye will see. Call Jesse at (239) 898-6072 and we will walk the home and tell you what is worth doing.
The community's website calls it gated, and whether the gate is staffed is Information not available at time of publishing (checked 2026-11-03). We ask the association how guests, agents and appraisers are admitted, and we write simple access instructions into the listing so a buyer's agent is not stuck at the gate. Open house rules are also set by the association.
With 16 sales in 12 months, a buyer can compare your home with every other listing of the same plan. SobelCo lists the community as closed out, so there is no builder inventory to compete with, and your competition is other resales. We price against the closest sale, present the flood and association paperwork up front, and tell you when another listing of your plan changes the picture.
Both work, and it depends on carrying costs and your timeline. A vacant home still has taxes (a median of $3,811 on the 2026 roll), association dues, insurance and utilities. A home with your furniture can show better than an empty one. We run both scenarios on a net sheet and pick a list date from your move date and the current listings.
It depends on your gain, how long you owned and lived in the home, and your filing status, so ask a tax professional. The IRS explains the home sale exclusion in Topic 701. For context, our county records show 40 homes resold within 36 months of their first sale, with a median change of plus 25 percent, nominal, before improvements and costs, but that median says nothing about your own basis.
Your exemption ends when you sell, and the buyer applies for their own. Save Our Homes caps yearly increases in your assessed value, and the cap resets to market for a buyer. 101 of 212 Vanderbilt Reserve homes (48 percent) carry a homestead exemption on the 2026 roll. Confirm the rules for your own situation with the Collier County Property Appraiser or a tax professional.
You can, but you take on the pricing, marketing, paperwork and negotiation yourself. In a community where only 16 sales closed in 12 months, a pricing error costs weeks, and the estoppel certificate, flood disclosure and contract deadlines are easy to mishandle. A listing agent also screens offers and manages the inspection. We would be glad to compare the net on both paths.
Your net depends on the price, the payoff on any mortgage, the documentary stamp tax, the owner's title policy, the estoppel certificate, any association transfer fee, repairs and the agent's commission, which is negotiable. We build the sheet from your actual numbers before you list, and we update it when an offer comes in. Ask for it at the first meeting.
Vanderbilt Reserve figures on this page come from county, state and federal records, the community's own website, the builder, news reports and public project pages. Each entry names the publisher, the item and the date it was published, effective or accessed, so you can check any number yourself.
Vanderbilt Reserve documents below are public PDFs, each linked at the office that issues it: county planning and flood files, state tax tables, the state insurance report, National Weather Service storm summaries and the building code table. Open them for the full text behind the figures on this page.
| # | Document | Issuer | What it shows |
|---|---|---|---|
| 1 | Collier County PUD master list, February 2026 (PDF) | Collier County | The countywide planned unit development list |
| 2 | Collier County 2026 flood protection newsletter (PDF) | Collier County | The county's Community Rating System Class 5 rating and the 25 percent flood premium discount |
| 3 | Insurance Stability Unit report, July 2026 (PDF) | Florida Office of Insurance Regulation | Collier County average homeowners premiums, with and without wind, and Citizens policy counts |
| 4 | Hurricane Ian summary (PDF) | National Weather Service Miami | Collier County impacts from Ian in September 2022 |
| 5 | Hurricane Milton summary (PDF) | National Weather Service Miami | Collier County impacts from Milton in October 2024 |
| 6 | Florida Building Code edition effective dates (PDF) | Florida Building Commission | Which code edition applied to construction in each period |
| 7 | Collier County Table 1, Comparison of Levies, 2025 (PDF) | Florida Department of Revenue | The taxing authorities and rates levied in Collier County |
| 8 | 2020 Collier taxing authority code descriptions (PDF) | Florida Department of Revenue | How each millage code is built from its taxing authorities |
| 9 | Millage comparison, 2025 (PDF) | Florida Department of Revenue | Millage rates by taxing authority, including fire and mosquito control districts |
| 10 | Property use codes (PDF) | Florida Department of Revenue | The state use codes that explain how the county roll classes homes and amenity parcels |
2,395 people live in Vanderbilt Reserve, where the median age is 72 and the average individual income is $160,368. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Vanderbilt Reserve, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Gnarly Harley Paddle Adventures, South Bay Marina, and Elements Bar.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Active | 0.82 miles | 22 reviews | 4.5/5 stars | |
| Active | 1.04 miles | 7 reviews | 3.9/5 stars | |
| Nightlife | 0.62 miles | 0 reviews | 0/5 stars | |
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Vanderbilt Reserve has 1,455 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Vanderbilt Reserve do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
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Marital Status
Blue vs White Collar Workers
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White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
