Updated September 2026
Thirty-six identical 2,578 square foot residences, about four sales a year and two approvals on every closing. We price from your floor's recorded sales and build the condo document package before the first showing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Montclair at Audubon is 36 identical 2,578 square foot condominiums inside Audubon Country Club in North Naples, and about four change hands a year. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Montclair residence from its own floor’s recorded sales and build the condominium document file before the first showing.
This page is written for the Montclair owner. The full picture of the condominium itself, the six buildings, the declaration, the milestone record and the flood map, is on our Montclair at Audubon guide, which this seller page sits beside. If you want a number first, start with a free Montclair at Audubon home valuation. If you are also thinking about buying back into the building, read our Montclair at Audubon buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Montclair at Audubon condo in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling at Montclair, on Devon Green Lane, elsewhere in Audubon Country Club, in Pelican Marsh or in Sterling Oaks, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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 two approvals every Montclair sale needs. If you are comparing listing agents across the 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.
Those are career numbers across Lee and Collier County. 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.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from Collier County’s recorded-sales file, with its window and date beside 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 condominium and Foundation 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.
Selling a Montclair at Audubon condominium differs from any other Audubon Country Club sale in four ways: every residence is the same 2,578 square feet, Florida’s condominium resale law applies instead of the homeowners association statute, the sale needs two recorded approvals, and no For Sale sign may be posted anywhere on the property.
Data updated: September 2026 (Collier County Property Appraiser 2026 roll and recorded-sales file, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026)
Collier County records all 36 Montclair residences at 2,578 square feet of living area, six to a building, two to a floor, in six three-story buildings lettered A through F at 551 to 599 Audubon Boulevard. Size never explains a Montclair price difference. Floor, view, condition and timing do, and over the last 60 months the identical plan has recorded sales from $825,000 to $1,900,000.
Audubon Country Club is a Chapter 720 master community with one Chapter 718 condominium inside it, and that condominium is Montclair. Section 720.401 of the Florida Statutes does not apply to associations regulated under Chapter 718, so a Montclair seller follows the condominium resale rules in Section 718.503 instead, including a document package and a seven-day buyer cancellation right.
Section 14.2 of the 2015 Amended and Restated Declaration requires the Montclair Board’s prior written approval of every sale, and the association records a Certificate of Approval for each buyer. The Audubon Country Club Foundation separately records a Certificate of Compliance before the deed is effective, which requires the buyer’s club application. Two approvals, two managers, two calendars.
Every buyer of a residence inside Audubon Country Club since April 17, 2006, a Montclair residence included, must become at least a Social Member of the club. Membership is mandatory but not bundled: the club bills separately from both associations, and golf is a separate election above Social, capped at 340 members. Your buyer needs the club’s written schedule early.
The Montclair declaration bars “For Sale,” “For Rent” and “Open House” signs anywhere on the condominium property, including windows and vehicles, and every visitor enters through Audubon’s staffed gate on US 41. A Montclair listing is sold through photography, video, the MLS, agent outreach and scheduled showings, which is how we market it from day one.
For a prepared Montclair at Audubon residence priced to its own floor’s sales, yes. The Southwest Florida MLS counts four Montclair closings in the twelve months to September 16, 2026, at a median of $1,310,000, and only two Montclair listings were active that day, which is about six months of supply in a 36-residence building.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026; Collier County Property Appraiser recorded-sales file, published 29 Aug 2026)
Four sales are too few for a median to describe a market, so here they are one by one. The four deeds Collier County recorded in the MLS window reproduce the MLS median exactly: the middle pair, $1,020,000 and $1,600,000, averages $1,310,000.
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
July 2026 | Third | $1,637,500 | $635 |
July 2026 | Not stated in the record we hold | $845,000 | $328 |
Window: the 12 months to September 16, 2026. Four sales, total $5,102,500. Floors are shown where the county record we hold states them; every residence is 2,578 square feet, so the per-square-foot column is a straight division.
On September 26, 2026 the MLS showed two Montclair listings, at $1,150,000 (reduced from $1,275,000) and $1,235,000, both the standard 2,578 square feet, one listed for 77 days and the other for 571. A buyer shopping Montclair this season compares your residence with those two and with the last four recorded sales. That is the whole field, and it is small enough that one well-priced listing changes it.
A twelve-month median built on four sales swings by hundreds of thousands of dollars when one sale drops out of the window. The parent Audubon Country Club page, measuring qualified sales to June 23, 2026, shows two Montclair sales for its window; this page shows four for the MLS window to September 16. Both are right once the window is named.
The MLS development report we pulled gives days on market and sale-to-list for Audubon Country Club as a whole, not for Montclair alone. Across all 24 Audubon closings in the same twelve months the median was 88.5 days on market and a 90.01 percent sale-to-list ratio. We cite those as the community’s figures, not Montclair’s.
With two listings and about four sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Montclair at Audubon home valuation, priced against the same-floor sales, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Montclair at Audubon residences recorded 10 qualified sales in the 60 months to Collier County’s August 29, 2026 file, at a median of $1,160,500, from $825,000 to $1,900,000, for an identical 2,578 square foot plan. Sixty months is the first window, counting back, that holds ten or more qualified Montclair sales.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, qualified sales only, published 29 Aug 2026, retrieved 25 Sep 2026)
Recorded | Floor | Sale price | Price per sq ft |
|---|---|---|---|
September 2021 | Second | $825,000 | $320 |
September 2021 | First | $825,000 | $320 |
April 2022 | Second | $950,000 | $369 |
June 2022 | Third | $1,301,000 | $505 |
September 2022 | First | $1,500,000 | $582 |
December 2023 | First | $1,649,000 | $640 |
September 2024 | Third | $1,900,000 | $737 |
October 2024 | Second | $975,000 | $378 |
April 2026 | Third | $1,600,000 | $621 |
June 2026 | Second | $1,020,000 | $396 |
Ten sales, median $1,160,500 (an even count, so the mean of the middle pair, $1,020,000 and $1,301,000), total $12,545,000. Median price per square foot is $450 and the mean of the ten per-sale figures is $487, both on the county’s 2,578 square feet.
Split by floor, the record runs against the county’s assumption. All four second-floor sales closed between $825,000 and $1,020,000. The three first-floor sales were $825,000, $1,500,000 and $1,649,000, and the three third-floor sales $1,301,000, $1,600,000 and $1,900,000. Ten sales cannot prove a floor discount, and condition explains more of any single price, but a second-floor seller should expect a buyer to bring these numbers.
One second-floor Montclair residence sold twice inside the window: $950,000 in April 2022 and $1,020,000 in June 2026, a gain of 7.4 percent over four years, while other residences recorded sales as high as $1,900,000. A repeat sale is the cleanest measure a building this small offers, and this one says the 2022 to 2024 run-up was not uniform across the building stock.
Collier County’s file holds 91 qualified Montclair sales from the first closings in December 1990 through June 2026.
Era | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1990 to 1994 | 29 | $350,000 | $315,000 | $415,000 |
1995 to 1999 | 9 | $390,000 | $365,000 | $425,000 |
2000 to 2004 | 10 | $495,000 | $442,500 | $550,000 |
2005 to 2009 | 3 | $549,900 | $520,000 | $795,000 |
2010 to 2014 | 11 | $362,600 | $300,000 | $585,000 |
2015 to 2019 | 14 | $645,000 | $380,000 | $825,000 |
2020 to 2021 | 7 | $735,000 | $450,000 | $825,000 |
2022 to June 2026 | 8 | $1,400,500 | $950,000 | $1,900,000 |
Montclair has repriced since 2022: the 2022 to June 2026 median of $1,400,500 is almost double the 2020 to 2021 median of $735,000. The series also shows the 2010 to 2014 trough, with a low of $300,000 in December 2011. A seller who bought before 2020 is sitting on a large gain on paper, and the recorded sales say the size of that gain now depends on floor and finish.
The recent Montclair at Audubon sales that matter most to your price are the ones on your floor, because all 36 residences share one plan. A buyer’s agent and a buyer’s appraiser will line your residence up against the same-floor sales of the last 60 months, then adjust for renovation, openings, shutters and view.
Data updated: September 2026 (Collier County Property Appraiser recorded-sales file, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026)
A first-floor seller’s comparables are $825,000, $1,500,000 and $1,649,000. A second-floor seller’s are $825,000, $950,000, $975,000 and $1,020,000. A third-floor seller’s are $1,301,000, $1,600,000 and $1,900,000, plus the $1,637,500 third-floor deed of July 2026. Fewer than ten on any floor, so we list them rather than average them.
In the last five years Montclair has traded in two bands: about $825,000 to $1,020,000 for residences sold closer to original condition or on the second floor, and $1,300,000 to $1,900,000 for residences buyers valued as finished or better placed. Knowing which band your residence can honestly reach is the single most important pricing decision.
The highest-priced Montclair sale of the last twelve months was a third-floor residence recorded at $1,637,500 in July 2026, or about $635 a square foot. It sits below the September 2024 third-floor high of $1,900,000 and above the April 2026 third-floor sale at $1,600,000. That is what a finished upper-floor residence has been able to reach this year.
An appraiser for a financed buyer will reach for the most recent sales in the same building and floor, and in a 36-residence condominium that means going back two or three years. We hand the appraiser the recorded sales, the permits for your openings and the approval letters for your floors, so the adjustments are made on documents rather than guesses.
Montclair at Audubon and Devon Green are the two doors into Audubon Country Club under about $1.5 million, and most Montclair buyers look at both. Montclair offers a larger single-level condominium with the building maintained; Devon Green offers a detached house, a private pool and a street mostly outside the mapped flood zone.
Data updated: September 2026 (Collier County Property Appraiser roll and recorded-sales files, published 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 16 Sep 2026; FEMA effective map, 8 Feb 2024)
Question | Montclair at Audubon | Devon Green at Audubon |
|---|---|---|
What the buyer owns | A 2,578 sq ft condominium on one floor of a three-story building | A detached house and its lot, fee simple |
Homes | 36 | 33 |
Size | 2,578 sq ft, every residence | 2,206 sq ft median base area |
Lot and pool | No lot; no private pool | 0.17-acre lot; private pool on 32 of 33 |
Recorded sales, last 60 months | 10, median $1,160,500, $825,000 to $1,900,000 | 5, $1,165,000 to $1,500,000 |
MLS closings, last 12 months | 4, median $1,310,000 | 1, at $1,165,000 |
Listings on September 26, 2026 | 2, at $1,150,000 and $1,235,000 | 1, at $1,575,000 |
Median 2026 assessed just value | $1,088,310 | $955,645 |
Median 2026 tax bill | $9,135 | $7,421 |
Exterior and roof | The condominium association maintains the buildings | The association paints and keeps the lawns; the owner repairs and replaces the roof |
Flood, effective map | 44 of 45 address points in Zone AH | 21 percent of street address points in Zone AH |
Milestone and reserve-study law | Applies to the three-story buildings | Does not apply to a detached house |
Club membership | Mandatory, minimum Social | Mandatory, minimum Social |
A buyer should choose Montclair for the most interior space inside the Audubon gate, single-level living with no roof or pool to manage, and golf or clubhouse-lake views from upstairs, accepting condominium rules and a building-wide flood policy. A buyer should choose Devon Green for a house of their own, a private pool and a street mostly outside the flood zone, accepting a smaller plan and their own roof.
Your Montclair listing competes with the one Devon Green house for sale as much as with the other Montclair listing. Your marketing should lead with what Devon Green cannot offer: 2,578 square feet on one level, a garage and golf-cart space, the association’s exterior maintenance, and the milestone record for all six buildings. Price inside the band a Devon Green buyer can also reach.
McGreevy and Comisar price a Montclair at Audubon residence against the recorded sales on the same floor, then adjust for view, renovation, openings, shutters, approved flooring and the declaration’s replacement clock. Because every residence is 2,578 square feet, a Montclair price is a condition-and-placement judgment, not a square-footage calculation, and automated estimates miss it.
Data updated: September 2026 (Collier County Property Appraiser 2026 roll and recorded-sales file, published 29 Aug 2026, retrieved 25 Sep 2026)
Before we price a Montclair residence we check five things in this order: the floor and the exact view from the balcony; the year and permits of the windows, sliding doors and shutters, which the owner maintains under the declaration; whether hard flooring above the ground floor has the Board’s written approval; the ages of the water heater and dishwasher against the declaration’s 10-year and 14-year rules; and the recorded sales on the same floor.
An automated estimate sees 36 residences of the same size and a county roll that values each floor at one number: $1,058,310 on the first floor, $1,088,310 on the second and $1,118,310 on the third. The recorded sales of the identical plan span more than a million dollars. A model cannot see a renovated kitchen, impact glass or an approved hard-floor installation.
The view is the first: the club places the buildings along the first fairway, with some residences over the clubhouse lake and most facing western sunsets. The second is the openings, since impact glass or approved shutters change a buyer’s insurance quote. The third is finish. The fourth is the paperwork, because a residence with every approval letter in hand sells faster than one without.
With two Montclair listings and one Devon Green listing on September 16, 2026, a buyer compares at most three homes inside the gate. We set a list price that wins the first thirty days against those three, because a Montclair listing that sits past a season becomes the one buyers ask about rather than the one they tour.
McGreevy and Comisar market a Montclair at Audubon residence to the seasonal buyer who dominates the building, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, because the declaration bars signs on the property and every visitor comes through Audubon’s staffed gate.
Data updated: September 2026 (Collier County Property Appraiser 2026 roll, homestead and mailing-address fields, published 29 Aug 2026, retrieved 25 Sep 2026)
On Collier County’s 2026 roll, 17 of the 36 Montclair residences carry a homestead exemption, 47 percent, against 66.7 percent across Audubon Country Club. Sixteen owners use a mailing address outside Florida, including three in Canada. Montclair buyers are mostly seasonal and lock-and-leave, which sets both the marketing calendar and the channels.
A Montclair residence sells on light and outlook, so the photography is timed for the western sun and the balcony view over the fairway or lake, with aerial capture that shows the building’s place on the first fairway and its walk to the clubhouse. Video lets a buyer who is still up north walk the plan before booking a flight.
Because signs are barred, the listing’s reach is digital and personal: the MLS, syndication, direct outreach to the agents who work the North Naples club corridor, and our own database of buyers looking for a maintained single-level residence in a golf community. Showings are scheduled through the gate, which also keeps them qualified.
Some Montclair owners want quiet, for an estate, a health change or simply privacy in a 36-residence building. We can market a residence agent-to-agent before it reaches the MLS. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your residence.
A buyer will see three recurring bills: the condominium fee, the master assessment and the club. We put the disclosed figures, their sources and the estoppel route in the listing file from day one, so the fee conversation happens before a contract rather than during the seven-day review.
McGreevy and Comisar negotiate a Montclair at Audubon contract at partner level, never through an assistant, and we build the condominium’s seven-day review, the Board approval and the Foundation’s Certificate of Compliance into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a building with four sales a year, the buyer’s agent is often someone we know, and the tone of the first counter matters as much as the number in it.
Under Section 718.503 a Montclair buyer may cancel within seven days, excluding weekends and legal holidays, after signing and receiving the required documents. We deliver the package at contract so the clock starts at once, and we answer the buyer’s questions about the milestone summary and the budget inside that window rather than after it.
A buyer’s inspector will price the owner’s items under the declaration: windows, sliding doors, shutters, the air conditioning, the water heater and the appliances. A water heater over 10 years old or a dishwasher over 14 is already out of compliance with the declaration. Fixing them before listing removes easy credits from the negotiation.
The Montclair Board acts within 15 days of a complete application or 60 days of notice, and silence is approval. The Foundation’s Certificate of Compliance needs the buyer’s club application. We set the closing date with both clocks in view and get the buyer’s applications filed the week the contract is signed.
Selling a Montclair at Audubon condominium costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and master estoppel fees, a municipal lien search, and prorated taxes and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays Audubon’s Resale Capital Contribution.
Data updated: September 2026 (Florida Statutes 201.02 and 718.116; Southwest Florida MLS Matrix fee disclosures, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 roll, published 29 Aug 2026)
Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the Montclair twelve-month MLS median of $1,310,000 that is 13,100 taxable units, or $9,170. At the 60-month median of $1,160,500 it is $8,123.50. It is the largest fixed cost of selling after commission.
In 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. No statute fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit.
A Montclair sale needs a condominium estoppel under Florida Statutes 718.116(8) from Montclair’s manager, Gulf Breeze Management Services of SWFL, and a master estoppel from the Audubon Country Club Foundation. The 2024 statutory cap is $299 per certificate for a current account, with $119 more for delivery within three business days. Order both the week the contract is signed.
The master declaration places the Resale Capital Contribution on the transferee, the buyer: $3,000, indexed to inflation, disclosed at $3,700 on 21 of the last 24 Audubon closings. Listing agents disclosed a $150 application fee on 23 of 24. Put each fee on the right side of the closing statement early and the last week of the contract stays quiet.
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 negotiable and not set by law. What you negotiate with us is the listing side; whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS.
Line, illustrative sale at $1,310,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $9,170 |
Condominium estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Master association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, closing June 30, on a $5,314 bill | Seller credits buyer | About $2,635 |
Condominium fee and master assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Resale Capital Contribution | Buyer, under the master declaration | $3,700 as recently disclosed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $5,314 bill, the median 2026 preliminary bill for a homesteaded Montclair residence. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign a listing agreement.
A Montclair at Audubon seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, including the milestone inspection summary and the most recent structural integrity reserve study or a statement that none is complete, plus the property tax disclosure summary and any known material defect that is not readily observable.
Data updated: September 2026 (Florida Statutes 718.503 and 689.261 as in force in 2026; Collier County Property Appraiser 2026 roll, published 29 Aug 2026, retrieved 25 Sep 2026)
Section 720.401 does not apply to associations regulated under Chapter 718, so the homeowners association disclosure summary that other Audubon sellers deliver is not the Montclair duty. The condominium rules in Section 718.503 are. This is information, not legal advice, and your closing agent or attorney should confirm the documents for your specific sale.
At the seller’s expense, the buyer receives the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection report, the association’s most recent structural integrity reserve study or a statement that none has been completed, the frequently asked questions sheet and the governance form. We request every item from the association before listing.
The buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents. A package delivered late restarts nothing useful for the seller; it only lengthens the period in which the buyer can walk. Deliver at signing.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. At Montclair the homesteaded median 2026 preliminary bill is $5,314 and the non-homesteaded median $9,871, so the warning describes a real change in your buyer’s carrying cost.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Montclair residence that means prior leaks from above or below, insurance claims, unapproved alterations and pending special assessments. The declaration makes a new owner liable with the seller for correcting unapproved alterations, so buyers ask.
Collier County’s Milestone Map lists all six Montclair at Audubon buildings as “Milestone Completed,” cycle completed, with the next milestone inspection due in 2034. For a Montclair seller that answers the first structural question a Florida condominium buyer now asks, and it belongs in the listing file with the inspector’s summary.
Data updated: September 2026 (Collier County Milestone Map, milestone buildings layer, retrieved 25 Sep 2026)
Building | Address | County record | Status on the county layer | Next milestone inspection |
|---|---|---|---|---|
A | 599 Audubon Blvd | PL20230005961 | Milestone Completed | 2034 |
B | 591 Audubon Blvd | PL20230005957 | Milestone Completed | 2034 |
C | 583 Audubon Blvd | PL20230005956 | Milestone Completed | 2034 |
D | 567 Audubon Blvd | PL20230005953 | Milestone Completed | 2034 |
E | 559 Audubon Blvd | PL20230005964 | Milestone Completed | 2034 |
F | 551 Audubon Blvd | PL20230005974 | Milestone Completed | 2034 |
The county layer does not say whether any building needed a phase two inspection, what the engineer recommended or what repairs followed. Those answers sit in the reports filed under each record number on the county’s permitting portal and in the association’s official records. A seller should read them before a buyer does.
Florida Statutes 718.112(2)(g) required associations of Montclair’s age to complete a structural integrity reserve study by December 31, 2025. We have not seen Montclair’s study, and we do not state whether it is complete or how it is funded. The seller must give the buyer the most recent study or a statement that none has been completed, so request it before listing.
The recorded notices show large maintenance cycles: an exterior repaint and stucco program in 1996, roof repairs on Buildings B, E and F in 1997, a re-roof of all six buildings under a July 2010 notice, and a permitted slab-edge repair at Building F in 2025. A buyer will read the 2010 re-roof as the start of a clock.
The flood zone shapes the Montclair at Audubon buyer pool rather than capping the price: 44 of Montclair’s 45 county address points sit in FEMA Zone AH on the map effective February 8, 2024, so a financed buyer needs flood insurance, and the buyers who price that cover before touring are the ones who write offers.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective 8 Feb 2024, panel 12021C0179J; FEMA preliminary map, 20 Mar 2025; Collier County 2026 flood protection newsletter, retrieved 25 Sep 2026)
Montclair falls on FEMA panel 12021C0179J. Measured against Collier County’s address points for the condominium, 44 of 45 are in Zone AH, a shallow-flooding Special Flood Hazard Area, with base flood elevations of 9.5 to 10.0 feet NAVD88, and one is in Zone X. There is no Zone V or VE anywhere inside Audubon.
FEMA published preliminary maps for the Cocohatchee basins on March 20, 2025. Run against the same 45 points, 36 would stay in Zone AH and 8 would move to Zone X. As of Collier County’s 2026 statement the preliminary map is not effective, and lenders and insurers still rate from the 2024 map.
Section 15.3 of the declaration requires the association to insure the buildings and, where the flood zone requires it, to carry flood insurance through the National Flood Insurance Program. Section 15.1 requires each owner to insure the residence’s contents, finishes and improvements, with loss assessment coverage. Collier County’s Community Rating System Class 5 gives a 25 percent discount on eligible flood premiums.
Put the master policy’s declarations page, the association’s flood policy, your own HO-6 policy and any elevation certificate the association holds in the listing file. A buyer’s agent who can get a flood and wind quote on day one keeps the buyer inside the seven-day window with confidence rather than doubt.
A Montclair at Audubon buyer will pay three recurring bills, the condominium fee, the Audubon master assessment and the club, plus the one-time Resale Capital Contribution and a Collier County tax bill that resets toward full assessed value. Listing agents disclosed the condominium fee at $6,465 a year on all four recent Montclair closings.
Data updated: September 2026 (Southwest Florida MLS Matrix fee fields on 4 Montclair and 24 Audubon closings, retrieved 16 Sep 2026; Collier County Property Appraiser 2026 roll, published 29 Aug 2026)
The MLS fee field showed $6,465 a year on 4 of 4 Montclair closings in the twelve months to September 16, 2026, billed quarterly. Each residence pays one thirty-sixth of the common expenses under Section 12.2 of the declaration. The condominium estoppel certificate is the binding figure for a specific residence on a specific date.
Across the 24 Audubon closings, listing agents disclosed the Audubon Country Club Foundation assessment at $6,175 a year on 15, $6,075 on 8 and $8,575 on 1. The master declaration levies it equally per plot, so a Montclair residence pays the same master assessment as a lakefront estate.
Listing agents disclosed a mandatory club fee of $10,855 on 16 of 24 Audubon closings and $13,770 on 6, a split that matches the Social floor with golf above it. The club publishes no initiation fee or dues schedule; your buyer gets the current figures in writing from the club’s membership office.
The master declaration requires a $3,000 Resale Capital Contribution, indexed to inflation and paid by the buyer at every conveyance, disclosed at $3,700 on 21 of the 24 recent Audubon closings. We do not add the layers into one total, because each is a disclosure from a different party on a different billing cycle.
The 2026 preliminary roll puts the median Montclair tax bill at $9,135, from $3,092 to $10,514. The homesteaded median is $5,314 and the non-homesteaded median $9,871, because Florida’s Save Our Homes cap holds down a long-held homestead. Your buyer’s bill resets after purchase, and there is no Community Development District line on any Montclair parcel.
The Montclair at Audubon rules that affect a sale are the Board’s approval of every transfer, the leasing limits a tenant-occupied sale must respect, the one-pet rule, the remodeling season, the hard-floor approval above the ground floor and the two-residence ownership cap, all set by the 2015 Amended and Restated Declaration.
Section 14.2 requires the Board’s prior written approval of every sale or gift, and a transfer without it is void unless approved later. Give the association the contract at least 20 days before closing. The Board may disapprove only for good cause listed in the declaration, after a written opinion of counsel, or without cause if the association then supplies an approved buyer on the same terms.
A Montclair lease must be for the whole residence, at least 60 days, no more than twice a year and no longer than one year, approved by both the condominium and the Foundation. A buyer who inherits a tenant therefore knows the wait is bounded. Tenants may not keep pets, and a lease signed without approval may be treated as a nullity.
The 2020 amendment allows each owner one pet under 40 pounds, registered and approved by the Board with an annual veterinarian’s certificate. A buyer applies for pet approval like any owner; your approval does not transfer. Tell buyers with a larger dog early, because the rule decides the sale for them.
No major disruptive remodeling is permitted from November 1 to April 30, and all work runs Monday through Friday, 8:00 a.m. to 5:00 p.m. A buyer who plans to renovate before moving in will plan for summer, which affects how they value an original-condition residence listed in the fall.
Residences above the first floor must be carpeted outside the kitchen, baths and laundry unless hard flooring was installed over sound-absorbent underlayment with the Board’s written approval. The Board may order unapproved hard floors covered or removed. If your second- or third-floor residence has tile or wood, find the approval letter before listing.
No person may hold legal or beneficial title to more than two Montclair residences, and a trust, company or co-owners must designate one approved natural person as the primary occupant. A change of primary occupant is treated as a new transfer, limited to once a year. An investor buyer should hear this before writing an offer.
A Montclair at Audubon sale takes the time to find the right buyer in a market of about four sales a year, plus a contract period that includes the seven-day review, the Board’s approval within 15 days of a complete application, and the Foundation’s Certificate of Compliance. Audubon-wide, the median was 88.5 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, Audubon development report, retrieved 16 Sep 2026)
With 16 of 36 owners mailing tax bills outside Florida, Montclair’s buyers are mostly seasonal. A listing live by November meets the winter buyer pool while it is in Naples, and leaves time for the two approvals before spring closings. A summer listing reaches fewer buyers but faces less competition.
Valuation and document request in week one; photography and video in week two, timed for the light; listing live in week three; contract, document delivery and the seven-day review; Board and club applications filed at once; estoppels ordered on the first business day; closing once the Certificate of Approval and Certificate of Compliance are recorded.
Many Montclair owners sell from out of state. Marc handles showings, contractors and inspections in person, Jesse handles the paperwork and the associations, and the title company arranges a mail-away closing. Before you leave, shut off the water as the declaration requires for any absence of 48 hours or more.
You get a free Montclair at Audubon home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales on your floor, adjusted for your residence, with your buyer’s fee stack and tax reset beside it. There is no cost and no obligation to list.
You receive the same-floor recorded and MLS sales with their dates and sources, the live competition inside the gate, the fee layers and tax reset your buyer will underwrite, your building’s milestone status and flood position, and a recommended list price with a defensible range. Request it through our Montclair at Audubon home valuation page or the McGreevy and Comisar valuation form.
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 building, your floor, your timeline and the one thing you are most worried about.
In a building with two listings and four sales a year, the opening price decides the sale. We would rather you see the same-floor evidence and the number before you commit to anything, and many Montclair owners use the valuation to decide whether to list this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Most Montclair owners are not in Naples all year, and a condominium sale has more moving parts than a house: two approvals, two estoppels and a document package.
★★★★★ “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
In a building where the same plan has sold from $825,000 to $1,900,000, pricing judgment is the whole game.
★★★★★ “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.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Montclair at Audubon specialist matters because the facts that decide a Montclair sale live in recorded documents rather than a listing feed: the condominium resale package, the milestone record for six buildings, the Board’s approval, the Foundation’s Certificate of Compliance, the one-pet and flooring rules, and a floor-by-floor price record the county roll does not reflect.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty 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 paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
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 Montclair owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Montclair off an Audubon single-family median, deliver the Section 720.401 summary instead of the condominium package, order one estoppel instead of two, miss the hard-floor approval letter, or learn about the Certificate of Compliance in week three. None of those errors is exotic, and each costs a seller time or money.
Most Audubon sellers own houses, with one estoppel and the homeowners association disclosure summary. Our guide to selling an Audubon Country Club home covers the single-family streets, where the median sale runs far higher and the paperwork is different. Montclair’s condominium rules sit at the other end of that spectrum.
Many Montclair at Audubon sellers are also buyers, moving to a house inside Audubon, to another North Naples club, or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the sale’s Board approval and Certificate of Compliance land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Montclair owners move to Devon Green for a house with a pool, or to Audubon’s single-family streets for more space. Your club membership history and the Resale Capital Contribution rules both matter to that move, and our Montclair at Audubon buyer guide covers the purchase side of the building in full.
These are the questions Montclair at Audubon owners ask before they list, answered from the recorded condominium documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Start with a written valuation from the same-floor sales, request the condominium document package from the association, and decide how public the marketing should be. Then list with a team that files both approvals the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your floor from the recorded sales, deliver the Section 718.503 package at contract and run the Board and Foundation approvals without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The last 60 months of qualified sales ran from $825,000 to $1,900,000 for the identical plan, median $1,160,500, and the last 12 months’ MLS median was $1,310,000. Your floor, view and condition place you in that range; a free Montclair at Audubon home valuation gives you the number.
Thirty-six, in six three-story buildings, two residences per floor, every one recorded by Collier County at 2,578 square feet.
About four. The MLS counted four Montclair closings in the twelve months to September 16, 2026, and the county recorded 10 qualified sales in the last 60 months.
The MLS report does not break out days on market for Montclair. Across all 24 Audubon closings in the same twelve months the median was 88.5 days, and the two Montclair listings on September 26, 2026 had been listed 77 and 571 days.
Balanced to slightly soft on paper: two listings against about four closings a year is roughly six months of supply. A prepared residence priced to its floor sells; one priced to the building’s highest sale waits.
Because every residence is the same size and the county values each floor at one number, a model cannot see the renovation, openings, approved flooring or view that move a Montclair price by hundreds of thousands of dollars.
Yes, though not in the order the county assumes. The county values the third floor highest; the recorded second-floor sales have been the lowest of the three floors over the last 60 months, all between $825,000 and $1,020,000.
Fall. Most Montclair buyers are seasonal, and a listing live by November meets the winter buyer pool while leaving time for both approvals before spring closings.
Yes. Section 14.2 of the 2015 declaration requires the Board’s prior written approval of every sale, and the association records a Certificate of Approval for each buyer. Give the association the contract at least 20 days before closing.
The declaration treats silence as approval: if the Board neither approves nor disapproves within 15 days of a complete application, or 60 days of notice, the buyer is deemed approved and may demand a Certificate of Approval.
Only for good cause listed in the declaration, by a majority of the whole Board after a written opinion of counsel, or without cause if the association then supplies an approved buyer at the same price and terms.
Yes. Every buyer since April 17, 2006 must become at least a Social Member. Golf is a separate election above Social, capped at 340 members, and club dues are billed separately from both associations.
The master declaration requires the Foundation to record a Certificate of Compliance before a deed is effective, and the buyer must apply to the club at a minimum Social level.
Under Florida Statutes 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary, the most recent structural integrity reserve study or a statement that none is complete, the frequently asked questions sheet and the governance form.
Seven days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the required documents.
Not for a Montclair condominium. Section 720.401 does not apply to associations regulated under Chapter 718; the condominium package under Section 718.503 is your duty. Confirm with your closing agent or attorney.
Collier County lists all six buildings as milestone-complete with the next inspection due in 2034, which answers the first structural question a Florida condominium buyer asks. Put the inspector’s summary in the listing file.
What the association’s records show, in writing. The law required a study by December 31, 2025, and you must give the buyer the most recent study or a statement that none has been completed.
Almost certainly. On FEMA’s map effective February 8, 2024, 44 of Montclair’s 45 county address points are in Zone AH, with base flood elevations of 9.5 to 10 feet.
It shapes the buyer pool more than it caps the price. Buyers who have priced flood cover before touring write offers; we give them the association’s policy and your own HO-6 details early.
Two: the condominium estoppel under Section 718.116(8) and the master estoppel from the Audubon Country Club Foundation.
The 2024 statutory cap is $299 for a current account, with $119 more for delivery within three business days and $179 more if the account is delinquent. In Collier County practice the seller customarily pays.
The buyer. The master declaration places the $3,000 inflation-indexed contribution on the transferee, disclosed at $3,700 on 21 of the last 24 Audubon closings.
The negotiated commission, documentary stamp tax at $0.70 per $100, two estoppel fees, a municipal lien search, and prorated taxes and assessments. At the $1,310,000 twelve-month median the deed stamps are $9,170.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Commission is not set by law. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
No. The declaration bars “For Sale,” “For Rent” and “Open House” signs anywhere on the condominium property, including windows and vehicles.
Yes, subject to the lease, which cannot exceed one year under the declaration. The buyer still needs association approval, and the lease terms go to the buyer’s agent at the first showing.
Yes. Furniture is personal property and can convey by a separate bill of sale or inside the contract; list what conveys so the buyer’s lender and appraiser treat it correctly.
No. The buyer applies for pet approval like any owner: one pet under 40 pounds, with a veterinarian’s certificate.
If it is more than 10 years old, the declaration already requires it, and a buyer’s inspector will flag it. The same applies to a dishwasher over 14 years old and washer hoses past their cycle.
For a Montclair residence, yes: windows, sliding doors, shutters, the air conditioning and the water heater are the owner’s under the declaration, and a buyer’s inspector will price every one of them.
Very likely, if you hold a homestead exemption. Homesteaded Montclair residences had a median 2026 preliminary bill of $5,314; non-homesteaded residences $9,871.
Yes. Agent-to-agent marketing before the MLS suits an estate or a private sale. The trade is exposure, and we tell you which way it lands for your residence.
Possibly. Florida has no state personal income tax, so the exposure is federal, and a qualifying primary residence exclusion can shelter part of the gain. A second home does not qualify. Talk to your CPA before you sign.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases. Three Montclair owners mail tax bills to Canada. Engage a CPA early.
Inherited property generally takes a basis adjusted to fair market value at the date of death, so a documented date-of-death valuation matters. Title may need probate unless the residence was held in a trust or with survivorship, and a later buyer still needs both approvals.
Get a written valuation from your floor’s recorded sales, request the document package and both estoppel figures, and decide how public the marketing should be. Request a Montclair at Audubon valuation or call Jesse McGreevy at (239) 898-6072.
Every Montclair at Audubon figure on this page traces to a primary source below, listed as of September 25, 2026: recorded Collier County instruments, Florida Statutes and state agencies, Collier County and federal records, the club’s own published pages, the Collier County Property Appraiser’s bulk files published August 29, 2026, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Montclair at Audubon seller always opens the official, current copy. We host nothing ourselves.
Document | What it proves for a Montclair seller | Official authority |
|---|---|---|
Amended and Restated Declaration, Articles and Bylaws (2015), OR 5151, Page 2476 | The approval, leasing, pet, flooring and sign rules a buyer inherits | |
Declaration of Condominium (1990), OR 1573, Page 2028 | The original condominium and its one thirty-sixth shares | |
Pet amendment (adopted 2020, recorded 2021), OR 6021, Page 1658 | The one pet under 40 pounds rule | |
Notice of commencement, re-roof of all six buildings (2010) | The roof clock a buyer will ask about | |
Florida Statutes 718.503, disclosure prior to sale | The document package and seven-day cancellation right | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | |
Collier County milestone buildings by year and reference number | The county’s milestone list | |
FEMA condominium flood coverage fact sheet | How the association’s and owner’s flood policies divide | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Montclair at Audubon sits inside the North Naples club market they work every week. If you are weighing a sale at Montclair, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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. In the last 12 months we tracked every Montclair closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every qualified Montclair sale back to December 1990. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 16, 2026, and from Collier County Property Appraiser files published August 29, 2026. Brokered by Domain Realty.