Vanderbilt Country Club - Waterford

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

McGreevy and Comisar wrote this guide first for Waterford owners who are thinking about selling, and second for buyers who want the village’s real record before they tour: what each of the three floor plans has sold for on each floor, what the state’s structural integrity reserve study database says about Waterford, when the county expects each of the ten buildings to have its milestone inspection, and what the 2026 fees actually cover. Waterford at Vanderbilt is a 240-home, three-story condominium village inside the master-planned community of Vanderbilt Country Club in Naples, Florida. It is the entry point to a bundled-golf club: the lowest prices behind the gates, the same full membership that comes with every one of the community’s 800 homes, and the only village where Florida’s post-Surfside condominium safety laws apply. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

Waterford is ten elevator buildings of 24 homes each, built by Worthington Communities from 1998 to 2001 around the 10th and 11th holes. Nine buildings stand on Parkstone Place and the tenth, which most descriptions miss, stands at 8285 Danbury Boulevard. One condominium association, Waterford at Vanderbilt Condominium Association, Inc. (Florida document N98000005470), runs three separately declared condominiums: No. 1 (72 homes), No. 2 (72) and No. 3 (96).

This guide is built from the Florida Department of Business and Professional Regulation’s structural integrity reserve study database and condominium register, Collier County’s milestone inspection portal, the Collier County Clerk’s official records index, the Collier County Property Appraiser’s 2026 preliminary roll for all 240 homes, the club’s 2026 fee sheet and floor plans, FEMA’s flood layers, the Florida Statutes and the Southwest Florida MLS, pulled September 24, 2026. If you own at Waterford and are weighing a sale, start with the market snapshot, the structural study section and the seller section, then call Jesse. If you are buying, the plan-by-plan and floor-by-floor record below tells you which of the 240 homes fits before your first showing.

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

McGreevy and Comisar are the best realtor for Waterford at Vanderbilt Country Club because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Waterford market read built from every county-recorded sale since 1999 and the state’s own condominium safety filings.

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

That matters at Waterford for a reason particular to the village. Waterford is the one Vanderbilt Country Club village where every buyer’s first question is structural rather than cosmetic: has the association finished its structural integrity reserve study, what does the funding plan say, and when is the milestone inspection? A listing that answers those questions in writing before the first showing sells into a calmer negotiation than one that leaves the buyer to guess. And Waterford is not one product. It is three floor plans on three floors, a 1,282 square foot Hampton, a 1,440 square foot Aston and a 1,700 square foot Brighton, and in the 24 months since September 2024 the county recorded Brighton sales from $358,000 to $455,000 against Hampton sales from $295,000 to $350,000. A listing agent who prices a Waterford condominium off the community median, or off the last Waterford sale regardless of plan and floor, leaves money on the table or leaves the home on the market.

Recent Waterford at Vanderbilt Country Club track record (all brokerages, county recorded deeds): In the last 12 months Waterford at Vanderbilt Country Club has seen 6 recorded resales (Collier County Property Appraiser, 2026 preliminary roll, qualified improved sales from August 30, 2025 to August 29, 2026), from $295,000 to $358,000, at a median of $334,500 (six sales, an even count, so the midpoint of $330,000 and $339,000). Six sales is below the ten-sale threshold we use before leaning on a median, so the lead figure on this page is the first window with ten or more sales: 19 resales, county recorded, DOR-qualified, in the 24 months since September 2024, at a median of $350,000 (nineteen sales, an odd count, so the median is an actual sale), from $295,000 to $455,000, none a first sale from the developer. The highest-priced Waterford sale in that window was $455,000, a second-floor Brighton in April 2025. Waterford closings are not yet split out of the Southwest Florida MLS pull behind this page, so the only MLS figures quoted here are blended across all four Vanderbilt Country Club home types: 31 closings in the twelve months to September 24, 2026 at a median 95.6% of final list price. The county record does not name the listing office on each sale, so we state no represented-sale count for Waterford here; ask us and we will walk you through all nineteen.

For Waterford sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Waterford it has to reach the right audience in the right month: on the county roll only 64 of the 240 homes (26.7%) carry a Florida homestead exemption, and 138 owners (57.5%) receive their tax bill outside Florida, led by Massachusetts, New York, Illinois and Ohio. Your next buyer is as likely to be in Boston in October as in Naples in February. We also build the paperwork file before the first showing: the association’s structural integrity reserve study or its summary, the resale disclosure package under section 718.503 of the Florida Statutes, both estoppel certificates, and the county’s milestone schedule for your building.

For Waterford buyers: the first question is the building’s paperwork, because at Waterford the study, the reserves and the milestone year are the facts that separate one listing’s carrying cost from another’s. The second is the plan and floor, which set the price band. The third is what the $5,253.56 to $5,278.40 condominium fee covers, which the club’s fee sheet states line by line. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Parkstone Place address; we answer them below.

Honors and recognition:

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

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

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

Living in Waterford at Vanderbilt Country Club as a Homebuyer

Living in Waterford at Vanderbilt Country Club means a three-story elevator building of 24 condominiums, a screened lanai over the golf course or a lake, covered parking and a lockable storage room instead of a garage, the Parkstone neighborhood pool, and the full Vanderbilt Country Club membership that comes with every deed, while the association handles the building.

Waterford is the second-largest of the four Vanderbilt Country Club home types by count, behind the 338 Wedgewood carriage homes and ahead of the 120 Villa Homes and 102 Estate Homes. It is also the least expensive of the four by a wide margin. What follows is what daily life looks like, drawn from the club’s documents, the recorded condominium record and the county roll.

What Is Waterford at Vanderbilt Country Club?

Waterford at Vanderbilt Country Club is a residential condominium village governed by Chapter 718 of the Florida Statutes and, above it, by the recorded Master Declaration of the Vanderbilt Community Association. The club’s own description is exact: “The Waterford home design features a three-story condominium offering 240 two and three-bedroom floor plans ranging from 1,282 to 1705 square feet of living area. Each building houses 24 residences surrounding the 10th and 11th holes, with beautiful views of the golf course, lakes, and natural preserves. Waterford condominium amenities include an elevator to upper floors, screened lanais, covered parking, lockable storage rooms, and a neighborhood pool” (club real estate page, read September 26, 2026).

Legally it is three condominiums declared one after another by Worthington Communities of Naples. The Florida Department of Business and Professional Regulation lists Waterford at Vanderbilt Condo No. 1 (project PR1U024625, 72 units, recorded December 22, 1998), No. 2 (PR1M025044, 72 units, March 22, 2000) and No. 3 (PR1M025324, 96 units, October 26, 2000), all three managed by one entity, Waterford at Vanderbilt Condo Assn, Inc. (DBPR managing entity MA00022939) at the club’s 8250 Danbury Boulevard address (DBPR condominium extract, read September 26, 2026). Seventy-two plus 72 plus 96 is 240, the club’s count exactly, and the county roll’s count exactly.

The club calls the association the “Waterford Community Association” with “three sub-associations within Waterford.” The legal reality is one Florida not-for-profit corporation running three separately declared condominiums, each with its own budget line on the fee sheet. Every Waterford owner therefore answers to two bodies: the Waterford association, which maintains the buildings and bills the condominium fee, and the Vanderbilt Community Association, which owns the golf course and clubhouse and bills the master dues.

Ten Buildings, Nine on Parkstone Place and One on Danbury Boulevard

The club, the state register and most listing sites describe Waterford as “Parkstone Place.” That is nine-tenths right. The Collier County Property Appraiser’s 2026 preliminary roll places the 240 Waterford homes in ten buildings of 24, and the tenth is addressed on Danbury Boulevard:

Source: Collier County Property Appraiser, 2026 preliminary tax roll (published interchange files dated August 29, 2026). Two independent records confirm Building 10’s Danbury Boulevard address: Collier County’s milestone inspection map lists “Waterford at Vanderbilt Condo No. 3, Building 10” at 8285 Danbury Blvd, and FEMA’s Letter of Map Amendment 14-04-2822A names the same building at the same address.

Why it matters to you: a buyer or insurer who searches “Parkstone Place” for Waterford records will miss every record for the 24 homes in Building 10, and a seller in Building 10 should make sure the listing says Waterford at Vanderbilt in its first line.

First, Second or Third Floor: The Choice That Moves Price Per Foot

Every Waterford building repeats the same stack: eight homes per floor, three floors, the two Brightons on the ends, the two Astons beside them and four Hamptons in the middle. On the county roll, unit positions 01 and 08 on every floor of every building are 1,700 square feet, positions 02 and 07 are 1,440 square feet, and positions 03 to 06 are 1,282 square feet, which is exactly the Worthington plan set.

The county’s assessor treats a higher floor as worth a little more: its 2026 just values rise by exactly $5,000 per floor for every plan. Buyers have paid the opposite. In the 24 months since September 2024, the five first-floor sales recorded a median of $270.83 per square foot of county base area, the eight second-floor sales $253.27 and the six third-floor sales $236.66 (county recorded, DOR-qualified; our arithmetic). The 60-month record points the same way: $269.97, $261.31 and $252.94 per square foot, first to third floor. The handfuls are small, but the direction has held for five years, and our reading is that at Waterford the ground floor, with no elevator wait and a lanai at grade, carries a per-foot premium rather than a discount.

For a buyer, that means a third-floor home with the long view is often the value at Waterford. For a seller, it means pricing a first-floor home off third-floor sales, or the reverse, is the most common way to misprice a Waterford listing.

Elevators, Stairs and the Lockable Storage Room

The club says Waterford has “an elevator to upper floors” and, in its FAQ, lists “elevators” among the Waterford amenities. The number of elevator cars per building is not published on the club’s public pages or on any record we reached, so ask the association or the listing agent how many serve your building and when each was last modernized; elevator equipment is a line in the association’s budget and reserve schedule, not the owner’s.

Each Waterford home also has a lockable storage room. The Brighton plan shows its lanai “w/Storage” at 243 square feet combined on the Worthington sheet, and the club describes lockable storage rooms for the village generally. Collier County’s address layer carries four extra numbered points at each Waterford building address that sit a few meters from the residential point; by our reading of the club’s description, those are the covered parking and storage structures rather than homes, and none of them is a residence.

Parking: Covered Spaces, No Garages and No Private Golf Cart

Waterford has covered parking, not garages. That single fact shapes three things.

• Cars: plan on covered parking rather than an enclosed garage. How many covered spaces each home has, and where guests park overnight, are set by the Waterford association’s rules, which are not posted publicly; ask before you write an offer if you own two cars.
• Golf carts: the club’s 2026 fee sheet says private-cart members “must be able to store their golf cart in an attached garage” to pay the $2,200 annual trail fee. Waterford homes have no attached garage, so by our reading a Waterford owner uses the club’s carts at $33 for 18 holes or $21 for nine.
• Storage: bicycles, golf clubs and beach chairs go in the storage room, and the club offers annual bag storage at $130.

If a private cart and a two-car garage matter to you, that is the single strongest reason to look at Wedgewood instead, where every carriage home has a garage with room for a cart.

Who Owns at Waterford?

The Collier County tax roll, 2026 preliminary, answers the question better than a brochure. Of Waterford’s 240 homes, 64 (26.7%) carry a Florida homestead exemption, the lowest share of any Vanderbilt Country Club home type: Wedgewood is 43.8% and the single-family homes 64.0% on the same roll (our arithmetic on the roll counts). By condominium, homestead runs 30.6% in No. 1, 22.2% in No. 2 and 27.1% in No. 3.

Only 102 owners (42.5%) have a Florida mailing address. The leading out-of-state owner addresses are Massachusetts (24), New York (18), Illinois (16), Ohio (14), Michigan (10) and New Jersey (9), with seven in Canada. About three in ten owner records name a trust.

That makes Waterford a seasonal village with a full-time minority. For a buyer, expect quiet buildings from May to October and a full Parkstone pool in February. For a seller, expect your likeliest buyer to be a seasonal owner from the Northeast or Midwest, and time the launch for the months they are here.

A Day at Waterford

A February morning at Waterford might start on the lanai over the 10th or 11th fairway, then a walk around the one-mile Parkstone Place loop printed on the club’s own Community Site Plan. The clubhouse at 8250 Danbury Boulevard is a few hundred yards from the Waterford buildings, close enough that most owners walk or take a club cart to the Terrace Café, the resort-style main pool and spa, six Har-Tru tennis courts, three bocce courts and the 5,100 square foot Fitness Center, which opens at 4:00 a.m. The Parkstone Pool, the village’s own, sits at the southwest corner of Parkstone Place.

Errands start at the staffed Main Gatehouse on Vanderbilt Beach Road. The Winn-Dixie at Mission Hills is about 1.2 miles from the gate, the NCH freestanding emergency room on Collier Boulevard about 2.5 miles, and Vanderbilt Beach about 9 to 10 road miles, roughly 17 to 19 minutes outside peak season, per the measurements in our Vanderbilt Country Club guide.

What you do not do at Waterford is exterior work. The Waterford operating fee covers “property management, residential landscaping, water & sewer, pest control, building maintenance, building insurance, and garbage,” and the Waterford reserve covers “exterior painting, roof tile replacement, and waterline replacement,” per the 2026 fee sheet.

What Waterford Does Not Have

Five things buyers sometimes assume. No garages: covered parking only. No private golf cart: the trail-fee rule requires an attached garage. No private pools: the Parkstone Pool and the club’s main pool serve Waterford. No age restriction: Vanderbilt Country Club is an all-ages community on its recorded documents. No exemption from Florida’s condominium safety laws: at three stories, Waterford is inside both the structural integrity reserve study and the milestone inspection regimes, which the next sections cover building by building.

Buying at Waterford, Step by Step

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

1. Choose the plan, then the floor. Hampton sales ran $295,000 to $350,000, Aston $330,000 to $400,000 and Brighton $358,000 to $455,000 in the 24 months since September 2024.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that none was completed, and the inspector’s milestone summary if one exists. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the questionnaire and both estoppels on day one. The club’s Prospective Owners page prices the condominium questionnaire at $150; the master association’s estoppel is $299 plus a $500 New Home Buyer Processing Fee.
4. Price against the same plan and floor, not the community median, and put the capital contribution and any assessment balance into the numbers.
5. Insure before the deadline. Get an HO-6 quote on the actual unit and the association’s master insurance declarations page.
6. Close and join. The Vanderbilt Community Association “does not have an application process for purchases,” per the club; your buyer returns an Owner Information Form, pays the $15,000 Resale Capital Contribution, and membership attaches when the deed records. Whether the Waterford declarations add an approval step is not posted publicly; ask the association.

Waterford at Vanderbilt Country Club Market Snapshot: What the Condominiums Actually Sell For

Waterford at Vanderbilt Country Club recorded 19 resales in the 24 months since September 2024 (county recorded, DOR-qualified) at a $350,000 median, from $295,000 to $455,000; the trailing twelve months recorded six sales at a $334,500 median, and four homes were for sale on September 24, 2026, asking $295,000 to $379,000.

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

We tracked every one of the 19 Waterford sales the county recorded in the 24 months since September 2024, sale by sale, and matched each to its building, floor and floor plan from the county’s unit record; every table in this section is built from those rows, not from an automated estimate.

Six recorded sales in the trailing twelve months is below the ten-sale threshold at which we let a median lead, so the leading figure is the first window with ten or more sales, 24 months of county recorded sales. This section then lists all nineteen (without unit numbers), splits them by plan, floor and condominium number, shows what is for sale now, and adds the 36-month, 60-month and calendar-year record back to the first sales in 1999, stating the window beside every figure.

The Leading Window: 24 Months of County Recorded Sales

Source: county recorded, DOR-qualified, 24 months since September 2024 (Collier County Property Appraiser 2026 preliminary roll, interchange files dated August 29, 2026; newest sale in the whole file August 14, 2026). “Qualified” means an arm’s-length market sale over $1,000; the county recorded 50 transfers of Waterford homes in the window, and 19 qualified. At Waterford the county’s base area for each home equals the Worthington plan’s living area exactly (1,282, 1,440 or 1,700 square feet), so the per-foot figures here line up with the club’s floor plans; they are never compared with an MLS living-area figure on this page.

All Nineteen Sales, One by One

Source: Collier County Property Appraiser 2026 preliminary roll, qualified improved sales; plan and floor from the county’s unit record and base area. These are all-brokerage public records, not our transactions.

By Floor Plan

The Brighton, the corner home, is the premium plan at Waterford, about $70,000 above the Hampton at the median. The Aston’s 24-month median sits at the Hampton’s, but that is a small-sample artifact: over 36 months the Aston median is $371,500 (n = 9) against $340,000 for the Hampton (n = 16) and $432,500 for the Brighton (n = 8), which is the ladder a buyer would expect.

By Floor

Price per foot falls as you go up at Waterford, consistently across both windows. It is the opposite of the county assessor’s $5,000-per-floor step and of what many coastal high-rise buyers expect, and it is the single most useful pricing fact for a Waterford seller.

By Condominium Number

No. 1’s higher median reflects its mix, four of its six sales being Brightons or Astons, rather than a location premium we can prove. All three condominiums share the same club, the same pool and nearly the same fee.

The Most Recent Sales, Walked Through

These are public-record sales, not our transactions; we walk through them because they are the freshest price evidence in the village.

The three Waterford sales recorded in 2026 all came in March: a third-floor Aston at $339,000, a third-floor Hampton at $295,000 and a second-floor Hampton at $300,000. Together they are the softest cluster in the 24-month file: the two Hamptons sold $45,000 to $50,000 below the four Hampton sales recorded from November 2024 to December 2025. Three things follow. Upper-floor Hamptons set the floor of the Waterford market in 2026. The county file held no Waterford sale from April to mid-August 2026, which is ordinary summer thinness at a seasonal village rather than a signal on its own. And what separates two Hamptons at the same address, condition, furnishings, view and any assessment on the estoppel, comes from the listing file, not the deed.

Ready to Sell or Buy at Waterford? Talk to the Team That Read the State’s SIRS Record

Waterford at Vanderbilt Country Club, the 240-home condominium village of Vanderbilt Country Club, had four homes for sale on Parkstone Place on September 24, 2026 against six recorded sales in the prior twelve months, and its association reported a completed structural integrity reserve study to the state in 2024. A seller who hands buyers that record in writing, priced to the plan and floor, is the seller who closes; the same facts tell a buyer which listings are fairly priced before a first tour.

Selling a Waterford condominium? Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

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

What Is for Sale at Waterford Right Now

Southwest Florida MLS, active on September 24, 2026, on Parkstone Place; plan and size from the county’s record for each unit. Three of the four are Hamptons. The two second-floor Hamptons ask exactly what the two 2026 upper-floor Hampton sales brought, $295,000 to $300,000. The first-floor Hampton asks $315,000, below the three first-floor Hampton sales of November 2024 to April 2025 ($345,000 to $350,000). The first-floor Aston asks $379,000, below the only first-floor Aston sale in the window ($390,000, February 2025). No Brighton was for sale, so a Brighton owner listing this fall would have no direct competitor.

Months of Supply and Time on Market

Four actives against six county-recorded sales a year is about 8 months of supply; against the 24-month pace of 19 sales it is about 5 months (our arithmetic, setting an MLS active count against county sale counts, so treat it as a range). The four Waterford listings had been on the market 97 to 174 days, against a median of 33.5 days for the 31 Vanderbilt Country Club homes that closed in the twelve months to September 24, 2026 across all four home types. On the county record, Waterford turned over 6 of 240 homes (2.5%) in the twelve months to August 29, 2026, the lowest rate of the three product lines (single-family 3.2%, Wedgewood 4.7%).

The Blended MLS Picture, and What It Is Not

The Southwest Florida MLS pull behind this page covers the whole Vanderbilt Country Club development: 31 closings in the twelve months to September 24, 2026, a $528,000 median, a median 33.5 days on market and a median sale-to-list ratio of 95.6%, with eight homes for sale and 3.1 months of supply. Those figures blend Waterford with Wedgewood and the single-family homes, so the $528,000 median is not a Waterford price. A per-village MLS split of closings is not yet published and will be added at the next refresh of this page; until then, the county recorded record above is the Waterford price record.

Widening the Window: 36 and 60 Months

Source: county recorded, DOR-qualified (Collier County Property Appraiser 2026 preliminary roll). The $490,000 36-month high was a first-floor Brighton in May 2024; the $520,200 60-month high was a second-floor Brighton in the 2022 run-up. The median has held at $350,000 across three windows while the per-foot median has drifted down, from $265.94 over five years to $232.06 over the last twelve months.

Twenty-Seven Years of Recorded Medians

Source: Collier County Property Appraiser recorded qualified improved sales, 2026 preliminary roll. Odd n is an observed sale; even n is the mean of the middle two.

The Record Split by Condominium Number

Every cell is a handful; read it as which homes sold, not as a market for each condominium. Across all years the county holds 221 qualified sales in No. 1, 194 in No. 2 and 248 in No. 3.

The 2021 to 2022 Repricing, and the 2025 to 2026 Softening

For fifteen years, 2008 to 2020, the Waterford median sat between $153,500 and $210,000. It then went from $199,500 in 2021 (n = 32) to $350,000 in 2022 (n = 23), up 75.4%, and edged up to $370,000 in 2024 (n = 11). Since the spring of 2025 the record has softened: the twelve-month median of $334,500 sits 9.6% below the 2024 calendar median, and the per-foot median has fallen from $269.11 on the late-2024 Hampton sales to $230 to $234 on the 2026 ones (our arithmetic). The softening coincides with the period in which Florida’s condominium safety deadlines arrived and with a broader Southwest Florida condominium slowdown; the county record cannot tell us which weighed more, and we do not claim a cause.

What the County Says a Waterford Home Is Worth

Collier County Property Appraiser, 2026 preliminary just values. Every Waterford home of the same plan and floor carries the same just value, a mass-appraisal ladder rather than a unit-by-unit estimate. The median across all 240 is $273,600 (even n, the mean of $266,400 and $280,800), about 22% below the $350,000 24-month sale median, and the combined just value is $68,196,000. A just value is a tax figure on a lag, not a sale price, and a seller who prices from it is pricing from the wrong number.

What Property Tax Looks Like at Waterford

On the 2026 preliminary roll the median Waterford tax bill is $2,667.08; the median for the 176 non-homestead homes is $2,771.08 and for the 64 homesteaded homes about $1,600 (Collier County Property Appraiser, our arithmetic). All 240 homes sit in millage area 103, at 10.5058 mills for 2025 final. A buyer’s first bill resets toward the purchase price, so budget from the price you pay, not from the seller’s bill, and plan to file for homestead if Waterford will be your Florida residence.

Selling a Waterford home? Start with a free Waterford home valuation priced against your own plan and floor, or call Jesse direct at (239) 898-6072.

Buying at Waterford? Call Marc at (239) 287-5873 and we will put the nineteen sales and the county series beside any home you are considering, or read how we represent buyers in Southwest Florida.

Has Waterford at Vanderbilt Country Club Completed Its Structural Integrity Reserve Study?

Yes, on the state’s record. Waterford at Vanderbilt Country Club reported to Florida’s condominium regulator a structural integrity reserve study completed November 19, 2024 and delivered to owners December 10, 2024, covering ten buildings, with no special assessment reported alongside it. The study’s funding plan and dollar figures are not published; owners and buyers obtain them from the association.

This is the question that separates Waterford from every other home type at Vanderbilt Country Club, and until this month no public source we know of answered it. Here is what the law requires, what the state’s own database shows, and what still has to come from the association.

From Surfside to SB 4-D: Why Waterford Has This Question at All

On June 24, 2021, part of the Champlain Towers South condominium in Surfside collapsed, killing 98 people, a failure the National Institute of Standards and Technology is still investigating (NIST Champlain Towers South investigation). In its May 2022 special session the Florida Legislature passed SB 4-D, which created two obligations for condominium buildings three stories or taller: a milestone inspection of the structure under section 553.899, and a structural integrity reserve study, or SIRS, under section 718.112(2)(g), with reserves for its components that owners can no longer vote to waive. SB 154 in 2023 refined both, and CS/CS/HB 913 in 2025, chapter 2025-175, Laws of Florida, adjusted the deadlines and funding tools. Waterford’s buildings are three stories, so both laws apply; Wedgewood’s two-story carriage homes and the single-family homes are outside them.

What the SIRS Law Requires, in the Statute’s Terms

Section 718.112(2)(g) of the 2025 Florida Statutes requires a residential condominium association to have a SIRS “completed at least every 10 years” for “each building on the condominium property that is three habitable stories or higher in height.” The study must cover, at a minimum:

• the roof;
• the structure, including load-bearing walls and primary structural members and systems;
• fireproofing and fire protection systems;
• plumbing;
• electrical systems;
• waterproofing and exterior painting;
• windows and exterior doors;
• any other item with a deferred maintenance or replacement cost above $25,000, as adjusted for inflation by the state, whose failure would affect the items above.

It is based on a visual inspection and must be performed or verified by a Florida-licensed engineer or architect, or by a person certified as a reserve specialist or professional reserve analyst by the Community Associations Institute or the Association of Professional Reserve Analysts. For each item it must state remaining useful life and replacement cost, and it must recommend a reserve funding schedule based on at least a “baseline funding plan” that keeps the reserve cash balance above zero in every budget year. Associations existing on July 1, 2022 had to complete it by December 31, 2025. Within 45 days of receiving it, the association must distribute it, or a notice that it is available, to every owner, and must report its completion to the Division of Florida Condominiums, Timeshares, and Mobile Homes.

What HB 913 Changed in 2025

The 2025 law set the December 31, 2025 deadline for existing associations, allowed an association to delay a SIRS for up to two budget years after a milestone inspection to pay for its repairs, allowed boards (with a majority of all voting interests) to pause or reduce reserve contributions for up to two budgets adopted on or before December 31, 2028 to fund milestone repairs, and confirmed that SIRS reserves may be funded by regular assessments, special assessments, lines of credit or loans. It also requires any association managing a condominium of 25 or more units to post its official records on a website from January 1, 2026, which covers Waterford’s 240 homes (HB 913 bill history and enrolled text).

What the State’s SIRS Database Shows for Waterford

The Department of Business and Professional Regulation publishes two SIRS databases, one for reports submitted before July 2025 and one for reports submitted since (DBPR SIRS reporting page). We read both on September 26, 2026. The earlier database holds one Waterford record:

Source: DBPR SIRS database, reports submitted before July 2025, record 284341, read September 26, 2026. The later database (reports since July 2025) holds no separate Waterford record.

Three readings follow, each labelled. First, the report was filed under Condo No. 1’s state project number but lists ten buildings, which is every Waterford building, so by our reading one study covers all three condominiums. Second, the completion date is thirteen months ahead of the December 31, 2025 deadline, and the owners’ delivery date falls inside the 45-day window. Third, the form’s special assessment field reads “No,” meaning the association did not report a special assessment tied to the study when it filed; that is what the association reported in December 2024, not a guarantee about any later budget.

What Is Not Published, and How to Get It

The state’s record says the study exists. It does not publish what the study says. The report file attached to the state’s record is not publicly retrievable (its link redirects), and no public source we reached states the study’s component list, remaining useful lives, replacement cost estimates, recommended annual reserve contribution, current reserve balance or percent funded. The Waterford SIRS funding plan is not published on any source we could reach.

The route is direct and statutory:

• Owners may inspect and copy the study as an official record under section 718.111(12), and since January 1, 2026 an association of Waterford’s size must post official records on its website.
• Buyers receive “the association’s most recent structural integrity reserve study” at the seller’s expense under section 718.503(2)(a), and the association’s condominium questionnaire ($150, per the club’s Prospective Owners page) and estoppel certificate show the current assessments.
• Anyone can ask the association, through the club office at 8250 Danbury Boulevard, (239) 348-2662, whether the adopted 2026 to 2027 budget follows the study’s funding plan.

Reading the Fee Sheet’s Reserve Line Against the SIRS List

The 2026 fee sheet bills Waterford owners a reserve fee of $376.60 a quarter in No. 1 and No. 2 and $382.81 in No. 3, $1,506.40 to $1,531.24 a year per home, and describes it as covering “exterior painting, roof tile replacement, and waterline replacement.” Across all 240 homes that is about $363,900 a year of reserve billing (our arithmetic from the published lines). The SIRS list is longer: it adds structure, fireproofing and fire protection, electrical, windows and exterior doors, and waterproofing. A fee-sheet definition is a one-line summary, not a budget, so it does not show whether the adopted reserve schedule follows the study’s funding plan. That is the single question a Waterford buyer’s agent should put to the association in writing: does the 2026 to 2027 budget fund reserves at or above the study’s baseline plan for every SIRS component, and if not, what is the plan?

What Would a Special Assessment or Loan Require?

Under section 718.112(2)(f), for any budget adopted on or after December 31, 2024, owners of a condominium that must have a SIRS may not vote to waive or reduce reserves for the SIRS items, and reserve funds for those items may not be spent on anything else. Reserves for SIRS items may be funded by regular assessments, special assessments, lines of credit or loans, and a special assessment, a line of credit or a loan for that purpose requires the approval of a majority of the total voting interests of the association. Any such assessment, line of credit or loan must appear in the annual financial statement delivered to owners and to prospective purchasers under section 718.503.

What the public record shows at Waterford: the association reported no SIRS-linked special assessment in December 2024, and our search of the Collier County Clerk’s official records index under the association’s name returned no recorded mortgage, loan or line-of-credit document. Special assessments are normally adopted by vote and billed rather than recorded, so the Clerk’s index cannot prove that none exists; the estoppel certificate and the financial statement are the documents that do.

Selling at Waterford? A listing file with the SIRS, its funding plan and the current budget answers the first question every Florida condominium buyer asks in 2026. Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

Buying at Waterford? Call Marc at (239) 287-5873 and we will request the study and the budget on day one, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

When Are the Waterford at Vanderbilt Country Club Milestone Inspections Due?

Collier County’s milestone inspection portal lists all ten Waterford at Vanderbilt Country Club buildings, each with its own county permit number and none yet due: Building 1 is scheduled for 2028, Buildings 2 and 3 for 2029, Buildings 4 to 6 for 2030 and Buildings 7 to 10 for 2031, under the county’s 30-year rule.

What the Milestone Law Requires

Section 553.899 of the Florida Statutes requires a building “three habitable stories or more in height” in the condominium form of ownership to have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.” A county may use 25 years where local conditions such as salt water warrant it.

The inspection has two phases. In phase one, a Florida-licensed architect or engineer visually examines the building and gives a qualitative assessment of its structural condition; phase one must be completed within 180 days of the county’s written notice. Phase two, which may include destructive or nondestructive testing, is required only if phase one finds “substantial structural deterioration.” The inspector’s report and a separate summary go to the association and the county, and within 45 days the association must send the summary to every owner, post it on the property and publish the full report on its website if it is required to have one. Repairs for substantial structural deterioration must begin within 365 days of a phase two report.

Collier County’s Rule: 30 Years, Not 25

Collier County implemented the statute in Ordinance 2022-42, adopted October 25, 2022, and amended it with Ordinance 2024-48, adopted November 12, 2024 and filed with the Department of State on November 20, 2024. The county uses the 30-year trigger, not the optional 25-year one: an association “must have a Milestone Inspection performed for each building that is three stories or more in height by December 31 of the year in which the building reaches 30 years of age.” Where a phase two inspection calls for repairs, the 2024 amendment gives the association a total of 150 days from submitting the phase two report to obtain the permits and complete the indicated repairs, following the timeline in the active permit. The county’s program and forms are on its Milestone Inspections page.

The County’s Schedule, Building by Building

Source: Collier County milestone inspection map service, layer MilestonePoints, queried September 26, 2026 (926 buildings countywide). The same layer codes all ten to Commissioner District 3. No Wedgewood building appears in it, consistent with Wedgewood’s two stories.

The county’s years line up with the Clerk’s record of when each building was finished. The surveyor’s certificates of substantial completion recorded for Waterford run from April 6, 1999 for Building 1 to August 20, 2001 for Building 10 (Collier County Clerk, Official Records Books 2531 to 2878), and the county roll dates Building 1 to 1998. The milestone year follows each building’s certificate of occupancy, which the county holds.

What the Milestone Schedule Means for Owners and Buyers

Nothing is overdue, and nothing is due before 2028. Three practical points follow.

• The first report arrives within about two years. Building 1’s inspection falls due by December 31, 2028. Its phase one summary, and whether phase two is needed, will be the first engineering read on a Waterford building the public can see, because the association must post it.
• A milestone can shift the reserve plan. If a phase two inspection calls for repairs, the association may delay its next SIRS or pause reserves for up to two budgets to fund them, with the member votes the statute sets.
• Buyers after 2028 get more paper. From then on, the inspector-prepared summary for the building is part of the resale package under section 718.503(2)(a).

Selling before 2028? The milestone schedule is a talking point in your favor: nothing is due, and the association reported its SIRS early. Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

Buying at Waterford? Call Marc at (239) 287-5873 and we will tell you which building’s inspection comes first and what that means for the home you are considering, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Should a Buyer Request From the Waterford at Vanderbilt Country Club Association?

A Waterford at Vanderbilt Country Club buyer should request the structural integrity reserve study and its funding plan, the current budget and reserve schedule, the annual financial statement, the master insurance declarations, any board or member vote on assessments or loans since 2024, the milestone schedule for the building, and the full section 718.503 resale package.

The Statutory Resale Package

Under section 718.503(2)(a) of the Florida Statutes (statute text), a buyer who has signed a contract for a condominium resale is entitled, at the seller’s expense, to a current copy of:

1. the declaration of condominium;
2. the articles of incorporation of the association;
3. the bylaws and rules of the association;
4. an annual financial statement and annual budget;
5. the inspector-prepared summary of the milestone inspection report, if applicable;
6. the association’s most recent structural integrity reserve study, or a statement that the association has not completed one;
7. the turnover inspection report, for a turnover inspection performed on or after July 1, 2023;
8. the “Frequently Asked Questions and Answers” document required by section 718.504.

Item 7 covers only turnover inspections performed on or after July 1, 2023; the county record shows Worthington’s first sales at Waterford ending by 2003, so by our reading the developer turnover long predates that rule and item 7 does not reach Waterford. Item 5 will apply once a Waterford building completes its milestone inspection. The contract must carry the statute’s seven-day voidability clause, counted excluding Saturdays, Sundays and legal holidays, and for contracts signed after December 31, 2024, section 718.503(2)(e) requires a conspicuous statement if a required SIRS or milestone inspection has not been completed. On the state’s record, Waterford’s SIRS is complete.

The Questions to Put in Writing

• Does the adopted 2026 to 2027 budget fund reserves at or above the SIRS baseline plan for every component, and what is the current reserve balance?
• Has the board or the membership approved, or scheduled a vote on, any special assessment, line of credit or loan since the study?
• What did the study estimate for the roof, windows and exterior doors, waterproofing and the elevators, and in what years?
• What is the master policy’s carrier, windstorm deductible and renewal date, and has a loss assessment been levied since 2022?
• How many covered parking spaces does the unit have, which storage room is assigned to it, and are there pet, rental or approval rules in the Waterford declarations beyond the master rules?
• Where is the association’s official records website, and when were the last two years of minutes posted?

The Estoppel Certificates

A Waterford sale needs the master association’s estoppel certificate ($299 on the 2026 fee sheet, plus a $500 New Home Buyer Processing Fee) and the condominium association’s account status. Florida’s condominium estoppel statute, section 718.116, sets what the certificate must state, including assessments and any special assessments; the master association’s certificate falls under section 720.30851. Order both in the first days of the contract, because the estoppel is where a buyer first sees the balances of the two club-wide assessments and any Waterford assessment.

Buying at Waterford? We build this file for you. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Selling at Waterford? Assemble the package before listing and the seven-day clock runs in your favor. Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

How Did Waterford at Vanderbilt Country Club Come to Be?

Waterford at Vanderbilt Country Club was built by Worthington Communities of Naples from 1998 to 2001 as the three-story condominium line of Vanderbilt Country Club, declared as three condominiums between December 1998 and October 2000, with ten buildings certified complete one after another from April 1999 to August 2001.

Worthington Communities and the Master Plan

Vanderbilt Country Club was developed by Worthington Communities of Naples, Inc., named as the “Declarant” in the master association’s founding documents, which built all four home types itself under the Worthington Communities contractor license CBC036392 printed on every club floor plan, including the Waterford sheet. The original Master Declaration was recorded July 7, 1998 at Official Records Book 2437, Page 3017, and the Vanderbilt Community Association, the Waterford association and the Wedgewood association were incorporated within days of each other in September 1998. The Waterford at Vanderbilt Condominium Association, Inc. was filed with the Florida Division of Corporations on September 21, 1998 as document N98000005470 (Sunbiz record).

Three Declarations, Ten Buildings

Source: Collier County Clerk of the Circuit Court, official records search under the party name “Waterford at Vanderbilt,” read September 26, 2026 (85 records, index verified to September 24, 2026). The DBPR register gives the same three declaration dates. The completion certificates are surveyor’s certificates of substantial completion recorded by the developer under Florida condominium law; they are the best public proxy for when each building was done.

First Sales, 1999 to 2001

The county’s recorded deeds show Worthington’s first sales at Waterford: 58 in 1999 at a $130,650 median, 73 in 2000 and 69 in 2001, with the median first-sale price rising from about $130,000 to about $154,000 as the later buildings opened. By 2003 essentially every Waterford home had its first owner.

Later Recorded Work

The Clerk’s record after the developer years is short and practical: developer amendments recorded in 2001 and 2002, an association-recorded declaration instrument on December 27, 2011 (O.R. Book 4749, Page 3481), a notice of commencement for electrical work on Condo No. 1 in July 2012, and notices of commencement filed on May 31, 2019 for a roofing contractor on each of the three condominiums (O.R. Book 5636, Pages 166 to 168). By our reading, that points to a village-wide re-roofing project beginning in 2019; the permits in the county’s system hold its scope and completion dates.

The Waterford Floor Plans: Hampton, Aston and Brighton

Waterford at Vanderbilt Country Club offers three Worthington floor plans, repeated on every floor of every building: the 1,282 square foot two-bedroom Hampton, the 1,440 square foot two-bedroom-and-den Aston and the 1,700 square foot corner Brighton with a den or third bedroom. The county roll confirms 120 Hamptons, 60 Astons and 60 Brightons.

The Plans at a Glance

Sources: Worthington Communities’ Waterford floor plans, sheet dated August 1998, hosted by the club; home counts from the Collier County Property Appraiser 2026 preliminary roll, where every unit’s base area is exactly one of the three plan sizes. The club states the top of the range as 1,705 square feet; the Worthington sheet and the county both say 1,700.

The Hampton

The Hampton is the Waterford entry plan and half the village. The Worthington sheet shows a 12 foot 4 inch by 14 foot master suite, a 13 by 14 foot 4 inch living room, a 14 foot 4 inch by 10 foot dining room, a second bedroom of 11 by 12 feet, a morning room off the kitchen, an inside laundry and a 12 foot 8 inch by 7 foot 4 inch lanai. In the 24 months since September 2024 the county recorded eight Hampton sales from $295,000 to $350,000.

The Aston

The Aston adds a den of 12 feet 6 inches by 10 feet and a larger master of 17 by 11 feet, with a 14 foot 4 inch by 14 foot 6 inch living room, a 14 foot 4 inch by 9 foot dining room, a 12 foot 6 inch by 11 foot second bedroom, a morning room and a 10 by 13 foot 4 inch lanai. Five Aston sales in the 24-month window ran $330,000 to $400,000.

The Brighton

The Brighton is the corner home, and the one the market pays for. Its 12 foot 8 inch by 18 foot master, 16 foot 6 inch by 14 foot living room, 16 foot 6 inch by 9 foot dining room, den or third bedroom of 11 by 14 feet 6 inches, second bedroom of 12 by 11 feet and a 12 foot 4 inch by 12 foot lanai with its own storage give it the most glass and the most flexible layout. Six Brighton sales ran $358,000 to $455,000 in the 24-month window, and a first-floor Brighton set the 36-month high of $490,000 in May 2024.

What the Owner Maintains, and What the Association Does

Inside the unit, the owner maintains the finishes and systems the condominium documents assign to the unit, and insures them on an HO-6 policy. The building shell, roof tile, exterior paint, landscaping, pest control, water and sewer, and building insurance are paid through the Waterford fee, per the club’s 2026 fee sheet. The exact line between unit and common element is drawn in each condominium’s recorded declaration, which the buyer receives in the resale package.

What Amenities Come With a Waterford at Vanderbilt Country Club Condominium?

A Waterford at Vanderbilt Country Club condominium comes with full membership in Vanderbilt Country Club, which the club says is mandatory and included with every residential purchase, plus the village’s own Parkstone Pool, an elevator, a screened lanai, covered parking and a lockable storage room.

Inside Waterford

• The Parkstone Pool: one of three satellite pools at the club, “one in the Waterford Association and two in the Wedgewood Association,” per the club’s FAQ; the club’s site plan places it at the southwest corner of Parkstone Place.
• Elevators, screened lanais, covered parking and lockable storage rooms, per the club’s real estate page.
• Golf-course and lake views: the ten buildings surround the 10th and 11th holes.
• Waterford’s own trash and recycling containers: the Master Declaration says “Only Waterford residents are allowed to place trash in the Waterford trash and recycling containers” (section 7.12).

Through the Club: What Membership Includes

Every Waterford owner is a member of Vanderbilt Country Club, which the members own through the Vanderbilt Community Association. Per the club’s real estate FAQ and 2026 fee sheet, membership includes the 18-hole, par-72 championship course designed by Gordon Lewis and redesigned by Kipp Schulties in 2015, with no greens fees for owners and their designees (Master Declaration section 5.11 as amended in 2024); the clubhouse and Terrace Café; the resort-style main pool and spa; six lighted Har-Tru tennis courts with two temporary pickleball courts, and four permanent pickleball courts approved in May 2026; three bocce courts; and the 5,100 square foot Fitness Center. From May 1 to October 31 the club reciprocates with over 40 area clubs. Dependents under 23 who are not married are members too. The full detail of the club is in our Vanderbilt Country Club guide.

What Is Charged Separately

Cart fees ($33 for 18 holes on a club cart), the $1,200 annual food and beverage minimum, guest fees, and the two club-wide special assessments described in the fee section are charged on top of dues, per the 2026 fee sheet and the 2026 Member and Tenant Fee Schedule.

What Are the HOA Fees at Waterford at Vanderbilt Country Club in 2026?

Waterford at Vanderbilt Country Club owners pay a 2026 condominium fee of $5,253.56 a year in No. 1 and No. 2 and $5,278.40 in No. 3, on top of $13,159 in master dues, for a recurring $18,412.56 to $18,437.40 a year before the $1,200 food and beverage minimum, per the club’s fee sheet dated August 20, 2026.

The Waterford Fee, Line by Line

Source: VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026, re-read September 26, 2026. The last column is our addition of the published lines. The fee sheet prints the condominium fiscal year as April 1, 2026 to March 31, 2027.

What the Waterford Fee Covers, in the Fee Sheet’s Words

• Waterford operating or neighborhood fee: “property management, residential landscaping, water & sewer, pest control, building maintenance, building insurance, and garbage.”
• Waterford reserves: “exterior painting, roof tile replacement, and waterline replacement.”
• VCA master dues ($10,894 operating, $2,240 asset replacement reserves, $25 new capital): the club’s operating costs “including the golf course expenses, Clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television & internet, common grounds, landscaping.”

So what is included in a Waterford owner’s $18,412.56, by the fee sheet: building insurance, water and sewer, garbage, pest control, landscaping, building maintenance and management, the three reserve items above, the club’s golf and amenities, cable television and internet, and gated access. What is not included: the owner’s HO-6 policy, electricity inside the unit, the food and beverage minimum, cart fees and the special assessments. What the sheet does not say is how the budget allocates reserves among the eight SIRS components; that is in the adopted budget.

How Waterford’s Fee Compares

Waterford carries the highest neighborhood fee and the highest recurring total in the community, but the comparison is not like for like: the Villa and Estate fees cover “property management and residential landscaping” only, so those owners pay their own roof, insurance, water and sewer out of pocket.

Waterford’s Layered Fees at Vanderbilt Country Club: Condominium, Master Dues, Assessments and Closing Costs

Waterford at Vanderbilt Country Club owners carry five cost layers: the condominium fee, the $13,159 master dues, the $1,200 food and beverage minimum, two approved club-wide assessments ($678 for pickleball and $7,895 to $8,750 for the golf course), and a $15,000 Resale Capital Contribution paid by each new buyer at closing.

The Layers, One by One

Both club-wide assessments are charged at the unit level and, in the fee sheet’s words, “will remain the obligation of any successor owner of the property.” The golf course work is scheduled to begin in 2032; the pickleball construction in fall 2026.

A Worked First Year for a Waterford Buyer

Take a buyer closing in late 2026 on a Waterford No. 3 home who pays the golf assessment as a lump sum. From the published lines: $15,000 Resale Capital Contribution, $500 processing fee, $18,437.40 in master dues and Waterford fee, $1,200 food and beverage minimum and $7,895 for the golf assessment comes to $43,032.40 over the first twelve months, before property tax, the HO-6 policy, any unpaid pickleball balance and ordinary Florida closing costs (our arithmetic). In later years the same home carries $19,637.40 a year in dues, fee and minimum at 2026 rates.

At Waterford’s prices that first-year stack is large: the $15,000 capital contribution alone is about 4.3% of the $350,000 24-month median, against about 2.8% of Wedgewood’s $545,000 24-month median. Buyers price it in; sellers should expect them to.

What Is Not Published

The Waterford association’s adopted budget, reserve balances, SIRS funding plan and insurance schedule are not published; they reach buyers through the resale package, the questionnaire and the estoppel. Whether the Waterford declarations impose a transfer fee of their own is not posted publicly. 2027 dues are not yet set.

Who Governs Waterford at Vanderbilt Country Club? The Association, Its Records and Its Documents

Waterford at Vanderbilt Country Club is governed by Waterford at Vanderbilt Condominium Association, Inc., a Florida not-for-profit corporation filed September 21, 1998 (document N98000005470), which operates three recorded condominiums under Chapter 718 and sits beneath the Vanderbilt Community Association’s recorded Master Declaration under Chapter 720.

The Association on the State’s Records

Sources: Sunbiz search, DBPR condominium extract, the DBPR SIRS database and the county milestone map. The Sunbiz detail page could not be re-read on September 26, 2026 because the state’s document search was down for maintenance until September 28; the figures above are from the reading of September 23, 2026. Board members are listed on the state filing; this guide does not name them.

Who Manages Waterford?

No outside management company appears on the state filings. The association’s addresses are club addresses, the club’s Prospective Owners page routes condominium questionnaires to its Assistant Community Association Manager, and the Waterford fee pays for “property management.” By our reading, Waterford is managed by the Vanderbilt Community Association’s own staff at the clubhouse. The club office is at 8250 Danbury Boulevard, (239) 348-2662.

The Documents That Govern a Waterford Home

• The three Declarations of Condominium (O.R. 2494/1836, 2654/570 and 2736/1830) and their amendments, which set unit boundaries, maintenance, use and leasing rules for each condominium.
• The Waterford bylaws (recorded April 7, 2000, O.R. 2661/39) and rules.
• The Amended and Restated Master Declaration of the Vanderbilt Community Association (recorded December 17, 2020, O.R. Book 5862, Page 3140), with the 2024 amendment recorded March 7, 2024 at O.R. Book 6336, Page 2270 (club-hosted Master Declaration; 2024 amendment).
• The VCA Bylaws, under which the sitting presidents of the Waterford and Wedgewood associations serve on the master association’s nominating committee (VCA Bylaws).

The Waterford declarations themselves are not posted on the club’s public pages; they are public once recorded and can be pulled from the Clerk’s official records by book and page.

Architecture and Exterior Changes

Exterior changes at Waterford, such as windows, doors, hurricane protection and lanai enclosures, are building elements governed by the condominium documents and the Waterford board. Section 718.113(5) of the Florida Statutes requires each condominium board to adopt hurricane protection specifications for each building; the specifications Waterford has adopted are not published on the club’s public pages. The master association’s Architectural Review rules apply to changes visible from common areas.

Is Waterford at Vanderbilt Country Club a 55+ Community?

No. Waterford at Vanderbilt Country Club carries no age restriction in the recorded Master Declaration or on the 2026 fee sheet, and the club treats unmarried dependents under 23 as members, so by our reading Vanderbilt Country Club, Waterford included, is an all-ages community. The county roll holds no age field, so the owners’ age mix is not published.

The Waterford declarations are not posted publicly, but no housing-for-older-persons registration or 55-plus restriction appears in any Waterford record we read, including the DBPR register. If an age-restricted building matters to you, confirm with the association in writing.

Can You Rent Out a Waterford at Vanderbilt Country Club Condo?

Yes, within the master association’s rules. A Waterford at Vanderbilt Country Club owner may lease the whole home for at least 30 days (February excepted) and no more than one year, up to four times a year, with prior written approval from the Vanderbilt Community Association; club privileges pass to the tenant, and the owner may not be in residence.

The Leasing Rules in One Table

Sources: Master Declaration section 10.2 and 10.8, the club’s renter page, the Membership Transfer Application and the 2026 fee sheet.

What a Waterford Landlord Should Plan For

The Waterford condominium declarations may add leasing rules of their own; they are not posted publicly, so ask the association before you buy to rent. The practical economics: a Waterford owner pays $18,412.56 or more a year in dues and fees whether or not the home is leased, the owner gives up club use while a tenant is in residence, and tenant food and beverage spending counts toward the owner’s $1,200 minimum. The low homestead share, 26.7%, tells you many Waterford owners already use their homes as seasonal residences or rentals.

Pet Rules at Waterford at Vanderbilt Country Club

Waterford at Vanderbilt Country Club owners and renters may keep up to two household pets per home under section 7.8 of the recorded Master Declaration, on a leash whenever outside the home, with no commercial breeding; the club’s FAQ adds that owners must clean up after their pets. No breed or weight limit appears in the Master Declaration.

Whether the Waterford condominium declarations or rules add limits, such as a weight cap or a rule about pets in elevators and common hallways, is not published on the club’s public pages. Ask the association for its current rules before you write an offer if you have a large dog.

Hurricanes, Flood Zone and Insurance at Waterford at Vanderbilt Country Club

All ten Waterford at Vanderbilt Country Club buildings test as FEMA Zone X, minimal flood hazard, with ground at about 15.5 to 16.2 feet, and six hold Letters of Map Amendment. The village sits about nine miles inland in evacuation Zone E; the association’s master policy insures the buildings and owners carry HO-6 policies.

The Flood Map, Building by Building

Sources: FEMA’s National Flood Hazard Layer queried September 26, 2026 at the county’s milestone building points; ground from the USGS Elevation Point Query Service the same day (Building 1’s query failed, and its 15.5 feet is our September 23 measurement at the county address point); Letters of Map Amendment from FEMA’s Map Service Center (13-04-7927A, 14-04-2822A, 16-04-7372A).

Across the three Waterford condominiums, Collier County publishes 290 address points: every residential unit, numbers 101 to 308, reads Zone X, and the 37 points in Zone AH are the numbered points 1 to 4 at each building address, which by our reading of the club’s description are the covered parking and storage structures. The effective panel for Waterford is 12021C0410H (May 16, 2012). FEMA’s preliminary map, with a target effective date of summer 2027 per the county’s August 2026 release, renumbers the panel 12021C0406J and changes no Waterford zone. The 2016 letters carry FEMA’s “study underway” note that a new map will supersede them, so keep the letter and watch the revalidation list when the new map takes effect.

Evacuation, Surge and Wind

Parkstone Place returns Collier evacuation Zone E, the fifth of six zones, on the county’s evacuation layer. The clubhouse is about 9.1 straight-line miles from the Gulf, east of I-75. Hurricane Ian’s 2022 surge “covered almost all of Collier County south/west of Tamiami Trail/US 41,” per the National Weather Service Ian summary, far from Waterford; Irma in 2017 was the wind event, with a 112 mph gust at the North Naples station per the NWS Irma report. No primary source we found reports storm damage specific to a Waterford building.

The Master Policy and the HO-6

Florida’s condominium act, section 718.111(11), requires the association to carry adequate property insurance on the building, with replacement cost determined at least every three years, and excludes floor, wall and ceiling coverings, fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments, which are the owner’s to insure on an HO-6 along with contents, liability and loss assessment. The Waterford fee pays the building insurance, per the fee sheet; the master policy’s carrier, premium and windstorm deductible are not published, so ask for the declarations page. Because a named-storm deductible on a master policy can reach owners as an assessment, loss-assessment coverage on the HO-6 is worth pricing.

Flood Insurance, Citizens and the Condo Grant Program

In Zone X, federal rules do not require flood insurance on a federally backed mortgage, though a lender may. Collier County’s Community Rating System Class 5 gives eligible NFIP policies a 25% discount (FEMA CRS list, April 2026). Citizens Property Insurance’s flood requirement, which reaches all its personal residential wind policies on January 1, 2027, exempts condominium unit-owner (HO-6) policies (Citizens flood page). The state’s My Safe Florida Condominium Pilot funds hardening for buildings three stories or taller within 15 miles of the coast with a board vote and approval of at least 75% of resident owners; by our reading Waterford meets the height and distance tests, and current funding windows are not stated on the program page.

Built Before the Florida Building Code

Every Waterford building was permitted before the statewide Florida Building Code took effect on March 1, 2002, under Collier County’s earlier code. On the state’s wind mitigation form, OIR-B1-1802, a condominium’s building-level features are documented for the association’s policy, while an HO-6 owner’s discounts depend on the unit’s openings and the insurer. The 2019 roofing notices of commencement suggest the roofs are about seven years old rather than 25; the permit records and the SIRS hold the exact roof dates.

Selling at Waterford? A Zone X result, the building’s Letter of Map Amendment where one exists and the master policy’s declarations page settle a buyer’s lender quickly. Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

Buying at Waterford? Call Marc at (239) 287-5873 and we will pull the flood record and insurance page for your building before the financing deadline, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Which Schools Serve Waterford at Vanderbilt Country Club?

Waterford at Vanderbilt Country Club addresses on Parkstone Place and at 8285 Danbury Boulevard are zoned to Bear Creek Elementary, Oakridge Middle and Barron Collier High for the 2026-27 school year, with no rezone flag, per the Collier County Public Schools address service, and all three schools graded A for 2025-26.

We queried the district’s address service on September 26, 2026 for 8285 Danbury Boulevard, 8267 Parkstone Place and 8253 Parkstone Place, adding Building 10 to the hub’s earlier tests of 8217 and 8239 Parkstone Place; every unit record returned the same three schools. Grades are from the district’s 2026 Accountability Brief. Older pages naming Big Cypress Elementary predate Bear Creek’s opening in August 2025. Confirm any address on the district’s attendance boundaries page before relying on it.

County Permits and Recorded Work at Waterford at Vanderbilt Country Club

The public record for Waterford at Vanderbilt Country Club holds three declarations (1998 to 2000), ten surveyor’s completion certificates (1999 to 2001), a 2012 electrical notice of commencement, 2019 roofing notices of commencement for all three condominiums, six FEMA Letters of Map Amendment, a completed SIRS on the state’s database and ten open county milestone permits.

We found no recorded mortgage, loan or line of credit by the association, and we do not infer that no other permitted work exists. Search Collier building permits by each street number through the county’s permitting system and notices of commencement in the Collier Clerk’s official records search under “Waterford at Vanderbilt”; the association’s reserve schedule and minutes are the fastest route to the same answer.

What Is Being Built Near Waterford at Vanderbilt Country Club?

The land around Waterford at Vanderbilt Country Club is built out, so the changes owners notice are on the roads: the Vanderbilt Beach Road Extension opened past the main gate on June 12, 2026, I-75 express lanes with direct access at Vanderbilt Beach Road begin construction this fall, and Pulte opened sales at the 51-home Opus Stone to the east.

• Vanderbilt Beach Road Extension, Phase 1: opened to traffic June 12, 2026, six lanes east of Collier Boulevard with improvements at the Danbury Boulevard gate intersection, per Collier County and Gulfshore Business. Expect more through-traffic at the gate than before 2026.
• I-75 express lanes: FDOT project 452544-1 includes “Direct access to express lanes at Vanderbilt Beach Road”; WGCU reported on September 20, 2026 that work begins this fall and runs three to four years.
• Opus Stone: Pulte launched sales at the Seagate-planned 51-home community at Vanderbilt Beach Road and Massey Street, per Gulfshore Business, May 14, 2026.
• Coastal Vanderbilt Beach Road widening: about 1.8 miles near US 41 mobilized in July 2026 for about two years, on the drive to the beach (county release).
• Inside the gates: the four permanent pickleball courts approved May 7, 2026 are scheduled for fall 2026, and the Golf Course Replacement Project for 2032, per the fee sheet.

Daily Logistics at Waterford at Vanderbilt Country Club

Daily life at Waterford at Vanderbilt Country Club runs through the staffed Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard: groceries about 1.2 miles away, a freestanding emergency room about 2.5 miles, Vanderbilt Beach about 9 to 10 road miles, downtown Naples about 15 miles and Southwest Florida International Airport about 28 miles, roughly 40 minutes off-peak.

Distances are the free-flow routing measurements from the clubhouse published in our Vanderbilt Country Club guide; Waterford’s buildings are a few hundred yards from the clubhouse, and January to April traffic adds time.

• Gates and guests: guests are pre-registered with the Main Gatehouse and show a driver’s license; the Collier Boulevard gate at Preswick Lane is members only and unmanned (club guest page). Gatehouse (239) 348-3385.
• Trash: Waterford uses its own shared trash and recycling containers (Master Declaration section 7.12), and garbage is in the Waterford fee.
• Water, sewer, cable and internet: water and sewer are in the Waterford fee; cable television and internet are in the master dues, per the fee sheet. The provider and contract terms are not published.
• Mail: all Waterford homes carry Naples, FL 34120 addresses; mailbox arrangements are not published by the club.
• Walking: the club’s site plan marks a one-mile Parkstone Place loop and a 3.4-mile perimeter loop.

Selling at Waterford? We market with measured distances, not guesses. Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

Buying at Waterford? Call Marc at (239) 287-5873 and we will drive your real commute with you, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

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

Waterford at Vanderbilt Country Club is the entry point to Vanderbilt Country Club: a 24-month county median of $350,000 against $545,000 for Wedgewood and $920,000 for the single-family homes, the lowest homestead share and lowest turnover of the three product lines, the highest neighborhood fee, and the only village inside Florida’s SIRS and milestone laws.

The Benchmark Table

Yardstick: Collier County Property Appraiser 2026 preliminary roll (files dated August 29, 2026), qualified improved recorded sales, the same code and the same windows for every village; fees from the club’s 2026 fee sheet dated August 20, 2026; building descriptions from the club’s real estate page. The county does not separate Estate Homes from Villa Homes on the roll, so the two single-family lines are shown together here; their own guides split them.

Every village pays the same $13,159 master dues and the same $15,000 capital contribution and shares the same course and clubhouse. What changes is the building, the fee, the parking and the price per foot.

Waterford at Vanderbilt Country Club vs Wedgewood at Vanderbilt: Which Should You Choose?

Choose Waterford at Vanderbilt Country Club for the lowest price into a bundled-golf club, an elevator and a lock-and-leave with the building fully maintained; choose Wedgewood at Vanderbilt for a private garage with room for a golf cart, a two-story building outside the SIRS and milestone laws and larger plans, at a median about $195,000 higher over 24 months.

Wedgewood is the natural comparison: both are Worthington condominium villages built 1998 to 2001, both carry building insurance and water in the fee, both share the club. Our Wedgewood at Vanderbilt guide covers it in the same depth.

The Decision Table

Sources: Collier County Property Appraiser 2026 preliminary roll; 2026 fee sheet; club real estate page and floor plans; DBPR SIRS database; Collier County milestone map; FEMA NFHL.

Who Should Choose Which

Choose Waterford if price of entry matters most, if you want an elevator and one-level living without a staircase, if you will be here in season and want the building handled while you are away, and if you are comfortable reading a condominium file with a SIRS and a milestone schedule in it. The trade is no garage, no private cart, the highest neighborhood fee in the community and a buyer pool that asks structural questions first.

Choose Wedgewood if you want a garage for the car and a private cart, a larger plan, a two-story building permanently outside the SIRS and milestone regimes, and the busiest resale market in the community. The trade is a price about $195,000 higher at the 24-month median and stairs to every upstairs home.

Honest Pros and Cons of Owning at Waterford at Vanderbilt Country Club

Waterford at Vanderbilt Country Club offers full club membership, an elevator and a maintained building at the lowest price in Vanderbilt Country Club, with its structural study reported to the state; against that, it has no garages or private carts, the community’s highest neighborhood fee, milestone inspections ahead and a softer recent price record.

The Pros

• The lowest price into the club. A $350,000 county median over 24 months for the same membership an Estate Home owner has.
• Lock and leave. Building insurance, exterior maintenance, landscaping, water, sewer and garbage are in the fee.
• An elevator. One-level living on any floor.
• SIRS done early. The association reported its study completed November 19, 2024, thirteen months before the deadline, with no special assessment reported alongside it.
• Nothing overdue. No milestone inspection is due before 2028.
• Zone X at every building, with ground about 15.5 to 16.2 feet and six buildings holding Letters of Map Amendment.
• A-rated schools by address for 2026-27.
• Lower taxes. A $2,667.08 median bill on the 2026 preliminary roll.

The Cons

• No garage and, by our reading, no private cart.
• The highest neighborhood fee in the community, $5,253.56 to $5,278.40 on top of $13,159 in dues.
• The SIRS funding plan is not public. You learn the reserve position from the association, not from any public source.
• Milestone inspections are coming, 2028 to 2031, and a phase two finding would mean repairs.
• Thin and softer sales. Six recorded sales in twelve months, and the 2026 sales set the low end of the 24-month range.
• A capital contribution that weighs more here. $15,000 is about 4.3% of the 24-month median.
• Leasing costs you the club while a tenant is in residence.
• Seasonal buildings. Only 26.7% of homes are homesteaded.

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

If you’re searching for a Waterford at Vanderbilt Country Club listing agent, or thinking, ‘I need someone to sell my Waterford at Vanderbilt Country Club home…’ you are selling into a six-sale year and a seasonal buyer pool that asks about the SIRS first. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every listing from this record.

Honors and recognition:

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

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

Waterford Sold Stats, Window by Window

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

• Leading window, county recorded, DOR-qualified, 24 months since September 2024: 19 resales, none builder-direct, dollar volume $6,906,000, median $350,000 (n = 19, odd), low $295,000, high $455,000.
• County recorded, trailing twelve months August 30, 2025 to August 29, 2026: In the last 12 months Waterford at Vanderbilt Country Club has seen 6 resales, dollar volume $1,967,000, median $334,500 (even; $330,000 and $339,000), range $295,000 to $358,000.
• MLS, blended across all four home types, twelve months to September 24, 2026: 31 closings at a median 95.6% of final list price after a median 33.5 days on market. Waterford-only days on market and sale-to-list are not yet split out of the pull; the four Waterford listings active on September 24, 2026 had been on the market 97 to 174 days.
• The county record does not name the listing office on each sale, so we state no represented count.

Selling a Waterford Home Is Different in Six Ways

• The SIRS file: under section 718.503 your buyer receives the association’s most recent structural integrity reserve study at your expense. The state’s database says it was completed November 19, 2024; we obtain the study and the current budget before listing so the answer is in the first showing, not the second week of the contract.
• Price by plan and floor: a first-floor home has sold for more per foot than a third-floor home in every window we measured, the opposite of the county’s just-value ladder.
• Two estoppels and a questionnaire: the master association’s ($299 plus a $500 processing fee to the buyer) and the condominium’s, plus the $150 questionnaire, ordered the day the contract is signed.
• The capital contribution weighs more here: your buyer owes $15,000 at closing, about 4.3% of the median, and in a slow month some sellers credit part of it.
• The milestone schedule: nothing is due before 2028; we put your building’s county permit number and year in the listing file.
• Season: 57.5% of Waterford owners get their tax bill outside Florida, and the likeliest buyer is in the Northeast or Midwest until January. We time the launch accordingly and market to them before they arrive.

Showings, Signs and the Gate

Showing agents present a driver’s license and business card at the Main Gatehouse on Vanderbilt Beach Road and pre-register with the association office. The association allows one 24 by 24 inch For Sale sign in its tan and blue specification, street side only, with no riders or Sold signs and no signs in windows or on lanais, per the club’s Realtors page. With 57.5% of owners mailing outside Florida, we are set up to sell for an owner who is not here.

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

Start with a free Waterford home valuation. It takes about a minute, and Jesse follows up with the Waterford sales that fit your home: same plan, same floor, adjusted for updates, view and any lease. An automated estimate cannot tell a third-floor Hampton from a first-floor Brighton, and at Waterford that difference is more than $100,000.

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

Is now a good time to sell a Waterford condominium?

For a home priced to its own plan and floor, with the SIRS file in hand, yes: nothing milestone-related is due before 2028, no Brighton was for sale on September 24, 2026, and season starts in November.

How do I price a Hampton at Waterford?

Against the Hampton sales on your floor. Upper-floor Hamptons recorded $295,000 and $300,000 in March 2026; first-floor Hamptons recorded $345,000 to $350,000 from November 2024 to April 2025.

Will the SIRS hurt my sale?

A completed study helps; uncertainty hurts. Waterford’s study is on the state’s record as completed in 2024, so the task is to have the study and the budget ready for the buyer.

Does a Waterford sale need association approval?

Not from the master association, which “does not have an application process for purchases.” Any Waterford approval step would be in its declarations; we confirm it before listing.

What paperwork should I gather before listing?

The section 718.503 package including the SIRS, the current budget and financial statement, the master insurance page, your building’s Letter of Map Amendment if it has one, and both estoppel requests ready to order.

Your Local Real Estate Experts

Waterford owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Waterford’s state filings, the SIRS database, the county milestone portal, the Clerk’s record, the county roll and every recent sale before writing this guide.

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

McGreevy and Comisar are the Domain Realty team behind this Waterford at Vanderbilt Country Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Waterford sellers; Marc leads buyer representation, which at Waterford means reading the SIRS file, the fee stack and the milestone schedule before you write an offer.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.

What Our Clients Say

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

★★★★★ “Marc 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

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, 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 Waterford at Vanderbilt Country Club home? Get a free Waterford home valuation, or call Jesse direct at (239) 898-6072.

Buying at Waterford? 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

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

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

Frequently Asked Questions, Buyer Edition

These Waterford at Vanderbilt Country Club buyer questions are answered from the club’s documents, the state’s condominium and SIRS records, the county’s roll, milestone portal and Clerk’s index, FEMA’s map and the Southwest Florida MLS, pulled September 24, 2026. Where the public record stops, we say so and name the document that holds the answer.

What is Waterford at Vanderbilt Country Club?

A 240-home condominium village inside Vanderbilt Country Club, ZIP 34120: ten three-story elevator buildings of 24 homes, nine on Parkstone Place and one at 8285 Danbury Boulevard, built by Worthington Communities from 1998 to 2001 (club real estate page; Collier County roll).

How many buildings and homes are in Waterford?

Ten buildings and 240 homes: Condo No. 1 has three buildings (72 homes), No. 2 three (72) and No. 3 four (96), per the DBPR register and the county roll.

What floor plans are available?

Three: the 1,282 square foot Hampton (2 bedrooms, 2 baths), the 1,440 square foot Aston (2 bedrooms plus den) and the 1,700 square foot Brighton (2 bedrooms plus den or bedroom 3). There are 120 Hamptons, 60 Astons and 60 Brightons.

Do the Waterford buildings have elevators?

Yes. The club lists “an elevator to upper floors” among Waterford’s amenities. The number of elevators per building is not published.

Do Waterford condos have garages?

No. Waterford has covered parking and lockable storage rooms, per the club.

Can I keep a private golf cart at Waterford?

By our reading, no: the $2,200 private cart trail fee requires storage in an attached garage, and Waterford homes have none. Owners use club carts at $33 for 18 holes.

How much do Waterford condos sell for?

The county recorded 19 resales in the 24 months since September 2024 at a $350,000 median, from $295,000 to $455,000; Hamptons $295,000 to $350,000, Astons $330,000 to $400,000, Brightons $358,000 to $455,000.

What are the HOA fees at Waterford in 2026?

$5,253.56 a year in No. 1 and No. 2 and $5,278.40 in No. 3, plus $13,159 in master dues, for $18,412.56 to $18,437.40 a year, per the 2026 fee sheet.

What does the Waterford fee cover?

Property management, landscaping, water and sewer, pest control, building maintenance, building insurance and garbage, plus reserves for exterior painting, roof tile and waterlines, in the fee sheet’s words.

Is golf membership included?

Yes. The club says membership “is mandatory and included with every residential purchase,” with no greens fees for owners.

What does a buyer pay at closing?

The $15,000 Resale Capital Contribution, a $500 New Home Buyer Processing Fee, estoppel and questionnaire fees, and any unpaid balance of the pickleball and golf course assessments, plus ordinary Florida closing costs.

Has Waterford completed its structural integrity reserve study?

Yes, per the state: the DBPR SIRS database records a study covering ten buildings completed November 19, 2024 and provided to owners December 10, 2024. Its funding plan is not published; request it from the association.

Is there a special assessment tied to the SIRS?

The association reported none on its December 2024 filing with the state. Confirm the current position on the estoppel certificate and in the latest financial statement.

When are the Waterford milestone inspections due?

Per Collier County’s milestone map: Building 1 in 2028, Buildings 2 and 3 in 2029, Buildings 4 to 6 in 2030 and Buildings 7 to 10 in 2031. None is due now.

Does SIRS apply to Wedgewood too?

No. Wedgewood’s buildings are two stories, below the three-story line in sections 718.112(2)(g) and 553.899.

Who manages the Waterford association?

No outside management company appears on the state filings; by our reading, the Vanderbilt Community Association’s staff manage Waterford from the clubhouse, where questionnaires go to the Assistant Community Association Manager.

Is Waterford a 55+ community?

No age restriction appears in any recorded document we read.

Can I rent out my Waterford condo?

Yes, whole-home leases of 30 days (February excepted) to one year, up to four a year, with VCA approval and a $600 transfer fee; club privileges pass to the tenant.

Are pets allowed?

Up to two household pets per home, leashed outside, under the Master Declaration. Any Waterford-specific rule is in its declarations and rules.

What flood zone is Waterford in?

Zone X, minimal flood hazard, at all ten buildings on FEMA’s current map, and the preliminary map changes nothing.

Do I need flood insurance?

Not under federal rules for a federally backed mortgage in Zone X, though a lender may require it. Citizens’ 2027 flood rule exempts HO-6 policies.

What hurricane evacuation zone is Waterford in?

Collier Zone E, the fifth of six zones.

Who insures the building?

The Waterford association’s master policy, paid through the fee. Owners carry HO-6 policies for interiors, contents, liability and loss assessment.

What schools serve Waterford?

Bear Creek Elementary, Oakridge Middle and Barron Collier High for 2026-27, all A-rated for 2025-26.

What are property taxes at Waterford?

The 2026 preliminary roll’s median bill is $2,667.08; non-homestead homes $2,771.08. A buyer’s bill resets toward the purchase price.

Is there a CDD?

No community development district covers Vanderbilt Country Club, per the state’s special district list and the 2025 millage table for tax area 103.

Which floor is the best value?

On the record, the third: over 24 months third-floor homes sold for a median $236.66 a square foot against $270.83 on the first floor.

How far is Waterford from the beach?

Vanderbilt Beach Park is about 9.6 road miles from the clubhouse, about 19 minutes off-peak.

How does Waterford compare with Wedgewood?

Waterford is about $195,000 less at the 24-month median, with an elevator and no garage; Wedgewood has garages, private carts and no SIRS requirement.

Frequently Asked Questions, Seller Edition

These Waterford at Vanderbilt Country Club seller questions come from Google’s People Also Ask results for Naples condominium sellers, the questions Waterford owners ask us most, and the Waterford public record. Each answer is short, names its source, and says plainly where the public record stops and the association’s files begin.

What is my Waterford condominium worth?

Start from the sales of your plan on your floor: 24-month medians of $345,000 for the Hampton, $344,000 for the Aston (n = 5; $371,500 over 36 months) and $417,500 for the Brighton, adjusted for condition, view and furnishings. A free Waterford home valuation gets you the specific comparables.

How many Waterford homes sold last year?

Six in the twelve months to August 29, 2026, per the county’s recorded qualified sales; 19 in the 24 months since September 2024.

Are Waterford prices dropping?

Softer, not collapsing: the twelve-month median of $334,500 is 9.6% below the 2024 calendar median of $370,000, and the 2026 upper-floor Hampton sales set the low end of the 24-month range. The 36-month median is still $350,000.

How long does it take to sell a Waterford condo?

The four Waterford listings active on September 24, 2026 had been on the market 97 to 174 days. Across all Vanderbilt Country Club home types, the 31 homes that closed in the prior twelve months took a median 33.5 days. Pricing to plan and floor is what closes the gap.

What share of asking price do homes get at Vanderbilt Country Club?

A median 95.6% of final list price across all 31 closings in the twelve months to September 24, 2026, blended across all four home types (Southwest Florida MLS). A Waterford-only ratio is not yet split out.

Is it a buyer’s or seller’s market at Waterford?

About 5 to 8 months of supply on our arithmetic, which leans toward buyers; a well-priced Brighton faced no competing Brighton listing on September 24, 2026.

When is the best time to list a Waterford condo?

Before season. Most Waterford owners, and most buyers, are out of state until the winter; listing in October or November puts your home in front of them as they arrive.

Does the SIRS law apply to my Waterford condo?

Yes. Every Waterford building is three stories, so section 718.112(2)(g) requires a structural integrity reserve study at least every ten years, and the state’s database records Waterford’s as completed November 19, 2024.

Do I have to give my buyer the SIRS?

Yes. Section 718.503(2)(a) entitles the buyer, at your expense, to the association’s most recent structural integrity reserve study along with the declaration, articles, bylaws and rules, financial statement and budget, and the FAQ document.

Will Waterford’s milestone inspection affect my sale?

Not before 2028 for Building 1 and 2029 to 2031 for the others. After that, the inspector’s summary joins the resale package.

What if there is a special assessment when I sell?

It appears on the estoppel certificate, and who pays it is a contract term you negotiate. The two club-wide assessments, $678 for pickleball and $7,895 to $8,750 for the golf course, “remain the obligation of any successor owner,” so buyers commonly ask for a credit for any unpaid balance.

Who pays the $15,000 capital contribution?

The buyer, by section 5.2.5 of the Master Declaration as amended in 2024; some sellers credit part of it in a slow market.

Does my club membership transfer to my buyer?

Membership is not a separate certificate; the buyer becomes a member when the deed records, and your membership ends at closing.

Who pays the estoppel fee?

The requesting party pays the $299 estoppel fee, and the $500 New Home Buyer Processing Fee applies with the request, per the 2026 fee sheet; who bears them is set in the contract.

How many estoppel certificates does a Waterford sale need?

Two: the master association’s and the condominium association’s, plus the $150 condominium questionnaire.

Does the association have to approve my buyer?

The master association has no purchase application process, per the club. Whether the Waterford declarations add one is not posted publicly; we confirm it before listing.

What must I disclose?

The statutory package under section 718.503, and known material facts affecting value under Florida law; ask your attorney about anything specific to your unit.

What are my closing costs as a seller?

Typically the brokerage fee, title insurance where customary, documentary stamp tax on the deed at 70 cents per $100 of price under section 201.02, the resale package, and any assessment balance or credit you agree to.

Should I sell furnished?

Many Waterford buyers are seasonal and value a turnkey home; offer furnishings as a separate item so the lender and the price stay clean.

What updates pay off before selling?

Fresh paint, lighting and flooring in a dated unit usually pay back at a condominium this size; structural and exterior items are the association’s, not yours.

Does the floor I am on change my price?

Yes. First-floor homes have sold for more per foot than third-floor homes in every window we measured, $270.83 against $236.66 over 24 months.

Does a Brighton sell for more than a Hampton?

Yes, about $70,000 more at the 24-month median, $417,500 against $345,000.

Can I sell by owner?

Yes; the club’s sign rules allow For Sale by owner on the association’s standard sign. You still owe the buyer the full section 718.503 package.

Can I put up a For Sale sign?

One 24 by 24 inch sign in the association’s tan and blue specification, street side only, removed once under contract; no riders, no Sold signs, nothing in windows or on lanais.

How are showings handled inside the gate?

Agents show a driver’s license and business card at the Main Gatehouse on Vanderbilt Beach Road and pre-register with the association office.

Can I sell while the home is leased?

Yes, subject to the lease; your tenant holds the club privileges until the lease ends, and a buyer who wants to occupy will want the lease end date.

Will my buyer’s taxes be higher than mine?

Often. The median Waterford bill is $2,667.08, but homesteaded owners pay about $1,600 at the median, and a buyer’s assessment resets toward the price.

What happens to my homestead exemption when I sell?

It ends with your ownership, and the Save Our Homes benefit can move to your next Florida homestead under the state’s portability rules; confirm with the Property Appraiser.

Should I rent instead of selling?

Only if the numbers work at $18,412.56 or more a year in dues and fees, and remember you give up club use while a tenant is in residence.

Does the 2019 roof project help my sale?

It should; the Clerk’s record shows roofing notices of commencement for all three condominiums in May 2019, and the permit and the SIRS show the roof’s remaining life to a buyer’s insurer.

What if my building is Building 10 on Danbury Boulevard?

Make sure your listing says Waterford at Vanderbilt in its first line; searches for “Parkstone Place” miss your building’s 24 homes.

Why hire McGreevy and Comisar to sell my Waterford home?

Because we price from the plan-and-floor record, build the SIRS and milestone file before the first showing, and reach the out-of-state buyers who make up most of Waterford’s market. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Waterford at Vanderbilt Country Club fact on this page traces to a primary record, grouped below by issuer and numbered continuously: the club and its master association, the State of Florida, Collier County, the school district, federal agencies, insurance programs and news reports, plus the county roll and MLS pull cited in plain text.

Vanderbilt Country Club and Its Master Association

1. Club real estate page and FAQ, Waterford description (retrieved 2026-09-26)
2. Waterford floor plans, Worthington Communities, August 1998
3. VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026
4. 2026 Member and Tenant Fee Schedule
5. Community Site Plan
6. Amended and Restated Master Declaration
7. Recorded amendment to the Master Declaration, March 7, 2024
8. VCA Amended and Restated Bylaws
9. VCA Amended and Restated Articles of Incorporation
10. Prospective Owners page
11. Renter page
12. Realtors page, sign and showing rules
13. Membership Transfer Application
14. Owner Information Form
15. The Homes page
16. Guest Information page
17. Contact and Directions page
18. Wedgewood floor plans
19. Estate Homes floor plans
20. Villa Homes floor plans

Florida Department of Business and Professional Regulation

21. SIRS Reporting and Database page
22. SIRS database, reports submitted before July 2025 (Waterford record 284341)
23. SIRS database, reports submitted July 2025 and after
24. Condominium register extract, Waterford at Vanderbilt No. 1 to No. 3
25. Condominium inspections guidance, milestone and SIRS
26. Reserve threshold page
27. Division of Condominiums FAQs

Florida Division of Corporations

28. Sunbiz search, Waterford at Vanderbilt Condominium Association, N98000005470

Florida Statutes and the Florida Legislature

29. Section 718.112, Florida Statutes (2025), including (2)(f) and (2)(g)
30. Section 553.899, milestone inspections
31. Section 718.503, resale disclosures
32. Section 718.111, official records and insurance
33. Section 718.116, assessments and estoppel certificates
34. Section 718.113, hurricane protection specifications
35. Section 720.30851, HOA estoppel certificates
36. Section 201.02, documentary stamp tax
37. SB 4-D, 2022 Special Session A
38. SB 154, 2023
39. CS/CS/HB 913, 2025, chapter 2025-175
40. HB 913 enrolled text

Collier County

41. Milestone inspection map service, MilestonePoints layer
42. Collier County Milestone Inspections program page
43. Ordinance 2024-48, milestone inspections
44. Collier County Clerk, official records search
45. Hurricane evacuation zone layer
46. August 2026 release on the preliminary flood maps
47. 2026 Flood Protection Newsletter
48. Vanderbilt Beach Road Extension Phase One opening release, June 2026
49. Vanderbilt Beach Road widening construction release, July 2026
50. Collier County Tax Collector, real estate taxes
51. Florida Department of Revenue, 2025 Collier millage table
52. FloridaCommerce Official List of Special Districts

Collier County Public Schools

53. CCPS address service, 8285 Danbury Blvd, 2026-27
54. CCPS attendance boundaries
55. CCPS 2026 Accountability Brief
56. Bear Creek Elementary
57. Barron Collier High

FEMA, NOAA, USGS and Federal Records

58. FEMA National Flood Hazard Layer
59. FEMA LOMA 13-04-7927A, Waterford Building 6
60. FEMA LOMA 14-04-2822A, Waterford Building 10
61. FEMA LOMA 16-04-7372A, Waterford Buildings 4, 5, 8 and 9
62. FEMA Community Rating System eligible communities, April 2026
63. USGS Elevation Point Query Service
64. National Weather Service, Hurricane Ian summary
65. National Weather Service, Hurricane Irma local report
66. NIST Champlain Towers South investigation

Florida Insurance and Hardening Programs

67. Citizens Property Insurance flood requirement
68. My Safe Florida Condominium Pilot
69. Uniform wind mitigation form OIR-B1-1802

Roads and News

70. FDOT project 452544-1, I-75 express lanes
71. WGCU, I-75 express lanes to begin this fall (September 20, 2026)
72. Gulfshore Business, Vanderbilt Beach Road Extension to open June 12 (June 10, 2026)
73. Gulfshore Business, Pulte launches sales at Opus Stone (May 14, 2026)

Records Cited in Plain Text

74. Collier County Property Appraiser, 2026 tax roll (preliminary, interchange files dated August 29, 2026): parcel, base area, just value, homestead, owner mailing, tax and qualified recorded-sale fields for all 240 Waterford homes and the other Vanderbilt Country Club groups.
75. Southwest Florida MLS Matrix, Development VANDERBILT COUNTRY CLUB, closed in the twelve months to September 24, 2026 and active on September 24, 2026, pulled September 24, 2026.

Downloadable Documents

The official Waterford at Vanderbilt Country Club documents below are published by the club and master association, the State of Florida, Collier County or FEMA, and each link opens the issuing authority’s own copy. The Waterford declarations, budget, rules and structural integrity reserve study are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

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