Sell Your Home in Audubon Country Club, FL

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

Why Sell Your Audubon Country Club Home With McGreevy and Comisar?

Audubon Country Club in North Naples is a thin, gated golf market where about twenty homes change hands a year and a mispriced listing gets no second chance. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from Collier County’s recorded deeds and the Southwest Florida MLS, and handle the mandatory club step that decides every closing.

This page is written for the owner. If you want the full picture of the community itself, the governance, the golf course, the flood map street by street and the schools, read our complete Audubon Country Club community guide, which this seller guide sits beside. Everything below is about one question: how to sell a home inside these two gates for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Audubon Country Club Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the club and association paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

• 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

Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Audubon Country Club on this page. We would rather show you the whole market than a number about us, and the whole market is what your price depends on. Every figure below comes from two independent public systems, the Southwest Florida MLS and Collier County’s own recorded deed record, and each one carries its source and its date. When we sit down with you, the source screens come to the table too.

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association and club paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling in Audubon Country Club Different?

Selling in Audubon Country Club differs from most Naples sales in three ways: every buyer must join the club at a minimum Social level, the buyer pays a recorded Resale Capital Contribution at closing, and the community’s 410 homesites, about 400 of them built, trade as several separate markets behind one guardhouse, with a 6.8 times value spread between sections.

One Gate, Several Markets

Collier County’s 2026 tax roll counts 399 residential parcels carrying a dwelling inside Audubon Country Club, 363 single-family homes and 36 condominiums. Median assessed just value runs from $955,645 on Devon Green Lane to $6,452,810 for the two newest estates on Warwick Way. A Montclair at Audubon condominium and a lakefront estate are two different pricing problems that happen to share a gatehouse on US 41 and a second on Vanderbilt Drive, and a listing priced off a single community median will be wrong for both.

Mandatory Membership Is a Closing Step, Not a Lifestyle Choice

Since April 17, 2006, every buyer of a residential plot in Audubon Country Club must become at least a Social Member of the club, under the current recorded Declaration at Official Records Book 6078, Page 688. Mandatory is not bundled: the club bills separately from the master association, and golf is a separate election above the Social floor, with membership capped at 340. A deed is not effective until the Audubon Country Club Foundation records a Certificate of Compliance, so the club application sits on your critical path.

The Buyer Pays the Resale Capital Contribution

Section 6.6 of the recorded Declaration makes the Resale Capital Contribution “due and payable to the Association by the transferee upon the conveyance of a Plot by an Owner.” The transferee is your buyer, not you. The base is $3,000, indexed to the Consumer Price Index, and listing agents disclosed $3,700 on 21 of the 24 Audubon closings in the Southwest Florida MLS over the last twelve months. Put it on the estoppel so it lands on the buyer’s side of the closing statement.

Your Buyer’s Tax Bill Will Not Look Like Yours

Two thirds of Audubon owners are homesteaded, 266 of 399 residential parcels on the 2026 roll, and many carry years of Save Our Homes cap. Your buyer starts over at market value. Applied at the full 9.4020 mills to the community’s median just value of $1,899,781, the reset illustration is about $17,861 a year against the $10,508 median homesteaded owners pay today, roughly $7,353 more. That is an illustration of the mechanism, not a quote for any home, and a good listing agent raises it before the buyer’s lender does.

Key Takeaways for an Audubon Country Club Seller

• Audubon Country Club has 410 homesites, about 400 of them built. Collier County’s 2026 roll counts 399 residential parcels carrying a dwelling, 363 single-family and 36 condominium, and every statistic on this page uses those 399 as its denominator.
• The Southwest Florida MLS recorded 24 closings in the trailing twelve months to September 16, 2026, at a median of $1,795,000, a median of 88.5 days on market and a median sale to list ratio of 90.01 percent.
• There were 5 active listings on that date, which is 2.5 months of supply. Supply is thin and buyers still negotiate hard, and both facts are true at once.
• Collier County’s deed record agrees: 23 qualified sales in the twelve months ending June 23, 2026, median $1,800,000, within one transaction and $5,000 of the MLS.
• Club membership is mandatory at a minimum Social level for every buyer since April 17, 2006, it is billed separately from the master association, and golf membership is capped at 340.
• The buyer pays the Resale Capital Contribution, $3,000 CPI indexed in the Declaration and disclosed at $3,700 on 21 of 24 recent closings.
• Flood zone varies by address: 34.9 percent of Audubon’s address points sit in a Special Flood Hazard Area on the map in force, from 73 percent on Saint George’s Court to far lower on other streets.
• Audubon has no Community Development District, so there is no district bond line on your buyer’s tax bill, which is a genuine selling point against many newer Naples golf communities.

Is Now a Good Time to Sell in Audubon Country Club?

For a well-priced home, yes. The Southwest Florida MLS shows 24 Audubon Country Club closings in the trailing twelve months at a median of $1,795,000, with only five active listings, which is 2.5 months of supply. Listings are scarce, but buyers negotiate hard: the median sale closed at 90.01 percent of list.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026)

The Twelve-Month MLS Picture

Every figure in that table shares the same denominator of 24 closings. No sale was dropped for a missing field, so the medians describe the whole year rather than a convenient subset.

Thin Supply and Hard Negotiation Are Both True

Two and a half months of supply is a seller-favourable reading anywhere in Collier County. A 90 percent median sale to list ratio is a buyer-favourable one. They are not in conflict. Few Audubon homes are for sale at any moment, so a buyer has little to choose from, but the buyer who does engage is well informed, patient and willing to walk. The seller who wins in that market is the one whose first price is already defensible, because the negotiation starts from the list price and moves only one way.

Why the 88.5-Day Median Understates Real Market Time

Days on market resets when a listing is terminated and relisted under a new MLS number. The highest Audubon sale of the year shows the effect: a Bay Side estate listed at $5,500,000 in April 2025 and closed at $4,950,000 in December 2025, exactly 90.0 percent of that list price. Its listing history shows an earlier listing at $5,895,000, reduced to $5,750,000 and terminated before the relist. Measured from the first list price, the journey was $5,895,000 to $4,950,000, or 84.0 percent. Price it right the first time and that second clock never starts.

The County Deed Record Agrees With the MLS

We tracked every qualified recorded Audubon sale in Collier County’s own deed record, from the 2026 tax roll published August 29, 2026, and it shows 23 qualified improved sales in the twelve months ending June 23, 2026, at a median of $1,800,000 and a range of $1,020,000 to $6,500,000. The MLS counts brokered listings and the county counts qualified recorded deeds, so a small difference is expected. Two independent systems landing within one transaction and $5,000 of each other is the level of evidence we bring to your pricing conversation.

Where Today’s Five Active Listings Sit

On September 16, 2026 the five active Audubon listings ran from $1,235,000 to $2,895,000, with a median list price of $1,575,000 and a median of 67 days on market. Three were single-family homes on the main Audubon Country Club streets or Devon Green Lane and two were Montclair at Audubon condominiums. That is your live competition, and in a market this thin every one of them is a comparable your buyer will tour the same afternoon.

Thinking of Selling Your Audubon Home? Start With a Written Valuation

With 2.5 months of supply and a 90 percent median sale to list ratio, the first price you publish is the most important decision of the sale. Request a written opinion of value through our Audubon Country Club home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

What Have Audubon Country Club Homes Sold For Over the Long Run?

Collier County’s recorded deed record carries an Audubon Country Club price series back to 1990, when the median qualified sale was $335,000 at $130 per square foot. By 2024 the median was $2,250,000 at $687 per square foot. That long record is the strongest context a seller has, because it comes from recorded deeds rather than listings.

Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll bulk publication, retrieved 2 Sep 2026)

The Recorded Price Series, Selected Years

These are qualified, improved, arms-length recorded sales at or above $100,000, which is why they include private and off-market transfers that never appeared in any listing feed. The 2026 row is a partial year.

What the Series Means for a Seller Today

The run from 2020 to 2024 roughly tripled the median price per square foot, from $260 to $687, and 2025 and the first half of 2026 have settled below that peak. For an owner who bought before 2020 there is usually a large gain in the house. For an owner who bought in 2022 to 2024 the honest conversation is about where the current market sits against the purchase price, and we would rather have it with the recorded numbers on the table than with a portal estimate that ignores them.

Trailing Windows From the Same Deed Record

The median is the middle sale. The aggregate is total recorded dollars divided by total recorded square feet, so larger homes pull it up. We show both because they answer different questions, and a seller should see both before choosing a list price.

Why Audubon Turns Over Slowly

We tracked the last qualified sale on every one of the 399 residential parcels carrying a dwelling: 348 have one on record, and the median owner has held for 7.3 years since that sale. Sixty qualified sales in thirty-six months is about twenty homes a year, roughly 5.0 percent of the community annually. A slow-turnover market rewards a listing that is ready on day one, because the next comparable that could rescue a mispriced home may be months away.

How Does Audubon Compare With Its North Naples Neighbors for a Seller?

Among eight North Naples gated communities measured on one yardstick, Audubon Country Club ranks third on median price per square foot at $640, behind Quail West and Collier’s Reserve and ahead of Imperial Golf Estates, Sterling Oaks, Bay Forest, Wiggins Bay and Arbor Trace. That position tells a seller which buyers will cross-shop the home and at what price.

Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll bulk publication, qualified sales August 12, 2023 to August 11, 2026, retrieved 2 Sep 2026)

One Yardstick, One Dataset

Method: Collier County’s 2026 tax roll, qualified improved arms-length recorded sales at or above $100,000 over one 36-month window, living area measured on dwelling records only, with every community scoped the same way. This benchmark window ends later than the trailing windows above, which is why its Audubon sale count and median differ slightly.

Collier’s Reserve Is the Nearest Structural Comparable

Collier’s Reserve is a 1990s North Naples gated golf community of similar era, with a median home of 3,667 square feet against Audubon’s 3,345. It traded at $800 per square foot over the same window, a 25 percent premium to Audubon’s $640. When a buyer tells you Audubon is expensive, this is the comparison that answers them: for a comparable home in a comparable gated golf setting, the nearest peer costs more per foot.

What the Golf Gate Is Worth Against Sterling Oaks

Sterling Oaks sits in the same corridor and the same decade, and it traded at $325 per square foot against Audubon’s $640, a 97 percent difference. What separates them is the golf course, the lot size and the membership structure. A seller should market exactly those things, because they are what the buyer is paying for.

Audubon Country Club vs Pelican Marsh: Which Market Will Your Buyer Come From?

Audubon Country Club and Pelican Marsh are the two North Naples golf communities buyers most often weigh against each other. Audubon requires club membership, has no CDD and about 400 built homes; Pelican Marsh makes golf optional across 26 villages with a deeper, lower-priced resale market. Your listing must show a Pelican Marsh shopper why membership is worth it.

Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon trailing twelve months retrieved 16 Sep 2026, Pelican Marsh trailing twelve months retrieved 25 Jul 2026)

The Decision Table

The two MLS columns cover different twelve-month windows, so read them as the shape of each market rather than a same-day race.

Who Should Choose Which

Choose Audubon Country Club if the club is the reason for the move and membership as a condition of ownership reads as a benefit: a funded club, about four hundred neighbours rather than thousands, no district assessment, and single-family product in the upper band of North Naples. Choose Pelican Marsh if the buyer wants the right never to join a golf club, product choice from coach homes to custom estates, and a more liquid resale market with a lower median entry of $910,000.

What the Comparison Means for Pricing Your Audubon Home

Your buyer has very likely toured Pelican Marsh, and the Pelican Marsh buyer who ends up in Audubon has decided the club and the no-CDD tax bill are worth roughly $119 more per square foot at the MLS medians. Your listing has to make that case in the photographs and in the first paragraph of the remarks. We price your home against both markets so the list price survives that comparison, and Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your specific home will meet.

How Do We Price an Audubon Country Club Home?

We price an Audubon Country Club home from the recorded sales on your own street and section, adjusted for size, lot, golf or preserve frontage, condition and flood zone, then test the number against the live listings and what a buyer’s appraiser will find. We never start from a community median or an automated estimate.

We Start With Your Section, Not the Community Median

Assessed just value is the county’s valuation, not a sale price, but the ranking between sections is exactly what a pricing analysis has to respect. A 6.8 times spread inside one gate is why a single number never works here.

Median and Aggregate Price per Square Foot, Side by Side

The Southwest Florida MLS shows a median of $555 and an aggregate of $596 per square foot across the 24 closings in the trailing twelve months, while the county’s recorded deeds show $621 and $674 for the twelve months to June 23, 2026. The two systems measure square footage differently, so we never mix them in one calculation. Your valuation states which system every number came from.

Why Automated Estimates Miss in Audubon

Automated valuation models need dense, similar sales. Audubon produces about twenty sales a year across a 6.8 times value range, with golf, lake and preserve frontage and flood zones that change within a single street. A model that blends a Devon Green Lane sale with a Warwick Way sale describes neither. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.

The Value Drivers a Model Cannot See

Golf frontage carries a recorded, perpetual easement for the overflight of golf balls, which some buyers welcome and others will not accept. Lake and preserve frontage trade on privacy and view. Sixty-five percent of the community, 259 of 399 homes, was built before 2000, so renovation status moves price sharply. And flood zone varies by address, which changes the buyer’s insurance quote. Each of those is a measurable adjustment from the recorded sales in your section.

Pricing Against the Live Competition

With five active listings and a 90 percent median sale to list ratio, your list price is judged against the homes a buyer can see the same day. We walk those listings, read their price histories, and set your number where it wins the comparison rather than where it merely matches it. A price that looks sensible against a community median can still sit for a season next to one better-positioned neighbour.

How Do We Market an Audubon Country Club Home?

We market an Audubon Country Club home to the buyer who is actually buying here: a full-time or seasonal Florida resident choosing a member-governed golf club, often already living nearby or in a neighbouring club. That means architectural and aerial photography, video, a clear explanation of the mandatory membership, database outreach and syndication that reaches out-of-state and Canadian buyers.

Data updated: September 2026 (Collier County Property Appraiser 2026 tax roll bulk publication, retrieved 2 Sep 2026)

Who Actually Buys in Audubon

Collier County’s 2026 roll shows 266 of 399 residential parcels homesteaded, 66.7 percent, and 78.4 percent of owners with a Florida mailing address. The largest out-of-state owner clusters are Ontario with 12, Illinois with 10, and Ohio with 7. For a gated Naples golf community that is an unusually full-time ownership base, so your likely buyer is a Florida household moving up or across, plus a Midwestern or Canadian buyer arriving for season.

Photography, Aerial and Twilight Capture

Audubon’s selling points are seen from the air: 193 acres of conservation land, about a quarter of the community, beside 120 acres of golf course, plus lakes, preserve frontage and a mature canopy. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for.

Where the Listing Gets Seen

The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. In a community with about twenty sales a year, the buyer is often already in a database, already in a neighbouring club, or renting a few miles away, so finding that person is a database problem before it is an advertising problem.

Discreet and Off-Market Options

Not every Audubon seller wants a sign and a Sunday open house. An estate, a divorce, a health change or a club resignation are often better handled quietly, through direct agent-to-agent outreach across the North Naples club corridor. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.

Marketing the Membership Clearly

The mandatory membership sells well when it is explained early: a Social minimum, ministerial admission with no discretionary rejection, golf as a separate election capped at 340, and a 19,000 square foot Lifestyle Center that members approved at $7 million and opened in August 2020. We put that explanation in the listing materials so a buyer never discovers it late from a lender or a title agent.

How Do We Negotiate an Audubon Country Club Contract?

Jesse McGreevy and Marc Comisar negotiate every Audubon offer themselves, and in a market where the median sale closed at 90.01 percent of list, that negotiation is where a seller’s money is kept or lost. We prepare the answers a buyer will raise, on insurance, flood, fees, membership and taxes, before the first offer arrives.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. That matters most in a thin market, where each serious buyer may be the only one for weeks.

Reading a 90 Percent Market Correctly

A 90 percent median sale to list ratio does not mean every buyer expects ten percent off. It means many Audubon homes were listed above what the market would pay. A home priced on the recorded evidence gives the buyer less room to argue, and we defend that price with the same evidence in the negotiation.

Inspection, Roof and Insurance

Most Audubon homes date from the 1990s, so the buyer’s insurer will ask for a four-point inspection covering roof, electrical, plumbing and HVAC, and a wind mitigation report can lower the buyer’s premium. We recommend both before listing, so a problem is found on your schedule rather than inside a fifteen-day inspection window.

Building the Club Application Into the Contract Dates

Because a deed is not effective until the Foundation records a Certificate of Compliance, the buyer’s club application runs alongside the loan and title work. We write the contract dates around that sequence and start the application the week the contract is signed, so the club step never becomes the reason a closing slips.

Which Recent Audubon Country Club Sales Matter Most to Your Price?

The Audubon Country Club sales that matter most are in your own section and product type. Over the trailing twelve months the MLS recorded 19 single-family closings on the main Audubon Country Club streets at a median of $1,875,000, four Montclair at Audubon condominium sales at a median of $1,310,000, and one Devon Green Lane sale at $1,165,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll bulk publication, retrieved 2 Sep 2026)

By Neighborhood, From the MLS

The building mix of those 24 closings was 20 single-family homes and 4 low-rise condominiums, all four of them in Montclair.

By Street, From the County Deed Record

Where a street recorded one or two sales, we list the sales themselves rather than a median, because a median of two is not a market rate.

The Highest Sale of the Year, Worked Through

The top closing of the trailing year was $4,950,000, in December 2025. It was listed at $5,500,000 in April 2025 after an earlier listing at $5,895,000 had been reduced and terminated. The lesson for any Audubon seller at the top of the market is not that the buyer paid too little, it is that the first list price cost months. A seller who starts where the recorded evidence points usually keeps the negotiation shorter and the final number closer to list.

What a Buyer’s Appraiser Will Use

When your buyer is financing, the lender’s appraiser will look first for closed sales in your section within the last six to twelve months, and in Audubon there are often only a handful. We assemble that comparable set before you list, including the older and further sales an appraiser will be forced to use, so the price we recommend is one the appraisal can support.

What Does It Cost to Sell a Home in Audubon Country Club?

Selling an Audubon Country Club home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, the estoppel certificate fee, a municipal lien search, and prorated property taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer, not the seller, pays Audubon’s Resale Capital Contribution.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851, Florida Department of Revenue, and Southwest Florida MLS Matrix fee disclosures retrieved 16 Sep 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At the Audubon MLS median of $1,795,000 that is 17,950 taxable units, or $12,565. At $2,500,000 it is $17,500. It is the largest fixed cost of selling after commission, and it appears on your closing statement as a single line.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and a seller moving within Southwest Florida should confirm the allocation in writing rather than assume the Lee County habit.

Estoppel Certificates, and How Many You Need

Every Audubon sale needs an estoppel certificate from the master association, the Audubon Country Club Foundation. Devon Green Lane sellers need a second one from the Devon Green at Audubon Residents’ Association, and Montclair sellers need a condominium estoppel under Florida Statutes 718.116(8). The 2024 statutory cap for a current account is $299 per certificate, with $119 more for delivery within three business days. Order them the week the contract is signed.

The Fees Your Buyer Pays, Not You

Listing agents disclosed a transfer or capital contribution of $3,700 on 21 of the 24 Audubon closings in the trailing twelve months, and an application fee of $150 on 23 of 24. The recorded Declaration places the Resale Capital Contribution on the transferee, the buyer. Knowing which side of the ledger each fee belongs on is the difference between a clean closing statement and a last-week argument.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet.

A Seller Net Sheet at the Audubon Median

The proration line is 181 days of a $10,508 bill, the median homesteaded Audubon tax bill, before any early-payment discount convention. Your own net sheet uses your contract price, your bill and your closing date, and we build it with you before you sign a listing agreement.

What Must an Audubon Country Club Seller Disclose Under Florida Law?

An Audubon Country Club seller of a home in the master association must give the buyer the Florida Statutes 720.401 disclosure summary before the contract is signed, not at closing. Montclair at Audubon condominium sellers fall under Chapter 718 instead. Every Florida seller must also disclose known material facts that are not readily observable.

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner supplies it. The contract must carry the statutory voidability warning. If the summary is missing, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. Getting the timing wrong hands your buyer an exit that lasts until the closing table.

Montclair Sellers Fall Under Chapter 718 Instead

Section 720.401 does not apply to associations regulated under Chapter 718, so a Montclair at Audubon condominium seller follows the condominium resale rules in Florida Statutes 718.503, which require the governing documents and a current question and answer sheet. Audubon mixes a Chapter 720 master association with one Chapter 718 condominium, so which duty you owe depends on what you own. Confirm yours with your closing agent or attorney. This is information, not legal advice.

What the Audubon Declaration Assigns to Each Side

The recorded Declaration splits the transaction cleanly. The seller notifies the Foundation in writing of the pending sale. The buyer applies to the club at a minimum Social level and pays what the club requires for that class. The buyer, as transferee, pays the Resale Capital Contribution. The Foundation then records a Certificate of Compliance, and only then is the deed effective. Who owes what and when is fixed by the covenant even where the club does not publish the amount.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. In Audubon, where two thirds of owners are homesteaded and many carry a large Save Our Homes benefit, that warning is not boilerplate. It describes the single largest change in carrying cost your buyer will face.

Flood, Claims and Known Defects

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For an Audubon home that means prior water intrusion, insurance claims, roof and plumbing history, open permits and pending assessments. Disclosing early costs a negotiation; concealing costs the deal. If you hold an elevation certificate or a Letter of Map Amendment, put it in the disclosure package, because it usually helps the buyer’s insurance quote.

How Does Flood Zone Affect Selling an Audubon Country Club Home?

Flood zone at Audubon Country Club is an address-level answer. On the FEMA map in force, effective February 8, 2024, 34.9 percent of the community’s 447 address points sit in a Special Flood Hazard Area and 65.1 percent do not, so two homes on one street can carry different flood insurance requirements. Your listing should state yours.

Data updated: September 2026 (FEMA National Flood Hazard Layer, tested against Collier County address points, retrieved 2 Sep 2026)

Street by Street

A buyer’s lender requires flood insurance only inside a Special Flood Hazard Area, so a home outside one should say so in the first lines of the listing.

No V Zone Anywhere Inside the Gates

There is no Zone V or VE anywhere in Audubon Country Club and no Coastal A breaking-wave zone inside the community. Collier County’s Coastal High Hazard Area line runs just west of the community, and essentially all of Audubon sits landward of it. All of Audubon is in Collier County hurricane Evacuation Zone A, and the county’s own guidance is that for most events moving inland of I-75 within the county is far enough.

The Preliminary Map, Stated Carefully

FEMA published a preliminary new flood map dated March 20, 2025 that would cut the share of Audubon address points in a Special Flood Hazard Area to roughly one in eight. As of Collier County’s August 2026 statement it is preliminary and not yet regulatory, so lenders still use the February 8, 2024 map. If your address would change zones, that is a fact worth knowing, and worth stating accurately, before you list.

Elevation Certificates and Letters of Map Amendment

Collier County holds 178 elevation certificates for Audubon addresses, and a seller can check for one free at (239) 252-2942. Nine FEMA Letters of Map Amendment have already been granted inside Audubon, and every one removed the structure from the Special Flood Hazard Area. A Letter of Map Amendment is free to request and FEMA answers within sixty days, so an eligible seller can finish one before the listing goes live.

Insurance Credits a Buyer Will Ask About

Collier County is a Community Rating System Class 5 community, which produces a 25 percent discount on eligible National Flood Insurance Program premiums. Pair that with a wind mitigation report and a current four-point inspection, and your buyer’s insurance agent can quote the home quickly. In a 1990s community, a fast and reasonable insurance quote is often what keeps a contract alive.

What Will Your Buyer Pay to Own an Audubon Country Club Home?

An Audubon Country Club buyer pays the master association, the mandatory club at a Social or golf tier, property tax reset to market value, and in Montclair or on Devon Green Lane a second association. Listing agents disclosed a combined $17,030 a year on the most common single-family pattern, the planning number your buyer will ask about.

Data updated: September 2026 (Southwest Florida MLS Matrix fee disclosures across 24 closings, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 tax roll bulk publication, retrieved 2 Sep 2026)

The Fee Stack Listing Agents Disclosed

These are disclosures entered by the listing agent of record for each home in the Southwest Florida MLS. The association and the club do not publish these figures, and an MLS field is not an estoppel certificate, so your buyer still confirms every layer in writing before contracting.

The Club Fee Falls Into Two Tiers

The disclosed club fee clusters at two levels, $10,855 and $13,770, rather than scattering across a range. That matches the recorded structure: membership is mandatory at a minimum Social level, and golf is a separate election above it. Neither figure is an initiation fee. The club publishes no initiation fee and no dues schedule, and the route to the current numbers is Christine Bryant, Membership and Marketing Director, at (239) 592-4000.

The Tax Reset Your Buyer Inherits

The reset line is an illustration of the reset mechanism, computed from the county’s median just value at the full 9.4020 mills, not a quote for any specific home. Audubon parcels sit in millage areas 143 and 168, which carry identical 2026 rates, so the split does not change anyone’s bill.

No CDD on the Tax Bill

Audubon Country Club has no Community Development District and no district assessment on the tax bill; the non-ad-valorem line on the roll reads $0.00 for every Audubon parcel. In many Naples golf communities built after the mid-1990s a CDD line runs several thousand dollars a year. Against Pelican Marsh’s $1,725 per unit operations and maintenance assessment for fiscal 2026, that absence is something your listing should say out loud.

What Is Different About Selling a Montclair at Audubon Condominium?

Montclair at Audubon is six three-story buildings holding thirty-six condominiums, recorded in 1990, which places it inside the population Florida’s milestone inspection and structural integrity reserve study rules reach. A Montclair seller should assemble those reports, the condominium estoppel and the budget before listing, because a well-advised buyer asks for every one by name.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026)

Milestone Inspection and Structural Integrity Reserve Study

Expect the buyer to request the milestone inspection report under Florida Statutes 553.899, the structural integrity reserve study, the current adopted budget, the reserve schedule, whether reserves are funded or waived, and two years of board minutes. These are official records of the condominium association, inspectable by an owner or a contract purchaser, and having them ready shortens a buyer’s due diligence.

The Condominium Estoppel and the Master Estoppel

A Montclair sale needs a condominium estoppel under Florida Statutes 718.116(8), requested from Gulf Breeze Management Services of SWFL, and the master estoppel from the Audubon Country Club Foundation’s manager, Precedent Hospitality and Property Management. Two certificates, two managers, two clocks. We order both on the first business day after the contract is signed.

Montclair Results and Live Competition

The Southwest Florida MLS recorded four Montclair closings in the trailing twelve months at a median of $1,310,000, and listing agents disclosed a condominium fee of $6,465 a year on all four. Two Montclair units were active on September 16, 2026, at $1,235,000 and $1,275,000, both with 2,578 square feet. That is the price band and the product your buyer will compare you with, unit for unit.

Which Audubon Country Club Rules Affect a Sale?

Four recorded Audubon Country Club rules shape who can buy and how they will use the home: a two-month minimum lease with at most two lease occupancies a year, a ban on boats and recreational vehicles, a golf ball overflight easement on golf-frontage lots, and a second association on Devon Green Lane.

Leasing Rules

Leases must be a minimum of two continuous calendar months, with no more than two lease occupancies per calendar year, and board approval is required, including for renewals. That rules out short-term rental income. An investor buyer needs to hear it on the first call, and a seller who plans to rent the home before selling needs to plan around it.

Boats and Recreational Vehicles

Boats, boat trailers, campers and recreational vehicles are not permitted within the community, even fully enclosed inside a structure, except for up to forty-eight consecutive hours with the manager’s advance written permission. For a Naples buyer with a boat, that decides the purchase, so we qualify buyers on it early rather than lose a contract over it.

The Golf Ball Easement

Golf-frontage owners grant a perpetual easement for the overflight of golf balls, and no rule may be enacted limiting it. Buyers who want a fairway view generally accept it. Buyers who do not should find out before they write an offer, and a clear listing saves both sides an inspection period.

Devon Green’s Second Association

Devon Green Lane, thirty-three homes, has its own association, the Devon Green at Audubon Residents’ Association, and its own private roadway tract. The club’s own material states that exterior maintenance including painting and roof maintenance is provided by the Devon Green association. That makes a Devon Green home a maintenance-provided option inside a golf club, which is exactly how we market it.

How Long Does It Take to Sell an Audubon Country Club Home?

A well-priced Audubon Country Club home takes about three months on market at the current median of 88.5 days, plus a typical thirty to forty-five day contract period that includes the buyer’s club application and the Foundation’s Certificate of Compliance. Listing ahead of season, with inspections and estoppels prepared, shortens both halves.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 16 Sep 2026)

Season and the North Naples Buyer

Naples buyer traffic concentrates from January through April, when seasonal buyers are in town touring clubs, so the best time to be ready is the autumn before. Audubon’s full-time ownership base means a real summer buyer exists too, fewer but more serious, and competing inventory is thinner then. We look at what else will be listed in your price band before recommending a date.

A Realistic Sequence

In the four weeks before listing: valuation, pre-listing four-point and wind mitigation inspections, flood documentation, photography and a draft disclosure package. At contract: order both estoppels, notify the Foundation in writing, and start the buyer’s club application. During the contract period: inspections, appraisal, insurance binding and title work. Before closing: the Foundation records the Certificate of Compliance and the deed becomes effective.

Selling While You Are Up North

About one in five Audubon owners has an out-of-state or foreign mailing address. Marc Comisar manages showings, contractors, inspections and walkthroughs on site, and Florida closings routinely use remote signing and mail-away packages, so an owner can sell without flying down. Canadian sellers should bring in a CPA early for FIRPTA withholding.

What Should Your Listing Say About Life Around Audubon Country Club?

An Audubon Country Club listing should sell the life as well as the house: a 1989 Joe Lee golf course whose greens Drew Rogers rebuilt in 2018, a 19,000 square foot Lifestyle Center, a boardwalk and kayak launch onto the estuary backwaters, free Collier County resident beach parking, and three A-rated public schools zoned to the community.

The Club and the Course

The course plays 6,755 yards from the back tee at par 72 with five sets of tees, rated 72.5 with a slope of 136 by the Florida State Golf Association. All eighteen greens were rebuilt to TifEagle bermuda in summer 2018. The club is member-governed, a Florida not-for-profit with an elected board, operated under Troon Privé, and a clubhouse renovation is under way.

Water, Preserve and Beaches

A community boardwalk and kayak launch lead onto the estuary backwaters, though there is no marina and no Gulf access for larger boats. Collier County residents, including part-time seasonal owners, park free at county beaches such as Vanderbilt Beach Park and Barefoot Beach Preserve with a resident permit, while Delnor-Wiggins Pass State Park charges $6 per vehicle.

Schools Zoned to Audubon

For the 2026-27 school year Audubon is zoned to Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School, all graded A by the Florida Department of Education. The zoned high school changed to Aubrey Rogers when it opened in 2023-24. Buyers with children should confirm the address with Collier County Public Schools Student Assignment at (239) 377-0540.

All Ages, Full Time

Audubon Country Club is an all-ages community, and its recorded Declaration states there is no restriction on occupancy by children. With two thirds of owners homesteaded, the community is lived in year round, which is a real selling point to a buyer who has toured quieter, more seasonal clubs in August.

How Do You Get a Free Audubon Country Club Home Valuation?

You get a free Audubon Country Club home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from recorded sales on your street, adjusted for your home, with your buyer’s fee stack and tax reset laid out beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the recorded and MLS sales for your street or enclave with their dates and sources, a price per square foot analysis that never mixes the county and MLS measurements, the live competition with price histories, the fee stack and tax reset your buyer will underwrite, your flood zone and any elevation certificate on file, and a recommended list price with a defensible range. Request it through our Audubon Country Club home valuation request or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a market with five active listings and a 90 percent median sale to list ratio, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Audubon owners use the valuation to decide whether to sell this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on Pricing Judgment

★★★★★ “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.” Verified Google review

In a community with about twenty sales a year, pricing judgment is the whole game, because there is very little margin for a guess to correct itself.

A Seller on Time on Market

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

A listing that has gone stale usually has a pricing or exposure problem, and in North Naples the fix is almost never simply waiting for the next season.

A Seller on Follow Through

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

Follow through is what carries an Audubon contract through a club application, two estoppels and an insurance quote on a 1990s roof.

A Client on How We Present a Home

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

Why Does an Audubon Country Club Specialist Matter When You Sell?

An Audubon Country Club specialist matters because the facts that decide a sale here live in recorded documents rather than in a listing feed: mandatory Social membership, a Certificate of Compliance before the deed is effective, a buyer-paid Resale Capital Contribution, address-level flood zones, a tax reset, and a 6.8 times value spread inside one gate.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Audubon owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a Montclair condominium against a Bay Side single-family median, order one estoppel instead of two on Devon Green Lane, put the Resale Capital Contribution on the seller’s side of the statement, or learn about the Certificate of Compliance in week three of the contract. None of those errors is exotic, and each one costs a seller time or money.

How Audubon Compares With Other Naples Seller Markets

Every North Naples community sells differently. Autumn Woods, a few miles away, has one master association over three neighborhood associations and needs two estoppels on every sale, as we explain in our guide to selling a home in Autumn Woods. Naples Park is a very different North Naples neighbourhood with its own seller playbook, which we cover in selling a home in Naples Park. Audubon’s mandatory membership sits at the other end of that spectrum.

Are You Also Buying Your Next Home in Southwest Florida?

Most Audubon Country Club sellers are homesteaded Floridians moving within Collier or Lee County rather than leaving, so the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.

Buying and Selling in the Same Season

A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

Buying Inside Audubon Again

Some owners move within the gates, from a Bay Side home to Devon Green Lane or Montclair, or up to Warwick Way. If your next home is here, see how we help buyers purchase in Audubon Country Club, and read the full Audubon Country Club community guide for the governance, golf, flood and school detail this page summarizes. The wider city picture is in our Naples real estate guide.

Frequently Asked Questions, Seller Edition: Selling a Home in Audubon Country Club

These are the questions Audubon Country Club owners in North Naples actually ask before they sell, answered for a Collier County seller, each in a single paragraph. They cover price, timing, the club steps, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

How do I sell my home in Audubon Country Club in Naples?

Start with a written valuation built from the recorded sales on your street, not a portal estimate, then prepare the club and association steps before you list: notify the Foundation, line up the estoppel, and plan for the buyer’s club application and the Certificate of Compliance. Market the home to the buyer who is choosing a member-governed golf club, and price it where it wins against the five or so live listings. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Audubon Country Club?

Look for an agent who prices from recorded evidence, understands a mandatory membership closing, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Test any agent you interview on three things: their comparable set for your street, their explanation of the Certificate of Compliance, and their plan for a 90 percent sale to list market.

What is my Audubon Country Club home worth?

It depends on your street, size, lot, frontage, condition and flood zone. Community wide, the Southwest Florida MLS median over the trailing twelve months was $1,795,000, and Collier County’s 2026 median assessed just value is $1,899,781, but the median assessed value runs from $955,645 on Devon Green Lane to $6,452,810 on the newest Warwick Way estates. Request a written valuation for your specific home.

How many homes are in Audubon Country Club?

Audubon Country Club has 410 homesites, and about 400 of them are built. Collier County’s 2026 tax roll counts 399 residential parcels carrying a dwelling, 363 single-family homes and 36 condominiums in Montclair at Audubon, on 754.75 approved acres. Every statistic on this page uses those 399 homes as its denominator.

How many Audubon homes sell in a year?

The Southwest Florida MLS recorded 24 closings in the trailing twelve months to September 16, 2026, and Collier County’s deed record shows 60 qualified sales over the thirty-six months to June 23, 2026, about twenty a year. That is roughly five percent of the community annually, a thin market where each listing carries more weight than it would in a busy one.

How long do Audubon homes take to sell?

The median Audubon closing in the trailing twelve months spent 88.5 days on market, with a range from 0 to 356 days. That median understates true market time for homes that were terminated and relisted, because the days on market count restarts with each new listing. Add a contract period that includes the buyer’s club application before closing.

What is the sale to list ratio in Audubon Country Club?

The median Audubon closing in the trailing twelve months sold at 90.01 percent of its final list price, across all 24 sales. That is low for Naples and it reflects list prices set above what buyers would pay, not a rule that every buyer expects ten percent off. A home priced on the recorded evidence leaves less room to negotiate.

Is it a seller’s market or a buyer’s market in Audubon?

Both signals are present. With five active listings against 24 closings a year, Audubon carries 2.5 months of supply, which favours sellers. With a 90 percent median sale to list ratio, individual negotiations favour buyers. The practical answer is that a well-priced home sells into scarce supply, and an overpriced one meets a patient buyer who waits it out.

Why is the online estimate for my Audubon home wrong?

Automated models need many similar recent sales, and Audubon has about twenty a year across a 6.8 times value spread, with golf, lake and preserve frontage and flood zones that change within a single street. Blending a Devon Green Lane sale with a Warwick Way sale produces a number that fits neither. Buyers see those estimates too, which is why your list price needs a sourced rationale.

When is the best time of year to list an Audubon home?

Naples buyer traffic peaks from January through April, so being fully prepared and on the market before that window is usually best. Audubon’s mostly full-time ownership also supports a smaller, serious summer market with less competing inventory. We check what else is likely to list in your price band before recommending a date.

Should I list my Audubon home during season or in the summer?

Season brings more buyers and more competing listings; summer brings fewer buyers who are more serious and fewer competitors. A distinctive home whose buyer will travel for it can do well in summer, while a home that needs a large audience usually benefits from season. The decision turns on your specific home and your price band.

Does my buyer have to join the club at Audubon Country Club?

Yes. Since April 17, 2006, every buyer of a residential plot must become at least a Social Member of the club, under the recorded Declaration at Official Records Book 6078, Page 688. Golf is a separate election above that floor, with golf membership capped at 340. Explained early, the requirement reassures buyers, because it guarantees a funded club and committed neighbours.

Can the club reject my buyer?

The recorded Declaration makes admission for a buyer under contract ministerial only: providing information, filing a standard application and paying the sums the club requires for the chosen class. There is no discretionary rejection written into the covenant. The process is administrative, and it ends with the Foundation recording a Certificate of Compliance before the deed is effective.

Is Audubon club membership included in the HOA fee?

No. Membership is mandatory but not bundled. The master association and the club bill separately. Across the 24 recent closings, listing agents most often disclosed a master assessment of $6,175 a year and a club fee of $10,855 or $13,770, the two tiers matching Social and golf. Your buyer confirms both in writing before contracting.

What does the club charge a new member to join?

The club does not publish its initiation fee or its dues, and no public record states them, so this page publishes no initiation figure. Your buyer should request the current schedule from Christine Bryant, Membership and Marketing Director, at (239) 592-4000, early in the contract period.

Who pays the Resale Capital Contribution when I sell?

The buyer. Section 6.6 of the recorded Declaration makes it payable by the transferee upon conveyance, from a $3,000 base indexed to the Consumer Price Index. Listing agents disclosed $3,700 on 21 of the last 24 closings. Confirm the current amount on the estoppel so it lands on the buyer’s side of the closing statement.

What does the seller have to do with the club at closing?

Under the recorded sequence, the seller notifies the Foundation in writing of the pending sale, the buyer applies to the club, and the Foundation records a Certificate of Compliance. Ask the club in writing what notice it requires from a resigning member and whether your membership carries any resignation terms, because those are club terms rather than recorded covenants.

How many estoppel certificates does an Audubon sale need?

Every sale needs one from the Audubon Country Club Foundation. Devon Green Lane sales need a second from the Devon Green at Audubon Residents’ Association, and Montclair at Audubon sales need a condominium estoppel under Florida Statutes 718.116(8). A homeowners association must deliver an estoppel within ten business days of a written request under Florida Statutes 720.30851.

What does an estoppel certificate cost in Florida?

The 2024 statutory cap is $299 for a current account, with an additional $119 for delivery within three business days and $179 more if the account is delinquent. The certificate is valid for 30 days, or 35 if delivered electronically. In Collier County practice the seller customarily pays the estoppel fee.

What does it cost to sell a house in Audubon Country Club?

Expect the negotiated commission, documentary stamp tax on the deed at $0.70 per $100, the estoppel fee, a municipal lien search, prorated taxes and assessments, and any negotiated repairs or credits. At the $1,795,000 MLS median the deed stamps alone are $12,565. In Collier County the buyer customarily pays the owner’s title policy.

Who pays for title insurance in Collier County?

By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, which is the reverse of the Lee County custom. Nothing in the statutes fixes the allocation, so the contract controls. Florida sets the title premium itself, so the rate is the same whichever title company is used.

Is real estate commission negotiable in Naples?

Yes. Commission is not set by law and is fully negotiable. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents. What matters in Audubon is less the rate than whether the team can find the buyer and defend the price.

Should I sell my Audubon home without an agent?

You can sell without an agent in Florida. At Audubon price points the buyer is usually represented, the marketing spend is significant, and the closing runs through a club application and a recorded Certificate of Compliance. The risk is rarely the paperwork itself; it is a contract that fails late because nobody sequenced the club step or disclosed the fee stack correctly.

Should I take a cash offer instead of listing?

Compare the net, not the word cash. Instant offers price in a discount for speed, and in a low-supply luxury market that discount is usually larger than the cost of a well-run listing. If speed matters most, a quiet, targeted sale through direct agent outreach can often be both fast and competitive. We will lay the two options side by side for you.

Can I rent my Audubon home instead of selling?

Only on Audubon’s terms: leases of at least two continuous calendar months, no more than two lease occupancies per calendar year, and board approval including renewals. Short-term rental income is not available. Holding also keeps the club and association obligations, and if you give up homestead your own tax bill can rise.

Do I have to disclose flooding or an insurance claim?

Yes, if you know of it. Under Johnson v. Davis a Florida seller must disclose known facts that materially affect value and are not readily observable, and prior water intrusion and claims qualify. Because Audubon’s flood zone varies by address, buyers check yours anyway. Include any elevation certificate or Letter of Map Amendment in your disclosure package.

Is my Audubon home in a flood zone?

It depends on the address. On the FEMA map in force, effective February 8, 2024, 34.9 percent of Audubon’s address points sit in a Special Flood Hazard Area, from 73 percent on Saint George’s Court to 21 percent on Devon Green Lane. There is no V or VE zone anywhere in the community. Check your own address on the FEMA Map Service Center.

Can a Letter of Map Amendment help me sell?

It can. Nine Letters of Map Amendment have already been granted inside Audubon, and every one removed the structure from the Special Flood Hazard Area, which can remove the lender’s flood insurance requirement for your buyer. Requesting one is free and FEMA answers within sixty days, so an eligible owner can start before listing.

Will my buyer’s property taxes be higher than mine?

Very likely, if you are homesteaded. Save Our Homes caps follow the owner, not the house, so the home is reassessed at market value after the sale. Using the community median just value of $1,899,781 at 9.4020 mills, the illustration is about $17,861 a year against a $10,508 median homesteaded bill today. That illustrates the mechanism and is not a quote for any home.

Does Audubon Country Club have a CDD?

No. Audubon has no Community Development District and no district assessment on the tax bill; the non-ad-valorem line reads $0.00 for every Audubon parcel on the 2026 roll. Many Naples golf communities built later carry a CDD line for decades, so this is a selling point worth putting in the listing.

What will a Montclair at Audubon buyer ask for?

Expect requests by name for the milestone inspection report under Florida Statutes 553.899, the structural integrity reserve study, the adopted budget, the reserve schedule and two years of board minutes, plus the condominium and master estoppels. Montclair’s six three-story buildings were recorded in 1990, inside the population those rules reach. Assemble the package before listing.

Should I replace my roof before selling?

It depends on whether the roof prevents the home from being insured at a reasonable premium. If coverage is available, a credit is usually the better use of money. If carriers will not bind, the choice is between a replacement and a much smaller buyer pool. Get a four-point inspection and an insurance opinion before you decide.

Should I get a pre-listing inspection?

At Audubon price points, usually yes, and at minimum a four-point and a wind mitigation inspection. Sixty-five percent of the community was built before 2000, so roof, plumbing and electrical questions are predictable. A wind mitigation report can lower the buyer’s premium, which supports your price, and a pre-listing inspection lets you fix or price issues on your own schedule.

Should I sell furnished or turnkey?

A share of Naples buyers is buying a second home and would rather not furnish it, so a turnkey offer can widen the audience. It rarely adds its replacement cost to the price. Price the home first, then treat the furnishings as a negotiating asset that removes friction for the right buyer.

Can I sell my Audubon home off market?

Yes. Quiet, agent-to-agent marketing across the North Naples club corridor suits an estate, a divorce, a health change or a private club resignation. The trade is exposure, and less exposure often means a lower price. We tell you honestly which way that trade lands for your home before you choose.

Will I owe capital gains tax when I sell?

Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter a substantial part of the gain. A second home or rental does not qualify for that exclusion. Talk to your CPA before you sign a contract, not after.

I am a Canadian owner. What should I know about FIRPTA?

The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the gross price when the seller is a foreign person and remit it to the IRS, with reduced rates and exemptions in defined cases. Ontario is the largest out-of-state ownership cluster in Audubon, so this comes up often. Engage a CPA experienced with FIRPTA early, because withholding certificate applications take time.

I inherited an Audubon home. What changes?

Inherited property generally takes a basis adjusted to fair market value at the date of death, which can sharply reduce taxable gain on a sale, so a documented date-of-death valuation matters. Title may need probate unless the home was held in a trust, jointly with survivorship, or under a transfer on death mechanism. Surviving spouses and family planning beneficiaries do not need a Certificate of Compliance to take title, but a later buyer does.

What should I do first if I am thinking about selling?

Three things, in order. Get a written valuation from the recorded record for your street. Request your estoppel details and your club membership terms in writing so nothing surfaces late. Then decide how public or private the marketing should be. Request a valuation through our Audubon Country Club home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 24, 2026: the Southwest Florida MLS, Collier County’s own tax roll and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s own published material. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (Audubon closed and active listings and fee disclosures, retrieved September 16, 2026)
• Collier County government, publisher of the Property Appraiser 2026 tax roll bulk files, published August 29, 2026
• Collier County Tax Collector, real estate property taxes
• Collier County Tax Collector, tax search
• Collier County Tax Collector, property tax overview
• Collier County tax bill lookup and payment
• Florida Department of Revenue, Property Tax Data Portal
• Florida Department of Revenue, property tax information for taxpayers
• Collier County Office of Management and Budget, special districts
• Collier County Clerk official records public access search
• Collier County Clerk official records
• Collier County Clerk records search
• Collier County Clerk official records system help
• Collier County Clerk, which documents are recordable
• Collier County PUD Master List, June 11, 2026 revision
• Collier County Land Development Code
• Collier County Code of Laws and Ordinances

Florida statutes and state agencies on selling

• Florida Statutes, official text
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Department of Revenue, documentary stamp tax
• Florida Statutes 720.401, homeowners association disclosure summary
• Florida Statutes 720.30851, homeowners association estoppel certificates
• Florida Statutes 718.116, condominium assessments and estoppel certificates
• Florida Statutes 718.503, condominium buyer disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Department of Financial Services, title insurance overview
• Florida Statutes 28.24, clerk recording fees
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
• National Association of REALTORS, settlement frequently asked questions
• National Association of REALTORS, what the settlement means for buyers and sellers
• National Association of REALTORS, written buyer agreements
• Florida Division of Corporations entity search
• Florida Division of Corporations, Audubon Country Club entity search results
• Internal Revenue Service, FIRPTA withholding
• Internal Revenue Service, Publication 523, selling your home

Flood, storm and insurance

• FEMA National Flood Hazard Layer
• FEMA National Flood Hazard Layer map service
• FEMA preliminary flood hazard map service
• FEMA Map Service Center search
• FEMA online Letter of Map Change portal
• FEMA MT-1 application forms for a Letter of Map Amendment
• FEMA Community Rating System
• FEMA Community Status Book, Florida
• Collier County Floodplain Management
• Collier County 2026 flood protection newsletter
• Collier County 2024 Flood Insurance Study
• Collier County floodplain frequently asked questions
• Collier County list of surveyors for elevation certificates
• Collier County hurricane evacuation zone open data
• Florida Division of Emergency Management, Know Your Zone
• NOAA National Hurricane Center tropical cyclone report, Hurricane Ian
• Florida Office of Insurance Regulation, homeowners insurance
• Florida Office of Insurance Regulation, wind mitigation resources

The club, schools and area

• Audubon Country Club, Naples, official website
• Audubon Country Club real estate and community page
• Audubon Country Club neighborhoods page
• Audubon Country Club membership page
• Audubon Country Club golf page
• Audubon Country Club scorecard PDF
• Audubon Country Club community map PDF
• Audubon Country Club clubhouse renovation page
• Audubon Country Club boardwalk and kayak launch
• Florida State Golf Association course rating record for Audubon Country Club
• IRS Form 990 for Audubon Country Club Association, Inc., fiscal year 2024
• Club and Resort Business, Audubon CC unveils new Lifestyle Center
• J. Drew Rogers Golf Design, Audubon Country Club project page
• Collier County Public Schools attendance boundaries
• Collier County Public Schools address level attendance zone finder
• Florida Department of Education school grades
• Collier County Parks, beach parking information
• Collier County Parks, Vanderbilt Beach Park
• Collier County Parks, Barefoot Beach Preserve
• Delnor-Wiggins Pass State Park, hours and fees
• Collier County Tax Collector, beach parking sticker

Our own assets

• McGreevy and Comisar Audubon Country Club community guide
• McGreevy and Comisar Naples real estate guide
• McGreevy and Comisar free home valuation
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so an Audubon Country Club seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and three documents that are not public are named at the end with the office that holds each.

Three documents that matter to an Audubon seller are not public and cannot be linked: the club’s fee and membership schedule, available from Christine Bryant at (239) 592-4000; the master association’s current budget and your estoppel, from Precedent Hospitality and Property Management; and Montclair’s milestone inspection and reserve study, from Gulf Breeze Management Services of SWFL.

Your Audubon Country Club Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Audubon Country Club sits inside the North Naples market they work every week. If you are weighing a sale in Audubon, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

• 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

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.

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 16, 2026, and from Collier County’s 2026 tax roll, published August 29, 2026. Brokered by Domain Realty.