The National at Ave Maria - Veranda Condominiums

McGreevy and Comisar are the team Veranda owners call first when they are ready to sell, and the team buyers call when they want the building-by-building record before they tour. We are Top 1% Real Estate Agents Nationally Since 2008, and this guide was built from the five recorded Veranda Declarations, the State of Florida’s corporate and condominium files, FEMA’s flood letters for each building and every recorded Veranda sale in the Collier County Property Appraiser’s 2026 tax roll data files.

Veranda Condominiums at The National is a 256-unit Lennar condominium community of two-story garage buildings in five associations inside the master-planned community of The National Golf and Country Club in Ave Maria, Florida. Its nineteen buildings hold 12 or 16 single-level condos each, and every home is a two-bedroom, two-bath plan with a den, a screened lanai and its own one-car garage.

Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026 (Lennar, Veranda Condominiums collection page, checked again 2 October 2026). Every Veranda home for sale from here is a resale, priced against Lennar’s own recent closings.

If you own at Veranda and are weighing a sale, start with the market snapshot, the resale-pair story and the seller section, then call Jesse. If you are buying, the living section, the association map, the golf and social split and the flood letters will tell you whether Veranda fits before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for Veranda at The National

McGreevy and Comisar are the best realtor for Veranda at The National because the record shows it: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Veranda read built from all 256 units, all five associations and all 42 recorded Veranda sales of the last twelve months.

If you’re searching for the best realtor for Veranda Condominiums at The National in The National Golf and Country Club, Ave Maria, whether you’re ready to sell your Veranda condo 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. You can read more about our team.

That matters at Veranda for a specific reason: a Veranda resale is priced against two very different sets of deeds. In the twelve months from September 2025 to August 2026, Lennar’s 30 Veranda closings recorded a $235,000 median while the 12 Veranda resales recorded a $317,500 median (Collier County Property Appraiser, 2026 tax roll data files). Most of those Lennar closings were brand-new Veranda V units, a different association, a different build year and a different golf design from the Veranda I, II and III resales. A listing agent who prices a Veranda condo from a town-wide average, or from one neighbor’s deed, misses the association, the plan, the floor and the membership behind each sale.

Recent Veranda track record (last 12 months): In the twelve months from September 2025 to August 2026, Collier County recorded 42 qualified Veranda sales totaling $10,954,200: 30 Lennar closings at a $235,000 median, and 12 resales at a $317,500 median, ranging from $234,000 to $352,000 (Collier County Property Appraiser, 2026 tax roll data files, extract dated 29 August 2026, newest qualified Veranda sale 4 August 2026). The highest Veranda resale in that window was $352,000, a Diangelo II plan at 5467 Double Eagle Circle, unit 3213, in Veranda III, recorded 30 March 2026 (Official Records Book 6570, Page 2122). We tracked every one of the 42 recorded Veranda sales in that window, matched each one to its building, association and floor plan, and paired 11 of the 12 resales with the same unit’s earlier qualified purchase: the median change was minus 2.9 percent, and 8 of the 11 sold below the owner’s prior price. The Southwest Florida MLS adds what the deeds leave out: in the 12 months to 16 October 2026, the 12 Veranda resales with a listing period sold at a median 95.7 percent of the final list price after a median 52.5 days on market, and on 16 October 2026 there were 25 Veranda condos for sale, asking $250,000 to $355,000. We will walk you through each deed and each listing on request.

For Veranda sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet. We build the file a Veranda buyer will ask for before the first showing: the Declaration, bylaws, rules, budget and financial report that Florida law requires a condo seller to deliver (Fla. Stat. s. 718.503), the estoppel certificates from your Veranda association, The National’s property owners association, the Ave Maria Master Association and, for a golf unit, the golf club (Fla. Stat. s. 718.116), and the FEMA letter that covers your building.

For Veranda buyers: the first question at Veranda is the association, because the building decides which of the five associations you join, which manager runs it and whether the recorded Declaration was written as a golf unit or a non-golf unit. The second is the floor and the plan, because the same three Lennar plans sit on both floors of every building and the floor changes daily life more than the square footage does. The third is the paperwork: the current budget, the estoppels, the insurance and the flood letter. Sellers and buyers comparing the best real estate agents in Ave Maria should ask each one to answer those three questions for a specific Veranda unit; we answer them below.

Honors and recognition:

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

Selling your Veranda condo? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072.

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

Key Takeaways: What Should Every Veranda Buyer and Seller Know First?

Veranda Condominiums at The National is a sold-out Lennar collection of 256 garage condos in five associations, where a resale now competes with Lennar’s lower 2025 to 2026 closing prices, golf or social status depends on the association, and the flood answer depends on the building. These are the facts every Veranda buyer and seller should hold first.

• Size and form: 256 condominium units in nineteen two-story buildings (twelve of 12 units and seven of 16 units), split among five associations, Veranda I to Veranda V (Collier County Property Appraiser, 2026 tax roll data files; Florida Division of Corporations).
• Plans: Bromelia II (1,355 sq ft), Diangelo II (1,366 sq ft) and Arabella II (1,569 sq ft), every plan two bedrooms, two baths plus a den, a screened lanai and a one-car garage (Lennar plan pages and Lennar’s February 2022 release).
• Builder status: Lennar’s last Veranda closings in the county record run through August 2026, and lennar.com showed the collection as sold out by 23 September 2026.
• Twelve-month record: 42 qualified sales from September 2025 to August 2026, 30 Lennar closings at a $235,000 median and 12 resales at a $317,500 median, ranging from $234,000 to $352,000.
• Listings and supply: 25 Veranda condos were for sale on 16 October 2026, asking $250,000 to $355,000, which is 12.0 months of supply at the past year’s pace of 25 MLS closings (Southwest Florida MLS, 12 months to 16 October 2026).
• Resale pairs: 8 of the 11 Veranda resales we could pair with the unit’s earlier qualified sale closed below that price, at a median change of minus 2.9 percent; across all history the 34 pairs show a median change of plus 1.7 percent.
• Price path: Lennar’s Veranda closing median peaked at $323,750 in 2023 and fell to $237,000 in 2026, with the step down arriving in the second quarter of 2025.
• Golf or social: the Veranda I, II and III Declarations make each unit subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations say golf membership is not appurtenant to any unit; social membership is bundled today.
• Fees: no current Veranda budget or fee sheet is public; the recorded developer-guarantee caps ended at turnover, so the real number comes from the estoppel certificate and the association’s posted budget. The 2025 tax bills carried $1,746.59 to $1,902.29 for the Ave Maria Stewardship Community District.
• Flood: on FEMA’s 2012 flood map all 256 Veranda parcels sit in Zone AH, a Special Flood Hazard Area, while FEMA letters remove 18 of the 19 buildings from it; a lender may still require flood insurance.
• Condo law: at two stories, Veranda buildings sit below the three-story threshold for Florida’s milestone inspection and structural integrity reserve study laws, while ordinary budget reserves still apply.
• The team: Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, with a valuation desk at our home valuation page and buyer consultations through our buyer services page.

Table of Contents

• What Is It Like Living in Veranda at The National as a Homebuyer?
• What Do Veranda Condos Sell For Today?
• Why Do Some Veranda Resales Close Below the Owner’s Purchase Price?
• How Has Lennar’s Veranda Pricing Changed Since 2021?
• How Did Veranda at The National Begin, and How Was It Built Out?
• What Are the Five Veranda Associations, and Which Buildings Belong to Each?
• What Floor Plans Are in Veranda at The National?
• What Features Come Standard in a Veranda Condo?
• Is My Veranda Condo a Golf Unit or a Social Unit?
• What Amenities Do Veranda Owners Get at The National?
• What Are the HOA and Condo Fees at Veranda at The National?
• How Much Is the Ave Maria Stewardship Community District Assessment on a Veranda Condo?
• What Does a Veranda Owner Pay Each Year, All In?
• What Do the Veranda Declarations Say?
• Is Veranda at The National a 55+ Community?
• Can You Rent Out a Veranda Condo?
• What Are the Pet Rules at Veranda at The National?
• Who Runs the Veranda Associations Now, Lennar or the Owners?
• Is Veranda at The National in a Flood Zone?
• How Has Ave Maria Fared in Hurricanes, and What Does That Mean for Veranda?
• How Does Insurance Work for a Veranda Condo?
• Do Florida’s SIRS and Milestone Inspection Laws Apply to Veranda?
• Which Schools Serve Veranda at The National?
• What Zoning and Nearby Land Shape Veranda?
• What Is Daily Life Like at Veranda: Gate, Utilities, Trash and Drive Times?
• How Does Veranda Compare With Other Condos and Carriage Homes in Ave Maria?
• Veranda vs Terrace at The National: Which Condo Should You Choose?
• Veranda vs Coach Homes at The National: Which Fits You Better?
• What Are the Honest Pros and Cons of Veranda at The National?
• Thinking of Selling Your Veranda Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is It Like Living in Veranda at The National as a Homebuyer?

Living in Veranda Condominiums at The National means a single-level, two-bedroom condo with a den on the first or second floor of a two-story Lennar building, your own one-car garage, a screened lanai, a bundled social membership in a gated golf club, and Ave Maria’s Publix about two miles away. The association handles the building.

Lennar introduced the collection in its February 2022 model opening with one plain sentence: “The Verandas are two-story buildings with either 12 or 16 single-story condos” (Lennar release on avemaria.com, 17 February 2022; also published by Barron Collier Companies, 23 February 2022). A month earlier the local paper described each Veranda home as having “two bedrooms, two baths, a den, screened lanai and garage” (Ave Maria Sun, 5 January 2022). Lennar’s current plan pages still describe The National as “this gated community” and say “Homeowners enjoy bundled social memberships” (Lennar, Veranda Condominiums, 2 October 2026).

Who buys at Veranda?

The Veranda layout suits three kinds of buyers: seasonal owners who want a lock-and-leave home with a garage for the car they leave behind, year-round owners who want one-level living without a single-family yard, and buyers moving down from a larger Ave Maria home who still want the club. The county roll backs up the seasonal pattern: on the 2026 tax roll, 166 of the 256 Veranda units carry a Florida mailing address, and the rest mail to Ontario, New York, Michigan, Ohio, New Jersey and other places (Collier County Property Appraiser, 2026 tax roll data files, 29 August 2026).

Veranda is not an age-restricted community. The National is an all-ages Lennar community, and the club’s own Lennar Family Golf program lets juniors 17 and under play free after 3 PM with a paying adult (The National Golf and Country Club, Lennar Family Golf, 2 October 2026). No Veranda document we read describes an age restriction.

Where do the five Veranda associations sit?

Veranda is five separate condominium associations on three streets, built in sequence from 2021 to 2025. The table below lists each one with its buildings, units, year built on the county roll and the straight-line distance from a sample building to the club parcel at 5909 Double Eagle Circle, measured from Collier County GIS parcel locations on 2 October 2026.

Unit counts and year built come from the Collier County Property Appraiser, 2026 tax roll data files; the associations themselves are on file with the Florida Division of Corporations. Veranda V and Veranda III are the closest Veranda homes to the clubhouse, which opened on 24 March 2025 at 5923 Double Eagle Circle; the club lists its own address as 5909 Double Eagle Circle, (239) 867-9090 (The National Golf and Country Club). Veranda I, on National Boulevard near the front of the community, is the farthest walk.

How is a Veranda garage condo different from a Terrace condo?

The everyday difference between Veranda and its neighbor Terrace Condominiums at The National is the building and the parking. Terrace homes sit in four-story elevator buildings with a carport space, in plans of 1,120 to 1,301 square feet. Veranda homes sit in two-story buildings, run 1,355 to 1,569 square feet, add a den to every plan, and come with a garage. Each Veranda Declaration gives every unit “the exclusive use of one (1) one-car garage that is assigned to that Unit” as a Limited Common Element, and the garage cannot be sold apart from the unit (Veranda V Declaration, Section 3.14.2, Official Records Book 6385, Page 1850, Collier County Clerk Official Records).

One step up in size, Coach Homes at The National puts four homes in each two-story building, with three bedrooms and a two-car garage. Veranda sits between the two in size and in price, and it is the only one of the three whose every plan is a two-bedroom-plus-den layout with a one-car garage.

First floor or second floor: what changes day to day?

Every Veranda building repeats the same unit grid on both floors, so a first-floor and a second-floor home in the same position share the same Lennar plan. Lennar’s plan pages offer each plan as a “1st Floor” and a “2nd Floor” version (Lennar, Diangelo II). What changes is the stairs, the view, the lanai’s height above the grounds and who lives above or below you. Lennar’s Veranda pages do not describe an elevator; a buyer who needs step-free access to a second-floor unit should confirm the building’s access on a tour before writing an offer.

Price follows the floor only loosely. In the county record, Lennar’s 2026 first-floor Veranda closings recorded a $250,000 median against $235,000 for second-floor closings, while across all Veranda resales the first floor recorded $315,000 and the second floor $320,000 (Collier County Property Appraiser, 2026 tax roll data files; floor read from the county unit numbers). The mix of sale years differs by floor, so this is not a controlled floor premium.

What does the Ave Maria town layer add?

A Veranda owner belongs to more than the condominium. Each Veranda Declaration binds the unit to The National’s property owners association, the Ave Maria Master Association and, through the tax bill, the Ave Maria Stewardship Community District, a Chapter 189 special district (Veranda V Declaration, Sections 6.2, 9 and 10, Official Records Book 6385). In daily terms that means a gate funded by the POA, town parks and common areas, and a town center a short drive away. From 5445 Double Eagle Circle in Veranda III, OpenStreetMap routing put Ave Maria Town Center at 1.8 miles and about 7 minutes, Publix at 4975 Avila Avenue at 1.9 miles and about 8 minutes, and Ave Maria University at 2.0 miles and about 8 minutes (free-flow drive times, measured 2 October 2026).

For health care, NCH runs an Immediate Care walk-in clinic and Family Medicine in Ave Maria today (NCH, Ave Maria), and announced a 150-bed Ave Maria hospital on 14 October 2025 with construction expected to begin within two years (NCH news release, 14 October 2025).

What are the trade-offs of living at Veranda?

Veranda’s trade-offs are the ones a buyer should weigh before touring, not after.

• Distance to the coast and the interstate: from Veranda III, I-75 Exit 111 is about 22.1 miles and 37 minutes, NCH North Naples Hospital about 43 minutes, Fifth Avenue South in Naples about 57 minutes and Southwest Florida International Airport about 58 minutes (OpenStreetMap routing, free-flow, 2 October 2026).
• Stairs and access: Lennar’s Veranda pages do not describe an elevator, so second-floor access is something to confirm in person.
• Fees you cannot read online: no current Veranda budget or fee sheet is public; the number comes from the association’s estoppel certificate and posted records.
• Flood paperwork: the 2012 FEMA map still shows every Veranda parcel in Zone AH even though FEMA letters remove 18 of the 19 buildings, so the letter for your building matters to your lender.
• Resale math: owners who bought from Lennar at the 2023 to 2024 peak are reselling into a market where Lennar’s own 2025 to 2026 closings set a lower bar.

None of these rule Veranda out; they decide which Veranda unit fits. Each is covered in its own section of this guide.

Selling a Veranda condo? Start with a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Do Veranda Condos Sell For Today?

Veranda Condominiums at The National recorded 42 qualified sales from September 2025 to August 2026 at a $241,250 median: 30 Lennar closings at a $235,000 median and 12 resales at a $317,500 median, ranging from $234,000 to $352,000. Lennar closings and resales are different markets, so we report them separately below.

Data updated: October 2026

Every figure in this section is a recorded, DOR-qualified, improved sale over $1,000 from the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026; newest qualified Veranda sale 4 August 2026), filtered to the five Veranda condominium names. We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. County deeds carry no list price, no days on market and no listing office; the Southwest Florida MLS figures that answer those questions follow the county tables, under “What does the Southwest Florida MLS show for Veranda?”

Veranda sales by window

The twelve-month window holds 42 sales and 12 resales, more than the ten we require before quoting a median, so the stats window is twelve months. The twelve-month resale median of $317,500 is the mean of the middle pair, $317,500 and $317,500, because 12 is an even count. The 12 resales total $3,713,800 in recorded consideration, and all 42 sales total $10,954,200.

Veranda sales by association, last 12 months

Veranda V supplied 29 of the 30 Lennar closings in the window, as Lennar finished its last phase. The single Veranda IV closing, a Bromelia II at 5478 Double Eagle Circle, unit 3522, recorded 4 August 2026 (Official Records Book 6617, Page 980), is the newest qualified Veranda sale in the county extract and the unit’s first recorded deed. Veranda III, the closest of the golf-designed associations to the clubhouse, supplied half of the resales and the highest resale median, $330,000 (Collier County Property Appraiser, 2026 tax roll data files).

Every Veranda resale in the last 12 months

Plan names come from each unit’s position in its building, which matches Lennar’s three published plan sizes and Lennar’s own homesite listings for six Veranda units (Lennar, Bromelia II, Diangelo II and Arabella II). The two highest resales, $352,000 and $351,900, were a Veranda III Diangelo II and a Veranda III Arabella II; the lowest, $234,000, was the only Veranda V resale, a 2025-built Diangelo II that resold about eight months after its Lennar closing. The newest recorded Veranda resale in the August 2026 extract closed on 18 June 2026; deeds recorded after the extract date will appear in the next county file, and we check the newest record before every valuation.

Veranda resales by year

The resale median dipped in 2025 and recovered in 2026, but the 2026 figure leans on Veranda III, which supplied five of the eleven 2026 resales, including the three highest (Collier County Property Appraiser, 2026 tax roll data files). With samples this small, one or two sales in a better building move the yearly median, which is why we price each Veranda unit from its own association, plan and floor rather than from the yearly line.

How do we count a Lennar closing versus a resale?

We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. The county file does not name the seller on a sale, so the first-deed test is how we separate the builder’s closings from owner resales. One case shows why the test reads every deed, not just qualified ones: 6070 National Boulevard, unit 216, recorded a $306,700 deed on 26 August 2024 that the county did not mark as a qualified sale, then a qualified $317,500 resale on 18 June 2026. Because the 2026 sale was not the unit’s first deed, it counts as a resale.

Five other Veranda IV and V sales in the window, recorded at Official Records Book 6561, Page 2292; Book 6558, Page 3880; Book 6564, Page 2051; Book 6572, Page 869; and Book 6617, Page 980, were each the unit’s first recorded deed, so they count as Lennar closings of finished inventory, not resales (Collier County Property Appraiser, 2026 tax roll data files).

What can the county record not tell you?

The county record is the best public source for what a Veranda condo actually sold for, but it is silent on four things a seller needs. It carries no list price, so it cannot show how far a sale closed from its asking price. It carries no days on market, so it cannot show how long a Veranda listing took to sell. It carries no active inventory, so it cannot show how many Veranda units compete with yours today. And it records the deed consideration only, so furniture or seller credits are invisible in the price.

What does the Southwest Florida MLS show for Veranda?

The Southwest Florida MLS fills three of those four gaps. In the 12 months to 16 October 2026 it shows 25 closed Veranda sales at a $264,900 median, from $225,000 to $352,000. On 16 October 2026, 25 Veranda condos were for sale, asking $250,000 to $355,000 at a $309,999 median, and at least 8 of the 25 active listings have been reduced (a price cut is their most recent change). Against 25 closings in 12 months, 25 active listings are 12.0 months of supply; measured against the 13 resales alone, they are 23.1 months.

How we read the MLS rows: the export does not name the seller, so we matched each closing to the county record. All 12 county resales appear on the MLS. A 13th, 6070 National Boulevard unit 227 ($345,000, 24 March 2026), is a Veranda I sale, where Lennar’s closings all predate the window, so we count it as a resale although it is not among the county’s 42 qualified sales. The other 12 are first sales in Veranda IV and V buildings, which we count as Lennar closings. Seven of the 25 were entered into the MLS after closing with no listing period; they count in the closed figures but not in days on market or sale-to-list. The MLS and county counts differ because the windows differ and builder closings are not always entered on the MLS: the MLS carries 12 Lennar closings where the county records 30.

Wondering where your unit sits in these numbers? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Why Do Some Veranda Resales Close Below the Owner’s Purchase Price?

Veranda Condominiums at The National resales split by purchase year: of the 11 resales in the last twelve months that we could pair with the same unit’s earlier qualified sale, 8 closed below that price, at a median change of minus 2.9 percent. Owners who bought at Lennar’s 2023 to 2024 peak are the ones selling below cost.

Data updated: October 2026

We tracked every Veranda resale against the same unit’s previous qualified sale in the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026). A pair counts only when both the resale and the earlier sale are DOR-qualified, which is why 11 of the 12 twelve-month resales form pairs: the twelfth, 6070 National Boulevard unit 216, had an earlier deed the county did not mark as qualified.

The 11 Veranda resale pairs, last 12 months

Pairs: 11. Below the prior price: 8 of 11. Median change: minus 2.9 percent. The three gains, plus 1.6 to plus 4.5 percent, were all Veranda III units bought new from Lennar in early 2024 and resold in March 2026. The steepest loss, minus 18.5 percent, was a Veranda III Diangelo II bought in October 2023 at $325,000 and resold at $264,900, the lowest Veranda III resale of the year.

What does the full Veranda history show?

Across all recorded history, 34 Veranda resales pair with an earlier qualified sale of the same unit. Sixteen of the 34 closed below the prior price, and the median change across all 34 is plus 1.7 percent. Every one of the 16 losses is a resale dated September 2023 or later, and of the 16 pairs resold before 1 September 2024, 15 sold above the prior price (Collier County Property Appraiser, 2026 tax roll data files).

The reading is a story of two cohorts. Owners who bought from Lennar in 2021 and 2022, at roughly $260,000 to $300,000, resold with gains in 2023 and 2024. Owners who bought at the 2023 to 2024 peak, at roughly $320,000 to $365,000, are reselling below cost while Lennar closed new Veranda V units at $225,000 to $275,000 in 2025 and 2026.

One unit, two cohorts: 6070 National Boulevard, unit 226

One Veranda I Diangelo II tells the whole story in three deeds. Lennar’s closing on the unit recorded $269,000 on 30 November 2021. Its first owner resold it on 26 May 2024 for $362,500, a gain of 34.8 percent and the top of the 36-month Veranda resale range. The 2024 buyer resold it on 2 April 2026 for $320,000, a loss of 11.7 percent (Collier County Property Appraiser, 2026 tax roll data files; Official Records Book 6571, Page 945 for the 2026 deed). Same unit, same plan, same building: the purchase date decided the outcome.

Why are peak-era owners selling below cost?

Three forces explain the 2025 and 2026 losses. First, Lennar itself cut Veranda pricing: its closing median fell from $320,000 in 2024 to $247,500 in 2025 and $237,000 in 2026, so a 2026 buyer could choose a brand-new Veranda V unit with Lennar’s limited one-year workmanship, two-year mechanical and seven-year structural warranties (Lennar, Veranda included features) over a resale. Second, appraisers and buyers read those Lennar deeds as comparable sales, and they stay in the record after the builder leaves. Third, the product is not identical: the Veranda IV and V Declarations say golf membership “is not appurtenant to nor are any privileges in the Golf Club granted to any Unit within this Condominium” (Veranda V Declaration, Section 10.1, Official Records Book 6385, Pages 1856 to 1857, Collier County Clerk Official Records), while the Veranda I, II and III Declarations make each unit subject to the Golf Club Declaration. A golf-designed Veranda III resale and a non-golf Veranda V closing are not the same purchase, even when the plan is.

What do the pairs mean for a Veranda seller?

A seller who bought from Lennar in 2021 or 2022 sits at or above break-even on today’s numbers. A seller who bought in 2023 or 2024 is likely to sell near or below the purchase price, and should plan for it before listing rather than discover it after three price reductions. With Lennar sold out, the builder’s lower closing prices stop being live competition and become recorded comparable sales. The strongest Veranda resale case rests on what a 2025 to 2026 Veranda V closing did not have: a golf-designed association, an Arabella II end unit, a first-floor or second-floor position the buyer prefers, upgrades and furnishings, a building close to the clubhouse, and an owner-run association with its budget, insurance and estoppels in hand.

What do the pairs mean for a Veranda buyer?

For a buyer, the pairs say that a Veranda resale price is negotiable against two benchmarks: the unit’s own earlier deed and the Lennar closings in the same association. A buyer who wants golf should compare Veranda I, II and III resales with each other, not with Veranda V closings, and should confirm the unit’s golf status on the golf club and POA estoppels. A buyer who wants the lowest entry price should study the 2025 and 2026 Veranda V deeds, where Lennar’s newest buildings recorded the lowest closing medians in the collection.

Thinking of selling at Veranda? Get a free Veranda condo valuation built from your own association’s pairs, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Has Lennar’s Veranda Pricing Changed Since 2021?

Veranda Condominiums at The National opened with Lennar prices of $275,000 to $299,000 in January 2022, climbed to a $323,750 median Lennar closing in 2023, and fell to $237,000 in 2026 as Lennar finished Veranda V. The step down arrived in the second quarter of 2025, and Lennar sold its last Veranda condos in 2026.

Data updated: October 2026

Prices in this section come from two kinds of source, and we keep them apart: dated statements Lennar or the local press published at the time, and recorded Lennar closings in the Collier County Property Appraiser, 2026 tax roll data files (extract dated 29 August 2026), counted with the first-deed rule above.

What did Lennar advertise, and when?

The first Veranda closings came before the models opened: Collier County recorded 13 Lennar closings at 6070 National Boulevard, Veranda I’s building 2, on 30 November 2021, at $252,998 to $281,997 (Collier County Property Appraiser, 2026 tax roll data files). Lennar’s current Veranda page shows the collection as sold out (Lennar, Veranda Condominiums, 2 October 2026).

Lennar Veranda closings by year

Lennar’s Veranda closing median rose about $55,000 from 2021 to 2023, held near $320,000 through 2024, then fell about $83,000 from 2024 to 2026 (Collier County Property Appraiser, 2026 tax roll data files). The 2025 and 2026 closings were all in Veranda IV and Veranda V, the two non-golf associations.

When did Lennar’s Veranda pricing step down?

The step down came in the second quarter of 2025. Lennar’s quarterly Veranda closing median was $295,000 in the first quarter of 2025 and $251,950 in the second quarter, a drop of $43,050 in one quarter, and the 2025 to 2026 closings never returned to the earlier level (Collier County Property Appraiser, 2026 tax roll data files). For any Veranda owner who bought before April 2025, that quarter is the line on the chart that buyers and appraisers now read first.

Lennar closings by plan size, all years

The table covers buildings that carry a size on the county roll. The 12 Lennar closings at 5434 Double Eagle Circle, Veranda V’s building 26, have no building record on the roll yet; they recorded a $250,000 median (Collier County Property Appraiser, 2026 tax roll data files). Plan sizes are Lennar’s own (Lennar, Arabella II). The Arabella II end unit carries the highest median, as the largest plan should; the Bromelia II and Diangelo II, eleven square feet apart, differ more by building and year than by plan.

Lennar plan medians by association

Read across any row and the plan order holds; read down any column and the association, which is really the year Lennar sold it, moves the price far more than the plan does (Collier County Property Appraiser, 2026 tax roll data files).

Veranda V versus Veranda III: the same plans, a different price

Veranda III and Veranda V sit on the same stretch of Double Eagle Circle and offer the same three Lennar plans, yet Lennar’s Veranda V closing medians run $86,000 below Veranda III for the Arabella II, $81,500 below for the Bromelia II and $87,000 below for the Diangelo II (Collier County Property Appraiser, 2026 tax roll data files). Two things separate them besides the calendar. Veranda III sold in 2023 and 2024, near Lennar’s peak; Veranda V sold from late 2024 to 2026, after the step down. And Veranda III’s Declaration makes each unit subject to the Golf Club Declaration, while Veranda V’s says golf membership is not appurtenant to any unit (Veranda V Declaration, Section 10.1, Official Records Book 6385, Pages 1856 to 1857). Lennar’s golf and non-golf site map labels the Veranda III buildings “G” and the Veranda V buildings “NG” (Lennar, The National site map, golf and non-golf version, updated 12 November 2024).

When did Lennar sell out of Veranda?

Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026 (Lennar, Veranda Condominiums, checked 23 September and 2 October 2026). Lennar recorded the final phase amendment, adding Veranda V building 26, on 3 February 2026 (Official Records Book 6550, Page 3078, Collier County Clerk Official Records). One Veranda V unit, 5416 Double Eagle Circle unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale (Collier County Property Appraiser, 2026 tax roll data files).

For a Veranda seller, the sell-out changes the competition: Lennar no longer markets new Veranda units against a resale, but the 2025 and 2026 Lennar deeds remain the most recent comparable sales in the record. Pricing a Veranda resale well means showing a buyer why your unit is worth more than those deeds, plan by plan and association by association.

Ready to price your Veranda condo against the real record? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Veranda unit from its own association, plan and floor. Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Did Veranda at The National Begin, and How Was It Built Out?

Veranda Condominiums at The National began on paper in February 2020, when the first Veranda association was incorporated, and closed its first homes on 30 November 2021. Lennar then built 19 two-story buildings in five phased condominiums through 2026, recording the last building in February 2026 and selling out by September 2026.

Lennar launched The National Golf and Country Club itself with a grand opening of its model center on 7 March 2020 (Lennar newsroom, 6 March 2020). The Veranda collection came a little later. The first Veranda condominium association, Veranda I at The National Condominium Association, Inc., was filed with the Florida Division of Corporations on 5 February 2020 (Sunbiz, Veranda I), and Lennar Homes, LLC recorded the Veranda I Declaration of Condominium in the Collier County Official Records on 13 September 2021 at OR 6011/137 (Collier County Clerk, Official Records search).

The first closings came before the models opened

The Collier County Property Appraiser, 2026 tax roll data files, show the first Veranda closings on 30 November 2021: 13 qualified sales at 6070 National Blvd (Veranda I, Building 2), from $252,998 to $281,997. Two months later, in January 2022, Lennar described the collection to the Ave Maria Sun with sizes from 1,355 to 1,569 square feet and prices from “$275,000 to $299,000”, and said each home included “two bedrooms, two baths, a den, screened lanai and garage” (Ave Maria Sun, 5 January 2022).

Lennar’s model homes opened on 19 February 2022 on National Boulevard. The release that announced them said “The Verandas are two-story buildings with either 12 or 16 single-story condos”, with three floor plans “which are all modeled” and “prices starting in the low $300s” (Lennar release on avemaria.com, 17 February 2022; Barron Collier Companies, 23 February 2022). By March 2023 the Ave Maria Sun reported that “Veranda homes feature lanais and start in the low $300,000s” (Ave Maria Sun, 22 March 2023).

Veranda at The National timeline, 2020 to 2026

Every Declaration and amendment in that table names Lennar Homes, LLC as the grantor in the Clerk’s index. In all, Lennar recorded five base Declarations and 20 phase amendments, each amendment adding one more building to its condominium. Section 3.5 of each Declaration required every phase to be added within seven years unless the owners voted to extend under s. 718.403, Florida Statutes; with Building 26 recorded on 3 February 2026, all phases are now added. No owner-association amendment to any Veranda Declaration appears in the Clerk’s index through 2 October 2026.

How Lennar delivered Veranda, building by building

Lennar built Veranda in a loop. It started on National Boulevard, moved east to Ellerston Way, then filled the stretch of Double Eagle Circle nearest the clubhouse. The table below shows each building’s first recorded transfer, read from the Collier County Property Appraiser, 2026 tax roll data files. Building numbers come from the county unit numbers (unit 2421 is Building 24, second floor, position 1).

Two quirks in the numbering trip up buyers. First, Veranda V’s Buildings 22 to 26 sit numerically between Veranda II (18 to 21) and Veranda III (28 to 32), yet Veranda V was the last condominium declared and the last delivered. Second, no Veranda unit carries a Building 27 prefix. When you read a unit number, the first one or two digits name the building, not the association, so check the association against the table above.

Pricing moved twice during the build-out

Lennar’s Veranda closings rose from a $269,000 median in 2021 to $323,750 in 2023, held at $320,000 in 2024, then stepped down in the second quarter of 2025 as Veranda V delivered: the quarterly Lennar median was $295,000 in 2025 Q1 and $251,950 in 2025 Q2. In 2026, through 4 August, Lennar closed 22 Veranda units at a $237,000 median, from $225,000 to $275,000 (Collier County Property Appraiser, 2026 tax roll data files). We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. The market sections of this page carry the full year-by-year and plan-by-plan tables.

When did Lennar sell its last Veranda condo?

Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. On 2 October 2026 the collection page and each plan page still read “This collection is sold out” (Lennar, Veranda Condominiums). One Veranda V unit, 5416 Double Eagle Cir unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale. From here on, every Veranda purchase is a resale from an owner.

Thinking About Selling or Buying in Veranda at The National?

Veranda Condominiums at The National, inside The National Golf and Country Club, is now a resale-only community: Lennar closed its last Veranda units in 2026, and the 12 resales of the last twelve months (September 2025 to August 2026) closed at a $317,500 median, per the Collier County Property Appraiser, 2026 tax roll data files. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Veranda condo from its own association, building, floor and plan.

• Selling: get a free Veranda condo valuation, or call Jesse direct at (239) 898-6072.
• Buying: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Are the Five Veranda Associations, and Which Buildings Belong to Each?

Veranda Condominiums at The National is five separate condominiums, Veranda I to Veranda V, with 256 units in 19 two-story buildings. Each association is its own Florida not-for-profit corporation with its own recorded Declaration, budget, board and manager, so two Veranda condos a short walk apart can carry different rules, fees and membership terms.

That matters for anyone pricing or buying a unit. A buyer of a Veranda III unit deals with a different board, a different management company and, on Lennar’s map, a different membership type than a buyer in Veranda V next door. We value and market Veranda at association and building level for that reason. The master table joins four public records: the Collier County Property Appraiser, 2026 tax roll data files (units, addresses, year built); the Florida Division of Corporations, Sunbiz (entity, filing date, officers, registered agent); the Collier County Clerk’s Official Records (Declarations); and the Florida Department of Business and Professional Regulation condominium extract (DBPR Condo_CW, from DBPR condominium public records).

The Veranda master table

All addresses are in Ave Maria, ZIP 34142. All five associations were ACTIVE on Sunbiz with a 2026 annual report on file when we checked on 2 October 2026. The “owner officers on file by” column is the first Sunbiz annual report that lists officers who are not Lennar staff; the exact turnover meeting dates are not public, because no turnover instrument is recorded and minutes are association records. Tropical Isles Management Services is at 12734 Kenwood Lane, Suite 49, Fort Myers; Cambridge Management is at 2335 Tamiami Trail N., Suite 402, Naples, and takes estoppel orders through HomeWiseDocs (Cambridge Management estoppel page).

Building sizes run in two types. Twelve Veranda buildings hold 12 units and seven hold 16, all two stories, so the community has 128 first-floor and 128 second-floor homes. Lennar described the format in its own words: “The Verandas are two-story buildings with either 12 or 16 single-story condos” (Lennar release on avemaria.com, February 2022).

Veranda I: the two National Boulevard buildings

Veranda I at The National Condominium Association, Inc. (Sunbiz N20000001222) holds 32 units in two 16-unit buildings: Building 2 at 6070 National Blvd and Building 1 at 6082 National Blvd. Its Declaration (OR 6011/137) set Building 2 as Phase I and Building 1 as Phase II, and Lennar recorded the two amendments that added them on 24 November 2021 (OR 6046/2799) and 12 February 2022 (OR 6083/3771). Veranda I was the first Veranda association to pass to owners: Sunbiz shows non-Lennar officers by an amended annual report of 3 August 2022. Tropical Isles Management Services is the registered agent. DBPR lists the project as PR76948 with 32 units, matching the county roll exactly.

Veranda II: Ellerston Way

Veranda II at The National Condominium Association, Inc. (Sunbiz N21000006475) holds 56 units in four buildings on Ellerston Way: Building 18 at 6023 (12 units), Building 19 at 6031 (16), Building 20 at 6039 (16) and Building 21 at 6047 (12). The Declaration was recorded on 5 May 2022 (OR 6121/3437), followed by four Lennar phase amendments through 28 March 2023 (OR 6229/1611). Sunbiz shows owner officers by the 9 April 2024 annual report, and Tropical Isles Management Services is the registered agent. DBPR project PR77118 lists 56 units.

Veranda III: the golf-labelled Double Eagle Circle buildings

Veranda III at The National Condominium Association, Inc. (Sunbiz N22000007067) is the largest of the first four, with 64 units in five buildings on Double Eagle Circle: 5427 (Building 28), 5433 (Building 29, 16 units), 5445 (Building 30), 5453 (Building 31) and 5467 (Building 32). Its Declaration was recorded on 13 April 2023 (OR 6235/2545) with five phase amendments through 28 February 2024 (OR 6333/3042). Owner officers appear by the 2 April 2025 annual report. Since 30 April 2026 the registered agent and principal address have been Cambridge Management in Naples. DBPR project PR77276 lists 64 units. One cosmetic note for anyone reading the recorded document: a page footer in Section 3 of the Veranda III Declaration reads “VERANDA II”, while the header, title page and phase table are Veranda III, so cite it by book and page.

Veranda IV: three 12-unit buildings

Veranda IV at The National Condominium Association, Inc. (Sunbiz N22000013719) is the smallest Veranda condominium, with 36 units in three 12-unit buildings: 5454 (Building 33), 5466 (Building 34) and 5478 (Building 35) Double Eagle Cir, all built in 2024 per the roll. The Declaration was recorded on 27 March 2024 (OR 6342/3954) with four phase amendments through 11 July 2024 (OR 6379/689). Owner officers appear by the 30 April 2026 annual report, the same day Cambridge Management became the registered agent. DBPR project PR77363 lists 36 units. The newest qualified Veranda sale on the county extract, a $240,000 Lennar closing on 4 August 2026, was a Veranda IV unit at 5478 Double Eagle Cir.

Veranda V: the last phase, closest to the clubhouse

Veranda V at The National Condominium Association, Inc. (Sunbiz N24000004877) is the largest Veranda condominium, with 68 units in five buildings: 5410 (Building 22), 5416 (Building 23, 16 units), 5422 (Building 24), 5428 (Building 25, 16 units) and 5434 (Building 26) Double Eagle Cir. The association was filed on 22 April 2024 and the Declaration recorded on 31 July 2024 (OR 6385/1839). Lennar added Building 22 in August 2024 and Building 26, the final Veranda building, on 3 February 2026 (OR 6550/3078). Veranda V turned over between Lennar’s 13 April 2026 annual report and the amended report of 8 July 2026, and Tropical Isles Management Services is its registered agent. Veranda V has no row in DBPR’s public condominium extract as of 2 October 2026, so we do not publish a project number for it; the Sunbiz entity and the recorded Declaration confirm it exists. In the last twelve months (September 2025 to August 2026), Veranda V carried 29 of the 30 Lennar closings, at a $235,000 median, and one resale at $234,000 (Collier County Property Appraiser, 2026 tax roll data files).

Which other recorded documents bind every Veranda owner?

Each Veranda Declaration sits under two community-level documents. The Veranda V Declaration defines the “Community Declaration” as the Declaration of Covenants, Conditions and Restrictions for The National Golf and Country Club at Ave Maria, OR 5735/158, and the “Golf Club Declaration” as the covenants for The National at Ave Maria Golf Club, OR 5791/500 (OR 6385 PG 1845). Owners are also bound by the Ave Maria Master Declaration, and architectural control runs at all three levels (Section 9 of each Veranda Declaration). Any owner can inspect the association’s official records under s. 718.111(12), Florida Statutes; associations with 25 or more units, which includes all five, must post key documents such as the Declaration, bylaws, rules and budget on a website or app. We did not find those websites by public search, so ask the manager for the link.

What Floor Plans Are in Veranda at The National?

Veranda at The National has three Lennar floor plans, all single-level with two bedrooms, two baths, a den, a screened lanai and a one-car garage: the Bromelia II at 1,355 square feet, the Diangelo II at 1,366 square feet and the Arabella II at 1,569 square feet. Each plan appears on both floors of every building.

Lennar’s plan pages give the sizes, beds and baths, and the February 2022 release adds the den and garage for each plan: Bromelia II “1,355 square feet with two bedrooms, two baths, den, and one-car garage”, and Arabella II “the largest model in the collection” with “two bedrooms, two baths, den, a one-car garage” (Lennar release on avemaria.com, February 2022). Lennar’s bedroom count does not include the den. The three sizes match the three living areas the county carries for Veranda units, which lets us map every unit to its plan.

The three Veranda plans

Sources: Lennar plan pages for Bromelia II, Diangelo II and Arabella II, read 2 October 2026. The Ave Maria Sun added two layout details in January 2022: the Bromelia II has “a split design with the den separating the owner’s suite from the second bedroom”, and the Diangelo II has “the two bedrooms situated next to each other” (Ave Maria Sun, 5 January 2022).

Where each plan sits in a Veranda building

Every Veranda building follows the same grid, and the grid is identical on the first and second floors. This is our reading of the county unit sizes against Lennar’s published plan sizes, confirmed by six Lennar homesite addresses that name the plan for a specific unit (unit 2421 is an Arabella II; units 2215, 2222, 2322 and 3522 are Bromelia II; unit 2223 is a Diangelo II).

So each building has 4 Arabella II and 4 Bromelia II units, plus 4 Diangelo II units in a 12-unit building or 8 in a 16-unit building. Across the 19 buildings that gives 76 Arabella II, 76 Bromelia II and 104 Diangelo II homes. Lennar does not publish a unit-by-unit plan list, and Building 26 at 5434 Double Eagle Cir has no building record on the 2026 roll yet, so its plans are assumed to follow the same grid.

How to read a Veranda unit number

A Veranda unit number is the building, then the floor, then the position. Unit 2421 is Building 24, second floor, position 1, an end-unit Arabella II. Unit 3522 is Building 35, second floor, position 2, a Bromelia II. Buildings 1 and 2 on National Boulevard use three digits, so unit 226 is Building 2, second floor, position 6. Position 1 and the last position on each floor are always end units, which is where the Arabella II sits.

End units versus middle units

The end-unit Arabella II is the largest plan and, in Lennar’s own sales, carried the highest median. Across all years, Lennar’s Veranda closings by plan size (buildings with a county size on the roll) were: Arabella II, 71 closings at a $320,000 median ($250,000 to $365,500); Bromelia II, 71 at $302,000 ($225,000 to $355,100); Diangelo II, 97 at $310,000 ($230,000 to $348,000). The 12 Lennar closings at 5434 Double Eagle Cir (Building 26), which has no building record yet, closed at a $250,000 median and sit outside those plan counts (Collier County Property Appraiser, 2026 tax roll data files).

Because Lennar’s prices fell sharply in 2025, the association a plan sits in matters as much as the plan. Lennar closing medians by plan and association:

Source: Collier County Property Appraiser, 2026 tax roll data files; Veranda V excludes Building 26. The Diangelo II sits between two neighbors on its floor, while an Arabella II end unit shares a wall on one side only.

First floor or second floor?

Each Lennar plan page offers the same single-level plan in a “1st Floor” and a “2nd Floor” version (Lennar, Veranda Condominiums). A first-floor unit sits at ground level with its lanai at grade; a second-floor unit has no neighbor overhead and a raised outlook. In the county record, Lennar’s first-floor units closed slightly higher on median: Arabella II $328,000 first floor versus $310,500 second; Bromelia II $298,500 versus $288,000; Diangelo II $311,500 versus $297,500. In 2026, Lennar’s first-floor closings ran at a $250,000 median and second-floor closings at $235,000. Resales tilt the other way: across all history, first-floor resales have a $315,000 median and second-floor resales $320,000. These are our reading of the county unit numbers, medians only; the mix of sale years differs by floor, so this is not a controlled floor premium.

Is there an elevator in a Veranda building?

Lennar’s Veranda plan pages and included-features list do not describe an elevator, and we found no Lennar statement either way. Buyers who need step-free access to a second-floor unit should confirm how the upper floor is reached on a tour of the specific building before writing an offer. The contrast with Terrace Condominiums at The National, where the state’s elevator permit records show an elevator in each four-story building (DBPR Elevator Safety public records), is one reason buyers compare the two.

The garage is a Limited Common Element

Every Veranda unit comes with one assigned one-car garage. The Declaration makes it a Limited Common Element rather than separate property: “Each Unit shall be entitled to the exclusive use of one (1) one-car garage that is assigned to that Unit on Exhibit ‘2’”, together with the driveway to it, and the garage cannot be conveyed apart from the unit (Veranda V Declaration Section 3.14.2, OR 6385 PG 1850; the same wording appears in the Veranda I and IV Declarations). Lennar’s features list names a “Hurricane-rated Garage Door” and a “Keyless garage entry pad”. When you buy or sell, the garage assignment travels with the unit as shown on the condominium plot plans, so check that the unit number on the contract matches the garage on Exhibit 2.

Where does a second-floor unit’s air conditioner sit?

The Declaration also assigns the air-conditioning compressor pad as a Limited Common Element, and for second-floor units it places the pad “on the slab adjacent to the Unit located below such Unit with respect to second floor Units” (Veranda V Declaration Section 3.14.3, OR 6385 PG 1850). In practice, a second-floor owner’s condenser sits on the slab beside the unit below. Buyers of either unit can ask the association how compressor service and replacement are coordinated.

What Features Come Standard in a Veranda Condo?

Veranda at The National condos were built by Lennar with concrete block and stucco walls, a tile roof, hurricane impact windows and sliding doors, a hurricane-rated garage door, quartz countertops, stainless steel appliances and a new washer and dryer, per Lennar’s current included-features list. Early buildings delivered in 2021 and 2022 may differ in finishes.

Lennar’s “Everything’s Included” list on the Veranda plan pages names these items, quoted as listed (Lennar, Arabella II features, read 2 October 2026):

Structure and storm protection

• “Quality concrete block and stucco construction”
• “Tile Roof”
• “Hurricane Impact Sliding Glass Doors and Windows”
• “Hurricane-rated Garage Door”
• “Aluminum screen patio enclosure”
• “Brick paver walkway, entry and patio”
• “R-4.1 perforated Fi-Foil radiant barrier on exterior walls”

Kitchen and baths

• “Durable quartz countertops grace the kitchen and center island”
• “Stainless steel side-by-side refrigerator”
• “Stainless steel smooth cooktop with over-the-range microwave”
• “Stainless steel multicycle dishwasher”
• “Stainless steel undermount sink” with an “InSinkErator garbage disposal” and “Moen faucet”
• “Quartz vanity countertops”
• “Walk-in shower with clear glass enclosure (per plan)” and “Tub with designer wall tile (per plan)”
• “Ceramic tile flooring in kitchen and bathrooms”

Technology, laundry and comfort

• “New washer and dryer included in the laundry room”
• “Smart front door lock” and “Keyless garage entry pad”
• “Honeywell Home T6 Pro Wifi - smart thermostat”
• “Ceiling fan pre-wire in all bedrooms and Great Room”
• “Energy-efficient water heater”
• “Eco-friendly landscape package” and “Automatic lawn irrigation system”

Warranty

Lennar’s list names a “Limited one-year warranty on workmanship”, a “Limited two-year warranty on mechanical systems” and a “7-year structural warranty”. Those are Lennar’s terms for new-home buyers. A resale buyer should ask the seller what, if any, Lennar warranty coverage remains on the specific unit and get any transfer terms in writing.

Why the features list is a starting point, not a guarantee

The list above is what Lennar shows today on a sold-out collection page. Veranda was delivered over five years, from the first Veranda I closings in November 2021 to the last Veranda V and IV closings in 2026, and Lennar’s list carries no date, so it does not prove what was installed in a building delivered years earlier. A 2021 Veranda I unit and a 2025 Veranda V unit are not identical inside, and owners may have upgraded since. When we list a Veranda condo, we document the actual finishes room by room rather than relying on Lennar’s current list.

Renovating a Veranda condo: the post-tension slab rule

Veranda buildings use a post-tension concrete slab system, and the Declaration is strict about it: “Nothing can be allowed to penetrate the slabs of the Buildings without the permission of the Board”, and the units were not designed for added ceiling fans, soffits or ceiling lighting beyond the original construction (Veranda V Declaration Section 18.14, OR 6385 PG 1867). That affects common renovation ideas, from new recessed lights to relocated plumbing. The Declaration also requires Board consent before an owner alters walls, structure, windows, doors, impact glass, sliding doors or exterior colors, or adds shutters or awnings; the owner submits a written request with two sets of plans, the Board has 45 days to answer, and silence counts as disapproval (Section 11, OR 6385 PG 1857 to 1858). Hurricane shutters must meet the Board’s specifications (Section 18.2 to 18.4). The same Lennar template governs Veranda I and IV, where the wording was compared; the Veranda II and III Declarations and Rules govern those units. Read the full recorded Declaration on the Collier County Clerk’s Official Records search before planning work.

Is My Veranda Condo a Golf Unit or a Social Unit?

Veranda at The National units fall into two groups by association: the Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations say Golf Club membership is not appurtenant to any unit. Every owner enjoys a bundled social membership today, and golf status is confirmed per unit on the estoppels.

The golf and social clubs are run by a separate corporation, The National Golf and Country Club at Ave Maria Golf Club, Inc. (Sunbiz N20000001557), under the Golf Club Declaration recorded at OR 5791/500. What a Veranda unit gets from that club depends on which Veranda condominium it belongs to, and four public records point the same direction.

Golf status by association

The map is Lennar, The National site map, golf and non-golf version, updated 12 November 2024, which Lennar marks as conceptual and subject to change. The Declarations are on the Collier County Clerk’s Official Records search. The Golf Club Declaration itself was not part of our read, so dues, transfer rules and whether a non-golf unit can add golf are not stated here.

How the membership model changed while Veranda was selling

In January 2022, while Veranda I and II were selling, Lennar told the Ave Maria Sun that its Terrace and Veranda condos “offer lake and golf course views as well as a bundled golf membership” (Ave Maria Sun, 5 January 2022). In March 2023 Lennar introduced social memberships for new single-family buyers (Ave Maria Sun, 22 March 2023). The Veranda IV Declaration, recorded in March 2024, and the Veranda V Declaration, recorded in July 2024, then wrote the non-golf model into the recorded documents. Today lennar.com says “Homeowners enjoy bundled social memberships” on the Veranda collection page (Lennar, Veranda Condominiums).

What the social membership gives every Veranda owner

The developer describes the bundled social membership as access to “the fitness center, tennis and pickleball courts and the various pools” (avemaria.com, 30 August 2024). The clubhouse at The National opened on 24 March 2025, and the club lists its address as 5909 Double Eagle Circle, (239) 867-9090 (The National Golf and Country Club). The amenities section of this page covers the club in full.

How to confirm a specific unit’s status before you buy or list

Golf status attaches to the unit through its association and building, but a buyer should never rely on a map or a listing remark alone. Order the Golf Club estoppel and the property owners association estoppel for the specific unit; together they show the membership class and any club charges owed. The National POA and Master certificates are issued under s. 720.30851, Florida Statutes, and the Veranda association certificate under s. 718.116(8). For a seller, knowing the class before listing avoids a buyer surprise at the estoppel stage.

What do golf dues cost for a Veranda golf unit?

Golf dues for a Veranda golf unit are not published. No golf-version Veranda fee schedule and no club budget is posted, and we found no primary source that states a 2026 golf dues figure. Ask for the Golf Club estoppel on the unit, which shows its membership class and any dues owed, and ask the club directly whether a social unit can add golf and at what cost.

What Amenities Do Veranda Owners Get at The National?

Veranda Condominiums at The National owners get the club life of The National Golf and Country Club through a bundled social membership: the clubhouse that opened on 24 March 2025, the fitness center, tennis and pickleball courts and the various pools, plus dining. Golf on the 18-hole Gordon Lewis course depends on the unit’s association and building.

Lennar’s Veranda collection page says it plainly: “Homeowners enjoy bundled social memberships and the best of country club living,” and it lists an “18-hole Gordon Lewis-designed golf course, a clubhouse, pool, fitness center, spa and sport courts” for the community (Lennar, Veranda Condominiums at The National, accessed 2 October 2026). The amenities sit at the club and the property owners association level, shared with Terrace Condominiums at The National, Coach Homes at The National and the single-family homes of The National Golf and Country Club; none of them is owned by a Veranda condominium association.

What does the bundled social membership include?

The town’s developer described the bundled social membership in August 2024 as access to “the fitness center, tennis and pickleball courts and the various pools” (Ave Maria Development, 30 August 2024). Lennar’s page tags the community with a clubhouse, swimming pool, golf course, pickleball court, tennis court, fitness center, aerobics studio and sport court, and calls The National a gated community (Lennar, Veranda Condominiums, accessed 2 October 2026). Social membership does not by itself include golf play; golf follows the unit, as explained below and in the golf section of this guide.

The clubhouse and dining

The National’s clubhouse opened on 24 March 2025 at 5923 Double Eagle Circle, with 16,922 square feet of building, 6,446 square feet of fitness and spa space and a 34,072-square-foot pool area (Clive Daniel Hospitality). The club’s own address is 5909 Double Eagle Circle, Ave Maria, FL 34142, telephone (239) 867-9090 (The National Golf and Country Club, accessed 2 October 2026). Dining runs through The Hammock, Champions Table for lunch and dinner, and a concession window at the turn; The Hammock’s menu runs from “tacos, pizza, and burgers to salads, sandwiches, and an assortment of delicious appetizers” (Ave Maria Development, 30 August 2024).

Pools: the resort pool and the satellite pools on Lennar’s map

The main pool is the clubhouse’s “resort-style” pool, and in August 2024 the developer added that “with the newly opened satellite pools, residents have even more options” (Ave Maria Development, 30 August 2024). A 2022 Lennar conceptual map (Lennar, The National site map, golf and non-golf version, updated 12 November 2024) shows a satellite pool beside Veranda V building 26 at the west end of the Double Eagle Circle row, and another on National Boulevard near Terrace building 5, about a block from Veranda I. Lennar’s February 2026 site plan flyer does not draw either satellite pool (Lennar, The National site plan flyer). Who owns those pools, their hours and who may use them are not documented in any public source we found, so a buyer who wants a pool steps from the door asks the property owners association and the club on a tour, and reads the estoppel and rules.

Tennis, pickleball and bocce

The racquet center has eight pickleball courts, six tennis courts and two bocce courts, all lighted, open 7 AM to 9 PM (The National, racquet sports). Residents book courts seven days ahead and receive ten complimentary guest passes per calendar year, then pay $10 per guest per hour (The National, racquet sports FAQs). The club also sells racquet memberships, a Family membership “Starting $1,400.00” and a Single membership “Starting $900.00” (The National, racquet memberships, accessed 2 October 2026); those are the path for non-residents, while Veranda owners reach the courts through the bundled social membership.

Golf, and which Veranda units carry it

The course is an 18-hole Gordon Lewis design, par 72, from 4,546 to 7,309 yards, with a pro shop, driving range and short-game area (The National, course details). Public tee times are sold (The National, tee times), and juniors 17 and under play free after 3 PM with a paying adult (Lennar Family Golf). Whether a Veranda unit carries golf privileges depends on its association: the Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations state at Section 10.1 that “Golf Club membership … is not appurtenant to nor are any privileges in the Golf Club granted to any Unit within this Condominium” (Veranda IV, OR 6342 PG 3971; Veranda V, OR 6385 PG 1856 to 1857, Collier County Clerk Official Records). Golf dues are not published. Every buyer confirms the specific unit’s status on the Golf Club and property owners association estoppels.

How far is each Veranda association from the clubhouse?

We measured the straight-line distance from one unit address in each association to the club parcel at 5909 Double Eagle Circle, using the Collier County GIS parcels layer on 2 October 2026. These are straight lines, not walking routes.

Veranda V and Veranda III are the closest Veranda buildings to the clubhouse; Veranda I, on National Boulevard, is the farthest at a little under half a mile.

What is not inside Veranda itself?

Veranda is a set of nineteen two-story buildings in five condominium associations, and the recorded Declarations give each unit an assigned one-car garage as a Limited Common Element (Veranda V, Section 3.14.2, OR 6385 PG 1850). The clubhouse, fitness center, racquet courts, golf course and the resort pool belong to the club and community level, not to any Veranda association. Shops, a Publix and the Ave Maria Town Center are a short drive away, about 1.8 to 1.9 miles from Veranda III (OSRM free-flow routing on OpenStreetMap roads, computed 2 October 2026). The owners’ portal for the property owners association and the club is reached from the club’s HOA login page.

What Are the HOA and Condo Fees at Veranda at The National?

Veranda Condominiums at The National has no published current condo fee: each of the five owner-controlled associations sets its own budget, and no Veranda budget or fee sheet is public. The recorded Declarations capped the condo assessment only during Lennar’s control. The real figure for a unit comes from its estoppel certificate and the association’s posted budget.

That is an unusual answer for a fee question, so here is what is known, where each figure comes from, and how to get the number that matters for a specific Veranda unit. We searched the Collier County Clerk’s Official Records, the Sunbiz filings, the state condominium extract, Lennar’s pages, the managers’ public sites and the web on 2 October 2026; none carries a current Veranda I, II, III, IV or V budget.

Why is there no published Veranda fee today?

Condominium budgets are not recorded with the Clerk, and no Veranda Declaration records an operating budget; the Veranda V Declaration refers instead to “the estimated operating budget for the first twelve (12) months of operation contained in the Offering Circular (Prospectus)” (Section 14.10.2, OR 6385, Collier County Clerk Official Records), a document given to Lennar purchasers, not a public record. Lennar never posted a Veranda “Schedule of Unit Owner’s Assessments” alongside the ones it posted for other products at The National. All five associations are now run by owner boards, and each board adopts its own annual budget under s. 718.112(2)(f) of the Florida Statutes. Five boards, five budgets: a single “Veranda fee” does not exist.

What did the recorded Declarations cap during Lennar’s control?

Each Veranda Declaration contains a developer guarantee at Section 14.10.1: from recording until a stated date, or until control of the condominium is turned over to the unit owners, whichever comes first, quarterly assessments against each unit for the condominium association’s common expenses “will not exceed” a stated amount, stepping up for two further years. These are the Declaration’s maximum condominium assessment per unit per quarter during developer control. They are not today’s fee.

Source: the recorded Declarations of Condominium for Veranda I to V, Section 14.10.1, read in the Collier County Clerk Official Records viewer on 2 October 2026. Read the table with four rules in mind:

• The dates are as recorded. Some period dates begin before the Declaration was recorded (Veranda I was recorded in September 2021, Veranda III in April 2023, Veranda IV in March 2024); we print them exactly as the recorded text states them.
• The cap covers the condominium association line only. It does not include The National’s property owners association, bulk cable, the Ave Maria Master Association, the club food and beverage minimum, golf dues or the Stewardship District on the tax bill.
• Every guarantee has ended. A guarantee runs only until turnover, and all five associations are now owner-controlled (see the governance section below).
• The owner board now sets the figure. Today’s condominium assessment is whatever each board’s adopted budget says, which may be above or below these caps.

How does each Veranda owner board set the budget now?

Under s. 718.112(2)(f), the board adopts an annual budget that must include reserve accounts for roof replacement, building painting, pavement resurfacing and any other item with a deferred maintenance or replacement cost over $25,000 (inflation-adjusted), unless the owners vote to waive or reduce reserves by a majority of the total voting interests (s. 718.112, Florida Statutes). Because Veranda buildings are two stories, they are below the three-story threshold for the structural integrity reserve study rule in s. 718.112(2)(g); the general reserve rule above still applies. We do not describe what any Veranda budget or reserve schedule contains, because those are association records; the next heading explains how to get them.

How do you get the real number for a specific unit?

Three documents give the current figure, and a buyer should see all three before the inspection period ends:

• The estoppel certificate. Under s. 718.116(8), the association must issue, within 10 business days of a request, a certificate stating the regular assessment, its due dates, any special assessments and any amounts owed on the unit (s. 718.116, Florida Statutes). The certificate is effective for 30 days if delivered electronically or by hand and 35 days by mail.
• The posted budget. An association managing 25 or more units must post its declaration, bylaws, rules, budget and financial reports on a website or app (s. 718.111(12)(g), Florida Statutes). Every Veranda association, from Veranda I’s 32 units to Veranda V’s 68, qualifies. We did not find those sites by public search; owners reach them through their manager.
• The official records. Owners may inspect the association’s records, and the association has 10 working days after a written request to make them available (s. 718.111(12)).

A seller also delivers the declaration, bylaws, rules, the annual financial statement and the budget to the buyer under s. 718.503 (Florida Statutes), so the budget arrives with every resale contract.

What other layers sit on top of the condo assessment?

A Veranda owner belongs to more than one association. The Veranda Declarations bind each unit to the condominium association, The National’s property owners association (Community Declaration, OR 5735/158), the Ave Maria Master Association and, for golf units, the Golf Club (Golf Club Declaration, OR 5791/500). No Veranda schedule shows the community lines, so the figures below come from Lennar’s 2026 schedules for other products at The National (Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI, Coach Homes IV and Executive Homes, dated 30 December 2025). Each line must be confirmed on the Veranda unit’s own estoppels.

The property owners association line on those schedules funds gated access control, common area maintenance, maintenance of amenities and bulk basic cable. The club food and beverage minimum is a non-alcoholic restaurant spend billed at year end for any shortfall. Neither line is a Veranda condominium charge.

What does an estoppel certificate cost at a Veranda resale?

Under s. 718.116(8), the condominium association’s fee for an estoppel certificate may not exceed $299 when no amounts are delinquent, plus $119 if delivery within three business days is requested, plus up to $179 more if the account is delinquent (s. 718.116, Florida Statutes). A Veranda resale typically needs the Veranda association’s certificate plus separate certificates from The National’s property owners association and the Ave Maria Master Association under s. 720.30851 (Florida Statutes) and, for a golf unit, the Golf Club. Each is a separate fee, so the total depends on how many are ordered and whether rush delivery applies; we do not publish a single total. Cambridge Management, which manages Veranda III and IV, takes estoppel orders through HomeWiseDocs (Cambridge Management, estoppels); Tropical Isles Management Services, which manages Veranda I, II and V, lists its office on its website.

What does a new owner pay once?

On Lennar’s 2026 condominium schedules for other National products, a Lennar closing carried $3,750 in one-time charges (Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI, dated 30 December 2025). That figure applied to builder sales, and Lennar has sold out of Veranda. Whether a capital contribution or transfer fee applies on a Veranda resale is set by the property owners association and Master declarations and shows on their estoppels; it is not published for resales. In Collier County the buyer customarily pays for the owner’s title insurance policy, and documentary stamp tax on the deed runs $0.70 per $100 of consideration under s. 201.02.

Pricing a Veranda sale around carrying costs? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the estoppels before we price. Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Budgeting a Veranda purchase? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Much Is the Ave Maria Stewardship Community District Assessment on a Veranda Condo?

Veranda Condominiums at The National units carried an Ave Maria Stewardship Community District assessment of $1,746.59 to $1,902.29 on their 2025 Collier County tax bills, depending on the association: $1,792.44 in Veranda I, $1,746.59 in Veranda II and $1,902.29 in Veranda III, IV and V. The 2026 bills issue in November 2026.

We opened the 2025 annual bill (“Notice of Ad Valorem Taxes and Non-ad Valorem Assessments”) for one unit in each association on the Collier County Tax Collector’s site on 2 October 2026. The district appears as one combined “Ave Maria Stewardship” line; the bill does not split debt service from operations and maintenance.

Source: Collier County Tax Collector, 2025 annual bills, accessed 2 October 2026. Only one unit per association was checked; units in the same association are likely to carry the same amount, and the bill for the specific unit is the figure to use.

What is the Ave Maria Stewardship Community District?

The Ave Maria Stewardship Community District is an independent special district under Chapter 189 of the Florida Statutes, created by special act in 2004 as Chapter 2004-461, Laws of Florida (Florida Senate, CS/HB 1625 (2004); s. 189.012, Florida Statutes). It is not a homeowners association and it does not bill through the Veranda manager. Its assessments are collected on the Collier County property tax bill and are a lien on the unit. The National’s homes are tied to the district’s “Series 2021 (Ave Maria National Project)” bonds of $11,340,000 (AMSCD Limited Offering Memorandum, 2022).

Where does the Veranda Declaration disclose the district?

Section 6.2 of each Veranda Declaration carries the district disclosure in capital letters: the district levies taxes or assessments that “will either appear on the annual real estate tax bill … or will appear on a separate bill,” and they are a lien on the unit (Veranda V, OR 6385 PG 1853, Collier County Clerk Official Records). A buyer sees the same line on the seller’s most recent tax bill.

When do the 2026 district figures arrive?

Collier County mails the 2026 tax bills in November 2026. Until then the 2025 bill is the latest issued figure for a Veranda unit, and a buyer closing before November asks the title company how the year’s taxes and district assessment are prorated.

What Does a Veranda Owner Pay Each Year, All In?

A Veranda Condominiums at The National owner’s yearly cost is a stack of separate lines: the Veranda condominium assessment, The National’s property owners association, the Ave Maria Master Association, the club food and beverage minimum, golf dues on a golf unit, the Stewardship District and Collier County property tax, plus an HO-6 policy. Several lines are only on estoppels.

Because the Veranda condominium assessment and the Veranda structure of the property owners association line are not published, we do not print a single “Veranda fee” or an all-in total. Use this worksheet instead, and fill the blank lines from the documents named beside them.

Sources: Lennar Homes, LLC, Schedules of Unit Owner’s Assessments for Terrace VI, Coach Homes IV and Executive Homes, dated 30 December 2025; Collier County Tax Collector, 2025 bills, accessed 2 October 2026.

How to fill the worksheet

Order the estoppels early: the Veranda association, the property owners association and the Master association each issue their own certificate, and the Golf Club issues one for a golf unit. The condominium association certificate states the regular assessment and its due dates under s. 718.116(8) (Florida Statutes). Convert each line to the same period (a year is easiest) before adding them, since some associations bill quarterly and the district bills once a year on the tax bill.

Property taxes

Collier County property tax depends on the unit’s assessed value and on any homestead exemption the buyer files. Lennar’s Veranda page shows an “Approximate tax rate” of 1.1 percent (Lennar, Veranda Condominiums, accessed 2 October 2026), and the 2025 bill for a Veranda V unit applied a total millage of 12.2558 (Collier County Tax Collector). A seller’s tax bill reflects the seller’s own exemptions and assessed value, so a buyer budgets from a fresh estimate, not from the seller’s bill.

The insurance line

The association insures the building under its master policy, and the unit owner insures the interior items the statute assigns to the owner, plus contents and loss assessment coverage, under an HO-6 policy (s. 718.111(11), Florida Statutes; s. 627.714, Florida Statutes). The insurance section of this guide covers the split in detail; a premium is a quote for the specific unit, so it is not in the worksheet.

Want the real carrying cost before you list or buy? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Do the Veranda Declarations Say?

The recorded Veranda Condominiums at The National Declarations require Board approval for exterior alterations, ban barbecue grills anywhere on the condominium, bar penetrating the post-tension slabs without Board permission, restrict commercial vehicles, boats and RVs, require Board-specified hurricane shutters, and let the association charge up to 18 percent interest on late assessments.

We read the Veranda I Declaration (Instrument 6126984, OR 6011 PG 137), the Veranda IV Declaration (Instrument 6524457, OR 6342 PG 3954) and the Veranda V Declaration (Instrument 6577268, OR 6385 PG 1839) in the Collier County Clerk Official Records viewer on 2 October 2026. The lease, pet and garage sections of all three read word for word the same, and the citations below use the Veranda V page numbers. The Clerk’s index through 2 October 2026 shows only Lennar phase amendments to the Veranda Declarations, twenty in all, and no owner-voted amendment.

Architectural control (Section 11)

No owner may alter walls, columns, pipes, the structure, windows, doors, exterior colors, impact glass or sliding doors, or add unapproved shutters or awnings, without Board consent. The owner submits a written request with two sets of plans; the Board has 45 days to decide, and silence means disapproval (Veranda V, Section 11, OR 6385 PG 1857 to 1858). The association itself needs a majority vote of owners present at a quorum meeting for capital additions costing more than $50,000 a year, adjusted for inflation. Each Declaration also binds owners to the architectural rules of the Golf Club, Community and Master Declarations (Section 9), so an exterior change can need approval at more than one level.

Grills, shutters and exterior items (Sections 18.2 to 18.4)

“Barbecue grills are prohibited on any portion of the Condominium” (Veranda V, Section 18.3, OR 6385 PG 1866). Awnings, canopies and shutters need Board approval, but the Board must approve hurricane shutters that meet its specifications, and bicycles may not be stored where they are visible on balconies or patios. The Rules also require an owner who is away during hurricane season to designate a firm to handle shutters and storm care.

The post-tension slabs (Section 18.14)

“Nothing can be allowed to penetrate the slabs of the Buildings without the permission of the Board” (Veranda V, Section 18.14, OR 6385 PG 1867). The Declaration adds that units are not designed for added ceiling fans, soffits or ceiling lighting beyond the original construction. For a first-floor owner planning new flooring or a second-floor owner planning a light fixture, the rule is the same: ask the Board in writing first.

Parking, vehicles and the garage (Sections 3.14.2 and 18.12)

“Each Unit shall be entitled to the exclusive use of one (1) one-car garage that is assigned to that Unit,” and the garage cannot be conveyed separately from the unit (Veranda V, Section 3.14.2, OR 6385 PG 1850). Exterior parking is for non-commercial automobiles with current passenger registration; inoperable vehicles may stay no more than 48 hours; owners may not use guest spaces; and commercial vehicles, campers, mobile homes, motor homes, house trailers or trailers of any kind, boats, boat trailers and vans are barred except in Board-designated service parking. Recreational or utility vehicles up to 19 feet, and clean pick-ups and vans up to three-quarter ton used daily and not for work, are not treated as commercial. No vehicle maintenance or repairs are allowed except emergencies (Section 18.12, OR 6385 PG 1867).

Flags, signs and the Rules (Schedule A)

The Rules and Regulations recorded as Schedule “A” to the By-Laws (Veranda V, OR 6385 PG 1946 to 1947) allow one United States flag and the armed-forces flags on the listed holidays and a religious object on the door frame, bar signs other than those the association approves, bar storage in entrances, require refuse in tied bags in designated areas, set noise rules, require the association’s pass key, bar flammables, and bar screen or glass enclosures without Board consent.

Assessments, interest and collection (Section 14)

Delinquent assessments bear interest of up to 18 percent, with a late fee of up to the greater of $25 or 5 percent of the installment (Veranda V, Section 14.1, OR 6385 PG 1859). After 10 days in arrears the association may direct a tenant to pay rent to the association, and after 90 days it may suspend use of common elements (Section 14.13). Associations record liens for unpaid assessments under s. 718.116 (Florida Statutes), and the Clerk’s index shows that Veranda associations have used that remedy.

What about Veranda II and Veranda III?

The Veranda II Declaration (OR 6121/3437) and the Veranda III Declaration (OR 6235/2545) were read for their phase tables, developer guarantees and golf wording; their rule sections were not. Their own Declarations and Rules govern a unit in those associations. They come from the same Lennar template as Veranda I, IV and V wherever we compared the wording, and a buyer reads the exact text in the disclosure package delivered under s. 718.503.

Is Veranda at The National a 55+ Community?

No. Veranda Condominiums at The National is not a 55+ community. The National is an all-ages Lennar golf community whose club runs a family golf program, and no Veranda Declaration, Lennar page or club document we read describes an age restriction, so buyers of any age can purchase a Veranda condo.

The club’s Lennar Family Golf program lets juniors 17 and under play free after 3 PM with a paying adult (The National, Lennar Family Golf), and Veranda addresses are assigned to Collier County public schools (see the schools section of this guide). The lease, pet and occupancy sections of the Veranda I, IV and V Declarations contain no age language.

Who buys at Veranda?

Every Veranda plan is two bedrooms, two baths plus a den, with a screened lanai and a one-car garage (Lennar, Veranda Condominiums), a layout that works for a seasonal owner, a full-time retiree or a working household alike. Because no recorded Veranda document limits ownership by age, a seller’s buyer pool is not limited by age either.

Where is the 55+ option in Ave Maria?

Buyers who want an age-restricted community in Ave Maria look at the Del Webb Naples village, which Pulte built as a 55+ community; its two-story carriage homes on Mayflower Way are the closest 55+ match to a Veranda condo. Our Del Webb Naples guide covers that village, and our Maple Ridge at Ave Maria and Avalon Park guides cover two all-ages villages.

Can You Rent Out a Veranda Condo?

Yes, a Veranda Condominiums at The National owner can rent, within the recorded limits: only the entire unit, under a written lease on an Association-approved form, for at least 30 days, no more than 12 leases a year, and no subleasing. Those terms are in Section 18.9 of the Veranda I, IV and V Declarations.

The Veranda V text reads: “Each lease must be for a minimum period of thirty (30) days. No Living Unit may be rented or leased more than twelve (12) times per year. No subleasing or assignment of lease rights by the tenant is permitted” (Veranda V, Section 18.9, OR 6385 PG 1866 to 1867, Collier County Clerk Official Records). The Veranda I (OR 6011) and Veranda IV (OR 6342) Declarations read the same; Veranda II and III units follow their own Declarations, read in the disclosure package.

What the lease limits mean in practice

Twelve leases a year at a 30-day minimum allows month-by-month seasonal renting through the winter; it does not allow nightly or weekly vacation rentals. “No portion of a Unit (other than an entire Unit) may be rented,” so renting a single bedroom is out.

Screening, deposits and owner responsibility

The association may charge a background-check fee and may require a security deposit of up to one month’s rent, held under Chapter 83. The landlord must assure the Board that the home will not be occupied by a registered sexual offender or predator, the association may terminate a lease on the tenant’s default, and the owner is jointly and severally liable with the tenant (Veranda V, Section 18.9). If the owner falls 10 days behind on assessments, the association may direct the tenant to pay rent to the association (Section 14.13).

Do the club privileges follow a tenant?

The current club rules on transferring social or golf privileges to a tenant are not published. An owner who plans to rent asks the club and the property owners association for the transfer rules before pricing the lease.

What Are the Pet Rules at Veranda at The National?

Veranda Condominiums at The National allows up to three pets per unit, domestic dogs or cats only, with no more than two dogs. Pit bull and pit bull mix dogs are prohibited regardless of size or weight, pets are leashed on a lead of six feet or less on common elements, and pets may not be left unattended on a lanai.

Those rules come from Section 18.13 of the Veranda V Declaration (OR 6385 PG 1867, Collier County Clerk Official Records), and the Veranda I and Veranda IV Declarations read the same.

Which breeds are barred?

Breeds banned by ordinance are prohibited, and “pit bull and pit bull mix dogs or other recognized aggressive breeds of dogs shall be prohibited regardless of size or weight.” The Board decides whether a dog has the appearance of a barred breed, and it may ban other breeds it considers dangerous.

What other animals are allowed?

Fish and up to two domestic birds may be kept indoors. Reptiles, wildlife, amphibians, poultry and livestock are not allowed.

Pets and leases

An owner may provide in a lease that the tenant may not keep pets, and the rules cover visiting pets. A buyer with a dog checks the specific association’s Declaration and current rules, since Veranda II and III rules were not read for this guide.

Who Runs the Veranda Associations Now, Lennar or the Owners?

All five Veranda Condominiums at The National associations are now owner-controlled. Sunbiz annual reports show non-Lennar officers by August 2022 for Veranda I, April 2024 for Veranda II, April 2025 for Veranda III, April 2026 for Veranda IV and July 2026 for Veranda V. Two management companies run the five associations.

We compared every annual report on each association’s Sunbiz page, year by year, on 2 October 2026. Lennar’s officers file from Lennar’s Fort Myers office at 10481 Six Mile Cypress Parkway; the first report listing officers who are not Lennar staff marks the change. The exact turnover meeting dates are not in the public record, so the table gives the window.

Source: Florida Division of Corporations (Sunbiz), annual reports for each association, accessed 2 October 2026. Veranda V turned over between 13 April and 8 July 2026, after Lennar’s last Veranda closings.

What Florida’s turnover law says

Under s. 718.301, owners other than the developer elect at least a majority of the board on the earliest of several triggers, including three years after 50 percent of the units are conveyed and three months after 90 percent are conveyed, and the developer may keep electing at least one director while it holds at least 5 percent of the units (s. 718.301, Florida Statutes). Which trigger fired for each Veranda association is not in the public record. What matters for a buyer today is that every Veranda board is elected by owners, and the developer guarantees on assessments have ended with turnover.

Who manages each association, and how do you reach them?

Tropical Isles Management Services, 12734 Kenwood Lane, Suite 49, Fort Myers, is the registered agent for Veranda I, II and V (Tropical Isles Management Services). Cambridge Management, 2335 Tamiami Trail N., Suite 402, Naples, became the registered agent for Veranda III and IV on 30 April 2026 (Cambridge Management); Cambridge takes estoppel and questionnaire orders through HomeWiseDocs. The National’s property owners association and the golf club are separate corporations (property owners association, Sunbiz; golf club, Sunbiz), each with its own estoppel.

Your right to see the records

A Veranda owner may inspect the association’s official records, and the association must make them available within 10 working days of a written request; associations of 25 or more units, which includes all five, must post the declaration, bylaws, rules, budget and financial reports on a website or app (s. 718.111(12), Florida Statutes). We do not describe what any Veranda association’s minutes, budgets or reserve records contain; request them from the manager, and a buyer receives the core set from the seller under s. 718.503.

Why the state’s condominium list shows four, not five

The state’s public condominium extract lists Veranda I to IV (project numbers PR76948, PR77118, PR77276 and PR77363) with unit counts that match the county roll exactly, but it has no row for Veranda V (Florida DBPR, condominium public records, accessed 2 October 2026). Veranda V is nonetheless an active corporation on Sunbiz with a recorded Declaration (OR 6385/1839), and the county roll carries its 68 units; five associations and 256 units is the count.

Selling a unit in an owner-run Veranda association? Get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying and want the documents read with you? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is Veranda at The National in a Flood Zone?

Veranda at The National sits in a FEMA high-risk flood area on the effective 16 May 2012 map: all five Veranda parcels and all 19 building sites are drawn in Zone AH. FEMA letters issued from 2020 to 2025 remove 18 of the 19 buildings, or the filled land under them, from that area. Lenders may still require flood insurance.

That two-part answer is the most important flood fact on this page, and it is easy to get wrong in either direction. A buyer who reads only the map thinks every Veranda building is in a high-risk zone. A buyer who hears only “the letters” thinks there is no flood question at all. Both are incomplete. We queried FEMA’s National Flood Hazard Layer ourselves on 2 October 2026 at the county parcel centroid of each of the five Veranda associations, and at all 19 building address points, using the FEMA NFHL map service, and then downloaded every Letter of Map Revision based on Fill (LOMR-F) we could find that names a Veranda building from FEMA’s Map Service Center.

What the effective FEMA flood map shows at each Veranda association

Parcel shapes come from Collier County’s parcel map service, which carries the Collier County Property Appraiser 2026 tax roll data. Each Veranda association is one shared condominium parcel, so five points cover all 256 units.

Source: FEMA National Flood Hazard Layer, flood zones, FIRM panels and base flood elevation lines, queried 2 October 2026. Collier County’s own copy of the flood zones on its county map services returns the same Zone AH at all five points.

On that map all 256 Veranda parcels sit in Zone AH, a Special Flood Hazard Area, and parts of the grounds of Veranda I, III and V also fall in Zone AE. No static base flood elevation is stored on the AH polygons around Veranda; the nearest base flood elevation lines in the area both read 21.0 feet NAVD88. Every one of the 19 building address points also lands in Zone AH. The 2012 panels predate every Veranda building: the first Veranda building appears on the county roll with a 2021 year built.

What do Zone AH and Zone AE mean for a Veranda buyer?

Both are “A” zones. Fannie Mae’s Selling Guide says “All flood zones beginning with the letter ‘A’ or ‘V’ are considered SFHAs”, and that flood insurance coverage is required when a loan is secured by a property located in a Special Flood Hazard Area (Fannie Mae Selling Guide B7-3-06). The federal rule behind that requirement directs regulated lenders not to make, increase, extend or renew a loan on improved real estate in a mapped special flood hazard area unless the building is covered by flood insurance for the term of the loan (42 U.S.C. 4012a, Cornell Legal Information Institute). The FEMA letters for Veranda name the flooding source as “PONDING/OVERLAND FLOW”, which is rainfall and sheet flow across flat inland land, not coastal surge.

Which FEMA letters remove Veranda buildings from the high-risk area?

FEMA issued five Letters of Map Revision based on Fill that cover Veranda buildings or the land under them. Each places the structure or property in a new zone, “X (shaded)”, for the Collier County unincorporated community, number 120067.

Sources: the FEMA letters linked in the table, downloaded from the FEMA Map Service Center and read 2 October 2026. The Collier Clerk’s index describes the Veranda V Declaration (Official Records Book 6385, Page 1839) as covering Phase 3, Tract MF/3B, which matches the land in the October 2023 letter.

A few details matter here:

• Lowest adjacent grades sit above the mapped flood line. At the 13 buildings with building-level letters, the lowest adjacent grade runs from 22.6 to 23.4 feet NAVD88, against nearby base flood elevation lines of 21.0 feet.
• Veranda V was removed as land, before the buildings rose. The October 2023 letter removes the filled tract, and the Veranda V buildings were added to the county roll in 2024 and 2025. FEMA’s fill wording says the community “has certified that the area and any subsequent structure(s) built on the filled area are reasonably safe from flooding.”
• The 2025 Veranda III letter replaced an earlier one. Case 25-04-2643A states that it “supersedes our previous determination dated 2/9/2024” for Buildings 28 and 29.
• “Portions remain in SFHA.” Several letters say the structure is removed while portions of the property remain in the Special Flood Hazard Area, which is why the parcel itself still shows AH on the map.
• The map has not been redrawn. FEMA’s index lists the letters as not yet incorporated into a revised panel, so anyone who looks only at the flood map will still see Zone AH under every Veranda building.

Which Veranda building has no FEMA letter on file?

5445 Double Eagle Circle, Veranda III Building 30, is not named in any FEMA letter we found. We searched FEMA’s index of map changes in the area around Veranda and every determination naming The National, and Building 30 does not appear; the superseded February 2024 Veranda III determination could not be searched. That does not mean the building flooded or sits lower than its neighbors. It means a buyer of a 5445 Double Eagle Circle unit should ask the seller and the Veranda III association for any letter or elevation certificate for that building before relying on the neighboring letters.

Do Veranda buyers have to buy flood insurance?

Not automatically, and not never. Every FEMA letter for Veranda carries the same wording: “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” Fannie Mae’s guide agrees that flood insurance is not required on a structure when the lender or servicer obtains a FEMA letter stating the maps have been amended and the structure is no longer in an SFHA (Fannie Mae Selling Guide B7-3-06). In practice:

• The lender decides. Send the lender the FEMA case number for the specific Veranda building early in the contract period.
• Condo buildings have their own lender rule. For a condo building of attached units in an SFHA, Fannie Mae requires the lender to verify that the association carries a Residential Condominium Building Association Policy (RCBAP) or equivalent private flood coverage on the subject unit’s building, and “The only building that must be verified is the subject unit’s building” (same guide). Whether any Veranda association carries flood coverage is not published; ask for the master insurance certificates.
• Cash buyers still choose. With no loan there is no lender requirement, but contents and interior finishes in a ground-floor unit are the owner’s risk, which is why many owners price a policy anyway.

Does Collier County’s flood rating lower Veranda flood premiums?

Yes, for eligible National Flood Insurance Program policies. “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, PDF). The same newsletter notes that after you apply for flood insurance “there is typically a 30-day waiting period before coverage begins”, lists the county Flood Info Hotline at (239) 252-2942, says elevation certificates on file can be checked at collier.gov/floodmap, and points to collier.gov/lomc for Letter of Map Change information. The county’s 2024 map revision did not reissue the inland Ave Maria panels: the FEMA layer still shows 12021C0260H and 12021C0270H effective 16 May 2012.

What this means for a Veranda seller

Put the FEMA case number for your building in your listing file before the first showing. A buyer’s lender and insurance agent will ask for it, and a seller who hands it over on day one removes a reason for a buyer to hesitate. Never describe a Veranda unit as outside the flood zone without the letter in hand: the effective map says AH, and the honest line is that FEMA removed the building from the high-risk area by letter. If you own at 5445 Double Eagle Circle, ask the Veranda III board whether it holds a letter or elevation certificate for Building 30.

How Has Ave Maria Fared in Hurricanes, and What Does That Mean for Veranda?

Veranda at The National is too new for a long storm record: no Veranda building existed for Hurricane Irma in 2017, and only Veranda I and the first Veranda II building stood through Hurricane Ian in 2022. Ave Maria’s developer reported only minor landscape damage town-wide after both storms, and every Veranda address is in evacuation Zone F.

Hurricane Irma, September 2017

The National Weather Service in Miami reports that Irma “made landfall in Marco Island at 3:35pm that afternoon as a Category 3 with 115 mph winds”, and its station table lists an “Ave Maria” station with a southeast peak sustained wind of 66 mph at 6:00 PM and a peak gust of 89 mph at 5:25 PM on 10 September 2017 (NWS Miami, Hurricane Irma). That is a town-level record. The first Veranda building carries a 2021 year built on the Collier County Property Appraiser 2026 tax roll data files, so no Veranda condo was standing for Irma.

Hurricane Ian, September 2022

NWS Miami’s summary says Ian “made landfall in Southwest Florida at Cayo Costa in Lee County as a category 4 hurricane around 3 PM on September 28th”, records a peak gust of 81 mph at the Immokalee WeatherSTEM station (there is no Ave Maria station in the Ian tables), and estimates Collier County damage at $2.2 billion, $1.7 billion of it residential (NWS Miami, Hurricane Ian summary, PDF). On 12 October 2022 Ave Maria’s developer said the town “reported only minor landscape damage” and that the Ave Maria Utility Company kept providing drinking water and wastewater service during and after Ian and Irma (Ave Maria Development, October 2022). At that date the county roll shows Veranda I (year built 2021 and 2022) and the first Veranda II year (2022) in place. No Veranda-specific damage report was found.

Hurricane Milton, October 2024

For Collier County, NWS Miami’s Milton impact narrative records 2,900 evacuations, an estimated 85 percent of customers without power, $280 million in property damage, 88 structures with major damage and 224 with minor damage; the 2 to 4 foot inundation it describes was at beach and bayfront locations, not inland Ave Maria (NWS Miami, Milton impact narratives, PDF). By then Veranda I to III were on the roll, and Veranda IV and the first Veranda V buildings carry a 2024 year built.

What the developer says, and how to read it

On 4 June 2025 Ave Maria Development wrote that Hurricane Ian in 2022, as well as the 2024 storms, “again caused no issues in the community” (Ave Maria Development, June 2025), and in 2026 it wrote that Ave Maria “did not experience community-wide damage or disruption to essential services” (Ave Maria Development, 2026). These are the developer’s statements, not engineering measurements, and they describe the town, not individual Veranda buildings. A Veranda buyer should rely on the building’s own documents: the FEMA letter, the association’s insurance certificates and claims history, and the seller’s disclosure.

Which evacuation zone is Veranda in?

Zone F. We queried Collier County’s hurricane evacuation zone layer on 2 October 2026 at all five Veranda parcel centroids and all 19 building points, and every one returned “Zone F”. Being inland does not mean being outside every zone, so a Veranda owner should still follow county evacuation orders by zone.

Where are the hurricane shelters?

Collier County does not fix one shelter for an address in advance. Its emergency page says “For the latest information on shelter locations and their status during an event contact Collier311”, that “Only a portion of all potential shelters may be open based on their risk profile”, and that pets are “permitted in only designated shelters”, while registered service animals are permitted at all shelters (Collier County Emergency Assistance). Check the county’s address lookup on that page before each season.

A hurricane-season checklist for Veranda owners

• Shutters: the recorded Veranda Declarations let the Board require approval for shutters, but the Board must approve hurricane shutters that meet its specifications (Veranda V Declaration, Section 18.2 to 18.4, Official Records Book 6385, Page 1866).
• Absent owners: Schedule A of the Veranda V Rules and Regulations requires owners who are away in hurricane season to designate a firm to handle shutters and storm care (Official Records Book 6385, Pages 1946 to 1947).
• Garage: each unit has one assigned one-car garage (Declaration Section 3.14.2), and Lennar lists a “Hurricane-rated Garage Door” among the Veranda features (Lennar, Veranda Condominiums).
• Insurance renewal: know your HO-6 hurricane deductible and the association’s master-policy deductible before June, not after a storm.

How Does Insurance Work for a Veranda Condo?

Insurance at Veranda at The National works in two layers set by Florida law: each Veranda association insures the building as originally installed under a master policy, and each owner insures interior finishes, fixtures, appliances, personal property and liability under an HO-6 unit-owner policy. Flood coverage, wind credits and loss assessment coverage need separate questions.

What does the Veranda association’s master policy cover?

Section 718.111(11), Florida Statutes, applies “to every residential condominium in this state, regardless of the date of its declaration of condominium”, and says “Every condominium association shall have adequate property insurance”, which may be based on replacement cost “as determined by an independent insurance appraisal or an update of a previous appraisal” (s. 718.111, Florida Statutes 2026). Under subsection (11)(f), a policy issued or renewed on or after 1 January 2009 must provide primary coverage for:

• The condominium property as originally installed, or replacement of like kind and quality, under the original plans and specifications.
• Alterations or additions made to the condominium or association property under s. 718.113(2).

The statute lets the association also buy “flood insurance for common elements, association property, and units” (subsection (11)(e)). And under subsection (11)(j), “All property insurance deductibles and other damages in excess of property insurance coverage under the property insurance policies maintained by the association are a common expense of the condominium”, with listed exceptions. In plain terms: if a storm damages a Veranda building, the master-policy deductible is shared by the owners of that association.

What does a Veranda owner’s HO-6 policy have to cover?

The same subsection (11)(f) excludes from the master policy “all personal property within the unit or limited common elements, and floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments”, and says that property “and any insurance thereupon is the responsibility of the unit owner” (s. 718.111, Florida Statutes 2026). For a Veranda condo that list covers most of what a buyer sees on a tour: the flooring, the kitchen cabinets and countertops, the appliances, the water heater and the window treatments.

Source: s. 718.111(11), Florida Statutes 2026. Your Declaration and the association’s actual policies govern the details.

What is loss assessment coverage, and how much does a Veranda owner need?

Section 627.714 requires a Florida unit-owner policy to “include at least $2,000 in property loss assessment coverage for all assessments made as a result of the same direct loss to the property”, with a deductible of no more than $250 per direct property loss on that coverage, and says the unit-owner coverage “is excess coverage over the amount recoverable under any other policy covering the same property” (s. 627.714, Florida Statutes 2026). The $2,000 is the statutory floor, not a recommendation. Ask the Veranda association for its current wind and named-storm deductible, divide it across the units in your association, and size your loss assessment coverage to that share.

Do wind mitigation discounts apply to a Veranda condo?

Florida requires insurers to offer “actuarially reasonable discounts, credits, or other rate differentials, or appropriate reductions in deductibles” for construction that reduces windstorm loss, including “roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door, and skylight strength” (s. 627.0629, Florida Statutes 2026). The state’s uniform mitigation verification inspection form is the document insurers use to apply those credits (s. 627.711, Florida Statutes 2026). In a condominium the structure sits on the association’s master policy, so most structural wind credits flow to that policy rather than to your HO-6. Ask your own agent which credits, if any, apply to a unit-owner policy, and ask the association whether it holds a current mitigation report for the building.

Can a Veranda owner insure with Citizens?

Yes, if no private carrier will write the policy and the unit qualifies. Two Citizens rules matter for Veranda (s. 627.351, Florida Statutes 2026):

• No Citizens flood mandate on an HO-6. Citizens is phasing in a requirement that personal lines policyholders carry flood insurance, but the statute says policyholders are not required to buy flood insurance to keep “Policies that provide coverage under a condominium unit owners form.”
• A $700,000 cap. “A single condominium unit that has a combined dwelling and contents replacement cost of $700,000 or more, is not eligible for coverage by the corporation.” No recorded Veranda sale has exceeded $365,500 (Collier County Property Appraiser, 2026 tax roll data files), though the Citizens test is replacement cost, not price.

Citizens also asks condominium associations for a milestone inspection report when a building is three or more stories, has more than three units and is at least 30 years old (Citizens bulletin, November 2024). Veranda buildings are two stories and were built from 2021 to 2025, so that rule does not reach them.

What should a Veranda buyer ask the association about insurance?

Which carrier insures each Veranda association, the premiums and the deductibles are not published. Ask for these before your inspection period ends:

• The master property certificate for the association and building you are buying into, with the named-storm deductible.
• Any flood policy (RCBAP or private) on the building, which your lender may need to verify.
• The current budget, which shows what the association spends on insurance and reserves, requested as an official record under s. 718.111(12).
• The building’s FEMA case number from the flood section above.
• Claims history since the building was delivered, through the seller and the association’s records.

Do Florida’s SIRS and Milestone Inspection Laws Apply to Veranda?

No. Florida’s milestone inspection law and its structural integrity reserve study (SIRS) law both apply only to condominium buildings three habitable stories or more in height, and every Veranda at The National building is two stories. The associations must still budget reserves for roofs, painting, paving and other large items unless owners vote otherwise.

What do the statutes say exactly?

• Milestone inspections, s. 553.899(3)(a): “An owner or owners of a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership” must have a milestone inspection by 31 December of the year the building reaches 30 years of age, and every 10 years after (s. 553.899, Florida Statutes 2026).
• SIRS, s. 718.112(2)(g)1.: “A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three habitable stories or higher in height, as determined by the Florida Building Code” (s. 718.112, Florida Statutes 2026).
• Developer turnover inspection, s. 718.112(2)(g)6.: the developer’s turnover inspection report is required “for each building on the condominium property that is three stories or higher in height” (same statute).

How do we know every Veranda building is two stories?

Lennar’s February 2022 release says “The Verandas are two-story buildings with either 12 or 16 single-story condos” (Lennar release via Barron Collier Companies, February 2022). The recorded Declarations agree: Section 3.14.3 places the air-conditioning pad “on the slab adjacent to the Unit located below such Unit with respect to second floor Units” (Veranda V Declaration, Official Records Book 6385, Page 1850), and the county roll splits the 256 units evenly into 128 first-floor and 128 second-floor units. Two habitable stories is below the three-story threshold in both laws, and the Citizens milestone document rule (three or more stories) does not apply either.

What still applies to the Veranda associations?

The ordinary reserve rule in s. 718.112(2)(f)2.a.: “In addition to annual operating expenses, the budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but are not limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000 or the inflation-adjusted amount” (s. 718.112, Florida Statutes 2026). Under s. 718.112(2)(f)2.b., a unit-owner-controlled association may vote, by a majority of the total voting interests, to provide no reserves or less reserves than required; the post-2024 bar on waiving reserves applies to associations that must obtain a SIRS. All five Veranda associations are owner-controlled today, so each owner body decides that question at its budget meeting.

We do not know, and do not state, what any Veranda budget or reserve schedule contains. Those are association records. Under s. 718.111(12) an owner may inspect the official records, and an association of 25 or more units must post its budget and other listed documents on a website or app (s. 718.111, Florida Statutes 2026); every Veranda association, at 32 to 68 units, is over that line, though we did not find their sites. A buyer should request the budget and reserve schedule through the seller or the manager.

How does Veranda compare with four-story Terrace on these laws?

Terrace Condominiums at The National sits in four-story elevator buildings, which are above the three-story threshold, so the SIRS and milestone laws do reach Terrace in time. Veranda’s two-story buildings are outside both. For a buyer who wants to avoid a future SIRS funding schedule entirely, that is a real difference between the two Lennar condo collections at The National, though both still carry ordinary reserve budgets.

Sources: s. 553.899 and s. 718.112, Florida Statutes 2026; Citizens bulletin, November 2024.

What does a Veranda resale disclosure say about SIRS?

When an owner, not the developer, sells a Florida condo, s. 718.503 requires the seller to give the buyer the governing documents, including the declaration, articles, bylaws, rules, the annual financial statement and budget, and the question and answer sheet, and the contract is voidable by the buyer within 7 days if the required documents are not provided (s. 718.503, Florida Statutes 2026). The form also asks about the SIRS and milestone inspection. For a Veranda building those items are “not applicable” because the building is two stories, not missing. A seller should mark them that way, and a buyer should not read a blank SIRS line on a Veranda disclosure as a warning sign.

Thinking About Selling or Buying in Veranda at The National?

Veranda at The National, inside The National Golf and Country Club, is a two-story condo collection where FEMA letters cover 18 of the 19 buildings and neither the SIRS nor the milestone law applies. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, gather the flood letter, insurance certificates and association records for a Veranda sale before the first showing.

• Selling: get a free Veranda condo valuation, or call Jesse direct at (239) 898-6072.
• Buying: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Veranda at The National?

Every Veranda at The National building is zoned for Ave Maria Elementary School, Corkscrew Middle School and Palmetto Ridge High School for the 2026 to 2027 school year, according to Collier County Public Schools’ own address register, which we queried for all 19 Veranda building addresses on 2 October 2026. Ave Maria Elementary opened on 11 August 2026.

Source: Collier County Public Schools address register, for example 5410 Double Eagle Cir, 2026 to 2027; district lookup at CCPS attendance boundaries. Queried 2 October 2026.

Where are the three assigned schools, and how are they graded?

Source: Collier County Public Schools, 2025 to 2026 School and District Grades, PDF, published July 2026. Over 2022 to 2026 Corkscrew Middle was graded A, B, B, A and A, and Palmetto Ridge High B, B, A, A and B, so any “all A-rated schools” claim for Veranda is out of date.

What changed for Veranda students in 2026?

In the 2025 to 2026 register the same Veranda addresses were assigned to Estates Elementary with a rezoning flag to Ave Maria Elementary; for 2026 to 2027 the register assigns Ave Maria Elementary with no rezoning flag. Ave Maria’s developer reported that the new school, at 4050 Anthem Parkway North, would “welcome students on August 11” and is “the District’s 33rd elementary school” (Ave Maria Development, 2026). Assignments can change, so verify a specific unit with CCPS before you buy.

Is there a private school in Ave Maria?

Yes. Ave Maria Catholic Academy is the town’s Catholic school; the Diocese of Venice says “Ave Maria Catholic Academy is the name which replaces Rhodora J. Donahue Academy, a name held since 2009” (Diocese of Venice).

What Zoning and Nearby Land Shape Veranda?

Veranda at The National is zoned A-MHO-RLSAO-SRA on Collier County’s zoning layer, which places it inside the Ave Maria Stewardship Receiving Area under the Rural Lands Stewardship Area overlay. The Town of Ave Maria SRA approvals govern what can be built around Veranda, not a stand-alone planned unit development, and golf and lake tracts surround every Veranda association.

What does Collier County’s zoning layer show at Veranda?

We queried Collier County’s zoning, overlay, future land use and stewardship layers on the county’s map services at all five Veranda parcel centroids on 2 October 2026. The result is identical at Veranda I to V:

The “Agricultural” base label surprises buyers, but in practice the Town of Ave Maria’s Stewardship Receiving Area Town Plan and Master Plan set the development standards for Veranda. Collier County’s June 2023 hearing notice describes the resolution amending “THE TOWN OF AVE MARIA STEWARDSHIP RECEIVING AREA (SRA)” to “ADD 901 NET ACRES TO THE SRA” and “REVISE THE SRA TOWN PLAN AND MASTER PLAN” (Collier County notice, June 2023), consistent with Resolution 23-119 on the zoning layer.

Which plats is Veranda built on?

FEMA’s letters give the plat references. Veranda I sits on Tract MF-1 of The National Golf and Country Club at Ave Maria Phase 1, Plat Book 67, Pages 55 to 67; the Veranda II buildings on Tracts MF-2C and MF-2D of Phase 2, Plat Book 68, Pages 97 to 99; and the Veranda III and IV buildings on Tracts MF-3A and MF-3C of Phase 3, Plat Book 70, Pages 59 to 70 (FEMA letter 21-04-0744A; FEMA letter 21-04-4725A; FEMA letter 23-04-5837A). Veranda V is on Tract MF-3B of Phase 3, the tract FEMA removed in October 2023 (FEMA letter 23-04-6506A).

What is next to each Veranda association?

From Collier County’s parcel map service, read in a narrow band around each Veranda parcel on 2 October 2026 (indicative, not a survey):

• All five associations: National Golf and Country Club golf tracts, owned by the club, and Lennar-owned lake and common tracts.
• Veranda I (National Blvd): next to the Terrace I condominium at Terrace Condominiums at The National.
• Veranda II (Ellerston Way): next to Coach Homes I at Coach Homes at The National, and a Barron Collier Partnership acreage parcel.
• Veranda III and V (Double Eagle Cir): near acreage owned by DiVosta Homes LP, a Pulte company, including a lake tract in the Bellerawalk section of Ave Maria.
• Veranda IV (Double Eagle Cir): golf and Lennar common tracts on the county layer.

Nothing we found changes the land use immediately next to Veranda. Owners of acreage nearby, including DiVosta and Barron Collier, can build only what the SRA approvals allow, which is why a buyer who cares about a view should read the SRA master plan for the parcel behind the building.

Can you see building permits for a Veranda building online?

Not without an account. Collier County’s CityView permit portal requires a registered login for permit detail, so permit numbers and certificate-of-occupancy dates for the 19 Veranda buildings are not on this page. The county roll’s year built (2021 to 2025) and the FEMA letter dates are the public proxies for build timing. For a renovation, the Declaration comes before the permit: nothing may penetrate the post-tension slabs without Board permission (Veranda V Declaration, Section 18.14, Official Records Book 6385, Page 1867).

What Is Daily Life Like at Veranda: Gate, Utilities, Trash and Drive Times?

Daily life at Veranda at The National runs through a gated entrance, LCEC electric, Ave Maria Utility Company water and sewer, Monday and Thursday garbage pickup, a one-car garage per unit, and a 7 to 8 minute drive from Veranda III to Publix and the Town Center. I-75, Naples and the airport are about 35 to 60 minutes away.

Is Veranda gated?

Yes. Lennar describes The National as “this gated community” and tags it “Gated” on its Veranda pages (Lennar, Veranda Condominiums), and Lennar’s 2026 schedules for other National products show the property owners association funding “gated access control services” (Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI, dated 30 December 2025). Current gate staffing hours and the visitor pass system are not published; ask the POA’s manager.

Who provides utilities at Veranda?

When is trash day at Veranda?

Collier County’s collection-day layer puts all five Veranda associations in District 2: garbage on Monday and Thursday, and recycling, yard waste and bulk items on Monday (Collier County collection days layer, queried 2 October 2026). The county runs “Twice-a-week household waste collection, Once-a-week recycling collection, Once-a-week yard waste collection, Once-a-week bulky item collection”, with no pickup on Fourth of July, Thanksgiving or Christmas, moved to the next scheduled day; customer service is (239) 252-2380 (Collier County residential collections). Whether a Veranda building uses individual carts or association containers is not published; Schedule A of the Veranda V Rules asks owners to put refuse in tied bags in designated areas (Official Records Book 6385, Pages 1946 to 1947).

How does mail and parking work?

The mail delivery method and mailbox location for Veranda are not published by Lennar, the club or the associations; ask the manager at closing. Parking is documented: each unit is entitled to “the exclusive use of one (1) one-car garage that is assigned to that Unit”, plus the driveway to it, and the garage cannot be conveyed separately (Veranda V Declaration, Section 3.14.2, Official Records Book 6385, Page 1850). Section 18.12 keeps exterior parking for non-commercial passenger vehicles, bars owners from guest spaces, and prohibits commercial vehicles, campers, boats and trailers (Official Records Book 6385, Page 1867).

How long are the drives from Veranda?

We computed these on 2 October 2026 from 5445 Double Eagle Circle (Veranda III, Building 30), using OpenStreetMap Nominatim for destinations and the public OSRM router with free-flow road data and no traffic. Treat them as approximate off-peak times; season traffic adds time.

Do drive times differ by Veranda association?

Slightly. In our routing Veranda IV, at 5466 Double Eagle Circle, has the shortest drives to Publix and the Town Center, while Veranda I on National Boulevard has the quickest runs to I-75 and Naples, by a minute or two.

Same method and date as above. The club’s own directions run from I-75 Exit 111 east about 10 miles to Oil Well Road, about 10 miles on Oil Well Road, then half a mile on Ave Maria Boulevard to the entrance (club directions), which fits the 21.6 to 22.4 miles we measured to a Veranda building. The club itself is at 5909 Double Eagle Circle, (239) 867-9090 (The National Golf and Country Club).

Where is the nearest hospital and emergency care?

There is no hospital in Ave Maria yet. NCH runs an Immediate Care walk-in clinic for non-emergency needs and Family Medicine in Ave Maria, both “Now Open”, with 24/7 emergency services listed as a future phase (NCH Ave Maria). On 14 October 2025 NCH announced a “150-bed hospital” on 18 acres in Ave Maria, with “Construction expected to begin within the next two years” and a 24/7 emergency department opening first (NCH, October 2025). Today the nearest full hospital by road is NCH North Naples Hospital, about 25 miles and 41 to 44 minutes from a Veranda building. Fire Station 32, “a 22,000 sq ft station which serves Ave Maria”, is staffed around the clock by paramedics and EMTs (Ave Maria Development, November 2025).

What daily-life facts should a Veranda seller put in the listing?

The garage, the gate, the trash days and the 7 to 8 minute drive to Publix answer the first questions buyers ask about Veranda, and the 35 to 38 minute run to I-75 is the honest trade-off. A seller who states both up front attracts buyers who already accept the location. If you are weighing a sale, get a free Veranda condo valuation or call Jesse direct at (239) 898-6072; if you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Veranda Compare With Other Condos and Carriage Homes in Ave Maria?

Veranda at The National sits in the middle of Ave Maria’s attached-home market: larger and garaged compared with four-story Terrace, smaller and lower priced than Coach Homes, and condo-governed unlike detached Silverwood. Its twelve-month resale median of $317,500 on 12 recorded resales places it between Terrace’s $231,000 and Coach Homes’ $425,000.

Data updated: October 2026 (Collier County Property Appraiser, 2026 tax roll data files, extract dated 29 August 2026)

The table below uses one yardstick for every row: recorded, DOR-qualified sales from the Collier County Property Appraiser, 2026 tax roll data files, counted with the same rule, where a unit’s first recorded deed is the builder sale and every later qualified sale is a resale. We tracked the Veranda row sale by sale; the sibling rows come from the same county files as compiled for our guides to each community. Builder sizes come from each builder’s own plan pages. The windows are not identical, so we name each one beside its figures.

Three readings matter most. First, Veranda’s all-sales median ($241,250) sits far below its resale median ($317,500) because 30 of its 42 twelve-month sales were Lennar closings at a $235,000 median, most of them in Veranda V. Second, Veranda and Coach Homes are both two-story garage products, but a Coach Home is a three-bedroom unit with a two-car garage in a four-unit building, while a Veranda condo is a two-bedroom-plus-den unit with a one-car garage in a 12- or 16-unit building. Third, the only 55+ product in the table is the Del Webb Naples carriage-home group; The National, including Veranda, is an all-ages Lennar community (The National Golf and Country Club, Lennar Family Golf).

Veranda at The National: the garage condo at The National

Veranda Condominiums at The National is 256 single-level condos in 19 two-story buildings, five associations (Veranda I to V), every unit 2 bedrooms, 2 baths and a den with a screened lanai and an assigned one-car garage (Lennar Veranda Condominiums; Lennar release on avemaria.com, February 2022). Lennar’s three plans are Bromelia II at 1,355 square feet, Diangelo II at 1,366 and Arabella II at 1,569. In the twelve months from September 2025 to August 2026 the county record shows 42 qualified sales totaling $10,954,200: 30 Lennar closings at a $235,000 median and 12 resales at a $317,500 median, from $234,000 to $352,000 (Collier County Property Appraiser, 2026 tax roll data files). Lennar lists the collection as sold out.

Terrace Condominiums at The National: four stories, an elevator and a carport

Terrace Condominiums at The National is the larger and lower-priced Lennar condo next door: 420 units in six associations, in four-story elevator buildings, with plans of 1,120 to 1,301 square feet and a covered carport space rather than a garage. Its twelve-month county record (September 2025 to August 2026) shows 85 qualified sales at a $213,000 median and 22 resales at a $231,000 median. Veranda I sits beside Terrace I on National Boulevard on the county parcel layer (Collier County GIS parcels). In March 2023 the Ave Maria Sun reported Terrace “starting in the high $200,000s” and Veranda starting “in the low $300,000s” (Ave Maria Sun, 22 March 2023).

Coach Homes at The National: three bedrooms and a two-car garage

Coach Homes at The National puts four units in each two-story building: a first-floor Arrowhead of 1,741 square feet and a second-floor Bay Creek of 2,110 square feet, each with 3 bedrooms, 2 baths and a two-car garage (Lennar Coach Homes). The 2026 roll carries 192 units in four associations. From September 2025 to August 2026 the county record shows 33 qualified sales at a $320,000 median and 5 resales at a $425,000 median. Unlike Veranda, Coach Homes is still selling: on 2 October 2026 Lennar listed 4 move-in-ready Coach Homes from $279,997 to $324,998, and Lennar’s prices and availability change week to week. Coach Homes I sits beside Veranda II on Ellerston Way on the county parcel layer.

Silverwood at Maple Ridge: detached homes with a yard

Silverwood at Maple Ridge is CC Homes’ detached zero-lot-line neighborhood in the Maple Ridge at Ave Maria village: 602 lots under one HOA, homes of 1,133 to 2,260 square feet with a one- or two-car garage. Its own twelve-month window runs August 2025 to July 2026 and shows 48 qualified sales, 15 of them resales at a $356,400 median (Collier County Property Appraiser, 2026 tax roll data files). A Silverwood buyer gives up the condominium form: no building to insure through a master policy and no condominium budget, but a yard and exterior to keep up under the HOA’s rules.

Mayflower Way carriage homes at Del Webb Naples: the 55+ comparison

The Mayflower Way carriage homes are Pulte’s attached product inside the 55+ Del Webb Naples village: 112 units in two-story buildings of 8, in four sections, plans of 1,457 to 1,868 square feet with 2 bedrooms, a flex room and a one-car garage. Pulte’s last builder closing there was 1 December 2025, so the product is sold out. Its twelve-month window (May 2025 to April 2026) shows 16 qualified sales at a $269,500 median, too few resales to state a resale median. The age restriction is the real dividing line: Veranda carries no age restriction in any document we read, while Del Webb Naples is a 55+ village.

Veranda vs Terrace at The National: Which Condo Should You Choose?

Veranda vs Terrace at The National comes down to building height, space and parking: Veranda is two stories with a one-car garage and 1,355 to 1,569 square feet at a $317,500 twelve-month resale median; Terrace is four stories with an elevator, a carport and 1,120 to 1,301 square feet at $231,000.

Both are Lennar condominiums inside the same gate, both answer to The National’s property owners association, the Ave Maria Master Association and the Ave Maria Stewardship Community District, and both are listed as sold out on lennar.com (Lennar Veranda Condominiums). Our full guide to Terrace Condominiums at The National covers its six associations, elevators and fee schedule in detail.

Sources: Lennar release on avemaria.com, February 2022; Ave Maria Sun, 22 March 2023; Veranda V Declaration of Condominium, Collier County Official Records Book 6385, Page 1839, and the Veranda IV Declaration, OR Book 6342, Page 3954, read in the Collier Clerk Official Records search; s. 718.112, Florida Statutes and s. 553.899, Florida Statutes; Collier County Property Appraiser, 2026 tax roll data files.

What do Veranda and Terrace share?

Veranda and Terrace share the gate, the club, the master layers and the builder. Every Veranda Declaration binds owners to The National’s Community Declaration (Official Records Book 5735, Page 158) and to the Ave Maria Master Declaration, the same layers that sit above Terrace, and Veranda’s tax bills carry the Ave Maria Stewardship Community District line ($1,746.59 to $1,902.29 per unit on the 2025 bills, Collier County Tax Collector). The leasing rules in the Declarations we read for each are also alike: a 30-day minimum and no more than 12 leases a year. Where they part ways is the building itself: height, elevator, parking and the reserve-study regime.

Choose Veranda if

Choose Veranda at The National if a garage matters to you, if you want a den and 1,355 to 1,569 square feet on one level, and if you prefer a two-story building that falls outside Florida’s structural integrity reserve study and milestone inspection laws (s. 718.112, Florida Statutes). A first-floor Veranda unit gives step-free living; a second-floor unit means stairs unless you confirm otherwise on a tour, because Lennar’s Veranda pages do not describe an elevator. Expect a higher entry price than Terrace: the twelve-month resale medians are $317,500 against $231,000.

Choose Terrace if

Choose Terrace at The National if a lower price into the gate matters most, if you want elevator access to every floor, and if a carport is enough. Terrace buyers should read the association’s structural integrity reserve study and milestone inspection status as part of due diligence, because four-story Terrace buildings sit inside those statutes while two-story Veranda buildings sit outside them.

Choosing between Veranda and Terrace? If you are selling one to buy the other, start with a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Veranda vs Coach Homes at The National: Which Fits You Better?

Veranda vs Coach Homes at The National is a choice between a two-bedroom-plus-den condo with a one-car garage in a 12- or 16-unit building, sold out at a $317,500 resale median, and a three-bedroom coach home with a two-car garage in a four-unit building, still sold by Lennar, at a $425,000 resale median.

Both products are two-story Lennar condominiums, so both sit below the three-story line in Florida’s structural integrity reserve study and milestone inspection laws (s. 553.899, Florida Statutes). The difference is size, parking and density, and, in 2026, the fact that Lennar is still selling new Coach Homes while Veranda is sold out. Our guide to Coach Homes at The National covers its plans, fees and associations in detail.

Sources: Lennar Coach Homes (inventory as of 2 October 2026); Lennar Veranda Condominiums; Ave Maria Sun, 22 March 2023; Collier Clerk Official Records search; Collier County Property Appraiser, 2026 tax roll data files.

Why the price gap between Veranda and Coach Homes is so wide

The gap between a Veranda resale and a Coach Homes resale is mostly space and garage. An Arabella II, the largest Veranda plan at 1,569 square feet, is still 172 square feet smaller than the smallest Coach Home, the 1,741-square-foot Arrowhead, and every Coach Home adds a third bedroom and a second garage bay. The resale samples are also small: 12 Veranda resales and 5 Coach Homes resales in the same twelve months, so one sale moves a median. The new-home side tells a closer story: Lennar’s 30 Veranda closings in that window ran $225,000 to $275,000, and Lennar’s 2 October 2026 Coach Homes list ran $279,997 to $324,998.

Choose Veranda if

Choose Veranda at The National if you want the lower price, need only two bedrooms and a den, and like the idea of a building of 12 or 16 neighbors under an owner-elected board. All five Veranda associations are owner-controlled on their latest Sunbiz annual reports, and every Veranda unit is a single-level home on its floor (Florida Division of Corporations, Veranda V association search).

Choose Coach Homes if

Choose Coach Homes at The National if you need a third bedroom, two cars inside, and only three neighbors in your building, and if you would rather buy new from Lennar while inventory lasts. Remember that the larger Bay Creek plan is the second-floor home in each Coach Homes building, so stairs come with the extra space.

Weighing a Veranda resale against a new Coach Home? If you own at Veranda now, get a free Veranda condo valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Are the Honest Pros and Cons of Veranda at The National?

Veranda at The National offers a garage, a den and single-level living in two-story buildings outside Florida’s SIRS and milestone laws, at a $317,500 twelve-month resale median. Against that, no current Veranda budget is public, the 2012 flood map draws every building in Zone AH, and owners who bought at the 2023 to 2024 peak are reselling below cost.

Pros

• A garage in a condo. Every Veranda unit has the exclusive use of one assigned one-car garage, recorded as a Limited Common Element (Veranda V Declaration s. 3.14.2, OR Book 6385, Page 1850). Terrace next door has carports.
• More room than Terrace. Bromelia II 1,355, Diangelo II 1,366 and Arabella II 1,569 square feet, every plan 2 bedrooms, 2 baths and a den with a screened lanai (Lennar Veranda Condominiums).
• Outside the three-story statutes. Two-story Veranda buildings sit below the three-habitable-story threshold in s. 553.899 (milestone inspection) and s. 718.112(2)(g) (structural integrity reserve study). Ordinary budget reserves for roofs, painting and paving still apply unless owners vote otherwise.
• Owner-run boards. All five associations show non-Lennar officers on their latest Sunbiz annual reports, with Veranda V turning over between April and July 2026.
• Close to the clubhouse. In straight-line distance, Veranda V sits about 700 feet from the club parcel and Veranda III about 1,000 feet; Veranda I, the farthest, about 2,300 feet. The bundled social membership covers “the fitness center, tennis and pickleball courts and the various pools” (avemaria.com, 30 August 2024).
• New construction. Built 2021 to 2025 on the county roll, with Lennar’s current list including concrete block and stucco, a tile roof, hurricane impact sliding glass doors and windows and a hurricane-rated garage door; early buildings may differ from today’s list.
• FEMA letters for 18 of 19 buildings. FEMA Letters of Map Revision based on Fill remove 18 of the 19 Veranda buildings, or the filled tract they stand on, from the Special Flood Hazard Area (FEMA LOMR-F 23-04-5837A).
• Rentable within limits. The Veranda I, IV and V Declarations allow leases of the entire unit with a 30-day minimum and up to 12 leases a year.

Cons

• No public fee figure. No Veranda budget or fee sheet is published. The recorded Lennar guarantee caps in each Declaration (s. 14.10.1) ended when each association turned over, and each owner board now sets its own budget under s. 718.112(2)(f). The real number comes from the estoppel certificate and the association’s official records.
• The flood map still says AH. On FEMA’s 16 May 2012 FIRM (panels 12021C0270H and 12021C0260H) all 256 Veranda parcels lie in Zone AH, a Special Flood Hazard Area. The letters remove the federal mandate for covered buildings, but FEMA says “the lender has the option to continue the flood insurance requirement”, and 5445 Double Eagle Circle (Veranda III) is not named in any letter we found.
• The peak-price cohort is underwater. Of the 11 twelve-month resale pairs, 8 closed below the unit’s previous price, at a median change of minus 2.9 percent (Collier County Property Appraiser, 2026 tax roll data files). Every loss across all 34 pairs on record is a resale dated September 2023 or later.
• Lennar’s last closings are the comps. Lennar closed 30 Veranda units from September 2025 to August 2026 at $225,000 to $275,000 (median $235,000), and those deeds now sit beside every resale in a buyer’s comparison.
• No documented elevator. Lennar’s Veranda pages do not describe an elevator. A buyer who needs step-free access to a second-floor unit should confirm on a tour, or choose a first-floor unit.
• One car inside. The garage is a one-car garage; a second car parks outside under the Declaration’s vehicle rules, which bar commercial vehicles, boats, RVs, campers and trailers (Veranda V Declaration s. 18.12).
• Distance. From 5445 Double Eagle Circle, I-75 Exit 111 is about 22.1 miles and 37 minutes, NCH North Naples Hospital about 43 minutes, and RSW about 58 minutes at free-flow speeds (OSRM routing on OpenStreetMap roads). NCH announced a 150-bed Ave Maria hospital on 14 October 2025, with construction expected within two years (NCH).
• Rules that rule out some owners. Barbecue grills are prohibited anywhere on the condominium, pets are limited to three dogs or cats with no more than two dogs, and pit bull and pit bull mix dogs are prohibited (Veranda V Declaration s. 18.3 and s. 18.13).
• Five associations to sort out. Golf or social status, manager and estoppel channel all depend on which of the five associations your building belongs to.

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

If you’re searching for a Veranda listing agent, or thinking, ‘I need someone to sell my Veranda home…’, call McGreevy and Comisar. We tracked every one of the 42 recorded Veranda at The National sales in the last twelve months and paired each resale with the unit’s earlier deed, so your list price starts from your own association, plan, floor and purchase year, measured against what Lennar closed in Veranda V.

Data updated: October 2026 (Collier County Property Appraiser, 2026 tax roll data files, extract dated 29 August 2026, newest qualified Veranda sale 4 August 2026)

Listing-agent credentials:

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

Recent Veranda sold-listing stats

In the last twelve months (September 2025 to August 2026) Veranda at The National recorded 42 qualified sales totaling $10,954,200, at an all-sales median of $241,250. Of those, 12 were resales, totaling $3,713,800 at a $317,500 median, from $234,000 to $352,000, and 30 were Lennar closings at a $235,000 median, 29 in Veranda V and 1 in Veranda IV (Collier County Property Appraiser, 2026 tax roll data files). We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale.

The county record carries no list price and no days on market, so those come from the Southwest Florida MLS: in the 12 months to 16 October 2026, the 12 Veranda resales with a listing period sold at a median 95.7 percent of the final list price after a median 52.5 days on market, and all 18 listed Veranda closings, Lennar’s included, at a median 94.9 percent after 85.5 days. On 16 October 2026, 25 Veranda condos were for sale at $250,000 to $355,000, 12.0 months of supply.

Over longer windows the same files show 20 Veranda resales in 24 months (September 2024 to August 2026) at a $308,000 median, 30 resales in 36 months at $317,500, and 36 resales against 251 Lennar closings since the first Veranda closing on 30 November 2021.

Every Veranda resale in the last 12 months

These are the 12 qualified Veranda resales on the county record, September 2025 to August 2026, and the arithmetic behind the resale total above. The plan column is our reading of the county unit size against Lennar’s three plan sizes (Collier County Property Appraiser, 2026 tax roll data files).

By association, the twelve-month resales split as Veranda I 2 at a $318,750 median, Veranda II 3 at $309,000, Veranda III 6 at $330,000 and Veranda V 1 at $234,000; Veranda IV recorded one Lennar closing ($240,000, 4 August 2026) and no resale.

What makes selling at Veranda different

Selling at Veranda at The National is not generic Ave Maria condo selling. Six things set your price and your timeline, and each one sits on a public record.

• Your association sets your paperwork. A Veranda resale typically needs the Veranda association’s estoppel certificate under s. 718.116(8), plus certificates from The National POA and the Ave Maria Master Association, and from the Golf Club for a golf unit. Sunbiz names Tropical Isles Management Services for Veranda I, II and V and Cambridge Management for Veranda III and IV since 30 April 2026; Cambridge takes estoppel orders through HomeWiseDocs (Cambridge Management estoppel page). The statute caps the fee at $299 per certificate when nothing is delinquent, plus $119 for delivery within 3 business days, and the association has 10 business days to issue it.
• Golf or social is a feature to prove. The Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, while the Veranda IV and V Declarations say Golf Club membership “is not appurtenant to nor are any privileges in the Golf Club granted to any Unit” (OR Book 6342, Page 3971; OR Book 6385, Pages 1856 to 1857). Order the Golf Club and POA estoppels early so the listing states your unit’s status exactly.
• You compete with Lennar’s 2025 to 2026 deeds. Lennar’s 2026 Veranda closings (22 through 4 August) recorded a $237,000 median, after a step down in the second quarter of 2025 from a $295,000 quarterly median in the first quarter to $251,950 in the second. A resale wins on what is already done: upgrades, window treatments, a finished lanai, an owner-run association and no wait.
• Your purchase year sets your result. Our team has paired every twelve-month resale with the unit’s previous qualified sale. Owners who bought from Lennar in 2021 and 2022, at about $260,000 to $300,000, resold with gains in 2023 and 2024; owners who bought at the 2023 to 2024 peak, about $320,000 to $365,000, are reselling below cost. Of the 16 pairs resold before 1 September 2024, 15 sold above the earlier price.
• Your building’s FEMA letter is a selling document. FEMA Letters of Map Revision based on Fill cover Veranda I buildings 1 and 2 (21-04-0744A), Veranda II buildings 18 to 21 (21-04-4725A), Veranda III buildings 28 and 29 (25-04-2643A), Veranda III buildings 31 and 32 and Veranda IV buildings 33 to 35 (23-04-5837A), and the Veranda V tract (23-04-6506A). Put the right letter in the listing file; for 5445 Double Eagle Circle, which no letter we found names, an elevation certificate is the document to look for.
• Two stories is a selling point. A buyer’s lender and insurer ask about structural integrity reserve studies and milestone inspections; Veranda buildings are two stories, below the three-habitable-story threshold in both laws, so those reports are not required (s. 718.112, Florida Statutes). Ordinary reserves still apply, and the budget shows them.

Two closing customs round this out. In Collier County the buyer customarily pays for the owner’s title policy; your contract controls. Documentary stamp tax on the deed runs $0.70 per $100 of price (s. 201.02, Florida Statutes).

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

Start with a free Veranda condo valuation, or use our home valuation for The National, and we will send a value built from your association’s recorded resales, your plan size, your floor and the resale pair that matches your purchase year. Top 1% Real Estate Agents Nationally Since 2008, and every Veranda valuation is read by Jesse or Marc, not generated by a portal.

Talk to Jesse direct: (239) 898-6072, text or call.

Our guide to selling your home in The National covers the village-wide selling process, and our guide to selling a Veranda condo at The National, our Veranda valuation page and our guide to buying a Veranda condo cover your association, plan and floor.

Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, or see our guide to buying a home in The National.

Will my Veranda condo sell for less than I paid Lennar?

That depends mostly on your purchase year. Lennar’s Veranda closing medians ran $269,000 in 2021, $308,000 in 2022, $323,750 in 2023 and $320,000 in 2024, and the twelve-month resale median is $317,500. A 2021 or 2022 buyer is usually at or above cost; a 2023 or 2024 buyer should plan around the 8 of 11 recent pairs that closed below the earlier price (Collier County Property Appraiser, 2026 tax roll data files).

Which Veranda association documents should I gather before I list?

Gather your association’s Declaration, Articles, Bylaws, Rules, current budget and annual financial statement, the frequently asked questions sheet and the governance form, which a non-developer seller must deliver under s. 718.503, Florida Statutes. For a two-story Veranda building, the structural integrity reserve study and milestone inspection items read “not applicable” rather than missing. Owners can request records from the association under s. 718.111(12).

Is a second-floor Veranda condo harder to sell?

The county record does not measure difficulty, but it does show prices. Across all history, Veranda resales recorded a first-floor median of $315,000 and a second-floor median of $320,000, while Lennar’s own first-floor closings ran slightly higher than second-floor ones for each plan (our reading of county unit numbers). The mix of sale years differs by floor, so this is not a controlled floor premium. Expect buyers to ask about stairs, since Lennar’s Veranda pages do not describe an elevator.

How do I prove whether my Veranda unit carries golf?

Order the Golf Club and POA estoppel certificates. Your Declaration sets the pattern: Veranda I, II and III units are golf-subordinate by design, and Veranda IV and V units are not appurtenant to Golf Club membership. Lennar’s site map (golf and non-golf version, updated 12 November 2024) labels Veranda III buildings “G” and Veranda IV and V buildings “NG”, but the estoppel is the document a buyer relies on. Golf dues are not published.

Who do I call to order my Veranda estoppel?

Your association’s manager. Sunbiz lists Tropical Isles Management Services, 12734 Kenwood Lane, Suite 49, Fort Myers, for Veranda I, II and V, and Cambridge Management, 2335 Tamiami Trail N., Suite 402, Naples, for Veranda III and IV since 30 April 2026 (Florida Division of Corporations). The POA and Master certificates come from those associations’ managers.

Is Lennar still selling against my Veranda listing?

Not inside Veranda. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. One Veranda V unit, 5416 Double Eagle Circle unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale. Next door, Lennar still listed 4 move-in-ready Coach Homes on 2 October 2026, which some Veranda buyers will also tour.

Your Local Real Estate Experts

Veranda at The National owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. Before writing this guide the two read the five Veranda Declarations, FEMA’s letters for the Veranda buildings and every recorded Veranda sale, and they price Veranda condos from those records rather than from a portal estimate.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Veranda guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, both working the Collier County new-construction and resale market that Veranda at The National sits in.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Veranda page the credential that matters more is narrower than any award: our team has matched every one of the 287 recorded Veranda sales since the first closing on 30 November 2021 to its association, plan size and floor, and paired every resale with the unit’s earlier deed. Before writing this guide we read:

• the five recorded Declarations of Condominium for Veranda I to V (Collier County Official Records Books 6011, 6121, 6235, 6342 and 6385) and the 20 Lennar amendments that added each building, including the developer guarantee, golf, leasing, pet, parking and garage sections
• the Sunbiz entity records and annual reports for all five Veranda associations, which date each turnover from Lennar to owners
• the Florida Division of Florida Condominiums, Timeshares and Mobile Homes public project records for Veranda I to IV
• FEMA’s National Flood Hazard Layer at all five Veranda condominium parcels and the five FEMA Letters of Map Revision based on Fill covering Veranda buildings
• Lennar’s Veranda plan pages, its February 2022 release and the Ave Maria Sun’s 2022 and 2023 coverage of Veranda pricing
• the 2025 Collier County Tax Collector bills for one unit in each association, showing the Ave Maria Stewardship Community District line
• Collier County Public Schools’ address register and the county’s evacuation, zoning and collection-day layers at all 19 Veranda buildings
• the Collier County Property Appraiser 2026 tax roll data files for all 256 Veranda units and every recorded qualified Veranda sale

What Our Clients Say

Marc Comisar is a top-reviewed Veranda at The National realtor on Google, and so is the team he leads with Jesse McGreevy; the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified 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.” Lori Crosby, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

Contact McGreevy and Comisar

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

Selling a Veranda condo? Get a free Veranda condo valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn.

Frequently Asked Questions, Buyer Edition

Veranda Condominiums at The National is a sold-out Lennar community of 256 garage condos in five associations in Ave Maria, so every buyer now buys a resale. These buyer answers come from the recorded Veranda Declarations, FEMA’s flood letters, Florida’s condominium statutes, Collier County Public Schools and the county’s recorded sales through August 2026.

What are the HOA and condo fees at Veranda at The National?

No current Veranda fee sheet or association budget is public, so we do not print a monthly Veranda fee. What is recorded is the developer guarantee in each Declaration (s. 14.10.1): the maximum condominium assessment per unit per quarter while Lennar controlled the association, for example $1,656.02 for Veranda V’s 2026 period (OR 6385 PG 1860). Every guarantee has ended because all five associations have turned over, and each owner board now sets its budget under s. 718.112(2)(f), Florida Statutes. On top of the condo line sit the Ave Maria Master Association ($812 a year on Lennar’s 30 December 2025 schedules for other National products), The National POA, a club food and beverage minimum ($750 a year on those schedules) and the district assessment on the tax bill. The current figure for a specific unit comes from the estoppel certificate under s. 718.116(8) and the posted budget under s. 718.111(12).

Is Veranda at The National in a flood zone?

On FEMA’s map, yes: every Veranda parcel sits in Zone AH, a Special Flood Hazard Area, on FIRM panels 12021C0270H (Veranda I and II) and 12021C0260H (Veranda III, IV and V), both effective 16 May 2012, with nearest base flood elevation lines at 21.0 ft NAVD88 (FEMA National Flood Hazard Layer, queried 2 October 2026). FEMA LOMR-F letters then remove 18 of the 19 Veranda buildings, or the filled tract under them, from the SFHA (new zone X, shaded), for example LOMR-F 21-04-0744A for Veranda I. We found no letter naming 5445 Double Eagle Cir (Veranda III, building 30). FEMA’s letters say the lender may still require flood insurance, so ask your lender early.

Is a first-floor or second-floor Veranda condo the better buy?

It depends on how you live. A first-floor Veranda unit gives step-free entry; a second-floor unit gives nobody overhead and a raised outlook. On price, our reading of county unit numbers shows Lennar closing medians slightly higher on the first floor for every plan (Arabella II $328,000 versus $310,500; Bromelia II $298,500 versus $288,000; Diangelo II $311,500 versus $297,500), while all-history resales ran $315,000 first floor and $320,000 second floor (Collier County Property Appraiser, 2026 tax roll data files). The mix of sale years differs by floor, so this is not a controlled floor premium. Every building has the same plan grid on both floors, so the floor plan does not change with the level.

Do Veranda buildings have an elevator?

Lennar’s Veranda Condominiums pages describe two-story buildings with 12 or 16 single-story condos, a screened lanai and a one-car garage, and they do not describe an elevator. If you need step-free access to a second-floor Veranda unit, confirm the access on a tour before you write an offer, or focus your search on first-floor units, which make up 128 of the 256 Veranda condos. If an elevator matters most, compare the four-story buildings at Terrace Condominiums at The National.

What does HO-6 insurance cover for a Veranda condo, and do I need it?

Under s. 718.111(11)(f), Florida Statutes, the association’s master policy covers the Veranda building as originally installed, while the unit owner covers floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, cabinets, countertops, window treatments and personal property. Your HO-6 policy fills that gap, and s. 627.714 requires at least $2,000 of loss assessment coverage with a deductible of no more than $250 for it. Most lenders require an HO-6 on a financed condo, and an owner without one carries the interior risk personally. Ask each association for its master policy declarations page before you bind coverage.

Do Florida’s SIRS and milestone inspection laws apply to Veranda?

No. Veranda buildings are two stories, below the “three habitable stories” threshold in s. 553.899 (milestone inspections) and in s. 718.112(2)(g) (structural integrity reserve studies). Citizens’ milestone document rule for condo buildings of three or more stories does not apply either (Citizens bulletin, 18 November 2024). Budget reserves under s. 718.112(2)(f)2.a. for roof replacement, building painting, pavement resurfacing and items over $25,000 (inflation-adjusted) still apply unless owners vote to waive or reduce them. Ask each association for its current budget and reserve schedule; we do not state what any Veranda budget contains.

Is my Veranda condo a golf unit or a social unit?

It depends on the association. The Veranda I, II and III Declarations make each unit subject and subordinate to the Golf Club Declaration, and Golf Club annexation instruments name Veranda I (OR 6037/1014) and Veranda III (OR 6236/2448). The Veranda IV and V Declarations, s. 10.1, say Golf Club membership “is not appurtenant to” any unit (IV OR 6342 PG 3971; V OR 6385 PG 1856 to 1857), recorded with the Collier County Clerk. Social membership is bundled today, per Lennar. Golf dues are not published. Confirm the specific unit’s status on the Golf Club and POA estoppel certificates before you commit.

Does every Veranda condo come with a garage?

Yes. Each Veranda unit is entitled to the exclusive use of one assigned one-car garage, plus the driveway to it, as a Limited Common Element under Declaration s. 3.14.2 (for example Veranda V, OR 6385 PG 1850, Collier County Clerk Official Records). The garage is assigned on the Declaration’s exhibit and cannot be conveyed separately from the unit, so it travels with the condo at every sale. Lennar lists the one-car garage on all three plans, Bromelia II, Diangelo II and Arabella II. Confirm which garage is assigned to a unit in the condominium documents before closing.

What are the pet rules at Veranda at The National?

The Veranda I, IV and V Declarations, read word for word, allow up to three pets, domestic dogs or cats only, with no more than two dogs; pit bull and pit bull mix dogs are prohibited regardless of size; dogs stay on a leash of no more than six feet on the common elements, and pets may not be left alone on a lanai (Veranda V s. 18.13, OR 6385 PG 1867, Collier County Clerk). The Veranda II and III Declarations and Rules govern those associations and follow the same Lennar template where the wording was compared. Read your association’s current rules in the disclosure package.

Can I rent out a Veranda condo?

Yes, within the Declaration. The Veranda I, IV and V Declarations allow leases of the entire unit only, in writing on an Association-approved form, for a minimum of 30 days, no more than 12 leases a year, with no subleasing (Veranda V s. 18.9, OR 6385 PG 1866 to 1867, Collier County Clerk Official Records). The Declaration also lets the association charge a background-check fee. Veranda II and III are governed by their own Declarations and Rules, which follow the same Lennar template where compared. Seasonal monthly rentals fit these rules; nightly or weekly rentals do not.

Is Veranda at The National a 55+ community?

No. The National is an all-ages Lennar community, and the club runs a Lennar Family Golf program where juniors play free after 3 PM with a paying adult. No Veranda document we read describes an age restriction. Veranda has no age restriction, and full-time, seasonal and working buyers all buy here. If you want an age-restricted community nearby, the 55+ village is Del Webb Naples on the other side of Ave Maria.

Which schools serve Veranda at The National?

For 2026 to 2027, the Collier County Public Schools address register assigns all 19 Veranda buildings to Ave Maria Elementary, Corkscrew Middle and Palmetto Ridge High. Ave Maria Elementary opened on 11 August 2026 (Ave Maria Development) and has no state grade yet; Corkscrew Middle earned an A and Palmetto Ridge High a B in the 2025 to 2026 school and district grades. The private option in town is Ave Maria Catholic Academy (Diocese of Venice). Boundaries change, so confirm by address each year.

How far is Veranda from Naples, I-75 and the airport?

From 5445 Double Eagle Cir (Veranda III), free-flow drive estimates from the OSRM routing engine (2 October 2026) are: Ave Maria Town Center 1.8 miles, about 7 minutes; Publix at 4975 Avila Ave 1.9 miles, about 8 minutes; Ave Maria University 2.0 miles, about 8 minutes; I-75 Exit 111 22.1 miles, about 37 minutes; NCH North Naples Hospital 25.1 miles, about 43 minutes; Fifth Avenue South in Naples 34.9 miles, about 57 minutes; and Southwest Florida International Airport 36.6 miles, about 58 minutes. Peak season traffic adds time on Oil Well Road and Immokalee Road.

Can I still buy a new Veranda condo from Lennar?

No. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. One Veranda V unit (5416 Double Eagle Cir unit 2314) was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale (Collier County Property Appraiser, 2026 tax roll data files). Every other Veranda purchase is now a resale. Lennar is still selling a few move-in-ready Coach Homes at The National (lennar.com, 2 October 2026).

Is The National at Ave Maria private and gated?

The National is a gated community with access control funded by its property owners association, and Veranda sits inside that gate. Veranda owners receive the bundled social membership, which gives “the fitness center, tennis and pickleball courts and the various pools,” per Ave Maria Development, 30 August 2024. The 18-hole Gordon Lewis course and the clubhouse at 5909 Double Eagle Circle, (239) 867-9090, are run by The National Golf and Country Club. Golf privileges depend on the unit, as the golf versus social answer above explains.

What is the Ave Maria Stewardship Community District assessment on a Veranda condo?

The Ave Maria Stewardship Community District is a Chapter 189 special district, and its assessment appears on the annual Collier County tax bill. The 2025 bills (Collier County Tax Collector, one unit per association) show $1,792.44 for Veranda I, $1,746.59 for Veranda II and $1,902.29 for Veranda III, IV and V. Each Veranda Declaration discloses the district in s. 6.2 (for example Veranda V, OR 6385 PG 1853). The 2026 bills issue in November 2026. Check the specific unit’s bill before you budget, because the line follows the parcel, not the owner.

How has Ave Maria fared in hurricanes?

During Hurricane Irma on 10 September 2017, the National Weather Service “Ave Maria” station recorded SE winds of 66 mph sustained and an 89 mph gust (NWS Miami, Hurricane Irma), years before any Veranda building existed. After Hurricane Ian on 28 September 2022, when Veranda I and early Veranda II stood, the developer reported “only minor landscape damage” town-wide (Ave Maria Development, 12 October 2022). Every Veranda point sits in Collier County evacuation Zone F (Collier County Emergency Management). Past storms do not predict the next one, so insure accordingly.

What did Veranda condos sell for in the last twelve months?

From September 2025 to August 2026, the Collier County Property Appraiser, 2026 tax roll data files, record 42 qualified Veranda sales at a $241,250 median and $10,954,200 in total. That splits into 30 Lennar closings at a $235,000 median ($225,000 to $275,000; 29 in Veranda V) and 12 resales at a $317,500 median, from $234,000 to $352,000. We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. The county record carries no list price or days on market. The Southwest Florida MLS counts 25 Veranda closings in the 12 months to 16 October 2026 at a $264,900 median, with resales selling at a median 95.7 percent of the final list price; its count is lower because the windows differ and builder closings are not always entered on the MLS.

What amenities come with a Veranda condo?

Veranda owners use the clubhouse at The National, which opened on 24 March 2025, and the bundled social membership covers the fitness center, tennis and pickleball courts and the pools (Ave Maria Development, 30 August 2024). Veranda V sits about 700 feet from the club parcel and Veranda I about 2,300 feet. A 2022 Lennar conceptual map (golf and non-golf version, updated 12 November 2024) shows a satellite pool beside Veranda V building 26, but the February 2026 Lennar site plan flyer does not draw it, so confirm access on a tour.

Are Lennar’s Veranda condos well built?

The Veranda buildings are recent, built 2021 to 2025, with Lennar listing impact glass, a hurricane-rated garage door and a builder warranty among its standard features (Lennar, Veranda Condominiums). The Declarations add one structural caution: the buildings use post-tensioned slabs, and “Nothing can be allowed to penetrate the slabs of the Buildings without the permission of the Board” (Veranda V s. 18.14). Quality varies unit to unit, so hire a licensed home inspector, check for open warranty items and read the association’s maintenance records under s. 718.111(12).

Frequently Asked Questions, Seller Edition

Selling at Veranda Condominiums at The National means pricing a resale against Lennar’s final 2025 to 2026 closings, ordering estoppels from the right association, and answering buyers’ flood, golf and insurance questions with documents. These seller answers draw on the Collier County Property Appraiser 2026 tax roll data files, Florida Statutes and the recorded Veranda Declarations.

Who is the best realtor to sell a Veranda condo at The National?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We price a Veranda condo from its own association’s recorded resales and resale pairs, not from an Ave Maria average, and we know which of the five Veranda associations, managers and golf structures your unit sits under before a buyer asks. Start with a free Veranda condo valuation or call Jesse direct at (239) 898-6072. You can read how our team works on our about page.

What is my Veranda condo worth in 2026?

The twelve-month Veranda resale median is $317,500 across 12 recorded resales from September 2025 to August 2026, ranging from $234,000 to $352,000 (Collier County Property Appraiser, 2026 tax roll data files). By association, Veranda I resales recorded a $318,750 median, Veranda II $309,000, Veranda III $330,000 and Veranda V one resale at $234,000. Your number depends on the association, the plan (Arabella II, Bromelia II or Diangelo II), the floor, golf or social status, condition and upgrades. Current competition matters too: on 16 October 2026 the Southwest Florida MLS showed 25 Veranda condos for sale, asking $250,000 to $355,000, and we read each one when we prepare your valuation.

Why do some Veranda resales close below what the owner paid?

Timing of the original purchase explains most of it. Across all history the county shows 34 resale pairs with a median change of plus 1.7 percent, but all 16 losses are resales dated September 2023 or later; in the last twelve months, 8 of 11 pairs closed below the prior price, a median change of minus 2.9 percent. Owners who bought from Lennar in 2021 to 2022 at about $260,000 to $300,000 resold with gains, while 2023 to 2024 peak buyers at about $320,000 to $365,000 are reselling as Lennar closed new Veranda V units at $225,000 to $275,000 (Collier County Property Appraiser, 2026 tax roll data files).

How do I price my Veranda condo against Lennar’s 2025 and 2026 closings?

Know what a buyer is comparing. Lennar’s Veranda closing median stepped down from $295,000 in the first quarter of 2025 to $251,950 in the second quarter, and its 2026 closings (22 through 4 August) recorded a $237,000 median, nearly all in Veranda V (Collier County Property Appraiser, 2026 tax roll data files). Those are new, non-golf Veranda V units. A Veranda I, II or III resale is a different product: a golf-subordinate Declaration, an owner-run association and often upgrades. We show buyers that difference with the plan-by-association medians rather than pricing down to the newest Lennar number.

Is Lennar still competing with Veranda resale sellers?

Barely. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. One Veranda V unit, 5416 Double Eagle Cir unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale. For the first time since the first closings on 30 November 2021, a Veranda seller is competing mainly with other owners’ listings and with Lennar’s recorded prices as comparables, not with an open sales office.

Are Florida condo prices dropping, and is Veranda affected?

Veranda resale medians by year are: 2022, 2 resales at $342,500; 2023, 6 at $323,250; 2024, 9 at $324,000; 2025, 8 at $286,000; and 2026 to 4 August, 11 at $317,500 (Collier County Property Appraiser, 2026 tax roll data files). Those are small samples, and the year-to-year swing reflects which associations and plans happened to sell. The clearer drop was in Lennar’s own new-unit pricing, from a $320,000 median in 2024 to $237,000 in 2026. Veranda’s two-story buildings also sit outside the SIRS and milestone rules that weigh on taller Florida condos.

Does my Veranda association change my price?

Yes, measurably. Lennar’s own closing medians by association for the Arabella II plan run from $262,000 in Veranda V to $296,000 in Veranda I, $345,000 in Veranda II and $348,000 in Veranda III, with the same pattern for Bromelia II and Diangelo II (Collier County Property Appraiser, 2026 tax roll data files, all years). Part of that is timing (Veranda V sold in 2024 to 2026) and part is product: Veranda I to III carry golf-subordinate Declarations, IV and V do not. In the last twelve months, Veranda III resales recorded the highest median, $330,000 across 6 sales.

Is a first-floor or second-floor Veranda unit worth more?

Not by a clean margin. Our reading of county unit numbers shows first-floor Lennar closing medians above second-floor for every plan (for example Arabella II $328,000 versus $310,500) and 2026 Lennar closings at $250,000 first floor versus $235,000 second floor, while all-history resales ran $315,000 first floor and $320,000 second floor (Collier County Property Appraiser, 2026 tax roll data files). The mix of sale years differs by floor, so this is not a controlled floor premium. In marketing, a first floor sells step-free living and a second floor sells privacy and quiet overhead.

Is a Veranda end unit worth more than a middle unit?

End units are the larger Arabella II plan (1,569 sq ft), next-in units are Bromelia II (1,355 sq ft) and middle units are Diangelo II (1,366 sq ft), per Lennar’s plan pages. Across all years, Lennar closings recorded medians of $320,000 for 71 Arabella II units, $302,000 for 71 Bromelia II units and $310,000 for 97 Diangelo II units (Collier County Property Appraiser, 2026 tax roll data files). So the end unit carried a premium, while the middle Diangelo II out-recorded the next-in Bromelia II despite similar size. Extra windows and one shared wall are what end-unit buyers pay for.

Does golf or social status change what my Veranda unit sells for?

It changes who buys and how you market. Veranda I, II and III units are subject and subordinate to the Golf Club Declaration; Veranda IV and V Declarations s. 10.1 say Golf Club membership “is not appurtenant to” any unit. Lennar’s golf and non-golf site map (updated 12 November 2024) labels Veranda III buildings “G” and IV and V “NG.” Golf dues are not published, so a golfer weighs a golf-structure unit differently from a buyer who wants only the bundled social membership. Order the Golf Club and POA estoppels early so your listing states the unit’s status from documents, not memory.

What is an estoppel certificate, and how many does a Veranda sale need?

An estoppel certificate is the association’s signed statement of what is owed on the unit: assessments, fees, any special assessment and any delinquency, which the buyer, lender and title agent rely on at closing under s. 718.116(8), Florida Statutes. A Veranda resale typically needs the Veranda condominium association’s certificate plus certificates from The National POA and the Ave Maria Master Association (s. 720.30851) and, for a golf-structure unit, the Golf Club. We do not publish a total, because each issuer sets its own fee within the statutory caps.

Who orders the Veranda estoppel certificates, and who pays?

The title or closing agent usually orders them once you are under contract, from the manager named for your association: Tropical Isles Management Services for Veranda I, II and V, and Cambridge Management for Veranda III and IV, which takes estoppel orders through HomeWiseDocs (Sunbiz registered agent records, 2026). Who pays is set by your sales contract; in most Southwest Florida resale contracts it is treated as a seller cost, so plan for it in your net sheet. Read the clause before you sign and ask us to walk you through it.

How much does a condo estoppel certificate cost in Florida?

Under s. 718.116(8), a condominium association may charge no more than $299 for an estoppel certificate when the account is current, plus up to $119 if delivery is requested within 3 business days, plus up to $179 more if the unit is delinquent. Homeowners association certificates for the POA and Master Association fall under the parallel s. 720.30851. The statute also requires refunds in some cases when the sale does not close. A clean, current account is the cheapest estoppel a Veranda seller can get.

How long does a Veranda estoppel certificate take?

The association must issue the certificate within 10 business days after receiving a written or electronic request, under s. 718.116(8), and the expedited fee buys delivery within 3 business days. With up to four issuers on a Veranda sale (condo association, POA, Master Association and, for a golf-structure unit, the Golf Club), the slowest certificate sets the pace. We have the closing agent request all of them as soon as the contract is signed so that no one waits on the last one.

What documents must I give a Veranda buyer under Florida’s resale disclosure law?

Section 718.503, Florida Statutes, requires a seller of a condominium resale to give the buyer the governing documents before closing: the Declaration, articles, bylaws and rules, the most recent year-end financial information and the association’s frequently asked questions and answers document, among other items the statute lists. We assemble these from the association early so the buyer’s review clock starts promptly. The Veranda condo documents are recorded with the Collier County Clerk (Veranda V Declaration OR 6385/1839), and the association’s records are open to owners under s. 718.111(12).

How long does a Veranda buyer have to cancel after signing?

Under s. 718.503, Florida Statutes, a resale condo contract signed before the buyer receives the required documents is voidable by the buyer for 3 days, excluding Saturdays, Sundays and legal holidays, after the buyer has both signed and received all of the documents. The window cannot close until the documents arrive, so a late package delays your firm contract. Deliver the complete set at or before signing and keep proof of delivery. Your contract may contain a separate inspection or financing period on top of this statutory right.

How does a special assessment affect selling my Veranda condo?

A special assessment is a charge beyond the regular budget, levied by the board under the Declaration and s. 718.116, and any levied amount shows on the estoppel certificate. Your sales contract decides whether a levied or pending assessment is paid by you at closing or assumed by the buyer, so read that clause before you sign. Veranda budgets and assessment notices are not posted publicly, so only the association can confirm the current status of a specific unit. Disclose anything you know about planned assessments.

Are condo special assessments tax deductible?

Generally a special assessment for a capital improvement is not deductible as property tax, but it may add to your cost basis, which matters when you sell; on a rented Veranda unit, different rules apply to repairs and improvements. Tax treatment depends on your facts, so ask your CPA and read IRS Topic No. 701, Sale of Your Home, and IRS Publication 523. Keep the association’s levy notice and your payment record with your closing file, because your tax preparer will want both.

Can I sell my Veranda condo with a tenant in place?

Yes, but the lease travels with the sale unless it ends first, and the Veranda Declarations control it: entire-unit leases only, in writing on an Association-approved form, a 30-day minimum, no more than 12 leases a year and no subleasing (Veranda V s. 18.9, OR 6385 PG 1866 to 1867, Collier County Clerk). Give buyers the lease, the rent, the deposit amount and the end date. Showing times need the tenant’s cooperation, so build that into the lease or a written showing agreement. Owner-occupant buyers usually want a vacant unit at closing.

Do the Veranda pet rules matter when I sell?

They matter to your buyer. The Veranda I, IV and V Declarations allow up to three pets, dogs or cats only, no more than two dogs, and prohibit pit bull and pit bull mix dogs (Veranda V s. 18.13, OR 6385 PG 1867). A buyer with a third dog or a restricted breed needs to know before contract, so we put the rule in the listing notes. On your side, treat pet odor and wear as a staging and repair item, and disclose any pet-related damage you know about.

What flood information must I disclose when I sell my Veranda condo?

Since 1 October 2025, s. 689.302, Florida Statutes, requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering any flood insurance claim you filed, any federal flood assistance you received and flood damage you know about. Separately, Veranda’s map facts are public: every parcel is Zone AH on the 2012 FIRM, while LOMR-F letters remove 18 of 19 buildings from the Special Flood Hazard Area (FEMA National Flood Hazard Layer, 2 October 2026). Hand buyers your building’s letter with the disclosure.

Which FEMA letter covers my Veranda building?

Veranda I buildings 1 and 2: LOMR-F 21-04-0744A (22 December 2020). Veranda II buildings 18 to 21: 21-04-4725A (5 August 2021). Veranda III buildings 31 and 32 and Veranda IV buildings 33 to 35: 23-04-5837A (12 September 2023). Veranda III buildings 28 and 29: 25-04-2643A (14 March 2025). Veranda V tract MF-3B: 23-04-6506A (30 October 2023). We found no letter naming 5445 Double Eagle Cir (Veranda III, building 30).

What insurance questions will Veranda buyers ask?

Expect three. First, what the master policy covers: under s. 718.111(11)(f) the association insures the building as originally installed and the owner insures interior finishes, fixtures, appliances and contents. Second, flood: buyers and lenders read the FIRM and your building’s LOMR-F letter, and for a condo building in an SFHA Fannie Mae requires the association to carry an RCBAP or equivalent (Selling Guide B7-3-06). Third, wind mitigation credits under s. 627.0629, which mostly flow to the master policy. Request the association’s master policy declarations page before you list.

Will Veranda buyers ask about SIRS and milestone inspections?

Yes, because those laws dominate Florida condo news. The answer for Veranda is short: the buildings are two stories, below the “three habitable stories” threshold in s. 553.899 and s. 718.112(2)(g), so neither a milestone inspection nor a structural integrity reserve study is required, and Citizens’ milestone document rule for buildings of three or more stories does not apply. Budget reserves for roofs, painting and paving under s. 718.112(2)(f) still apply unless owners waive them. We put that answer in the listing so it does not stall a showing.

What are a seller’s closing costs on a Veranda condo in Collier County?

The usual seller lines are the listing brokerage commission (negotiable), documentary stamp tax on the deed at $0.70 per $100 under s. 201.02, the estoppel certificate fees if your contract assigns them to you, payoff of any mortgage, prorated property taxes and assessments, and your share of settlement fees. In Collier County the buyer customarily pays for the owner’s title insurance policy, so it is not a seller cost here. We prepare a written net sheet for your specific Veranda unit before you list, using your payoff and the current association figures.

Who pays for the owner’s title insurance policy on a Veranda sale?

In Collier County, the buyer customarily pays for the owner’s title insurance policy and usually chooses the title agent. That is the local custom, and the sales contract can change it, so read the title clause on the contract you sign. Sellers coming from Lee County or out of state are often surprised by this, because customs differ by county. On a Veranda sale, the seller still pays deed documentary stamp tax, and the closing agent orders the association estoppels on the seller’s account.

How much documentary stamp tax will I pay on a Veranda sale?

Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration under s. 201.02, Florida Statutes, and in Collier County it is customarily a seller cost. At the twelve-month Veranda resale median of $317,500 (Collier County Property Appraiser, 2026 tax roll data files), that works out to $2,222.50. The tax is based on the sale price, so it scales with your contract. The closing agent collects it at closing and records the deed with the Collier County Clerk.

Are there transfer or capital contribution fees when I sell my Veranda condo?

Lennar’s 2026 condo schedules for other National products show $3,750 due at a Lennar closing (Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, dated 30 December 2025), but that is a new-sale figure, not a resale fee. Whether a resale triggers a transfer or capital contribution fee is set by The National POA and Ave Maria Master Association declarations, and we did not verify a resale figure. The estoppel certificates from each association state any amount due at closing, and your contract decides who pays it.

How long does it take to sell a Veranda condo?

On the Southwest Florida MLS, the 12 Veranda resales with a listing period in the 12 months to 16 October 2026 took a median 52.5 days to sell, from 0 to 291 days, and closed at a median 95.7 percent of the final list price. The county record shows steady turnover: 12 Veranda resales closed from September 2025 to August 2026 (Collier County Property Appraiser, 2026 tax roll data files). Pricing inside the recorded resale band, having estoppels and the s. 718.503 document set ready, and answering the flood and golf questions in the listing are the three things a seller controls.

Can I sell my Veranda condo as is?

Yes. An as-is contract lets the buyer inspect and cancel within the inspection period but says you will not make repairs. It does not remove Florida’s disclosure duty: sellers of residential property must disclose known facts that materially affect value and are not readily observable, and s. 689.302 adds the flood disclosure. A recent Veranda unit with no deferred repairs often sells well as is; an older unit with worn finishes may net more after modest work. We compare both paths on the net sheet before you decide.

Can I sell my Veranda condo by owner?

You can. You will still need the estoppel certificates under s. 718.116(8), the s. 718.503 resale documents, the flood disclosure under s. 689.302, a title or closing agent and a contract that handles assessments, the golf or social status and the buyer’s rescission window. The harder part is pricing and exposure: the county record has no list prices, and most Veranda buyers search through agents. If you list by owner, at least price from your association’s recorded resales, not Lennar’s 2026 closings.

How should I stage a Veranda condo in a two-story building?

Stage for the lanai and the light. Clear and dress the screened lanai with seating, since it is the outdoor room every Veranda plan shares, and leave out any grill: the Declarations say “Barbecue grills are prohibited on any portion of the Condominium” (Veranda V s. 18.3). Show the den as an office or guest room, empty the garage enough to prove it fits a car, and clean the entry and stair landing, which buyers see first. Professional photography matters most on a second-floor unit, where views sell.

How do you show a second-floor Veranda unit?

We lead with what the second floor gives: no neighbor overhead, more privacy and a raised view over the grounds or golf course. We are straightforward about access: Lennar’s Veranda pages describe two-story buildings with single-story condos and do not describe an elevator, so buyers who need step-free access confirm it on the tour. We schedule showings in daylight, open blinds and the lanai, and point out the assigned one-car garage, the A/C pad and storage so a buyer can picture daily life.

Which upgrades are worth making before I list my Veranda condo?

Paint, lighting fixtures that do not touch the structure, flooring repairs and a deep clean usually return the most. Get Board approval first: the Declarations bar alterations to structure, windows, doors and exterior without consent, the Board has 45 days to answer and silence counts as disapproval (Veranda V s. 11), and nothing may penetrate the post-tensioned slabs without Board permission, which also limits added ceiling fans or lighting (s. 18.14). Skip major remodels before a sale; most Veranda buyers want to pick their own finishes.

Do I owe tax when I sell my Veranda condo?

If the Veranda condo was your main home for at least two of the last five years, federal law may let you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly (IRS Topic No. 701, Sale of Your Home). A seasonal or rental unit is treated differently, and rental depreciation can be recaptured. Florida has no state personal income tax. Your closing agent may issue a Form 1099-S. Ask your CPA before you sign, especially if you are selling at a loss or after renting.

Is it a good time to sell a Veranda condo?

For the first time since 2021, Veranda resale sellers are not competing with an open Lennar sales office, and the twelve-month resale median stands at $317,500 across 12 resales (Collier County Property Appraiser, 2026 tax roll data files, September 2025 to August 2026). Against that, the 2025 to 2026 Lennar closings at $225,000 to $275,000 are recorded comparables buyers will cite. Supply is the other side: 25 Veranda condos were for sale on 16 October 2026, 12.0 months of supply on the Southwest Florida MLS, so a well-priced listing matters more than timing. Whether now suits you depends on what you paid, when you bought and your plans. Our valuation lays out both sides for your specific unit.

When is the best time of year to list a Veranda condo?

Southwest Florida demand rises when seasonal buyers are in town, so many sellers list in late fall to be live through the winter months, but we do not publish a seasonal price figure for Veranda because the county record has no list dates. A well-priced listing sells in any month, and a summer listing faces fewer competing condos. If you are a seasonal owner, list before you leave so you can sign documents and handle showings remotely. We set timing around your unit and current listings.

Can I sell my Veranda condo for less than I paid or owe?

Yes. Florida does not restrict a sale below the purchase price, and several 2023 to 2024 Veranda buyers have resold below cost: in the last twelve months, 8 of 11 resale pairs closed below the prior price (Collier County Property Appraiser, 2026 tax roll data files). If the price will not cover your mortgage payoff plus closing costs, you will need funds at closing or your lender’s approval for a short sale. Ask your lender for a payoff figure early so the net sheet is accurate.

How are property taxes and the district assessment handled at Veranda closings?

Collier County property taxes, including the Ave Maria Stewardship Community District assessment that appears on the bill, are customarily prorated between seller and buyer at closing, with the seller paying for the days owned. The 2025 bills show the district line at $1,792.44 for Veranda I, $1,746.59 for Veranda II and $1,902.29 for Veranda III, IV and V (Collier County Tax Collector), and 2026 bills issue in November 2026. Association assessments are prorated through the estoppel figures. Your contract sets the method, so read the proration clause.

What documents do I need to sell my Veranda condo?

Gather your deed, any mortgage payoff contact, the association’s current rules and contact for your manager, your last assessment statement, the s. 718.503 resale document set (Declaration, articles, bylaws, rules, year-end financial information and the FAQ document), your building’s FEMA LOMR-F letter, your HO-6 policy, any lease, warranty records and receipts for upgrades. Add the Golf Club and POA contacts if the unit has a golf structure. Your recorded Declaration is in Collier County Official Records, and your association must give you access to its records under s. 718.111(12).

Does my assigned Veranda garage transfer to the buyer?

Yes. The Declaration assigns one one-car garage to each unit as a Limited Common Element, with the driveway to it, and the garage cannot be conveyed separately from the unit (Declaration s. 3.14.2, for example Veranda V OR 6385 PG 1850, Collier County Clerk). It passes with the deed automatically. Tell buyers which garage is yours and clear it before the final walk-through. If you keep a golf cart or storage there, remove it before closing unless the contract says otherwise.

Who manages my Veranda association, and who do I call for a sale?

Per Sunbiz registered agent records in 2026, Tropical Isles Management Services (Fort Myers) manages Veranda I, II and V, and Cambridge Management (Naples) manages Veranda III and IV, which takes estoppel orders through HomeWiseDocs. All five associations are owner-controlled, with non-Lennar officers listed in the 2026 annual reports on Sunbiz. The POA and Master Association each run separate estoppel processes, so your closing agent contacts every issuer.

Is the real estate commission negotiable when I sell my Veranda condo?

Yes. Commissions are not set by law or by any association; they are agreed in your listing agreement, and since 2024 buyer brokerage compensation is negotiated separately in a written buyer agreement. Compare what each agent will do for the fee: pricing from your association’s recorded resales, professional photography, the estoppel and document set ready on day one, and buyer outreach beyond the Ave Maria area. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, put that plan in writing: call Jesse at (239) 898-6072 for a proposal for your Veranda unit.

What makes a Veranda listing stand out from other Ave Maria condos?

The garage. Veranda is a two-story garage condo, while Terrace Condominiums at The National has carports and four-story buildings and Coach Homes at The National are larger 3-bedroom homes at higher prices. Veranda adds a 2 bedroom, 2 bath plus den layout, a screened lanai, impact glass from Lennar’s standard list, buildings outside the SIRS and milestone rules and walkable distance to the clubhouse from Veranda III and V. We write those facts into the listing so buyers see why Veranda costs more than Terrace.

Sources and Authoritative References

Every fact on this Veranda Condominiums at The National page traces to one of the primary sources below, each read on 2 October 2026 unless a different date is shown: the Collier County recorded sales record, the recorded Veranda Declarations, Sunbiz, Florida DBPR, FEMA, Collier County Government, Collier County Public Schools, Florida Statutes, the National Weather Service, Lennar and the club.

1. Collier County Property Appraiser, 2026 tax roll data files (parcel, sales and building files dated 29 August 2026), Veranda I to V at The National; every qualified improved Veranda sale through 4 August 2026, read 2 October 2026.
2. Lennar, Veranda Condominiums at The National Golf and Country Club, accessed 23 September 2026 and 2 October 2026.
3. Lennar, Arabella II plan, Veranda Condominiums, accessed 2 October 2026.
4. Lennar, Bromelia II plan, Veranda Condominiums, accessed 2 October 2026.
5. Lennar, Diangelo II plan, Veranda Condominiums, accessed 2 October 2026.
6. Lennar, Veranda homesite record, Bromelia II, unit 3522, accessed 2 October 2026.
7. Lennar newsroom, “Lennar Announces the Grand Opening of The National Golf and Country Club Community in Ave Maria, Florida,” 6 March 2020, accessed 2 October 2026.
8. Ave Maria Development, “Lennar Announces the Grand Opening of Six Model Homes,” 17 February 2022, accessed 2 October 2026.
9. Barron Collier Companies, “Lennar Debuts Six New Multi-Family Models at The National Golf and Country Club in Ave Maria,” 23 February 2022, accessed 2 October 2026.
10. Ave Maria Sun, “Lennar opens condominium models at The National Golf and Country Club,” 5 January 2022, accessed 2 October 2026.
11. Ave Maria Sun, “The National now offering social memberships to single-family homebuyers,” 22 March 2023, accessed 2 October 2026.
12. Lennar, The National site plan flyer, February 2026, accessed 2 October 2026.
13. Lennar, The National site map, golf and non-golf version, updated 12 November 2024 (conceptual map, cited as text), read 2 October 2026.
14. Lennar Homes, LLC, Schedule of Unit Owner’s Assessments, Terrace VI and Coach Homes IV, dated 30 December 2025, and the Executive Homes schedule of the same date (cited as text), read 2 October 2026.
15. Florida Division of Corporations (Sunbiz), Veranda I at The National condominium association record, N20000001222, accessed 2 October 2026.
16. Sunbiz, Veranda II at The National condominium association record, N21000006475, accessed 2 October 2026.
17. Sunbiz, Veranda III at The National condominium association record, N22000007067, accessed 2 October 2026.
18. Sunbiz, Veranda IV at The National condominium association record, N22000013719, accessed 2 October 2026.
19. Sunbiz, Veranda V at The National condominium association record, N24000004877, accessed 2 October 2026.
20. Sunbiz entity search, “Veranda I at The National”, accessed 2 October 2026.
21. Sunbiz entity search, “Veranda II at The National”, accessed 2 October 2026.
22. Sunbiz entity search, “Veranda III at The National”, accessed 2 October 2026.
23. Sunbiz entity search, “Veranda IV at The National”, accessed 2 October 2026.
24. Sunbiz entity search, “Veranda V at The National”, accessed 2 October 2026.
25. Collier County Clerk of Courts, Official Records search (COR Access): Veranda I to V Declarations (OR 6011/137, 6121/3437, 6235/2545, 6342/3954, 6385/1839), the Veranda V Building 26 amendment (OR 6550/3078), the Community Declaration (OR 5735/158), the Golf Club Declaration (OR 5791/500) and Golf Club annexations (OR 6037/1014, 6236/2448), accessed 2 October 2026.
26. Florida DBPR, Condominiums, Timeshares and Mobile Homes public records, accessed 2 October 2026.
27. Florida DBPR, condominium extract, Central Florida West counties, downloaded 2 October 2026.
28. Tropical Isles Management Services, communities, accessed 2 October 2026.
29. Cambridge Management of Southwest Florida, estoppel orders, accessed 1 October 2026.
30. Collier County Tax Collector, 2025 annual bills (“Notice of Ad Valorem Taxes and Non-ad Valorem Assessments”), one Veranda unit per association, viewed 2 October 2026.
31. s. 718.112, Florida Statutes (Online Sunshine), accessed 2 October 2026.
32. s. 718.116, Florida Statutes (Online Sunshine), accessed 2 October 2026.
33. s. 553.899, Florida Statutes (Online Sunshine), accessed 2 October 2026.
34. s. 718.111, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
35. s. 718.112, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
36. s. 553.899, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
37. s. 627.714, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
38. s. 627.0629, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
39. s. 627.711, Florida Statutes (2026), Florida Senate, accessed 2 October 2026.
40. s. 627.351, Florida Statutes (2026), Florida Senate (Citizens Property Insurance Corporation), accessed 2 October 2026.
41. 42 U.S.C. 4012a, flood insurance purchase requirements (Cornell Legal Information Institute), accessed 2 October 2026.
42. Fannie Mae Selling Guide B7-3-06, Flood Insurance Requirements for All Property Types, accessed 2 October 2026.
43. Citizens Property Insurance Corporation, new milestone inspection report required document, 18 November 2024, accessed 2 October 2026.
44. FEMA National Flood Hazard Layer (map service), queried 2 October 2026 at the Veranda parcel centroids.
45. FEMA LOMR-F 21-04-0744A, Veranda I buildings 1 and 2, 22 December 2020, accessed 2 October 2026.
46. FEMA LOMR-F 21-04-4725A, Veranda II buildings 18 to 21, 5 August 2021, accessed 2 October 2026.
47. FEMA LOMR-F 23-04-5837A, Veranda III buildings 31 and 32 and Veranda IV buildings 33 to 35, 12 September 2023, accessed 2 October 2026.
48. FEMA LOMR-F 23-04-6506A, Veranda V tract MF-3B, 30 October 2023, accessed 2 October 2026.
49. FEMA LOMR-F 25-04-2643A, Veranda III buildings 28 and 29, 14 March 2025, accessed 2 October 2026.
50. Collier County, 2026 Flood Protection Newsletter, accessed 2 October 2026.
51. Collier County, Hurricane Evacuation Zone layer, queried 2 October 2026.
52. Collier County Emergency Management, Emergency Assistance and evacuation zone lookup, accessed 2 October 2026.
53. Collier County GIS services (zoning, overlays, future land use, RLSA and SRA layers), queried 2 October 2026.
54. Collier County Growth Management, Parcels map service, queried 2 October 2026.
55. U.S. Geological Survey, 3DEP Elevation Point Query Service, queried 2 October 2026.
56. National Weather Service Miami, Hurricane Irma, accessed 2 October 2026.
57. National Weather Service Miami, Hurricane Ian summary, accessed 2 October 2026.
58. National Weather Service Miami, Hurricane Milton impact narratives, accessed 2 October 2026.
59. Ave Maria Development, Hurricane Ian community update, 12 October 2022, accessed 2 October 2026.
60. Ave Maria Development, “Ave Maria Preps for 2025 Hurricane Season,” 4 June 2025, accessed 2 October 2026.
61. Ave Maria Development, “Storm Resilience Is One More Reason Homebuyers Choose Ave Maria,” 2026, accessed 2 October 2026.
62. Collier County Public Schools, address register lookup, 2026 to 2027, queried 2 October 2026 for all 19 Veranda buildings.
63. Collier County Public Schools, attendance boundaries, accessed 2 October 2026.
64. Collier County Public Schools, 2025 to 2026 School and District Grades (PDF), accessed 2 October 2026.
65. Ave Maria Development, Ave Maria Elementary opening, August 2026, accessed 2 October 2026.
66. Diocese of Venice, Ave Maria Catholic Academy name announcement, accessed 2 October 2026.
67. Collier County, public notice for the 13 June 2023 hearing amending the Town of Ave Maria Stewardship Receiving Area, accessed 2 October 2026.
68. Gulfshore Business, “Collier approves major Ave Maria expansion plan for growth”, accessed 2 October 2026.
69. The National Golf and Country Club at Ave Maria, accessed 2 October 2026.
70. The National Golf and Country Club, directions, accessed 2 October 2026.
71. The National Golf and Country Club, Lennar Family Golf, accessed 2 October 2026.
72. The National Golf and Country Club, racquet sports membership, accessed 2 October 2026.
73. The National at Ave Maria, racquet memberships (club booking site), accessed 2 October 2026.
74. The National Golf and Country Club, tee times, accessed 2 October 2026.
75. Ave Maria Development, “The Recently Opened Hammock Bar and Grill at The National Golf and Country Club,” 30 August 2024, accessed 2 October 2026.
76. LCEC, about the cooperative, accessed 2 October 2026.
77. Ave Maria Development, Ave Maria Utility Company rate relief notice, 11 May 2020, accessed 2 October 2026.
78. Collier County, solid waste service days layer, queried 2 October 2026.
79. Collier County Public Utilities, collection day lookup app, accessed 2 October 2026.
80. Collier County, Residential Collections Services, accessed 2 October 2026.
81. Collier 311, residential collection knowledge base article, accessed 2 October 2026.
82. Xfinity, Ave Maria service area, accessed 2 October 2026.
83. NCH Healthcare System, Ave Maria locations, accessed 2 October 2026.
84. NCH Healthcare System, “NCH Planning 150-Bed Hospital in Ave Maria for Eastern Collier,” 14 October 2025, accessed 2 October 2026.
85. Ave Maria Development, medical resources, 14 November 2025, accessed 2 October 2026.
86. OSRM open-source routing engine (free-flow drive estimates), queried 2 October 2026.
87. OpenStreetMap Nominatim (place lookup for drive-time destinations), queried 2 October 2026.

Downloadable Documents

These are the primary documents behind the Veranda at The National flood, site plan, school and storm sections, each linked at its official source. Request the full condominium disclosure package and the estoppel certificates from the associations before you sign a contract to buy or sell a Veranda condo.

• FEMA LOMR-F 21-04-0744A, Veranda I buildings 1 and 2 (22 December 2020)
• FEMA LOMR-F 21-04-4725A, Veranda II buildings 18 to 21 (5 August 2021)
• FEMA LOMR-F 23-04-5837A, Veranda III buildings 31 and 32 and Veranda IV buildings 33 to 35 (12 September 2023)
• FEMA LOMR-F 23-04-6506A, Veranda V tract MF-3B (30 October 2023)
• FEMA LOMR-F 25-04-2643A, Veranda III buildings 28 and 29 (14 March 2025)
• Collier County, 2026 Flood Protection Newsletter
• Lennar, The National site plan flyer (February 2026)
• Collier County Public Schools, 2025 to 2026 School and District Grades
• National Weather Service Miami, Hurricane Ian summary

Market data from Collier County Property Appraiser 2026 tax roll data files (recorded sales through August 2026), pulled October 2026. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026.

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