Updated October 2026
Thinking of selling your Vanderbilt Beach condo or Conners canal home? McGreevy and Comisar, Top 1% nationally and the #1 team in Southwest Florida since 2012, price building by building from 114 MLS closings in 12 months, get the estoppels and flood file ready early, and negotiate hard for you. Get your free Vanderbilt Beach valuation or call Jesse direct at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Vanderbilt Beach sellers face two separate markets: Gulf-front and bay-side condominium towers, priced building by building, and Conners canal-front houses, priced lot by lot. McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, price each from Southwest Florida MLS closings and run the association paperwork for you.
Vanderbilt Beach is a beachfront neighborhood of Gulf-front condominium towers and canal-front homes in Naples, Florida, ZIP 34108, with no master association and about 50 separately governed condominiums. This page is written for the owner. The full picture of the place, from the 1950s plats to the new Ritz-Carlton Residences, lives in our Vanderbilt Beach guide, and this seller page sits beside it. Everything below answers one question: how to sell a Moraya Bay penthouse, a Bluebill Avenue tower unit, a Regatta residence or a Conners canal home for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. If you are interviewing listing agents before you choose, our guide to the best real estate agents in Naples compares the teams on the public record. For a Vanderbilt Beach owner the test is simple: ask every agent to show you the closings in your building or on your street, how long each took, and what the buyer's lender and insurer asked for before closing.
These are career figures across Lee and Collier counties, and we label them that way. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales inside that number. The wider team is at DomainRealtyGroup.com.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the association paperwork, which at Vanderbilt Beach can mean a condominium association, a separate commons or dock association and the buyer's lender all asking for documents on one sale. Marc Comisar runs the field: showings, buyer-agent conversations, inspections, contractors and walkthroughs for owners who live out of state. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
A condominium owner in a Gulf Shore Drive or Bluebill Avenue tower is selling a share of a building, so the building's budget, insurance, milestone inspection and reserve study are part of what the buyer is purchasing. A Conners owner is selling a lot on a platted canal grid with a seawall, often a dock, a flood elevation and a 1954 deed of restrictions. We price and prepare the two sales differently, and the sections below keep them apart.
Selling at Vanderbilt Beach differs from a typical Naples sale in five ways: there is no master association, about 50 separately governed condominiums trade as separate markets, canal-front houses follow different rules from towers, FEMA's flood map changes block by block, and older towers carry milestone inspection and reserve-study questions every buyer will ask.
Data updated: October 2026
The Collier County Property Appraiser's 2026 preliminary roll counts 2,577 residential parcels in the Vanderbilt Beach footprint: 439 single-family parcels in Conners Vanderbilt Beach Estates and 2,137 condominium parcels in 55 condominium regimes and plats. The condominium count includes cabanas, garages and boat slips that are not residences, so we quote residences from the Florida DBPR condominium extract where they differ. There is no association above them: the Vanderbilt Beach Residents Association is a voluntary civic nonprofit founded in 1968 with no authority over any building. Each condominium has its own budget, rules and estoppel certificate.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 88 condominium closings at a $950,000 median and 26 single-family closings in Conners at a $3,125,000 median. Those two groups share a ZIP code and a beach, and almost nothing a pricing model can use. A Vanderbilt Towers unit closed at $150,000 in the same year that a residence at The Vanderbilt closed at $12,600,000. Our pricing starts by deciding which market your home is actually in.
Condominium resales at Vanderbilt Beach run under Florida Statutes chapter 718, which governs the documents a seller provides and the estoppel certificate an association issues. Conners has no mandatory homeowners' association, so the buyer's questions there turn on the recorded 1954 deed of restrictions, the survey, the seawall and the flood zone. Which path applies to your home decides your paperwork, your timeline and your costs, and Jesse sorts it out before the sign goes in.
FEMA's countywide map, panel 12021C0189J, has been effective since February 8, 2024, and at the street address points we sampled it shows Zone AE with a base flood elevation of 9 to 10 feet along Gulf Shore Drive, Southbay Drive and the Conners canal streets. VE zones with base flood elevations of 11 to 15 feet sit on the Gulf-ward strip. A buyer's lender reads that map, so your building's or lot's zone is a pricing fact. Details are in the local expertise section below.
Collier County's milestone program applies a 25-year cycle to condominium buildings of three habitable stories or more within three miles of salt water, so nearly every Vanderbilt Beach tower is on the county's list. A buyer's attorney will ask for the milestone summary and the structural integrity reserve study, and a seller who requests them early controls the closing date. We explain the process in the milestone section below.
Vanderbilt Beach recorded 114 closings and $253,819,500 in volume in the 12 months to October 7, 2026, at a $1,180,000 median, with 66 homes for sale and 6.9 months of supply. These eight facts frame every pricing, marketing and paperwork decision on the pages that follow.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Nationally since 2008, and we track every Vanderbilt Beach closing: in the last 12 months we tracked 114 Vanderbilt Beach closings, $253,819,500 in volume, a median 98 days on market and 93.62 percent of final list price.
Data updated: October 2026 (Southwest Florida MLS Matrix, closed October 7, 2025 to October 7, 2026, pulled October 7, 2026)
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in sales. Those are career figures across Southwest Florida. They tell you how many negotiations, inspections and closing-table surprises the people on your listing have already handled, which matters most on a sale with an association, a lender and an insurer in the room.
Southwest Florida MLS, 12 months to October 7, 2026 | Closings | Median price | Volume | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
All Vanderbilt Beach | 114 | $1,180,000 | $253,819,500 | 98 | 93.62% |
Condominiums | 88 | $950,000 | $131,519,500 | 94.5 | 94.24% |
Single family (Conners) | 26 | $3,125,000 | $122,300,000 | 133 | 91.84% |
Three of the 114 closings, one single-family and two condominium, were Sold Data Entry records; they count in closings, medians and volume and are excluded from days on market and sale-to-list. The highest residence sale in the year was a unit at The Vanderbilt, 9235 Gulf Shore Dr #TL2, at $12,600,000 on May 13, 2026 after 31 days on market. The fastest sales closed in 0 to 2 days: a Vanderbilt Surf Colony unit at 15 Bluebill Ave #606 sold for $748,000 on July 7, 2026 against a $799,000 list price, and a Gulf Breeze at Vanderbilt unit at 21 Bluebill Ave #1103 sold at its $1,250,000 list price after 1 day.
We judge a Vanderbilt Beach listing on three numbers you can check: days to contract against the median for your product (94.5 days for condominiums, 133 for Conners homes), the sale price against its final list price (94.24 percent and 91.84 percent), and whether the home closed on the date you planned. Those are the yardsticks the rest of this page uses, and the ones we will report on your own sale.
The two highest MLS records, 10047 Gulf Shore Dr at $22,050,000 and 10021 Gulf Shore Dr at $22,000,000, both dated March 25, 2026, are Gulf-front Conners lots. The county recorded the related land sales at 10025 Gulf Shore Dr ($22,050,000 on March 18, 2026) and an adjoining 0.65-acre parcel ($22,150,000 on March 25, 2026) as non-qualified, and 10025 Gulf Shore Dr is the site of the Paraiso Beach Club approved by the Board of County Commissioners on October 14, 2025. They are counted in the MLS figures above and they are beach-club site purchases, not typical home sales. We never price a Vanderbilt Beach home off them.
For a home priced to its own building or lot, yes, but Vanderbilt Beach is a buyer-paced market in October 2026. The Southwest Florida MLS shows 114 closings in 12 months at a $1,180,000 median, 66 homes for sale, about 6.9 months of supply and a median closing at 93.62 percent of final list price.
Data updated: October 2026 (Southwest Florida MLS Matrix, closed October 7, 2025 to October 7, 2026 and active on October 7, 2026, pulled October 7, 2026)
Vanderbilt Beach, all homes | Closings | Median price | Price range | Volume | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|---|
Last 12 months (Oct 2025 to Oct 2026) | 114 | $1,180,000 | $150,000 to $22,050,000 | $253,819,500 | $762.08 | 98 | 93.62% |
Prior 12 months (Oct 2024 to Oct 2025) | 79 | $1,800,000 | $375,000 to $10,000,000 | $188,910,500 | $929.28 | 75 | 92.86% |
Last 24 months | 193 | $1,500,000 | $150,000 to $22,050,000 | $442,730,000 | $831.79 | 93.5 | 93.33% |
Last 60 months | 469 | $1,420,000 | $150,000 to $22,050,000 | $993,756,301 | $830.42 | 54.0 | 94.92% |
Medians use the middle value when the count is odd and the mean of the middle pair when it is even. Sold Data Entry records (3 in the latest year) count in closings, medians, ranges and volume and are excluded from days on market and sale-to-list. Sale-to-list is measured against the final list price, and price per square foot uses MLS living area.
Vanderbilt Beach condominiums | Closings | Median price | Price range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Last 12 months | 88 | $950,000 | $150,000 to $12,600,000 | $631.67 | 94.5 | 94.24% |
Prior 12 months | 57 | $1,400,000 | $375,000 to $6,550,000 | $850.52 | 77 | 93.33% |
Last 24 months | 145 | $1,100,000 | $150,000 to $12,600,000 | $749.71 | 91 | 93.94% |
Last 60 months | 362 | $1,100,000 | $150,000 to $12,600,000 | $728.61 | 46.5 | 95.94% |
Condominiums were 88 of the 114 closings in the latest year and 57 of the 79 in the prior year. The condominium median moved from $1,400,000 to $950,000 while the range and the building mix moved with it, which is why a seller should read the building tables in the pricing section, not the area median.
Conners single family | Closings | Median price | Price range | Median $ per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Last 12 months | 26 | $3,125,000 | $1,600,000 to $22,050,000 | $1,024.08 | 133 | 91.84% |
Prior 12 months | 22 | $3,280,000 | $1,825,000 to $10,000,000 | $1,092.82 | 72.5 | 91.08% |
Last 24 months | 48 | $3,200,000 | $1,600,000 to $22,050,000 | $1,025.23 | 109 | 91.25% |
Last 60 months | 107 | $3,250,000 | $1,600,000 to $22,050,000 | $1,146.63 | 71.0 | 92.29% |
The Conners median held between $3,125,000 and $3,280,000 across the last two years, but the median time on market moved from 72.5 days to 133. The 12-month range tops out at the $22,050,000 Gulf-front lot sale described above, which is why the median, not the range, is the number to price from.
Active on October 7, 2026 | Listings | Median list price | List price range | Pending | Months of supply |
|---|---|---|---|---|---|
All Vanderbilt Beach | 66 | $1,824,500 | $219,000 to $20,800,000 | 13 | 6.9 |
Condominiums | 49 | $1,249,000 | $219,000 to $8,350,000 | 7 | 6.7 |
Single family (Conners) | 17 | $4,900,000 | $2,485,000 to $20,800,000 | 6 | 7.8 |
Months of supply is active listings divided by the average monthly closings of the latest 12 months, our arithmetic on the pull. Asking prices sit well above recent closings: the condominium median list price is $1,249,000 against a $950,000 median sold price, and the Conners median list price is $4,900,000 against a $3,125,000 median sold price. A buyer's appraiser reads closings, not asking prices, so we price from the closings.
Price band, closings in the last 12 months | Closings |
|---|---|
$0 to $500,000 | 12 |
$500,000 to $1,000,000 | 37 |
$1,000,000 to $2,000,000 | 31 |
$2,000,000 to $4,000,000 | 19 |
$4,000,000 and up | 15 |
Forty-nine of the 114 closings, 12 plus 37, were under $1,000,000, and 34 were at $2,000,000 or more. A seller in the middle band competes with buyers from both directions, and the first price decides which of them sees the listing.
At 6.9 months of supply across the area, 7.8 for Conners houses and 6.7 for condominiums, a buyer with 66 alternatives negotiates. The median Vanderbilt Beach closing reached 93.62 percent of its final list price and took 98 days. The practical advice is to price at the level your building or street has already closed, make the first month count, and have the estoppel certificate, condominium documents or survey ready before the first showing.
We price a Vanderbilt Beach home from the closings of its own building or street, adjusted for floor, stack, view, condition, milestone and reserve-study status, flood zone and, in Conners, seawall, dock and rebuild status, then test the number against live listings and what a buyer's appraiser will find. We never start from the area median or an online estimate.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled October 7, 2026; window rule: the first of 12, 24, 36 or 60 months with 10 or more closings)
The two markets do not share comparable sales. A Conners house is valued on its lot, frontage, seawall, dock, elevation and whether it is an original 1950s house or a rebuild; the county roll shows Conners homes built from 1952 to 2025, with rebuilds ongoing. A tower residence is valued on its building, stack, floor, view and the building's financial health. We pull the 12-month closings for your own product first and widen to 24, 36 or 60 months only until a building reaches 10 closings.
Building (Southwest Florida MLS) | Window | Closings in window | Median price | Median $ per sq ft | Active now |
|---|---|---|---|---|---|
60 months | 14 | $6,450,000 | $1,605.85 | 1 | |
Le Dauphin | 60 months | 10 | $3,159,000 | $1,314.55 | 2 |
Vanderbilt Gulfside | 36 months | 14 | $1,837,500 | $1,160.83 | 1 |
Conners (single family) | 12 months | 26 | $3,125,000 | $1,024.08 | 17 |
12 months | 11 | $1,260,000 | $669.53 | 3 | |
Monte Carlo Club | 60 months | 11 | $935,000 | $722.18 | 0 |
Vanderbilt Bay | 60 months | 14 | $925,000 | $781.82 | 2 |
Vanderbilt Surf Colony | 12 months | 13 | $748,000 | $461.80 | 5 |
12 months | 10 | $740,000 | $493.08 | 1 | |
Vanderbilt Towers | 12 months | 12 | $335,000 | $371.94 | 14 |
The spread is the point. Moraya Bay's 60-month median of $6,450,000 and Vanderbilt Towers' 12-month median of $335,000 sit in the same ZIP code. Vanderbilt Towers also carries 14 active listings against 12 closings in the year, so a Vanderbilt Towers seller faces more competing listings than the building closed sales, while Moraya Bay shows 1 active listing. Buildings with a dedicated sub-page are linked above; for the others, see the building pages section below.
Sixty-six Vanderbilt Beach homes were for sale on October 7, 2026, so a buyer touring your building or street this weekend has alternatives. Request a written opinion of value through our Vanderbilt Beach home valuation or call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase at Vanderbilt Beach, read how we represent buyers in Naples or call Marc at (239) 287-5873.
Under 10 closings a median is not a market, so we list the sales themselves. These are Southwest Florida MLS closings through October 7, 2026, with the dates and prices as recorded.
Building | Closings, last 12 months | Closings, last 60 months | Active now | Sales on record (date, price) |
|---|---|---|---|---|
Seawatch | 1 | 9 | 0 | 2026-05-28 $2,185,000; 2025-08-08 $1,495,000; 2025-07-24 $1,500,000; 2025-04-04 $1,300,000; 2025-03-20 $1,160,000; 2024-03-27 $1,475,000 |
Bayshores | 4 | 8 | 1 | 2026-05-11 $1,732,000; 2026-03-31 $1,800,000; 2026-03-02 $1,160,000; 2025-11-14 $1,050,000; 2025-05-15 $1,549,000; 2025-05-14 $1,800,000 |
1 | 8 | 1 | 2026-01-12 $900,000; 2025-03-20 $960,000; 2024-07-25 $500,000; 2024-04-02 $975,000; 2024-02-16 $1,000,000; 2022-09-01 $1,100,000 | |
3 | 7 | 0 | 2026-06-15 $1,400,000; 2026-05-07 $3,400,000; 2026-02-09 $1,420,000; 2025-09-10 $4,150,000; 2025-02-28 $1,400,000; 2024-06-18 $1,925,000 | |
2 | 7 | 1 | 2026-03-25 $1,825,000; 2026-01-23 $1,545,000; 2025-05-06 $1,070,000; 2025-04-30 $1,425,000; 2025-02-04 $1,650,000; 2022-01-26 $1,600,000 | |
Vanderbilt Yacht and Racquet Club | 1 | 7 | 1 | 2026-05-05 $915,000; 2025-01-16 $670,000; 2023-11-13 $1,160,000; 2023-10-13 $1,430,000; 2023-07-24 $1,150,000; 2021-12-30 $1,000,000 |
Barefoot Pelican | 0 | 7 | 1 | 2025-02-28 $845,000; 2024-10-01 $810,000; 2024-06-27 $775,000; 2023-11-27 $800,000; 2023-07-28 $759,000; 2023-04-05 $735,000 |
The Beachmoor | 2 | 6 | 0 | 2025-10-16 $2,285,000; 2025-10-10 $2,200,000; 2025-02-14 $2,017,500; 2022-03-31 $2,200,000; 2022-01-12 $2,250,000; 2021-12-15 $1,800,000 |
Sea Chase | 0 | 4 | 0 | 2025-09-05 $2,450,000; 2025-08-28 $1,955,000; 2025-05-07 $1,350,000; 2021-12-22 $1,860,000 |
The Watermark | 1 | 4 | 1 | 2026-05-14 $925,000; 2024-09-26 $940,000; 2024-05-07 $2,392,500; 2022-05-03 $2,060,000 |
La Scala | 0 | 4 | 1 | 2025-04-04 $1,350,000; 2024-05-24 $1,600,000; 2022-04-11 $1,325,000; 2022-02-18 $1,825,000 |
Gulfshores | 0 | 4 | 0 | 2025-05-30 $1,100,000; 2025-04-30 $1,850,000; 2023-11-20 $1,600,000; 2023-07-14 $1,300,000 |
The Admiralty | 1 | 4 | 1 | 2025-10-24 $907,000; 2024-07-17 $1,325,000; 2023-05-30 $1,600,000; 2023-03-31 $1,450,000 |
Vanderbilt Palms | 1 | 4 | 0 | 2026-05-08 $466,000; 2022-10-07 $662,500; 2021-12-23 $501,000; 2021-10-11 $460,000 |
The Barcelona | 1 | 3 | 1 | 2026-03-31 $2,150,000; 2024-04-15 $2,080,000; 2024-03-01 $2,300,000 |
The Seville | 0 | 3 | 0 | 2025-06-11 $1,600,000; 2025-05-08 $1,530,000; 2023-05-10 $2,100,000 |
Chateau Vanderbilt | 1 | 3 | 0 | 2025-10-27 $950,000; 2024-05-10 $940,000; 2022-01-31 $790,000 |
Vanderbilt Hideaway | 0 | 3 | 0 | 2025-09-19 $375,000; 2023-12-07 $485,000; 2022-02-24 $371,500 |
The Vanderbilt | 1 | 2 | 1 | 2026-05-13 $12,600,000; 2022-09-20 $6,000,011 |
Manatee | 0 | 2 | 2 | 2023-11-29 $3,333,750; 2022-10-20 $3,000,000 |
Casa Grande | 1 | 2 | 1 | 2026-08-28 $2,000,000; 2022-04-11 $2,800,000 |
Bellagio Gardens | 0 | 2 | 0 | 2025-08-06 $2,500,000; 2022-05-06 $2,850,000 |
The Mansions | 1 | 2 | 0 | 2026-04-16 $2,300,000; 2025-03-21 $2,200,000 |
Sunset Bay | 1 | 2 | 0 | 2026-09-03 $1,025,000; 2022-04-26 $2,285,000 |
Gulf Cove | 2 | 2 | 0 | 2026-06-08 $900,000; 2025-10-09 $710,000 |
Sausalito of Naples | 0 | 1 | 0 | one sale, 2025-07-18 $1,200,000 |
Vanderbilt Lagoon Villas | 0 | 1 | 0 | one sale, 2024-02-13 $2,336,000 |
Sand Castle | 0 | 1 | 0 | one sale, 2022-06-29 $2,750,000 |
Vanderbilt Beachcomber | 0 | 1 | 0 | one sale, 2023-08-31 $3,575,000 |
Beachcomber Condo | 0 | 1 | 0 | one sale, 2022-06-06 $4,050,000 |
Vanderbilt Club | 0 | 1 | 0 | one sale, 2022-09-15 $1,650,000 |
Baypoint | 0 | 1 | 0 | one sale, 2022-02-28 $1,350,000 |
Where a building shows more closings than listed dates, the dates above are the ones on record in our pull; ask for the full list for your building. A single sale is never a market rate, and we never print a median for one. If your building is on this list, the opinion of value we write for you reads these sales line by line and adjusts them to your floor, view and condition.
Conners prices from the lot outward: frontage on the Vanderbilt Lagoon or a finger canal, seawall condition, dock and its permit, elevation against FEMA's base flood elevation, and whether the house is original or rebuilt. Collier's Hearing Examiner notices show owners using the variance route for docks and side yards, including a request for a dock at 9990 Gulf Shore Dr and a side-yard setback at 424 Egret Ave. We read the lot's survey, permits and any variance before we recommend a number, because the buyer's contractor will.
Inside a building, floor level, stack, Gulf view against bay view, parking, storage, renovation and the building's own finances move the price more than square footage. A buyer's lender and insurer ask about the association's budget, reserves, special assessments, insurance declarations and milestone status, so we collect them before pricing, not after the first offer. The adjustment amounts come from closings in your building, never from asking prices.
An automated model needs many similar recent sales. Vanderbilt Beach produced 114 closings in a year across about 50 condominiums and a canal grid, and most of the buildings in our pull recorded fewer than 10 closings in five years. A model also cannot see a floor, a view, a seawall, an elevation certificate or an association's reserve position. Treat an online estimate as a starting question, and treat our written opinion of value as the answer.
Seller question | Tower or condominium unit | Conners canal home |
|---|---|---|
12-month closings and median | 88 at $950,000 | 26 at $3,125,000 |
Median days on market | 94.5 | 133 |
Months of supply | 6.7 | 7.8 |
What the buyer's lender and insurer read | Association budget, reserves, insurance, milestone and reserve study | Survey, flood zone, elevation certificate, wind mitigation |
Who governs | The building's own association, under chapter 718 | No mandatory HOA; recorded 1954 deed of restrictions and county zoning |
Typical paperwork to prepare | Estoppel certificate, governing documents, FAQ sheet, budget | Survey, seawall and dock permits, elevation certificate |
What decides the price | Building, stack, floor, view, condition | Lot, frontage, seawall, elevation, original or rebuilt |
We market a Vanderbilt Beach home with professional photography, cinematic video and drone coverage, full Southwest Florida MLS exposure, our qualified-buyer database and, when an owner wants discretion, off-market capability. The package changes with the product: a Gulf-view tower residence and a Conners canal home reach different buyers by different routes.
A Vanderbilt Beach buyer is buying a view and a setting, so the media has to show the exposure, the water and the way the home sits on its lot or in its tower. For a Conners house that means the canal frontage, the seawall and dock, and the approach from the street. For a Gulf Shore Drive residence it means the balcony view at the hour the sun is on it. Drone footage shows where the building sits relative to the beach and Vanderbilt Beach Park; we do not publish a view claim we cannot photograph.
Listings with their documents ready get fewer surprises. For a condominium we assemble the governing documents, the current budget, the association's insurance declarations pages and a request for the milestone inspection summary and structural integrity reserve study before the first showing. For a Conners home we assemble the survey, seawall and dock permits, an elevation certificate if one exists (the county's Flood Info Hotline at (239) 252-2942 can say whether it holds one on file) and the wind mitigation report. A buyer who can see those papers on day one is a buyer who can write a clean offer.
Vanderbilt Beach is a place people visit before they buy it. Collier Parks advises that parking at Vanderbilt Beach Park is best secured before 10 a.m. January through March, a sign of how crowded the winter season is. We schedule showings and open-house timing around that, and we put together a remote showing packet for owners and buyers who are not in Florida.
Some Vanderbilt Beach owners, particularly in small Gulf Shore Drive buildings and on the Gulf-front lots of Conners, prefer a quiet sale. We can run a private or off-market listing to our qualified-buyer database and to selected agents, and we will tell you plainly what it costs in exposure compared with a full MLS launch. Confidential conversations are welcome at (239) 898-6072.
You get showing activity, buyer-agent feedback and a plain comparison of your days on market against the median for your building or street (94.5 days for condominiums, 133 for Conners houses in the latest 12 months). If the market answers a price with silence, we tell you in week four, not month four.
At Vanderbilt Beach, Jesse McGreevy and Marc Comisar negotiate every offer personally, from price and closing date to inspection repairs, insurance and condominium-document review periods. A median Vanderbilt Beach sale closed at 93.62 percent of its final list price, so the negotiation is part of the price, and a partner-level negotiator protects it.
The partners who list your home are the people who sit across from the buyer's agent. We read every offer for what it says about the buyer: how much the price depends on a financing contingency, on an insurance quote or on the buyer's own sale, and what the buyer's attorney will ask for from your association. We answer in writing and we tell you when to hold and when to move.
On a condominium, the buyer has the right to review the governing documents and an FAQ sheet under section 718.503, Florida Statutes, and the buyer's insurer and lender will read the association's budget and reserve position. On a Conners home, a buyer's insurance quote and the flood zone decide whether the deal holds together. We negotiate those periods short, schedule the inspector early and keep your closing date intact.
Since August 17, 2024, an offer of buyer-broker compensation can no longer be advertised on the MLS, and buyers must sign a written agreement stating the buyer agent's compensation before touring, according to the National Association of REALTORS. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer's agent off the MLS, and may still offer buyer concessions on the MLS. We explain the options and the cost of each before you decide.
Many Vanderbilt Beach sellers want to close around a travel schedule, a northern move-out date or the end of the winter season. A buyer who needs a lender, a flood quote and a condominium approval has a different clock than a cash buyer, and the contract date should reflect which one you are facing. We trade price for time deliberately, not by accident.
A lender's appraiser looks first at closed sales of the same building, stack and size within the last several months. At Vanderbilt Beach that can mean two or three sales, sometimes one. We build that comparable set before you list, including the older and other-building sales an appraiser will be forced to adjust, so the price we recommend is one a financed buyer's appraisal can support. If a low appraisal arrives anyway, we have the evidence for a reconsideration, a renegotiation or a cash-buyer path ready.
The Vanderbilt Beach sales that matter most are the ones in your own building or on your own street. Below are ten recent closings drawn from the Southwest Florida MLS, from a $12,600,000 residence to a $150,000 tower unit, with their price, list price where recorded and days on market, so you can see how widely the market runs.
Data updated: October 2026 (Southwest Florida MLS Matrix, closed October 2025 to October 2026, pulled October 7, 2026)
Closed | Address | Building | Sold price | List price | Days on market | Recorded detail |
|---|---|---|---|---|---|---|
2026-05-13 | 9235 Gulf Shore Dr #TL2 | The Vanderbilt | $12,600,000 | not in pull | 31 | 4 bedrooms plus den, 4 baths, 6,141 sq ft |
2025-12-16 | 273 Trade Winds Ave | Conners | $7,300,000 | not in pull | 150 | 4 bedrooms plus den, 5 baths, 4,669 sq ft |
2026-03-13 | 11125 Gulf Shore Dr #605 | $6,900,000 | not in pull | 130 | 3 bedrooms, 3 baths, 4,001 sq ft | |
2026-01-28 | 414 Palm Ct | Conners | $6,500,000 | not in pull | 45 | 4 bedrooms plus den, 5 baths, 4,337 sq ft |
2026-06-16 | 11125 Gulf Shore Dr #701 | Moraya Bay | $5,850,000 | not in pull | 436 | 3 bedrooms plus den, 3 baths, 4,548 sq ft |
2026-05-15 | 325 Oak Ave | Conners | $3,200,000 | $3,395,000 | 2 | size not in pull |
2026-09-03 | 9486 Gulf Shore Dr #A101 | Sunset Bay | $1,025,000 | $1,199,000 | 1 | size not in pull |
2026-01-06 | 21 Bluebill Ave #1103 | Gulf Breeze at Vanderbilt | $1,250,000 | $1,250,000 | 1 | size not in pull |
2026-07-07 | 15 Bluebill Ave #606 | Vanderbilt Surf Colony | $748,000 | $799,000 | 0 | size not in pull |
2026-03-09 | 3 Bluebill Ave #205 | Vanderbilt Towers | $150,000 | $150,000 | 1 | size not in pull |
These are Southwest Florida MLS closings through October 7, 2026, shown as recorded. Days on market is as the MLS recorded it, and the list price is the final list price where our pull recorded it.
This is an MLS-recorded sale at 9235 Gulf Shore Dr, The Vanderbilt, a 19-residence condominium built in 2005. Unit #TL2, four bedrooms plus a den and 6,141 square feet, closed at $12,600,000 on May 13, 2026 after 31 days on market, the highest residence sale of the year. The building has only two MLS closings in five years, this one and a $6,000,011 sale on September 20, 2022, so it has no median. A seller there prices from the building's own two sales, from top-tier Gulf-front closings such as Moraya Bay's 60-month median of $6,450,000, and from the buyer's lender and insurer, not from an area average. The county's milestone data lists the building's status as Not Due, with a next inspection year of 2030.
Two Moraya Bay residences of 4,548 square feet, each with three bedrooms plus a den, closed within three months of each other: PH-1 at $6,350,000 on March 17, 2026 after 50 days on market, and #701 at $5,850,000 on June 16, 2026 after 436 days. A buyer's appraiser sees both. The lesson for the next seller is that floor, exposure and how long a listing has sat all move the number, and a unit that sits through a season stops being shown.
At 325 Oak Ave a Conners house closed at $3,200,000 on May 15, 2026 after 2 days on market against a $3,395,000 list price. At 273 Trade Winds Ave a 4,669-square-foot house closed at $7,300,000 on December 16, 2025 after 150 days. The Conners median is 133 days and $3,125,000, and these two sales sit far from both, which is why a Conners seller needs comparables on the same street, frontage and build year.
The six fastest closings of the year took 0 to 2 days: three on Bluebill Avenue (Vanderbilt Surf Colony at 15 Bluebill Ave #606, Gulf Breeze at Vanderbilt at 21 Bluebill Ave #1103 and Vanderbilt Towers at 3 Bluebill Ave #205), one at Sunset Bay on Gulf Shore Drive, and two Conners houses, 325 Oak Ave and 385 Willet Ave. Two of the six closed at list price and four closed below it, so even the fastest sales were negotiated. Speed here came from a price the market already accepted, not from a premium.
An appraiser's first question is which sales within the building, or on the street, closed recently and at what price per square foot. With 10 or more closings that is a median; with fewer, it is a list of sales like the ones above. We assemble the same set before you list, and we add the milestone, reserve and flood facts that explain why one sale is not another.
Selling a Vanderbilt Beach home in Collier County costs a negotiated commission, documentary stamp tax at $0.70 per $100 of price, a capped estoppel certificate fee of up to $299, a property tax proration and any payoff. In Collier County the buyer customarily pays the owner's title policy, and the contract controls.
Line item | Who customarily pays in Collier County | Amount or rule | Fixed or variable |
|---|---|---|---|
Listing commission | Seller | Negotiable; no rate is set by law | Negotiated |
Buyer-agent compensation | Seller, if the seller chooses to offer it | Negotiable; offered off the MLS since August 17, 2024 | Negotiated |
Deed documentary stamp tax | Seller | $0.70 per $100 of price, rounded up to the next $100 | Fixed by statute |
Owner's title insurance policy | Buyer, who usually chooses the closing agent | Premium promulgated by the state; the contract controls | Fixed by state rule |
Title search | Follows whoever pays the owner's policy | About $150 to $500 | Variable |
Settlement or closing fee | Negotiable; often paid through the buyer's closing agent | About $500 to $1,500 | Variable |
Municipal lien search | Seller, customarily | About $100 to $250 | Variable |
Condominium estoppel certificate | Seller | Up to $299; plus $119 if delivered within 3 business days; plus $179 if the account is delinquent | Capped by statute |
Property tax proration | Credit from seller to buyer | Seller's days of ownership divided by 365, times the annual tax | Variable |
Deed recording fee | Buyer, who records the deed | $10 for the first page and $8.50 for each additional page | Fixed by statute |
Mortgage payoff, if any | Seller | Loan balance plus per-diem interest | Variable |
The figures come from our shared Florida cost research and its primary sources, listed in the Sources section. Title search, settlement and lien-search charges are estimates that vary by company; the recording fee, the title premium rate and the documentary stamp tax are fixed by the state. Always confirm the split against the contract you sign.
The deed tax is $0.70 per $100 of the price, or portion thereof, under section 201.02, Florida Statutes, and the Florida Department of Revenue shows the method. On a $300,000 sale it is $2,100.00, on $750,000 it is $5,250.00 and on $1,300,000 it is $9,100.00. Because the tax scales with price, it is a larger line on a Conners sale than on a Vanderbilt Towers sale, and it is one of the two biggest seller costs alongside the commission.
Every condominium sale at Vanderbilt Beach needs an estoppel certificate from the building's association, stating what is owed. Section 718.116(8), Florida Statutes caps the fee at $299 for a current account, with $119 more for delivery within 3 business days and $179 more if the account is delinquent. The certificate is valid for 30 days, or 35 days if sent electronically, and the fee is refundable within 30 days of a written request if the sale does not close. Where a building also has a commons, dock or recreation association, it can need more than one. We order early.
Florida property taxes are assessed on a calendar year and paid in arrears, with bills mailed around November 1 and delinquent after April 1, per the Florida Department of Revenue and the Collier County Tax Collector. At a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home. Title companies usually estimate from the prior year's bill. A seller should expect that credit on the settlement statement.
Your commission is negotiated, in writing, with no rate set by law. We prepare a written net sheet at your pricing options before you list, and you will see the commission, the doc stamps, the estoppel fee, the proration and your payoff on one page. Whether to offer buyer-agent compensation is a pricing decision, not a formality, and we show the cost with and without it.
A Florida seller must disclose known facts that materially affect value and are not readily observable, under the Florida Supreme Court's decision in Johnson v. Davis, and an as-is clause does not remove that duty. Sellers also give the buyer the property tax disclosure summary required by section 689.261, Florida Statutes. Condominium sellers provide the governing documents and FAQ sheet under section 718.503.
Section 720.401 requires a parcel owner to deliver a homeowners' association disclosure summary before the buyer signs, but that duty does not apply to associations under chapters 718, 719, 721 or 723. Vanderbilt Beach condominiums run under chapter 718, so we do not tell condominium sellers to provide a section 720.401 summary. Conners has no mandatory homeowners' association. Some buildings have separate commons or dock associations, such as Regatta's Commons and Dock associations and the Vanderbilt Landings Boat Dock Club, and which regime governs each is a question for the recorded documents. This is information, not legal advice; your closing agent or attorney decides what applies to your sale.
Four costs are specific to this place. First, special assessments and reserve contributions in your building, which are not published and which come from the association's budget and estoppel certificate. Second, the milestone inspection and structural integrity reserve study obligations on three-story-and-taller buildings, covered below. Third, flood and wind insurance, which a buyer prices before offering. Fourth, any repairs the buyer's inspection raises on a seawall, dock or roof. None of these has a standard figure, and we do not guess; we collect the documents and put the numbers in front of you before you set the price.
You can get your free Vanderbilt Beach home valuation in about 60 seconds, then talk it through with Jesse. We read the closings in your building or on your street, the active listings and the paperwork a buyer's lender will ask for, and send a written opinion of value. Or call Jesse direct at (239) 898-6072.
Enter your address in the valuation form below the page's top banner and we start with the closings that match your product: your building and stack for a condominium, your street, frontage and build year for a Conners house. For a faster answer, use our dedicated Vanderbilt Beach home valuation page, which is built around the same Southwest Florida MLS pull as this page. Prefer to talk? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
You receive a written opinion of value with the closings we relied on, the active listings you compete with, the adjustments we made for floor, view, condition and flood zone, and a net sheet at two or three price points. We also send a short checklist of the documents your building or lot will need before a buyer's lender asks. There is no obligation, and a valuation is not a listing agreement.
McGreevy and Comisar is a top-reviewed Vanderbilt Beach listing agent on Google Business Profile, where past clients describe how we price, communicate and close. These are verbatim 5-star Google reviews from Southwest Florida clients of Top 1% Real Estate Agents Nationally Since 2008, shown without an aggregate rating.
★★★★★ "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
★★★★★ "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
★★★★★ "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." Verified Google review
A Vanderbilt Beach seller should know who governs the place, what a buyer will pay in millage, which rules apply to rentals and rebuilds, how the milestone and flood facts read, and what is changing nearby. The facts below are the questions buyers' attorneys, lenders and insurers raise most, each tied to a public record.
Vanderbilt Beach is unincorporated Collier County. The 2026 preliminary roll shows zero municipal millage on every millage area covering the 2,577 residential parcels, and all 55 associations and plats sampled fall in Commissioner District 2, per the county's own commissioner district layer. Fire and rescue come from the North Collier Fire Control and Rescue District, whose North Naples service area is capped at 1.0 mill. The postal city is Naples; the county, not a city, taxes and regulates the neighborhood.
A Municipal Service Taxing Unit levies 0.4650 mill on most Vanderbilt Beach parcels for 2026-27, adopted September 17, 2026 in Collier County Resolution 2026-164, raising $1,970,930. According to the Vanderbilt Beach Residents Association, the Board of County Commissioners created it on May 24, 2001, and it pays for landscaping, lighting, sidewalks and utility burial. The county's August 2026 agenda packet lists a Vanderbilt Drive greenway path, a Gulf Shore Drive west-side sidewalk from 10701 to 9485 Gulf Shore Drive and a Delnor-Wiggins entrance project. For a buyer, that is amenity spending funded by the same millage a buyer will see on the tax bill.
A second unit, the Vanderbilt Waterways MSTU, levies 0.3000 mill, with a 2026-27 levy of $630,047, and it covers most of the millage areas on the Vanderbilt Beach roll, including Conners. The gulf-front buildings in millage area 164, among them Vanderbilt Gulfside and the Moraya Bay Beach Tower, are not in it. The county's own April 2026 Waterway MSTU agenda backup says the Vanderbilt Beach canals are not within the unit's scope; it maintains the channel from the Vanderbilt Channel Bridge north to Wiggins Pass. A Conners seller should not tell a buyer the MSTU dredges the canals behind the house.
The 2025 final millage on Vanderbilt Beach parcels totaled about 9.97 mills in millage area 164 and 10.27 mills in the areas with the Waterways MSTU, per the Florida Department of Revenue's 2025 Collier taxing authority list. The adopted 2026 county general fund rate is 3.0107 mills, unchanged, and Conservation Collier moved from 0.2096 to 0.1772 mill. Florida law requires the buyer to receive a property tax disclosure summary because a change of ownership or new improvements can trigger reassessment, so a buyer should not assume the seller's tax bill. We help you explain that to buyers early.
At the sampled address points, the county's zoning layer shows Conners at RSF-3, the Gulf Shore Drive towers from about 9051 to 10633 Gulf Shore Drive at RT within the Vanderbilt Beach Residential Tourist Overlay, the Bluebill Avenue and bay-side towers at RMF-16, Regatta in the Miralia planned unit development under Ordinance 96-12, and Barefoot Pelican, Vanderbilt Palms and Vanderbilt Hideaway at C-3. The overlay dates to Collier Ordinance 2004-01, adopted January 7, 2004. Zoning decides what can be rebuilt, so a buyer's architect will check your parcel; one sample point per association is not a survey of your lot.
The recorded 1954 deed of restrictions for Conners Vanderbilt Beach Estates Unit 2 allows one detached single-family dwelling not exceeding two and one-half stories, an 800 square foot minimum, and canal projections not exceeding 20 feet, with a 20-year term and automatic 10-year extensions unless a majority of owners record a change. The Conners plats are recorded in Plat Book 3 of the Collier County public records, with Unit 3 at page 89. Your title company confirms which restrictions bind your lot.
Florida law blocks counties from banning vacation rentals or regulating how long or how often they rent, under section 509.032(7)(b), but a condominium's declaration can. Collier's short-term rental registration, under Ordinance 2021-45 effective January 3, 2022, applies in unincorporated Collier to owners who rent for fewer than 30 consecutive days more than 3 times a year. Owners collect a 5 percent tourist tax on stays of six months or less per the Collier Tax Collector, and a November 3, 2026 ballot measure would raise it to 6 percent beginning January 1, 2027 if voters approve. Each building's rule is in its recorded declaration, which we read before we describe your building to a buyer.
Where an association publishes its rules, we quote them. Barefoot Pelican's association site says rentals are handled by owners directly and January through March are 30-day rentals only. Bayshores' FAQ says pets are prohibited, with a 14-day minimum lease for Bayshores units and 30 days for Gulfshores units. Moraya Bay's recorded declaration requires a written lease with a 20-day notice and a 20-day board disapproval window. For every other building, the declaration governs, and we have not read it until we have.
Section 553.899, Florida Statutes requires milestone inspections of condominium buildings three habitable stories or taller, and Collier County's program uses 25 years instead of 30 within three miles of salt water. On the county's list, 49 of the 55 Vanderbilt Beach associations and plats appear, covering 63 buildings and 2,122 units, per the county's MilestoneMap data service. Vanderbilt Towers I, II and III show a completed cycle with next inspections in 2034; Moraya Bay shows Not Due, next 2034; The Vanderbilt shows Not Due, next 2030. Two buildings show other statuses: Vanderbilt Lagoon Villas is listed Delinquent and Gulf Pointe is listed at Phase 1. A milestone status is a compliance status, not a structural finding.
The association must send the inspector's summary to every unit owner within 45 days of receiving it and post it on site, and publish it on the association website if one is required. Repairs must begin within 365 days of the county receiving a phase two report. Collier charges $500 per report submitted on or after January 1, 2026. A seller should request the building's summary and any phase two findings in writing early, because a buyer's attorney will.
Condominium associations must complete a structural integrity reserve study for each building of three habitable stories or more at least once every 10 years, and report completion to the state, per the Florida DBPR SIRS reporting page. DBPR's public database shows only the project name, association name, city and ZIP. It lists filings under 15 Vanderbilt-named associations, among them the three Regatta associations, Vanderbilt Landings, the three Surf Colony sections, Vanderbilt Towers Unit 3, Vanderbilt Palms and Villas of Vanderbilt Beach. A name missing from the list does not prove a missing study, because an association may have filed under another name. The study itself, and its findings, come from the association.
FEMA's effective countywide map, panel 12021C0189J, effective February 8, 2024, places these street address points in Zone AE. The points sit on the street centerline, not the building, and zones change within a few hundred feet, so an elevation certificate or the county's flood determination decides your parcel.
Street address point | FEMA zone | Base flood elevation | Panel and effective date |
|---|---|---|---|
10951 Gulf Shore Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
11125 Gulf Shore Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
10475 Gulf Shore Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
9500 Gulf Shore Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
9235 Gulf Shore Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
5 Bluebill Ave | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
400 Flagship Dr (Regatta) | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
271 Southbay Dr | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
240 Channel Dr (Conners) | AE | 10 ft | 12021C0189J, Feb 8, 2024 |
343 Conners Ave (Conners) | AE | 9 ft | 12021C0189J, Feb 8, 2024 |
418 Heron Ave (Conners) | AE | 9 ft | 12021C0189J, Feb 8, 2024 |
VE zones with base flood elevations of 11 to 15 feet apply seaward of the Gulf-front buildings, so we never say that every Gulf-front tower is in a VE zone. The county has participated in the Community Rating System since October 1992 and holds a Class 5 rating, which gives eligible flood policies a 25 percent discount, per the county's 2026 floodplain newsletter.
In a VE, AE, AH or A flood zone, an improvement or repair that equals or exceeds 50 percent of the building's market value before work starts must bring the structure to the current elevation requirement, according to the same county newsletter. That matters to a Conners buyer planning a rebuild and to a seller deciding whether to renovate first. The state's Coastal Construction Control Line program requires special siting and design criteria and state permits for work seaward of the line, and Florida DEP permit records show Gulf Shore Drive projects permitted under it from 1981 to 2025. We refer buyers to the county's Floodplain Management staff before they price a project.
Most homeowner policies exclude flood, and a federally backed mortgage in a Special Flood Hazard Area requires flood insurance, with a typical 30-day waiting period, according to the county newsletter. A condominium unit owner usually carries a unit-owner policy beside the association's master policy, so we ask the association for its flood and wind declarations pages early and give buyers a wind mitigation report where one exists. We do not quote premiums; insurers and agents do.
The National Hurricane Center's Hurricane Ian report records maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, with measurements through Delnor-Wiggins Pass State Park, the neighbor to the north; it gives no Vanderbilt Beach-specific surge figure. The National Weather Service's Ian summary records a sustained 66 mph wind and a 106 mph gust at the Kalea Bay gauge. For Hurricane Helene in September 2024, the National Weather Service impact narrative says sand piled several feet deep along Gulf Shore Drive in Vanderbilt Beach and that water entered several structures along the Intracoastal Waterway in Vanderbilt Beach. We give buyers the building's storm repairs and permits, not a summary.
Collier County placed about 216,000 tons of sand on the Vanderbilt and Pelican Bay beaches in a project of about $7.5 million, of which the Board of County Commissioners authorized $5.5 million in Tourist Development Tax for the Vanderbilt portion because Vanderbilt Beach is public under Ordinance 2018-31, per the county's release. The project ran from reference monument R-22+300 near the Bluebill Avenue beach access to R-37+000, about 2.9 miles, and the county's December 2025 update reported the Vanderbilt portion from Delnor-Wiggins to Vanderbilt Beach Road complete by December 24, 2025. The whole project finished in early 2026.
Vanderbilt Beach Park, at 100 Vanderbilt Beach Road, is open 8 a.m. to sunset with a parking garage, restrooms, foot showers and a concession that rents chairs and cabanas. Per Collier Parks, non-residents pay $10 per day through Pay to Park, and Collier residents, including part-time owners with a Collier tax bill or deed, can get a free resident beach parking permit. Dogs are not allowed on the beach, and glass containers are prohibited under Ordinance 89-11. Our Naples beach parking guide covers the rest.
The Ritz-Carlton Residences, Naples at One Naples Way is 128 residences on about six acres between the Gulf and Vanderbilt Lagoon. The Board of County Commissioners approved the rezoning 4-1 on March 1, 2021, and the project was rebranded as the Ritz-Carlton Residences in November 2022. On October 7, 2026 the MLS shows 8 residences listed or pending, from $5,200,000 to $9,700,000 and from 3,057 to 4,900 square feet. They are not yet on the county roll as condominium units, and we have not confirmed first recorded deeds. For an owner at Moraya Bay or The Vanderbilt, those listings are new competing inventory in the same price tier.
The Board of County Commissioners approved the rezoning and conditional use for the private Paraiso Beach Club at 10025 Gulf Shore Drive unanimously on October 14, 2025, on about 1.35 acres, with a condition that a 15-foot sandy strip stay open for public walking, per county agenda records and Naples Press. The club is private, has no on-site parking except for special needs and is targeted to open in 2027. We have no closings that show an effect on nearby values, so we price from closings, not from anticipation.
Collier County Public Schools zones vary by street. The district's 2027 zone lookup returned the following for Vanderbilt Beach addresses on October 7, 2026, and the reader should confirm the exact address at the district zone map.
Vanderbilt Beach addresses | Elementary | Middle | High |
|---|---|---|---|
Conners streets, Gulf Shore Drive, Regatta, Southbay Drive | |||
Bluebill Avenue towers | Naples Park Elementary | Aubrey Rogers High | |
100, 280 and 910 Vanderbilt Beach Road | Pine Ridge Middle |
Drive times from the corner of Vanderbilt Beach Road and Gulf Shore Drive are free-flow estimates from OpenStreetMap routing and run longer in winter season and on beach days.
Destination | Distance | Approximate drive |
|---|---|---|
Mercato | 1.7 miles | 4 minutes |
Pelican Bay | 2.9 miles | 6 minutes |
Waterside Shops | 4.0 miles | 8 minutes |
NCH North Hospital | 3.7 miles | 8 minutes |
Physicians Regional Medical Center, North | 3.9 miles | 8 minutes |
I-75 at Immokalee Road (Exit 111) | 6.7 miles | 13 minutes |
I-75 at Pine Ridge Road (Exit 107) | 10.3 miles | 17 minutes |
Downtown Naples, 5th Avenue South | 9.4 miles | 18 minutes |
Naples Municipal Airport | 9.9 miles | 19 minutes |
Southwest Florida International Airport | 29.3 miles | 42 minutes |
Phase One of the Vanderbilt Beach Road extension, Collier Boulevard to 16th Street NE, opened to traffic on June 12, 2026, miles inland of the beach, and Phase Two is in final design with construction possibly starting early next year. On the beach side, the MSTU's sidewalk, greenway and signal-box projects are funded in its FY2026 budget. A buyer will see construction on Vanderbilt Beach Road and Gulf Shore Drive, and we explain what it is before the showing.
Vanderbilt Beach has a full community guide, a dedicated valuation page and a buyer page, plus building pages for Conners, Moraya Bay, Regatta, Gulf Breeze, Vanderbilt Landings, Vanderbilt Shores and the Villas of Vanderbilt Beach. This section links them, along with the neighboring communities sellers often compare.
Our Vanderbilt Beach guide covers the history, governance, buildings, beach, flood zones and drive times in full, and links back to this page. If you want a number now, use the dedicated Vanderbilt Beach home valuation page. If you are also looking to buy, our Vanderbilt Beach buyer page is written for that side of the move, and Marc Comisar can be reached at (239) 287-5873.
These Vanderbilt Beach pages are live: Conners Vanderbilt Beach Estates, Moraya Bay, Regatta at Vanderbilt Beach, Gulf Breeze at Vanderbilt, Vanderbilt Landings, Vanderbilt Shores and Villas of Vanderbilt Beach. For the rest, a dedicated Vanderbilt Towers sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live. A dedicated Vanderbilt Surf Colony sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live. A dedicated Vanderbilt Gulfside sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live. A dedicated Barefoot Pelican sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live. A dedicated Monte Carlo Club sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Vanderbilt Beach buyers often tour Pelican Bay and Park Shore the same week, and the inland single-family grid of Naples Park sits across Vanderbilt Drive. To the north, Kalea Bay, Pelican Isle, Beachwalk and The Pavillion Club have their own pages. Knowing which of them your buyer is also viewing shapes how we position your home.
These are the questions Vanderbilt Beach sellers ask most, answered from the Southwest Florida MLS pull of October 7, 2026, county and state records and our own process. Each answer is short on purpose; call Jesse at (239) 898-6072 for the version that applies to your building or lot.
It depends on which of two markets your home is in. The 12-month median is $950,000 for condominiums and $3,125,000 for Conners houses, and building medians run from $335,000 at Vanderbilt Towers to $6,450,000 at Moraya Bay over 60 months. For a written opinion of value built on your own building's or street's closings, request a free Vanderbilt Beach home valuation or call Jesse.
Interview more than one agent and compare what each can show you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012, with over $900 million in sales between Jesse and Marc. Ask every agent for the closings in your building, the days on market and how the association paperwork is handled.
In the 12 months to October 7, 2026 the median Vanderbilt Beach home took 98 days on market, condominiums 94.5 days and Conners houses 133 days. The prior year ran 75, 77 and 72.5 days. The fastest six sales closed in 0 to 2 days, so a building's pace varies widely, and a correctly priced home sells faster than the median.
It is a buyer-paced market. The Southwest Florida MLS shows 114 closings in 12 months at a $1,180,000 median, 66 homes for sale, 13 pending sales and about 6.9 months of supply. The median sale closed at 93.62 percent of its final list price. Condominiums have 6.7 months of supply and Conners houses 7.8.
It is a good time for a condo priced to its own building. Condominiums show 6.7 months of supply, a median sale at 94.24 percent of final list and 49 active listings with a $1,249,000 median asking price against a $950,000 median sold price. Buyers have alternatives, so we price to what your building has closed at, not to what neighbors are asking.
The condominium median moved from $1,400,000 in the prior 12 months to $950,000 in the latest, and the median price per square foot from $850.52 to $631.67, while closings rose from 57 to 88. A median across about 50 buildings moves with which buildings sold, so read your own building: Vanderbilt Towers sold at a $335,000 median and Moraya Bay at $6,450,000 over 60 months.
Conners single-family prices were broadly steady, with the median moving from $3,280,000 to $3,125,000 and the median price per square foot from $1,092.82 to $1,024.08, but time on market rose from 72.5 to 133 days. Active houses ask a $4,900,000 median against that $3,125,000 sold median. Sellers who price to closings still sell; those who price to asking prices wait.
Costs include a negotiated commission, documentary stamp tax of $0.70 per $100 of price ($5,250 at $750,000 and $9,100 at $1,300,000), a condominium estoppel certificate of up to $299, a property tax proration and any mortgage payoff. In Collier County the buyer customarily pays the owner's title policy, and the contract controls. We prepare a written net sheet before you list.
In Collier County the buyer customarily pays the owner's title policy and usually chooses the closing agent, which is the opposite of the custom in Lee County. It is only custom, so it is negotiable and the purchase contract controls. We do not list the owner's title policy as a seller cost on a Vanderbilt Beach sale unless your contract says so.
The deed tax is $0.70 per $100 of the sale price, or portion thereof, under section 201.02 of the Florida Statutes. A $300,000 sale pays $2,100.00, a $750,000 sale $5,250.00 and a $1,300,000 sale $9,100.00. The seller customarily pays it, so it grows with the price and is one of the two largest seller costs alongside the commission.
An estoppel certificate is the association's statement of what you owe, such as dues, assessments and fines. Florida caps the fee at $299 for a current account, $119 more for delivery within 3 business days and $179 more if the account is delinquent. It is valid for 30 days, or 35 if sent electronically, and the fee is refundable within 30 days of a written request if the sale does not close.
Florida requires a seller to disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty. You also give the property tax disclosure summary, and the buyer receives the governing documents and an FAQ sheet under section 718.503. We do not tell condominium sellers to provide a section 720.401 summary. This is information, not legal advice.
Conners Vanderbilt Beach Estates has no mandatory homeowners' association. The Vanderbilt Beach Residents Association, founded in 1968, is voluntary and has no authority over any lot. What binds a Conners lot is the recorded 1954 deed of restrictions and county zoning. Whether any disclosure applies to your lot is a question for your closing agent or attorney.
A special assessment does not stop a sale by itself, but a known one must be disclosed and the estoppel certificate states what is owed. Buyers and their lenders will ask about it, and it can affect the price. We never publish a building's assessment figure we have not read in the association's own documents, and we gather them before you list.
Ask the association for its current budget, recent meeting minutes and an estoppel certificate, all of which a unit owner may request. Florida condominiums must also have a structural integrity reserve study and milestone inspection reports where required. None of these amounts is published for Vanderbilt Beach buildings in one place, so the route is your own association's records.
Florida's milestone law applies to condominium buildings of three habitable stories or more, and Collier County uses a 25-year cycle within three miles of salt water. The county's list includes 49 of the 55 Vanderbilt Beach associations and plats, 63 buildings and 2,122 units. Conners single-family homes are not on the list, because the law exempts dwellings of three stories or fewer.
A buyer's attorney will ask for the milestone summary and any phase two findings. The association must send the inspector's summary to owners within 45 days of receiving it, and repairs must begin within 365 days after the county receives a phase two report. Collier charges $500 per report submitted from January 1, 2026. A status of Cycle Completed is a compliance status, not a structural finding.
It is a reserve study of a building's structural and related components that associations must complete for buildings of three habitable stories or more at least once every 10 years and report to the state. DBPR's public list shows 15 Vanderbilt-named associations that have filed, and shows no findings. The study itself is held by your association, and you can request it from the board.
At the street address points we sampled, FEMA's panel 12021C0189J, effective February 8, 2024, shows Zone AE with a base flood elevation of 9 to 10 feet, and VE zones of 11 to 15 feet appear seaward of the Gulf-front buildings. The points sit on the street, not the building, so your exact zone comes from an elevation certificate or the county's flood determination.
Nothing we reviewed requires a seller to produce one to list, but a buyer's insurer or lender may ask for it, and buyers price flood insurance from it. The county's Flood Info Hotline at (239) 252-2942 can say whether it holds one on file. For a Conners home we order a current survey and certificate early so the first buyer can quote.
In a VE, AE, AH or A flood zone, an improvement or repair costing 50 percent or more of the building's market value before work starts must bring the building to current elevation requirements. A buyer planning a major renovation or rebuild on an older Conners house will weigh that. We ask Collier Floodplain Management for the lot's facts before we advise on renovating first.
The National Hurricane Center recorded 8 to 12 feet of inundation above ground in North Naples and nearby communities during Ian in 2022, and gives no Vanderbilt Beach-specific figure. For Helene in 2024 the National Weather Service reported sand piled along Gulf Shore Drive in Vanderbilt Beach and water entering structures on the Intracoastal side. Buyers ask for repair records and permits, so we gather them.
It can, because buyers price insurance before they offer. A federally backed mortgage in a Special Flood Hazard Area requires flood insurance, typically with a 30-day waiting period, and Collier's Class 5 Community Rating System rating gives eligible flood policies a 25 percent discount. We quote no premiums, but we supply wind mitigation reports and the association's insurance declarations pages when they exist.
Florida bars counties from banning vacation rentals or regulating how long or how often they rent, but your building's declaration can set its own rules. Collier requires registration for owners who rent for fewer than 30 consecutive days more than 3 times a year, and a 5 percent tourist tax applies to stays of six months or less. Read your declaration before you advertise rental use.
It varies by building and is set by each declaration. Barefoot Pelican's association says January through March are 30-day rentals only, Bayshores sets a 14-day minimum lease for Bayshores units and 30 days for Gulfshores units, and Moraya Bay requires a written lease with a 20-day notice and board review. For other buildings the declaration governs, and we read it before describing your building.
Renting adds registration, a 5 percent tourist tax on short stays, which would rise to 6 percent from January 1, 2027 if voters approve the November 3, 2026 measure, and your association's rules. Selling at 6.7 months of supply means pricing carefully. We prepare a net sheet for selling and a rental estimate side by side, so you compare real numbers before deciding.
The buyer's bill is reassessed on the change of ownership, so it can differ from yours; Florida requires a property tax disclosure summary for that reason. The 2025 final millage was about 9.97 mills in millage area 164 and 10.27 in areas with the Waterways MSTU, with no municipal millage. At closing, you credit the buyer for the days you owned the home.
It is a Collier County taxing unit that levies 0.4650 mill for 2026-27 on most Vanderbilt Beach parcels, raising $1,970,930, to fund landscaping, lighting, sidewalks and utility burial. It was adopted September 17, 2026 for the new fiscal year. A buyer sees it on the tax bill, and its projects, such as the Gulf Shore Drive sidewalk and Vanderbilt Drive greenway, are part of the neighborhood's appeal.
No. The county's April 2026 agenda backup states that the Vanderbilt Beach canals are not within the scope of the Waterways MSTU's responsibility. The unit maintains the channel from the Vanderbilt Channel Bridge north to Wiggins Pass, and levies 0.3000 mill on many parcels. A Conners seller should describe the canal and seawall obligations accurately, which means reading the survey and permits.
The Residences are 128 homes, and on October 7, 2026 the MLS showed 8 listed or pending from $5,200,000 to $9,700,000. They are not yet on the county roll as condominium units, and we have not confirmed first recorded deeds. They compete for the same top-tier buyer as Moraya Bay and The Vanderbilt, so we position a top-tier listing against them directly.
We have no closings that show an effect. The Board of County Commissioners approved the private club at 10025 Gulf Shore Drive unanimously on October 14, 2025, with a 15-foot sandy strip kept open to the public, and it is targeted to open in 2027. It has no on-site parking except for special needs. We price from closings, not anticipation.
The two top MLS records, 10047 and 10021 Gulf Shore Dr at $22,050,000 and $22,000,000 in March 2026, are Gulf-front Conners lots. The county recorded the related land sales at 10025 Gulf Shore Dr and an adjoining parcel as non-qualified, and 10025 is the approved Paraiso Beach Club site. They are counted in the MLS figures and are not typical home sales.
Buyers evaluate both. The county roll shows Conners homes built from 1952 to 2025, with rebuilds ongoing. A buyer weighs the lot, frontage, seawall, elevation, the 1954 deed of restrictions, RSF-3 zoning and the 50 percent rule against the existing house. We price from comparable sales of both original and rebuilt homes, and not from the $22 million land sales.
For the latest 12 months the area median is $762.08 per square foot of MLS living area, condominiums $631.67 and Conners houses $1,024.08. Moraya Bay's 60-month median is $1,605.85 and Vanderbilt Towers' 12-month median is $371.94. A community figure says little, because the per-square-foot gap between buildings is far wider than the gap between years.
On October 7, 2026 the Southwest Florida MLS showed 66 active listings and 13 pending sales: 49 active condominiums at a $1,249,000 median list price and 17 active Conners houses at a $4,900,000 median. List prices ranged from $219,000 to $20,800,000. Six of the pending sales were houses and seven were condominiums.
The highest residence sale in the latest 12 months was a unit at The Vanderbilt, 9235 Gulf Shore Dr #TL2, at $12,600,000 on May 13, 2026. Moraya Bay residences closed from $5,750,000 to $6,900,000 in 2026, and Conners houses reached $7,300,000 and $6,500,000. The two $22 million entries are beach-club land purchases, not home sales.
Our pull is a trailing 12-month series, not month by month, so we make no seasonal price claim here. The county advises securing Vanderbilt Beach Park parking before 10 a.m. January through March, which shows when the beach is busiest. At 6.9 months of supply, price and condition matter more than the listing month. Ask us for your building's month-by-month closings.
No. We coordinate photography, showings, inspections and the association paperwork for owners who are away, and your closing agent arranges signing logistics. Jesse and Marc handle the field work, from contractor access to buyer walkthroughs. Tell us your travel dates and we will plan the listing, the open-house calendar and the closing around them.
You can, but a Vanderbilt Beach sale involves an estoppel certificate, condominium documents or a survey and seawall, flood and insurance questions, disclosures under Johnson v. Davis and a buyer's lender. A seller on their own also faces the written buyer-agent agreements buyers now sign. We price, document and negotiate so those items do not surface late.
Yes. We can run a private or off-market listing to our qualified-buyer database and selected agents, with discretion when an owner wants it, and we will tell you plainly what you give up in exposure compared with a full MLS launch. A small Gulf Shore Drive building or a Conners waterfront house is often a good candidate. Call Jesse at (239) 898-6072.
We combine professional photography, cinematic video and drone footage, full MLS exposure, our qualified-buyer database and, when wanted, discretion and off-market capability. For luxury Vanderbilt Beach listings we show the setting, the view and the building's documents together, so that a buyer and their lender can see the whole picture on day one.
Yes. Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign a written agreement stating their agent's compensation before touring. A seller may still offer to pay or contribute toward the buyer's agent off the MLS and may offer buyer concessions on it. We show you the cost of each choice.
Fix what a buyer's inspector or insurer will flag, and leave the rest to price. On a Conners home that is usually the roof, windows, seawall and dock permit status; in a tower, the building's association handles the structure and you handle the unit. We walk the property, get quotes and tell you which repairs return their cost at your price point.
We list the sales rather than print a median, and read each one line by line. A building like The Vanderbilt has two MLS closings in five years, and Barefoot Pelican seven, so we adjust those sales for floor, view and date, and test them against nearby buildings with larger samples. A median of three sales is not a market.
Vanderbilt Beach is the Gulf-front and lagoon-side neighborhood of North Naples in ZIP 34108: Gulf Shore Drive, the Bluebill Avenue towers, Regatta, Southbay Drive and the Conners canal grid. It is not Vanderbilt Country Club or Vanderbilt Lakes in east Naples, and not Vanderbilt Drive in 34110. If an agent shows you comparables from those places, they are the wrong comps.
It depends on the street. Conners, Gulf Shore Drive, Regatta and Southbay zone to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High, the Bluebill Avenue towers to North Naples Middle, and 100, 280 and 910 Vanderbilt Beach Road to Sea Gate Elementary and Barron Collier High. Confirm your exact address at the Collier County Public Schools zone map.
The valuation is free and there is no obligation. We send a written opinion of value with the closings we used, the listings you compete with and a net sheet, and you decide what to do with it. Many owners use it to decide whether to sell this season or wait. Request it from the valuation form or call Jesse.
Call Jesse McGreevy at (239) 898-6072 or request a free valuation. We pull the closings for your building or street, walk the home, review the association or lot paperwork, set a price and a plan, and tell you the timeline and net proceeds in writing. Buyers who want to buy at Vanderbilt Beach can call Marc Comisar at (239) 287-5873.
These are the primary sources behind the figures and rules on this page. Market figures come from the Southwest Florida MLS (pulled October 7, 2026) and the Collier County Property Appraiser 2026 preliminary roll, which are not linked here because they are licensed or query-based records.
These are official documents a Vanderbilt Beach seller or buyer is likely to be asked for, from flood maps and the 1954 deed to milestone ordinances and estoppel law. Every link goes directly to the publishing authority, not to a summary site.
Document | Publisher | Link |
|---|---|---|
FEMA flood map and county flood lookup (panel 12021C0189J) | Collier County Floodplain Management | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | |
1954 Deed of Restrictions, Conners Vanderbilt Beach Estates | Vanderbilt Beach Residents Association | |
Milestone Inspections ordinance 2022-42 | Collier County | |
Milestone buildings list by year | Collier County | |
Vanderbilt Beach MSTU agenda backup, August 6, 2026 | Collier County | |
Coastal Construction Control Line FAQ | Florida Department of Environmental Protection | |
2026 Flood Protection Newsletter | Collier County | |
Beach renourishment project update, December 2025 | Collier County | |
School attendance zone lookup | Collier County Public Schools | |
Florida Statutes section 718.116 (estoppel certificates) | Florida Legislature | |
Short-term vacation rental registration application | Collier County |
Whether you own a Moraya Bay residence, a Bluebill Avenue tower unit or a Conners canal home, the next step is a conversation. Talk to McGreevy and Comisar before you list, and get a written price, plan and net sheet with no obligation. To see what your home is worth first, get your free Vanderbilt Beach home valuation.
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 about our team at DomainRealtyGroup.com.