Sell Your Home in Vanderbilt Country Club

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

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

Vanderbilt Country Club is an 800-home bundled-golf community in Naples where the club comes with every deed, and a sale here runs on four separate home types, a $15,000 buyer capital contribution and two assessments that follow the home. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price it village by village from the MLS and the county’s deeds.

This page is written for the owner. The full picture of the community, from the Worthington Communities history to the Gordon Lewis course redesigned by Kipp Schulties, lives in our Vanderbilt Country Club community guide, and this seller page sits beside it. Everything below answers one question: how to sell an Estate Home on the front nine, a detached Villa Home, a Wedgewood carriage home with its own garage or a Waterford condominium in an elevator building, 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.

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

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

The Credentials, Stated Plainly

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

These are career figures across Lee and Collier County. 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 and its agent-partners are introduced in the footer of this page.

Our Record Behind This Page

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. We also show you the whole market: 31 closings in the Southwest Florida MLS in the twelve months to September 26, 2026, 173 closings over five years, and 29 qualified sales in Collier County’s own deed record over the year to August 29, 2026, each with its source, its window and its count. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

Who Does the Work on Your Listing

You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the master association and condominium paperwork. Marc Comisar runs the field: showings through the Vanderbilt Beach Road gatehouse, buyer agent conversations, inspections, contractors and walkthroughs for owners who are out of state, which at Vanderbilt Country Club is 45.0 percent of them by tax-bill mailing address. 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.

Why the Next Seller Should Call First

Only 31 Vanderbilt Country Club homes closed through the MLS in the last twelve months, across 800 residences, which is about one sale in every 26 homes. In a market that thin, the owner who lists next sets the comparable every later seller is measured against. Few homes of any one plan come up for sale here in a year, so the owner who sells next should talk to us before the sign goes up.

What Makes Selling in Vanderbilt Country Club Different?

Selling in Vanderbilt Country Club differs from a typical Naples sale in six ways: four home types trade as separate markets, club membership passes with the deed, an outside buyer brings a $15,000 capital contribution to closing, two assessments bind the next owner, condominium sellers answer to a second association, and Waterford sits inside Florida’s reserve study law.

Four Home Types, Two Legal Regimes, One Main Gate

Vanderbilt Country Club counts 800 homes: 102 Estate Homes and 120 detached Villa Homes on two single-family plats, 338 Wedgewood carriage homes in three condominiums and 240 Waterford condominiums in three more, per the club’s home-type breakdown, the Collier County Property Appraiser 2026 certified tax roll and the state’s condominium file. The single-family homes answer only to the master association; every Wedgewood and Waterford owner also belongs to a Chapter 718 condominium association with its own budget, reserves and questionnaire. A Waterford condominium near its $337,000 MLS median and a Gleneagle Way Estate Home at $1,100,000 share one staffed gatehouse on Vanderbilt Beach Road and nothing else a pricing model can use.

The Club Comes With the House

“At VCC, membership is mandatory and included with every residential purchase,” says the club’s real estate FAQ. Under section 5.1 of the association’s Amended and Restated Articles, every owner becomes a member when the deed is recorded, with one vote per home, and the recorded Master Declaration states that “The Golf Course is part of the General Common Areas maintained and operated by the VCA.” There is no equity certificate to sell back and no deposit to recover. The club’s value travels inside your price, and your buyer becomes a member the day the deed records.

A $15,000 Question Every Outside Buyer Asks

The 2026 fee sheet dated August 20, 2026 sets the Resale Capital Contribution Assessment at $15,000 for a new buyer and $3,500 for a current owner buying another home inside the gates, and section 5.2.5 of the recorded Master Declaration, as amended in 2024, makes it “the legal and personal obligation of the transferee.” Add the $500 New Home Buyer Processing Fee and an outside buyer brings $15,500 to the association at closing before any estoppel charge, our arithmetic. On a Waterford condominium at the $337,000 twelve-month MLS median, $15,000 is about 4.5 percent of the price; on an Estate Home at $1,007,500 it is about 1.5 percent. Your buyer will do that arithmetic on your listing.

Two Assessments That Follow the Home

Two special assessments now run with every unit. Members approved $678 per home on May 7, 2026 for four permanent pickleball courts, payable as a lump sum or $56.50 a month from June 2026 to May 2027. The board approved a Golf Course Replacement Project assessment on October 30, 2025 and August 20, 2026: $7,895 as a lump sum by July 1, 2027, or 20 quarterly payments of $437.50 from July 2027 to April 2032, $8,750 in all, with work scheduled to begin in 2032. The fee sheet says each “will remain the obligation of any successor owner,” so the estoppel certificate will show your buyer exactly what you have and have not paid.

Condominium Sellers Answer to Two Associations

An Estate or Villa Home sale needs one estoppel certificate, from the Vanderbilt Community Association through its Director of Member Services. A Wedgewood or Waterford sale needs a second, from the condominium association, plus the Chapter 718 resale package and the club’s $150 condominium questionnaire. Neither condominium association publishes its adopted budget, reserve balance or insurance schedule on a public page, so a condominium seller who assembles that file before listing removes the question most likely to stall a contract.

A Buyer Pool Split Between Year-Round and Seasonal

On the Collier County 2026 certified tax roll, 44.2 percent of the 800 homes carry a Florida homestead exemption and 45.0 percent of owners mail their tax bill outside Florida. The split runs by product: about 64.0 percent of the single-family homes are homesteaded, about 43.8 percent of Wedgewood and about 26.7 percent of Waterford. Of the 800 owner mailing addresses, 440 are in Florida, followed by New York (44), Massachusetts (39), Michigan (36), Ohio (33) and Illinois (30), with 20 in Ontario and 9 in Quebec. An Estate Home usually sells to a household moving here full time; a Waterford condominium usually sells to a seasonal buyer.

Key Takeaways for a Vanderbilt Country Club Seller

• Vanderbilt Country Club has 800 homes in four product lines, every one a Worthington Communities design built 1998 to 2001: 102 Estate Homes, 120 detached Villa Homes, 338 Wedgewood carriage homes and 240 Waterford condominiums.
• The Southwest Florida MLS recorded 31 closings in the twelve months to September 26, 2026, at a median of $528,000, a median 33.5 days on market and a median 95.61 percent of final list price, from $295,000 to $1,100,000.
• 8 homes were for sale on September 26, 2026, about 3.1 months of supply: one Villa Home, three Wedgewood carriage homes and four Waterford condominiums, listed for 99 to 246 days.
• Over 60 months the MLS shows 173 closings at a $485,000 median and 97.20 percent of final list; the twelve-month ratio of 95.61 percent says buyers negotiate harder today than across the five-year window.
• By village over twelve months: Estate Homes $1,007,500 (n=2), Villa Homes $757,500 (n=6), Wedgewood $540,000 (n=13) and Waterford $337,000 (n=10), with Waterford taking a median 87 days and Villa Homes a median 10.
• Collier County’s deed record shows 29 qualified sales from August 29, 2025 to August 29, 2026, a 3.6 percent turnover, with medians of $760,000 single-family (n=7), $547,500 Wedgewood (n=16) and $334,500 Waterford (n=6).
• An outside buyer pays the $15,000 capital contribution and a $500 processing fee, every home pays $13,159 in 2026 master dues plus a neighborhood fee of $2,320.96 to $5,278.40, and no community development district appears on the tax bill.
• 867 of 909 county address points sit in FEMA Zone X on the effective map of May 16, 2012, every home’s point reads X, and the preliminary map released in 2025 changes none of them.

What Is Our Vanderbilt Country Club Track Record?

Our Vanderbilt Country Club track record, stated honestly: we tracked all 31 Vanderbilt Country Club closings in the Southwest Florida MLS for the twelve months to September 26, 2026, all 173 over five years and every qualified sale in the county’s deed record, and we price from those. A count of Vanderbilt homes McGreevy and Comisar listed or sold is not on this page.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

What We Publish About Ourselves, and What We Do Not

Our career record is the one in the credentials list above: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and more than $900 million in Sales between Jesse and Marc alone. What we bring to a Vanderbilt Country Club listing is the full public record around your home, set out on this page with a date and a count beside every figure.

What We Can Show You Today

We tracked 31 MLS closings in the latest twelve months, 64 over 24 months, 93 over 36 months and 173 over 60 months, plus 8 active listings and 29 county-recorded qualified sales, and every figure on this page carries its source and its window. In the last 12 months we read every one of those closings beside the county’s deeds, product line by product line, which is how we price a golf-front Estate Home on Gleneagle Way differently from a first-floor Wedgewood carriage home on Radcliffe Terrace.

How We Measure a Listing Here

We judge a Vanderbilt Country Club listing on three numbers a seller can check: days to contract against the 33.5-day community median and your own village’s median, the sale price against its final list price against the 95.61 percent community median, and whether the home closed on the date you planned. Those are the yardsticks the rest of this page uses, and they are the ones we will report to you on your own sale.

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

For a home priced to its own village and floor plan, yes. The Southwest Florida MLS shows 31 Vanderbilt Country Club closings in the twelve months to September 26, 2026 at a $528,000 median, a 33.5-day median on market and about 3.1 months of supply. Buyers still negotiate: the median closing reached 95.61 percent of final list price.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

We tracked every one of the 31 Vanderbilt Country Club closings recorded in the Southwest Florida MLS in that window, village by village, and read them beside Collier County’s recorded deed record before we wrote a single figure on this page. The MLS files the single-family homes under one development name, so we assigned each Estate and Villa Home closing by its address against the county roll, and each condominium closing by its Wedgewood or Waterford record.

The Twelve-Month MLS Picture, Village by Village

Months of supply is the homes for sale divided by the average monthly closing pace over the same twelve months. Two Estate Home closings are not a market rate, so we list both sales in full further down rather than lean on their median. We publish the blended community median only beside the village rows, because a number that mixes $295,000 Waterford condominiums with a $1,100,000 Gleneagle Way home describes no single home here.

How the Parity Rule Works on These Medians

When a count is even, the median is the mean of the middle pair, and we show the pair so anyone can check it. Waterford’s ten closings give a $337,000 median from $335,000 and $339,000, and its 87-day median is likewise the mean of its middle pair. The community’s 33.5-day median comes from 30 closings with a recorded days-on-market figure, because one Villa Home was entered as a sold-data record with no marketing time. The community’s 31 closings and Wedgewood’s 13 are odd counts, so each of those price medians is an actual sale.

Three Closings That Reached Their List Price

Three of the 31 closings sold at their final list price, and none above it: a Villa Home on Danbury Boulevard at $779,000 after 7 days in December 2025, a Wedgewood carriage home on Danbury Boulevard at $540,000 after 16 days in March 2026, and a Villa Home on Gleneagle Way at $885,000 in January 2026, entered as a sold-data record with no days on market. The two with a marketing clock both went under contract inside three weeks. A price the market already accepts, on a home that is ready, is what those three have in common.

Where Today’s Eight Active Listings Sit

On September 26, 2026 the eight active listings ran from $295,000 to $709,000. Waterford had four on Parkstone Place: $379,000 on a 1,440 square foot plan, and $315,000, $299,999 and $295,000 on the 1,282 square foot plan. Wedgewood had three: $519,000 and $459,000 on Danbury Boulevard and $485,000 on Radcliffe Terrace, all between 1,512 and 1,558 square feet of MLS living area. The one Villa Home, on Preswick Lane at 1,746 square feet, asked $709,000. Every one of them had been listed for 99 to 246 days, and every one is a comparable your buyer tours the same afternoon.

Supply Is Thin Everywhere Except Waterford

The village months of supply split the community in two. Estate Homes had no listing at all, Villa Homes 2.0 months and Wedgewood 2.8, all seller-favoured, while Waterford carried 4.8 months with four condominiums for sale against ten closings a year. A Waterford seller is competing with three other units in the same ten buildings on the day of launch; an Estate Home seller is, on September 26, 2026, the only single-family home of that type on the market.

What the Twelve-Month Ratio Says About Negotiation

The median closing gave up about 4.4 percent from final list, but the villages differ. Waterford sellers kept a median 97.28 percent, Villa Home sellers 96.27 percent and Wedgewood sellers 95.61 percent, while the two Estate Home sellers closed at 90.21 percent. On a $1,007,500 Estate Home, the gap between 90.21 and 96.27 percent is roughly $61,000 of negotiation, our arithmetic. Larger homes draw fewer buyers, and fewer buyers negotiate harder on roof age, pool equipment and the insurance quote.

Vanderbilt Against Its Rival on the Same Yardsticks

Measured the same way, Vanderbilt Country Club is the tighter and firmer market of the two 1999 Gordon Lewis clubs. Our own seller page for Forest Glen reports 32 MLS closings in its twelve months to September 26, 2026, a $394,000 median, a median 47.5 days on market, a median 93.49 percent of final list and 13 homes for sale, about 4.9 months of supply. Vanderbilt’s 31 closings took a median 33.5 days, kept 95.61 percent of list and faced 3.1 months of supply. The full comparison is in its own section below.

What Do the 24, 36 and 60 Month MLS Windows Show?

The wider Vanderbilt Country Club windows show a market that has held its price level while buyers regained room to negotiate. Over 60 months the Southwest Florida MLS recorded 173 closings at a $485,000 median and 97.20 percent of final list; over the latest twelve, 31 closings at $528,000 and 95.61 percent.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

These windows were pulled on September 29, 2026 from the Southwest Florida MLS, Development Vanderbilt Country Club, closed sales only, each window ending September 26, 2026. They are the multi-year MLS layer; the county’s recorded deeds in the next section are the independent layer.

The Community Windows Side by Side

The price per square foot in this table divides the sold price by the living area the listing agent entered in the MLS. It is never compared on this page with the county’s base area, which is a different building measure.

The Four Villages Across Five Years

Each cell reads closings, median sold price, median days on market and median sold-to-list for that village and window, from the same September 29, 2026 pull. The four village counts over 60 months total 171; two further closings in the pull are coded to the development without a village.

The First Window With Ten or More Closings

Our rule is to lead with the first window that holds ten or more closings. For the community, Wedgewood and Waterford that is the twelve-month window. Villa Homes first reach ten at 36 months (15 closings, a $755,000 median), and Estate Homes first reach ten at 60 months (13 closings, a $1,100,000 median, odd count, an actual sale). Those are the Villa and Estate figures we would put in front of a buyer’s agent, with the twelve-month sales listed beside them.

Days on Market Have Lengthened

Across 60 months the median closing took 19.5 days on market; across 36 months, 41.5; and across the latest 24 and 12 months, 33.5. Waterford shows the change most clearly: 19.5 days over five years, 49 over three, 60 over two and 87 over the last year. A Waterford seller in 2026 should plan for a season of marketing, not a weekend, and price so the first month of showings produces an offer.

Sale-to-List Has Softened by About Two Points

The community’s median sold-to-list ratio held near 97 percent over the 24, 36 and 60 month windows and fell to 95.61 percent in the latest twelve months. Wedgewood moved from 97.20 percent over five years to 95.61 percent now; Waterford held 97.28 percent. The practical meaning is simple: an asking price with a cushion built in costs time now, because buyers have the data to argue it down.

Prices Have Held Their Level

The community’s MLS median sat at $485,000 over 60 months and $517,500 to $528,000 across the 12, 24 and 36 month windows, while the median per square foot of MLS living area stayed between $280.02 and $288.61. By village, Wedgewood’s median held at $540,000 to $550,000 in every window and Villa Homes at $749,500 to $757,500. Waterford’s $337,000 twelve-month median sits below its $350,000 to $358,000 wider windows, and the two Estate Home closings of the last year sit below the $1,100,000 median of the 36 and 60 month windows, a thin sample either way.

The Calendar Years in the Same Pull

This is our count of closing dates in the September 29, 2026 pull. The blended calendar-year median moves with the mix: 2024’s $620,000 reflects 12 single-family closings in 27, and 2022’s $395,000 reflects 25 Waterford closings in 38. Read the village rows above for price; read this table for how many homes changed hands and which kind.

What Has the County Deed Record Shown Since 1999?

Collier County’s deed record shows Vanderbilt Country Club single-family medians roughly tripling from $295,800 in 2000 to $915,000 in 2025, and 29 qualified sales in the twelve months to August 29, 2026: a $760,000 single-family median (n=7), $547,500 for Wedgewood (n=16) and $334,500 for Waterford (n=6), 3.6 percent of the community.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every figure in this section is from the Collier County Property Appraiser 2026 certified tax roll, published bulk data, files dated August 29, 2026, counting only sales the county flagged as qualified (an arm’s-length sale) and improved (a home, not a lot). The latest recorded sale in the file is dated August 14, 2026.

The Trailing Twelve Months in Recorded Deeds

Twenty-nine recorded sales across 800 homes is a 3.6 percent annual turnover: 3.2 percent of single-family homes, 4.7 percent of Wedgewood and 2.5 percent of Waterford. Combined recorded dollar volume was $16,341,000. Price per square foot here uses the county’s base area, a building measure the county records, and for single-family homes the house row alone.

Every Single-Family Sale in the County Year

Seven sales is a small set, so every one is listed rather than summarised. The county file does not name the product; the Estate and Villa split above follows the county’s own building records, which line up with the club’s 102 and 120.

Twenty-Seven Years of Recorded Medians

The 2000 row is mostly first sales from the developer, Worthington Communities, so it shows what the homes cost new rather than a resale market. For every median, an odd n is an observed sale and an even n is the mean of the middle two; years with fewer than five sales are marked thin.

What the Long Record Means for Your Price

Single-family recorded medians roughly tripled from 2000 to 2025, with a trough in 2011 ($361,250) below the 2005 figure ($635,000). Waterford’s median more than doubled from 2016 ($165,750) to 2022 ($350,000) and has held in a $350,000 to $370,000 band since. The trailing twelve-month single-family median of $760,000 (n=7) sits below the 2025 calendar median of $915,000 (n=9); on samples that small, which houses sold moves the median more than the market does, and this page does not claim single-family prices fell.

What the County’s Just Values Say

Just value is the county’s mass-appraisal estimate for tax purposes, not a sale price, and in every product line it sits below the recent sale evidence. A seller who prices from a just value is pricing from the wrong number, and a buyer who quotes one at you is quoting a tax figure.

Why the MLS and County Counts Differ

The MLS counts 31 closings and the county 29 qualified sales, and neither is wrong. The county flags every deed and keeps arm’s-length sales, including any private sale never listed; the MLS counts only listed homes, and its window ends about a month later. The $885,000 Villa Home on Gleneagle Way in January 2026 shows the difference: the county recorded it but did not flag it as qualified, so it sits in the MLS count and outside the county list. We use the county for what sold and at what price per square foot of base area, and the MLS for how long it took, how close to asking it closed and what the living area was.

Thinking of Selling Your Vanderbilt Country Club Home? Start With a Village-Level Valuation

Vanderbilt Country Club sold 31 homes through the MLS in the last twelve months across four price lines, from a $295,000 Waterford condominium on Parkstone Place to a $1,100,000 Estate Home on Gleneagle Way, so the first price you publish decides which buyers see you. Request a written opinion of value through our Vanderbilt Country Club home valuation request, or Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Vanderbilt Country Club, read how we represent buyers in Naples, or Call Marc at (239) 287-5873.

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

The Vanderbilt Country Club sales that matter most are the ones in your own village and floor plan. Estate and Villa Homes recorded too few MLS closings last year for a median to mean much, so we list every one of them below, then read Wedgewood and Waterford plan by plan, with each sale’s price, days on market and sold-to-list.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every Single-Family MLS Closing of the Year

Living area is the figure the listing agent entered in the MLS, not the county’s base area. The sold-to-list ratios for single sales are our division of the sold price by the final list price in the pull.

What the Single-Family Table Says About Time and Price

Three of the five Villa Home closings with a marketing clock went under contract within 10 days, and the two that did not, at 30 and 37 days, gave up about 5 percent. The Estate Homes tell the opposite story: the Northhampton Court home took 148 days and closed at 92.4 percent of its final list, and the Gleneagle Way home sold in 10 days but at 88.0 percent. The September 2026 Villa Home on Gleneagle Way, 1,969 square feet at $545,000, closed about $212,500 below the Villa median, our arithmetic, and a Villa seller should expect a buyer to bring it up.

Wedgewood, Read Plan by Plan

The plan names are our reading of where each MLS living area matches a size printed on the builder’s Wedgewood floor-plan sheet; the sheet prints 2,107 square feet for the Newport, and the club states the largest plan as 2,115. On the same 1,724 square foot plan, the fastest sale closed at $555,000 after 8 days and the slowest at $510,000 after 249. Timing, condition and the first price published decided a $45,000 difference between identical plans.

Waterford, Read Plan by Plan

Waterford is three floor plans in ten identical buildings, and the plan sets the price line. The two Brighton corner units closed $35,000 apart, and the four Hamptons ran from $345,000 after 20 days to $295,000 after 334. Two of the four Hampton sales sat for more than 300 days, which is what an early asking price above the plan’s last closing costs in this village. The four Waterford listings on September 26, 2026 were one Aston at $379,000 and three Hamptons at $295,000 to $315,000.

The Top Sale of the Year, Worked Through

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. The highest Vanderbilt Country Club closing of the twelve months was an Estate Home on Gleneagle Way in May 2026: 2,806 square feet of MLS living area, listed at a final $1,250,000 and sold for $1,100,000 after 10 days on market, 88.0 percent of list and about $392 per square foot of living area, our arithmetic. The county recorded the same sale on May 13, 2026 at $1,100,000.

Three lessons follow for the next Estate Home seller. First, a 10-day contract at 88 percent of list says the buyer was ready and the list price was not: the market accepted $1,100,000, not $1,250,000, and it said so in a week. Second, $1,100,000 is exactly the Estate Home median over both 36 months (n=9) and 60 months (n=13), so the top of the year landed on the long-run line rather than above it. Third, with no Estate Home listed on September 26, 2026, the next Estate seller launches without direct competition, which is leverage only when the list price sits near where the last buyers actually paid.

The Most Recent Closing, and What It Teaches

The most recent Vanderbilt Country Club closing in the pull was a Waterford Aston plan on Parkstone Place on September 10, 2026: 1,440 square feet, listed at a final $352,000 and sold at $335,000 after 173 days, about 95.2 percent of list, our arithmetic. Its price is the lower half of Waterford’s twelve-month median pair. Two lessons follow for the next Waterford seller: a 1,440 square foot Aston has recently closed from $330,000 to $364,000, so a list price well above that band is asking the buyer to pay for time; and 173 days is about twice Waterford’s 87-day median, so the patience cost was real.

What a Buyer’s Appraiser Will Reach For

A lender’s appraiser looks first for closed sales of the same village and plan within the last six to twelve months. At Vanderbilt that is usually enough for Wedgewood and Waterford, where the plans repeat, and often not enough for the Estate Homes, which recorded two MLS closings in twelve months across six plans from 2,223 to 2,931 square feet. We assemble the comparable set an appraiser will be forced to use before you list, including the 36 and 60 month closings, so the price we recommend is one a financed buyer’s appraisal can support.

How Does Each Vanderbilt Country Club Village Sell? All Four, Seller by Seller

Each of Vanderbilt Country Club’s four home types sells as its own market, with its own floor plans, its own 2026 neighborhood fee and, for Wedgewood and Waterford, its own condominium association. Below, a seller in each finds the MLS window that reaches ten closings, the fee a buyer inherits and the fact that moves price.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The full village profiles, plans and flood points sit in our Vanderbilt Country Club community guide, and each village has its own guide and its own seller page, linked below.

Selling an Estate Home at Vanderbilt Country Club

The Estate Homes at Vanderbilt Country Club are 102 single-family homes on the front nine, on Allendale Court, Northhampton Court and the inner lots of Gleneagle Way by our reading of the club’s site plan, in six Worthington plans from the 2,223 square foot Carlisle to the 2,931 square foot Monaco, on sites of about 80 by 140 feet. The 2026 Estate Home neighborhood fee is $2,871.36 on top of the $13,159 master dues. The MLS reaches ten closings only at 60 months: 13 closings at a $1,100,000 median and 91.67 percent of final list. The fact that moves an Estate Home price is scarcity with a negotiating buyer: two closings in twelve months, both below 93 percent of list. Our dedicated page on selling an Estate Home at Vanderbilt Country Club goes sale by sale.

Selling a Villa Home at Vanderbilt Country Club

The Villa Homes at Vanderbilt Country Club are 120 detached single-family homes, on the outer lots of Gleneagle Way, Preswick Lane and the single-family lots of Danbury Boulevard by our reading of the site plan, in five plans from the 1,746 square foot Andover II to the 1,974 square foot Camilla, on sites of about 58 by 140 feet. Their $2,320.96 fee is the lowest in the community. Villa Homes reach ten MLS closings at 36 months: 15 at a $755,000 median, 35.5 days and 95.46 percent. They are the fastest-moving homes in Vanderbilt over the last year, at a median 10 days (n=5). See our page on selling a Villa Home at Vanderbilt Country Club.

Selling in Wedgewood at Vanderbilt

Wedgewood at Vanderbilt is 338 two-story carriage homes in buildings of eight or ten on Danbury Boulevard and Radcliffe Terrace, each with a single or double garage with room for a golf cart, in seven plans from 1,512 to about 2,115 square feet. Its 2026 condominium fees run $4,915.44 to $5,129.72 across Wedgewood No. 1 to No. 3. Wedgewood is the busiest resale market in the gates: 13 MLS closings in twelve months at a $540,000 median, and 16 county-recorded sales in the year to August 29, 2026. At two stories, its buildings sit outside Florida’s structural integrity reserve study and milestone laws. Our page on selling a Wedgewood at Vanderbilt carriage home goes plan by plan.

Selling in Waterford at Vanderbilt

Waterford at Vanderbilt is 240 condominiums in ten three-story elevator buildings around holes 10 and 11, in three plans, the 1,282 square foot Hampton, the 1,440 square foot Aston and the 1,700 square foot Brighton, with covered parking and storage rooms but no garage. Its 2026 fees run $5,253.56 to $5,278.40. Waterford is the entry point to the club at a $337,000 twelve-month MLS median (n=10), and the one village inside Florida’s reserve study regime: the state’s database records its study as complete, covering all ten buildings, completed November 19, 2024. Our page on selling a Waterford at Vanderbilt condominium walks through the study and the milestone schedule.

Vanderbilt Country Club vs Forest Glen Golf and Country Club: Which Bundled Club Will Your Buyer Also Tour?

Vanderbilt Country Club and Forest Glen Golf and Country Club are both roughly 800-home Naples golf communities that opened in 1999 on a Gordon Lewis course, and at both the club comes with the house. Vanderbilt publishes its full fee stack and sits in North Naples; Forest Glen publishes no dues schedule and sits in East Naples.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every Forest Glen figure below is quoted from our own live Forest Glen community guide and our page on selling a home in Forest Glen, each read on September 29, 2026, with the window those pages give. Every Vanderbilt figure is from this page’s own sources.

The Decision Table

The dues rows cannot be set side by side, because Forest Glen publishes none, so the honest comparison for a buyer is Vanderbilt’s published stack against Forest Glen’s estoppel figures for a specific home.

Who Should Choose Which

Choose Vanderbilt Country Club if the buyer wants North Naples and the 34120 ZIP, zoned schools all graded A for 2025-26, a 24-hour emergency room about 2.5 road miles away, a published fee stack and a golf project the owners have already funded and scheduled for 2032. Choose Forest Glen if the buyer wants East Naples, a course golfers ranked No. 2 among Florida courses in GolfPass’s 2023 Golfers’ Choice list as that page reports it, about 352 acres of recorded preserve and a lower median price, and accepts dues that appear only on the estoppel.

What the Comparison Means for Your List Price

Your buyer has very likely looked at Forest Glen on the same trip, because both clubs put membership with the home and both date from 1999. A Forest Glen shopper who ends up at Vanderbilt has usually decided that North Naples, published fees and a firmer resale market outweigh a lower price and a bigger preserve. Your listing should make that case in its first paragraph, with the numbers. Jesse McGreevy at (239) 898-6072 will tell you which of those buyers your specific home is most likely to meet.

How Do Vanderbilt Country Club Numbers Compare With Other Golf Markets a Buyer Tours?

Vanderbilt Country Club is the firmest of three bundled-golf markets we pulled from the Southwest Florida MLS in September 2026: a 95.61 percent median sold-to-list and 3.1 months of supply, against 93.49 percent and 4.9 months at Forest Glen and 93.28 percent at Cedar Hammock Golf and Country Club.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Benchmark Table

The Vanderbilt and Cedar Hammock figures are from our September 29, 2026 MLS pulls; the Forest Glen figures are as our Forest Glen seller page reports them. Months of supply for Cedar Hammock is 11 active listings divided by its 34 closings spread over twelve months.

What a Buyer Reads Into Those Ratios

A median closing at 95.61 percent of list means a Vanderbilt seller gave up about 4.4 percent from the final asking price, against about 6.5 to 6.7 percent at the two comparison clubs. Vanderbilt homes also went under contract faster at the median, 33.5 days against 47.5 and 77. A buyer who has toured all three knows Vanderbilt sellers negotiate less, and a buyer’s agent who has not will learn it from the comparables you attach to your listing.

Why the Price Levels Differ

The median sold prices describe the mix, not the club. Vanderbilt’s $528,000 median carries two Estate Homes and six Villa Homes above $545,000; Forest Glen’s $394,000 and Cedar Hammock’s $328,500 medians carry more condominiums. Compare plan against plan: a Waterford Hampton at $295,000 to $345,000 is the Vanderbilt product that competes directly with condominiums at the other two clubs.

How Do We Price a Vanderbilt Country Club Home?

We price a Vanderbilt Country Club home from the recorded and MLS sales of its own village and floor plan, adjusted for golf or lake frontage, pool, roof age, impact protection and condition, then test the number against the live listings and against what a buyer’s appraiser will find. We never start from the $528,000 community median or an automated estimate.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

We Start With Your Village and Floor Plan

Just value is the county’s tax estimate, not a sale price, and it sits below the sale evidence in every village. The county records the 222 single-family homes on two plats of 105 and 117 lots that do not follow the Estate and Villa line, so the plat just values blend both products; the plan, not the plat, is where a single-family price starts.

Two Square-Foot Measures We Never Mix

The county divides a sale price by the base area of the building; the MLS divides by the living area an agent enters. So Vanderbilt’s twelve-month MLS median is $284.33 per square foot of living area, while Wedgewood’s county median is $294.65 per square foot of base area, and both are correct. The builder’s floor-plan sheets print a third figure, and none of the three is compared against another on this page or in your valuation.

Why Automated Estimates Miss at Vanderbilt

An automated model needs many similar recent sales. Vanderbilt produces about 31 MLS closings a year across four products and a price range from $295,000 to $1,100,000. A model cannot tell a first-floor Wedgewood Nottingham from a second-floor Nottingham II, it cannot see that the county’s plats split Estate and Villa Homes on a different line from the club, and it does not know which homes carry an unpaid golf assessment. A number that blends a Waterford sale with a Villa Home sale describes neither home, and your buyer sees that same estimate.

The Value Drivers a Model Cannot See

The Estate Homes line the fairways, greens and lakes of the first nine, and Waterford’s buildings sit around holes 10 and 11, per the club, so view separates homes inside each village. Every Estate and Villa plan offered an optional private pool, and the club does not publish how many were built, so pool or no pool is a per-home adjustment. In homes built 1998 to 2001, the roof permit date, impact glass or shutters and a current wind mitigation report change the buyer’s insurance quote. In Wedgewood, upper and lower plans and single or double garages are different products.

Pricing Against the Live Competition

With eight active listings, all past 98 days on market on September 26, 2026, your list price is judged against the homes a buyer can walk that afternoon. We tour them, read their price histories and set your number where it wins the comparison rather than merely matching it. The three Wedgewood listings are all smaller plans of 1,512 to 1,558 square feet, asking $459,000 to $519,000, against twelve-month Wedgewood closings of 1,724 to 2,115 square feet at $505,000 to $575,000, which is exactly the comparison a buyer makes on the spot.

Pricing the Fee Stack Into the Number

An outside buyer brings $15,000 to the association at closing plus a $500 processing fee, then carries $15,479.96 to $18,437.40 a year in master dues and neighborhood fees before the $1,200 food and beverage minimum, taxes and insurance, our addition of the 2026 fee sheet. That buyer does not separate the house price from the carrying cost, and at the Waterford price point the capital contribution alone is about 4.5 percent of the median sale. We model both before we recommend a number, because a price that ignores the fee stack is a price the buyer will correct for you.

Pricing the Open Assessments

A home whose owner paid the $7,895 golf assessment lump sum and the $678 pickleball assessment is a different offer from one that still carries $8,750 in quarterly installments through April 2032. The estoppel will show the difference to your buyer, so we show it first. Where you have paid, the listing says so; where you have not, we decide with you whether to price it in, pay it at closing or leave it with the home, before the first showing rather than at the negotiating table.

How Do We Market a Vanderbilt Country Club Home?

We market a Vanderbilt Country Club home to the buyer who is actually buying in its village: a full-time household for most Estate and Villa Homes, and a seasonal buyer from New York, Massachusetts, Michigan, Ohio or Ontario for many Waterford and Wedgewood condominiums. That means professional photography, aerial and video, the fee stack up front and a gate-ready showing plan.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Who Owns, and Therefore Who Will Buy

Across all 800 homes, 440 owners use a Florida mailing address and 360 do not, led by New York (44), Massachusetts (39), Michigan (36), Ohio (33), Illinois (30), Pennsylvania (23) and New Jersey (21), with Ontario (20) and Quebec (9). A mailing address shows where the tax bill goes, not where the owner spends the year, and it is still the best public signal of where your buyer is coming from.

Reaching Out-of-State Buyers in the Autumn

A Waterford or Wedgewood buyer is very often a seasonal household deciding before or during its first winter in Naples. Marketing that starts when they land in January starts late. We launch condominium listings to our database and through MLS syndication in the autumn, so the out-of-state buyer has seen the home, the fee stack and the condominium documents before booking a flight.

Photography, Aerial and Video

Vanderbilt sells from the air: a 111-acre golf course on a 323-acre planned development, lakes throughout, a 3.4-mile perimeter walking loop printed on the club’s own site plan and four villages set around the fairways. Professional architectural photography, aerial capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for, and in a community where the rules allow one small sign and no riders, they carry the listing.

The Gate and the Sign Rules Are a Marketing Problem First

Every buyer and agent enters through the staffed Main Gatehouse on Vanderbilt Beach Road at Danbury Boulevard; the Collier Boulevard gate is members only and unmanned, per the club’s directions page. The club’s Realtors page allows one 24 by 24 inch For Sale sign in the association’s tan board with blue lettering, street side only, with no riders, no Sold sign and nothing in a window or on a lanai, and the sign comes down once the home is under contract. Agents show a driver’s license and business card at the gate and pre-register with the Community Association Office. A buyer who cannot simply drive in has to be reached before arrival, so our showing plan is a guest-access plan first.

Open Houses Inside a Staffed Gate

The same Realtors page allows one metal step Open House sign no larger than 18 by 24 inches, removed by sunset, and asks residents to tell the front gatehouse, which will hand out flyers and maps when the seller provides them. We register every open house with the gatehouse in advance, supply the flyer with the fee stack and floor plan on it, and staff it with an agent who can answer the capital contribution and assessment questions on the spot.

Putting the Fee Stack in the Listing Package

Buyers ask about the master dues, the capital contribution, the assessments and the neighborhood fee at the first showing. We put the 2026 fee sheet figures, the $15,000 capital contribution and its five exemptions, the golf and pickleball assessment status for your home, your neighborhood fee, your flood zone reading and, for a condominium, the Waterford reserve study filing or the Wedgewood two-story exemption in the listing package from day one, each with its source.

Buyers Who Need the School Assignment

Vanderbilt Country Club carries no age restriction in the recorded Master Declaration, and every one of 562 community addresses tested in the district’s lookup for 2026-27 is zoned to Bear Creek Elementary, Oakridge Middle and Barron Collier High, all three graded A for 2025-26, per the Collier County Public Schools 2026 Accountability Brief. Oakridge Middle is 2.0 road miles away. Older pages still name Big Cypress Elementary; Bear Creek opened in August 2025. For an Estate or Villa Home, the correct assignment belongs near the top of the listing.

Discreet and Off-Market Options

Not every Vanderbilt owner wants a public launch. An estate sale, a divorce or a health change is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Nothing in the club’s published rules requires a sign or an open house. With 31 MLS closings in twelve months across 800 homes, the buyer pool is small, and less exposure can mean a lower price; we will tell you plainly which way that trade is likely to land for your village and plan before you choose it.

How Do We Negotiate a Vanderbilt Country Club Contract?

Jesse McGreevy and Marc Comisar negotiate every Vanderbilt Country Club offer themselves. With a 95.61 percent median sold-to-list across 31 MLS closings, and 90.21 percent for the two Estate Homes, the negotiation is where a seller’s money is kept or lost, so we prepare the answers on the capital contribution, the assessments, flood, insurance and the condominium documents before the first offer.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator and counteroffers are not written from a template. At Vanderbilt that matters, because the questions a buyer’s agent raises here, the assessment balance, the Waterford reserve study and the $15,000 contribution, need an answer in the same conversation, not a call back.

The Capital Contribution at the Negotiating Table

The recorded Declaration puts the Resale Capital Contribution on the transferee, and the 2026 fee sheet sets it at $15,000. Every cost line in a Florida contract is negotiable, though, and a buyer comparing Vanderbilt with a club that publishes no contribution may ask you to credit part of it. Settlement statements, not public records, show how often sellers here have done so. We decide in advance whether a credit belongs in your strategy, rather than conceding it under pressure, and we show the buyer the offsets: no initiation fee, no equity purchase, no waitlist and no greens fees for owners.

The Assessments at the Negotiating Table

A buyer closing before July 2027 on a home whose owner has not paid the golf assessment inherits the $7,895 lump-sum option or the $8,750 quarterly schedule, and will commonly ask for a credit equal to the unpaid part. That is a negotiation, not a rule. We price it in advance, and where you have already paid the lump sum we say so in the listing, because it is a $7,895 advantage over a comparable home that has not.

Inspection, Roof, Wind Mitigation and Insurance

Every Vanderbilt home was built from 1998 to 2001, before Florida’s statewide building code took effect on March 1, 2002, so a buyer’s insurer will ask for a four-point inspection and a wind mitigation report can lower the premium. On an Estate or Villa Home the roof is yours under the Master Declaration; in Wedgewood and Waterford the condominium reserves fund roof tile replacement. We recommend the four-point and wind mitigation reports before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.

Sequencing the Estoppels and the Owner Information Form

Estoppel requests go to the Director of Member Services, with the $299 estoppel fee on the 2026 fee sheet and the $500 New Home Buyer Processing Fee, per the club’s Prospective Owners page; Florida Statutes 720.30851 requires the association to issue the certificate within 10 business days. A condominium sale also needs the condominium association’s estoppel and the $150 questionnaire. There is no purchase approval at the master level, but your buyer must return the Owner Information Form and a headshot of each Owner’s Designee at least one week before closing. We order every certificate on the first business day after the contract is signed and write the dates around the slowest step.

Who Your Buyer Becomes at Closing

Under the 2024 amendment to the Master Declaration, each residence has at most two Owner’s Designees with full privileges, and an LLC or trust buyer names two natural persons over 21. A buyer purchasing through an LLC or a trust will ask how that works before signing. We answer it from the recorded amendment so it never becomes a late objection.

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

Selling a Vanderbilt Country Club home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, the club’s $299 estoppel fee, a second estoppel for a condominium, a municipal lien search and prorated taxes. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $15,000 capital contribution on the buyer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the twelve-month MLS medians that is $2,359 on a $337,000 Waterford condominium, $3,780 on a $540,000 Wedgewood carriage home, $5,302.50 on a $757,500 Villa Home and $7,052.50 on a $1,007,500 Estate Home. At the year’s top closing of $1,100,000 it is $7,700. After commission, it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses the closing agent and pays the owner’s title policy. Nothing in the statutes fixes this, so the contract controls, and an owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself under Florida Administrative Code Rule 69O-186.003, so the rate is the same at every title company.

Estoppel Certificates, One or Two

An Estate or Villa Home sale needs one estoppel certificate, from the Vanderbilt Community Association, at the $299 fee printed on the 2026 fee sheet. A Wedgewood or Waterford sale needs a second, from the condominium association, under Florida Statutes 718.116(8). The statutory cap, as adjusted for inflation by the Florida Department of Business and Professional Regulation, is $299 per certificate for a current account, $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 estoppel fee, though the contract decides, and Florida law requires a refund on a written request within 30 days of a scheduled closing that did not happen.

The Buyer’s Charges, and Why They Still Touch Your Price

The $15,000 Resale Capital Contribution is “the legal and personal obligation of the transferee” under section 5.2.5 of the Master Declaration as amended in 2024, and the $500 New Home Buyer Processing Fee rides with the estoppel request. The $150 condominium questionnaire is paid by whoever requests it. None of them appears as your cost unless your contract shifts it. They still touch your net, because a buyer who brings $15,500 to the association on top of the price will offer with that in mind.

Commission After the NAR Settlement

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

A Seller Net Sheet at the Waterford Median

The proration line is 181 days of the community’s $3,977.12 median 2026 tax bill on the certified roll, before any early-payment discount convention; your own bill replaces it.

A Seller Net Sheet at the Wedgewood Median

A Seller Net Sheet on an Estate Home

The $1,100,000 figure is the Estate Home MLS median over both 36 months (n=9) and 60 months (n=13). Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

What Must a Vanderbilt Country Club Seller Disclose Under Florida Law?

A Vanderbilt Country Club seller’s disclosure duties depend on what the seller owns. The Vanderbilt Community Association is a Chapter 720 homeowners association, so an Estate or Villa Home seller owes the Florida Statutes 720.401 summary before contract; Wedgewood and Waterford are Chapter 718 condominiums with their own resale package. Every seller also owes known material facts.

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For an Estate or Villa Home seller, whose home sits only in the master association, this is the duty. Getting the timing wrong hands your buyer an exit that lasts until the closing table.

The Chapter 718 Fork for Wedgewood and Waterford

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718. At Vanderbilt, a Wedgewood or Waterford owner belongs to a Chapter 718 condominium association and also sits inside the Chapter 720 master association, so which disclosure duty governs depends on what you own, and the answer is not the same for a Villa Home and a Waterford condominium. A condominium seller follows the resale rules in Florida Statutes 718.503, and because every Vanderbilt condominium also sits inside the master association, the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Vanderbilt Declaration Assigns to Each Side

The recorded covenant splits a sale cleanly even where a figure changes. Membership is automatic with ownership under section 5.1 of the Articles, so the buyer becomes a member at closing without any transfer from you. Section 5.2.5 of the Master Declaration, as amended by the certificate recorded March 7, 2024 at Official Records Book 6336, Page 2270, makes the Resale Capital Contribution “the legal and personal obligation of the transferee,” due at closing, in an amount the board sets by resolution. The 2026 fee sheet says both current assessments “will remain the obligation of any successor owner.” The documents we read do not show the Declaration restating the 720.401 duty itself, so the statute, not the covenant, is the source of that one.

Five Transfers That Pay No Capital Contribution

The 2024 amendment exempts five kinds of transfer from the $15,000 contribution: a transfer to the association by lien foreclosure; a transfer on death to an heir or beneficiary; a transfer to a current spouse, or to a former spouse in a divorce; a transfer to a trust or entity wholly owned by the member, or the member and spouse; and a transfer to someone who was already a record co-owner. An arm’s-length sale is not exempt. An heir who inherits and later sells pays nothing on the inheritance, and the eventual outside buyer pays the contribution in the ordinary way.

The Condominium Resale Package Under Section 718.503

A Wedgewood or Waterford buyer is entitled to receive, at the seller’s expense, the condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the state’s frequently asked questions document and, under the current statute, the inspector’s milestone summary if applicable and the association’s most recent structural integrity reserve study or a statement that none has been completed. For Waterford, the state’s database records the study as complete; its funding plan and reserve figures are not published on any source we could reach, so request the report from the association the week you decide to sell.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Vanderbilt, where 44.2 percent of homes are homesteaded and the community’s median 2026 bill is $3,977.12 on the certified roll, that warning describes the largest change in carrying cost many buyers will face.

Known Defects and the Facts a Buyer’s Attorney Will Find

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof history, open permits and any condominium special assessment. Several Vanderbilt facts already sit in the public record: the two special assessments on the 2026 fee sheet, the Vanderbilt Beach Road Extension that opened past the main gate on June 12, 2026 and rebuilt the Danbury Boulevard intersection, and, for Waterford, the milestone inspection years on the county’s map. Better that they come from you.

How Does Flood Zone Affect Selling a Vanderbilt Country Club Home?

Flood zone helps a Vanderbilt Country Club seller. On FEMA’s effective map, panels 12021C0218H and 12021C0410H revised May 16, 2012, 867 of the community’s 909 county address points sit in Zone X, and every home’s point reads X. The 41 Zone AH points are ancillary structures and common areas, and the 2025 preliminary map changes none of them.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Census, Village by Village

The 909 points exceed the 800 homes because the county layer also carries carport, storage, utility and common-area points. Wedgewood reads 377 of 377 in Zone X. Every Waterford residential unit falls in Zone X; its AH points are the numbered carport and storage structures. The four AH points on the single-family plats are association utility assets, an association structure and a commercial point, not homes.

Why the Pads Sit Above the Ponding Level

The printed FIRM panel shades the golf course, lakes and yards between pads as Zone AH, shallow ponding of one to three feet, and cuts the building pads out as Zone X. The base flood elevations inside the community read 13.5, 14 and 14.5 feet NAVD 88, while USGS bare-earth readings at the building points run about 15.4 to 16.5 feet. By our reading of those numbers, the pads sit roughly one to two and a half feet above the base flood elevation, and the course is designed to hold water in a heavy rain, which is exactly what it did during Tropical Storm Fay in 2008.

What Zone X Means in a Listing

A seller can say, accurately, that the home’s county address point sits in Zone X on the effective map, outside the Special Flood Hazard Area, and that the federal mandatory purchase rule for a federally backed mortgage therefore does not apply to the building on that map. A county address point is not a surveyed footprint, so the listing should also say that the lender’s flood determination or an elevation certificate settles any single home. Stated precisely, it is one of the strongest lines in a Vanderbilt listing.

The Letters of Map Amendment for Wedgewood and Waterford

Between 2013 and 2016 FEMA issued six Letters of Map Amendment that removed Vanderbilt condominium buildings from the Special Flood Hazard Area or confirmed them outside it, covering 22 Wedgewood buildings and 6 Waterford buildings. Each letter names the flooding source as ponding and overland flow, not storm surge. If your building is on one of them, put the letter in the listing package. The 2016 letters carry a note that a new map supersedes the determination, so keep the letter and check FEMA’s revalidation list when the new map takes effect.

The Preliminary Map Changes Nothing Here

FEMA released preliminary maps for Collier County on March 20, 2025, the 90-day appeal period began on August 19, 2026, and the county gives summer 2027 as the target effective date, subject to change. On the preliminary panels the Vanderbilt tally is identical, 867 X, 41 AH and 1 shaded X, and not one of the 909 points changes zone. Preliminary maps cannot be used to rate a policy; the 2012 panels govern until the new map takes effect, and a seller can say both things in the listing.

Citizens, Flood Cover and the Condominium Exemption

Citizens Property Insurance requires flood coverage on every personal residential policy that includes wind, regardless of value, from January 1, 2027, with condominium unit-owner policies exempt, per Citizens. Applied to Vanderbilt, an Estate or Villa Home buyer insured through Citizens will need a flood policy even in Zone X, while a Wedgewood or Waterford buyer on a Citizens unit-owner policy will not. Collier County holds Community Rating System Class 5, a 25 percent discount on eligible flood premiums, per FEMA’s April 2026 list.

How Do Hurricanes and Building Age Affect a Vanderbilt Country Club Sale?

Vanderbilt Country Club sits about 9.1 straight-line miles from Vanderbilt Beach in Collier County evacuation Zone E, and no primary source places storm surge there across Wilma, Irma, Ian, Helene or Milton. Its homes were built 1998 to 2001, before the statewide building code of March 1, 2002, so a seller’s roof and wind mitigation documents carry the insurance conversation.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Evacuation Zone E, Nine Miles Inland

Every one of 12 sample points across the community returned Zone E on Collier County’s hurricane evacuation zone layer, matching the state’s Know Your Zone layer. Collier draws six zones, A through F, from storm-surge modelling, and Zone E is the fifth. Ian’s surge, per the National Weather Service Miami summary, covered almost all of Collier County south and west of US 41 and reached a few miles inland along low areas, rivers and canals. Vanderbilt is east of I-75. Its storm exposure is wind and heavy rain, and a listing can say so with the federal reports behind it.

The Storm Record, Stated With Its Limits

Irma made landfall on Marco Island on September 10, 2017 and a North Naples station recorded a 112 mph gust; Ian’s Naples airport tower recorded a 105 mph gust in 2022. A resident’s column in the Naples Daily News recorded that after Wilma in 2005 the community “lost about 90 trees and 17 pool/lanai screens were damaged.” No report of damage specific to Vanderbilt Country Club from Irma, Ian, Helene or Milton appears in any primary or major-news source the guide searched. That describes the record, not any single home, and your own disclosure speaks to your property.

Built Before the Florida Building Code

On Florida’s uniform wind mitigation form, OIR-B1-1802, question 1 gives its top answer only to homes built under the 2001 Florida Building Code or later, so every Vanderbilt home answers “unknown or does not meet.” The other features, roof deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection, are credited on what an inspector finds regardless of the year built. A current report, valid for up to five years absent material change, is worth ordering before you list, because it is the document an Estate or Villa buyer’s insurer prices from.

Roofs Are Now 25 to 28 Years Old Unless Replaced

An original 1998 to 2001 roof is now 25 to 28 years old. Florida Statutes 627.7011 bars an insurer from refusing a policy solely because a roof is under 15 years old, and for an older roof requires the insurer to allow an inspection and not refuse coverage solely on age if it shows five or more years of useful life. On an Estate or Villa Home the roof and its permit history are yours to document. In Wedgewood and Waterford, the condominium reserves on the 2026 fee sheet fund exterior painting, roof tile replacement and waterline replacement.

Hurricane Protection a Board Cannot Refuse

For the single-family homes, Florida Statutes 720.3035(6), as amended in 2026, says an association board or architectural committee may not deny an application for hurricane protection that meets its adopted specifications, including impact windows and doors, roll-down shutters, reinforced garage doors and exterior fixed generators. For Wedgewood and Waterford, section 718.113(5) requires each condominium board to adopt hurricane protection specifications. If you added shutters or impact glass, have the permit and the approval ready; a buyer’s attorney will ask for both.

What Will Your Buyer Pay to Own a Vanderbilt Country Club Home?

A Vanderbilt Country Club buyer pays $13,159 in 2026 master dues, a neighborhood fee of $2,320.96 to $5,278.40, a $1,200 food and beverage minimum, any unpaid balance of the two assessments, property tax reset after the sale, and $15,000 plus a $500 processing fee to the association at closing as an outside buyer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The 2026 Master Dues, the Same for Every Home

In the fee sheet’s own words, the Community Assessment “covers operational costs of the Club, including the golf course expenses, Clubhouse, Activities Center, swimming pools, tennis courts, Fitness Center, street lighting, access control, cable television & internet, common grounds, landscaping.” Owners and their designees pay no greens fees under section 5.11 as amended in 2024; they pay a cart fee of $33 for 18 holes.

What Every Year Really Costs, by Village

Our addition of the published 2026 fee sheet lines. The condominium fees include building insurance, water and sewer, pest control and building maintenance, which a single-family owner pays separately, so the lines are not like for like; the cheapest homes to buy carry the highest association bills, and every Waterford listing has to lead with that.

What the Neighborhood Fee Covers

Per the 2026 fee sheet, the Waterford fee covers “property management, residential landscaping, water & sewer, pest control, building maintenance, building insurance, and garbage,” with a reserve for exterior painting, roof tile replacement and waterline replacement. The Wedgewood fee covers the same list without garbage. The Villa and Estate fees cover property management and residential landscaping only, so a single-family buyer at $15,479.96 or $16,030.36 still carries a full homeowners policy, the roof, paint, water and sewer out of pocket.

The Two Assessments, and What an Unpaid Balance Means

By our arithmetic, paying the golf assessment as a lump sum saves $855 against the quarterly schedule, and twelve monthly pickleball payments equal the $678 lump sum exactly. A buyer closing in late 2026 or early 2027 on a home with nothing paid inherits both.

The Tax Reset Your Buyer Inherits

The illustration multiplies a price by the 10.3696 mills of Collier tax area 103 for 2026, about $1,037 per $100,000 of taxable value, as if the county assessed the home at its price with no exemption. It shows the reset mechanism, not a quote. The community’s median 2026 bill on the certified roll is $3,977.12 (the 560 homes outside Waterford carry a flat $269.77 non-ad valorem line in that figure), pulled down by homestead exemptions on 44.2 percent of homes, so a non-homestead buyer budgets from the price, not the median.

No CDD on the Tax Bill

Florida’s official list of special districts contains no district with Vanderbilt in its name, the 2025 millage table for tax area 103 carries no district levy beyond the countywide ones, and the Master Declaration never mentions one. By our reading of those three records, no community development district covers Vanderbilt Country Club. Against a newer neighbor with a district bond on the bill, that absence belongs in your listing.

What Is Different About Selling a Wedgewood or Waterford Condominium?

Selling a Wedgewood or Waterford condominium at Vanderbilt Country Club adds a second association, a second estoppel, the Chapter 718 resale package and the club’s $150 condominium questionnaire. Waterford’s three-story buildings also sit inside Florida’s reserve study and milestone inspection laws, while Wedgewood’s two-story buildings sit outside them for good.

Waterford: Inside the Reserve Study Law, With the Study on File

Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112(2)(g), apply to condominium buildings three stories or higher, and Waterford’s ten buildings are three-story elevator buildings. The state’s SIRS reporting database records Waterford’s study as complete: one filing covering all ten buildings, completed November 19, 2024 and delivered to owners December 10, 2024, with no study-linked special assessment reported. The study’s funding plan and reserve figures are not published on any source we could reach, so a Waterford seller should request the report and its funding plan before listing.

Waterford’s Milestone Inspection Years

Collier County adopted the 30-year milestone trigger in Ordinance 2024-48, and the county’s milestone inspection map lists Waterford Building 1 as due in 2028, Buildings 2 and 3 in 2029, Buildings 4 to 6 in 2030 and Buildings 7 to 10 in 2031, read September 26, 2026. None is due yet. A buyer who sees a due year inside their expected ownership will ask what the association is budgeting for it, and the answer belongs in your listing package rather than in a late email from the association.

Wedgewood: Two Stories, Permanently Outside the Regime

At two stories, Wedgewood’s 338 carriage homes sit outside the milestone and structural integrity reserve study requirements, and no Wedgewood building appears on the county’s milestone map. Wedgewood still funds ordinary reserves for exterior painting, roof tile replacement and waterline replacement through the reserve line on the 2026 fee sheet. For a buyer comparing Vanderbilt condominiums with three- and four-story buildings elsewhere in Naples, that exemption is a selling point, stated from the statute.

Official Records Online From January 1, 2026

Under the 2025 condominium law, HB 913, chapter 2025-175, any association managing 25 or more condominium units must post its official records on a website from January 1, 2026, which covers both the Wedgewood and Waterford associations. A buyer’s agent who has read those records before the first showing will ask sharper questions. We read them first, so your listing answers them.

Approvals, Questionnaires and the Condominium Documents

The master association “does not have an application process for purchases,” per the club’s Prospective Owners page. Whether the Waterford or Wedgewood condominium declarations contain their own purchase approval step or right of first refusal is not published on the club’s public pages; the condominium questionnaire, at $150 from the Assistant Community Association Manager, is where it surfaces. We request each package before launch and write the contract dates to match whatever it says.

Which Vanderbilt Country Club Rules Affect a Sale?

Four Vanderbilt Country Club rules shape who can buy and how they will live: leases of 30 days to one year, no more than four a year, with club privileges moving to the tenant; no more than two household pets on a leash; golf carts kept in an enclosed garage; and at most two Owner’s Designees per home under the 2024 amendment.

Leasing: 30 Days to One Year, Four a Year, Whole Home

Under section 10.2 of the recorded Master Declaration and the club’s renter page, an owner may lease the whole home only, for at least 30 days, “with the exception of the month of February,” and no longer than one year, up to four times a year, with the association’s prior written approval. The owner’s club privileges transfer to the tenant for the lease, the owner may not be in residence, no more than two renters may live in the home, and the Membership Transfer Administrative Fee is $600, plus $300 if the application arrives less than 30 days before arrival. Vanderbilt suits seasonal tenants, not nightly rentals, and an investor buyer should hear that on the first call.

A Tenant in Place

A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the buyer takes the home subject to the lease. While the lease runs, the membership belongs to the tenant, and the owner is out of the club. Where you can, match the lease end to the expected closing, and give buyers the lease terms and the association’s approval up front. Tenant food and beverage spending counts toward the owner’s $1,200 annual minimum.

Pets, Carts and Garages

Section 7.8 of the Master Declaration allows no more than two household pets per home, leashed whenever outside the residence, with no commercial breeding; no breed or weight limit appears in the Master Declaration. Owners with a garage must park at least one vehicle in it and keep the door closed except in use, and golf carts may be kept only in an enclosed garage or approved space. A private cart on the course needs the $2,200 annual trail fee and an attached garage, which by our reading of the fee sheet rules it out for Waterford, whose homes have covered parking and no garage.

Privileges, Designees and Dependents

The 2024 amendment caps full privileges at two Owner’s Designees per residence, with set rules for married owners, single owners, co-owners, trusts and entities, and it treats an unmarried child under 23 living at home or attending school as a dependent member. The old arrangements were protected only until the earlier of a sale or March 1, 2026, so every home now runs on the new rules. A buyer purchasing through an entity will ask who the two designees can be; the answer is in the recorded amendment.

Architecture, Roofs and Recent Changes

Single-family owners maintain “all exterior surfaces, roofs, facias and soffits” under section 6.1.1 of the Master Declaration, and any change of exterior or roof materials or colors needs Architectural Review approval. If you replaced a roof, windows, shutters or a pool cage, have the approval letter and the permit ready: a buyer’s attorney will ask for both, and an unapproved change is a negotiation item you do not need.

How Long Does It Take to Sell a Vanderbilt Country Club Home?

A well-priced Vanderbilt Country Club home takes about five weeks on market at the current 33.5-day MLS median, faster for a Villa Home at a median 10 days and slower for a Waterford condominium at 87, plus a contract period for one or two estoppels and the buyer’s Owner Information Form a week before closing.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

When Vanderbilt Homes Actually Closed

That is our count of closing dates in the September 29, 2026 pull: about 55 percent of five years of closings fell from January through May, with April the busiest single month at 25. Closings trail contracts by weeks, so contracts cluster from late autumn through early spring, which fits the club’s own season of November 1 to April 30 on its 2026 fee schedule. A Vanderbilt listing should be photographed, documented and priced before seasonal owners return in the autumn.

A Realistic Sequence

In the four weeks before listing: the valuation, four-point and wind mitigation inspections, the flood reading for your address, photography and, for a condominium, the resale package and the Waterford reserve study. At contract: order the master and any condominium estoppel, confirm the assessment balances and start the questionnaire. During the contract: inspections, appraisal, insurance binding and title, with the buyer’s Owner Information Form and designee headshots due to Member Services at least a week before closing. At closing: the buyer’s $15,000 contribution and $500 fee are paid, and membership passes with the deed.

Selling While You Are Up North

About 45 percent of Vanderbilt owners mail their tax bill outside Florida, and at Waterford the homestead share is about 27 percent. Marc Comisar manages showings through the gate, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. The roll shows 20 owners in Ontario and 9 in Quebec; a Canadian seller should bring in a CPA early for FIRPTA withholding, which the Internal Revenue Service explains on its FIRPTA page.

Why Waterford Takes Longer

Waterford’s median days on market rose from 19.5 over five years to 87 over the last twelve months, and its 4.8 months of supply is the highest in the gates. Four Waterford condominiums were for sale on September 26, 2026 against ten closings a year. A Waterford seller who prices at the last Hampton or Aston closing, not above it, and hands a buyer the reserve study on day one is the one who beats that 87-day median.

What Should Your Listing Say About Life at Vanderbilt Country Club?

A Vanderbilt Country Club listing should sell the life as well as the house: an 18-hole, par 72 Gordon Lewis course redesigned by Kipp Schulties in 2015 and included with every home, a resort-style pool and spa, six lighted Har-Tru tennis courts with permanent pickleball coming, a 5,100 square foot fitness center, a 24-hour emergency room 2.5 miles away and A-rated zoned schools.

The Course, Its 2015 Redesign and the 2032 Project

The course opened in 1999 to a Gordon G. Lewis design and was redesigned by Kipp Schulties, with the renovation completed in 2015, per the club’s real estate FAQ. It plays 6,631 yards from the Green tees, rated 72.6 with a 146 slope, down to 4,600 from the Platinum tees, per the club’s scorecard. Owners pay no greens fee, only $33 for 18 holes with a club cart. The Golf Course Replacement Project, funded by the assessment and scheduled to begin in 2032, is a fact a golfer buyer will weigh as a plus when the listing explains it.

Courts, Fitness and Pools

The club has six lighted Har-Tru Hydro-Grid tennis courts, two temporary pickleball courts lined on one of them, and three lighted bocce courts by the Terrace Café; members voted on May 7, 2026 to turn court 6 into four permanent pickleball courts, with construction scheduled for Fall 2026. The 5,100 square foot freestanding Fitness Center opens daily from 4:00 a.m. to 10:00 p.m. Swimmers have the new resort-style main pool and spa plus three neighborhood pools, one in Waterford and two in Wedgewood.

Dining and the Social Calendar

Members dine in the Vista Room, a banquet and fine-dining room seating 204, the Bar and Grille Room, and the Terrace Café with its Express Window beside the main pool, against a $1,200 annual food and beverage minimum that is a spending requirement rather than a separate fee. The club counts more than 40 social clubs in a 3,000 square foot Activities Center, and from May 1 to October 31 it reciprocates “with over 40 area clubs for golf, dining, and sports.”

Errands, the Emergency Room, the Beach and the Airport

NCH’s freestanding Northeast emergency department at 15420 Collier Boulevard is about 2.5 road miles and 7 minutes off-peak from the clubhouse, a Winn-Dixie is about 1.2 miles from the main gate, Vanderbilt Beach Park is about 9.6 road miles and 19 minutes off-peak, and Southwest Florida International Airport is about 28.3 miles and 40 minutes, all by off-peak routing from the clubhouse. Season traffic adds time, and the listing should say that too, because a buyer who expects “minutes to the beach” will feel misled.

The New Road at the Front Gate

Collier County opened Phase 1 of the Vanderbilt Beach Road Extension to traffic on June 12, 2026, a six-lane divided road east of Collier Boulevard, and the project included improvements at the Danbury Boulevard intersection, the community’s entrance road. By our reading, that means more through-traffic past the main gate than before 2026, offset by less pressure on Immokalee Road. A listing near the south edge that mentions it with the county’s own documents is trusted more than one a buyer’s agent has to correct.

Neighbors Helping Neighbors

Member volunteers run a program called Neighbors Helping Neighbors that, per the club’s community involvement page, helps residents with rides to appointments, meal delivery, shopping and friendly visits, and lends medical equipment. For an out-of-state buyer, a neighbor-run network inside the gates is a practical fact worth a line in the listing.

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

You get a free Vanderbilt Country Club home valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the recorded and MLS sales of your own village and plan, with your buyer’s fee stack, assessment balance and tax reset beside it. No cost, no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the MLS and county sales for your village and plan with their dates, windows and sources, a price per square foot analysis that never mixes county base area with MLS living area, the live competition with days on market, the 2026 dues and one-time charges your buyer will underwrite, your assessment status, your flood reading and any FEMA letter for your building, and a recommended list price with a defensible range. Request it through our Vanderbilt Country Club home valuation request, or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

In a community where two identical 1,724 square foot Wedgewood plans closed $45,000 apart in the same year, the price decides the sale. Few homes of any one plan come up for sale here in a year, so the owner who sells next should see the evidence and the number before committing to anything, and many owners use the valuation to decide between this season and next.

What Do Sellers Say About Working With McGreevy and Comisar?

Jesse McGreevy is a top-reviewed Vanderbilt Country Club listing agent, and the quotes below are genuine five-star client reviews that any Vanderbilt Country Club seller can check on the McGreevy and Comisar Google profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Client Referred for a Naples Winter Home

★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review

At Vanderbilt, where 45.0 percent of owners mail their tax bill outside Florida, a large share of buyers are shopping for exactly that kind of winter home.

A Client on Results and Attention to Detail

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

A Client on Guidance Through Every Step

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

With two associations, two assessments and a capital contribution in play on a condominium sale here, that step-by-step guidance is the work.

A Client on Knowing the Area

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

A Repeat Client Across Many Purchases

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

Why Does a Vanderbilt Country Club Specialist Matter When You Sell?

A Vanderbilt Country Club specialist matters because the facts that decide a sale here live in documents rather than in a listing feed: a mandatory club with a $15,000 buyer contribution, two assessments that follow the home, a second association on 578 condominiums, a Waterford reserve study filed with the state, and county plats that split Estate and Villa Homes on the wrong line.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork, and he is the direct line for Vanderbilt Country Club sellers. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

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

What a General Naples Agent Tends to Miss Here

A general agent may price a Villa Home off a blended single-family plat median, price a Waterford Hampton from a Brighton sale, quote the community’s $528,000 median to an Estate Home owner, order one estoppel instead of two on a condominium, forget the golf assessment balance until the estoppel arrives, or tell a Waterford buyer the reserve study status is unknown when the state database records it as complete. None of those errors is exotic, and each one costs a seller time or money.

How Vanderbilt Compares With Other Naples Seller Markets

Every Naples golf community sells differently. At Forest Glen, membership also comes with the house, but no first-party document publishes the dues or a capital contribution and a condominium sale can need three estoppels, as we explain in our guide to selling there. Vanderbilt’s published fee sheet, its $15,000 contribution, its two recorded assessments and its four product lines change both the paperwork and the pitch.

Are You Also Buying Your Next Home in Southwest Florida?

About four in ten Vanderbilt Country Club homes are homesteaded, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and, for an owner moving inside the gates, the reduced $3,500 capital contribution on the purchase side.

Buying and Selling in the Same Season

A homestead exemption belongs to the owner rather than the home, so a seller who buys again in Florida should talk to a CPA and the property appraiser’s office about the new homestead before either closing. We sequence both closings around your dates. If you are buying, start with our page on buying a home in Vanderbilt Country Club, read how we represent buyers in Naples, or Call Marc at (239) 287-5873.

Moving Within the Gates

Some owners move from a Waterford condominium to a Villa Home, or from an Estate Home to a Wedgewood carriage home with a garage and no roof to maintain. The 2026 fee sheet charges a current owner buying another home inside the community $3,500 against $15,000 for a new buyer. If your next home is here, our buyer team handles the purchase side while we sell yours, and our Naples real estate guide covers the wider city.

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

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

How do I sell my home in Vanderbilt Country Club?

Start with a written valuation built from your own village and plan, then prepare the file a buyer will ask for: the 2026 fee sheet figures, your golf and pickleball assessment status, the $15,000 capital contribution the buyer owes, your flood reading, wind mitigation and four-point reports and, for Wedgewood or Waterford, the condominium resale package. Order the estoppels the day the contract is signed. Request a valuation through our Vanderbilt Country Club home valuation page or Call Jesse direct at (239) 898-6072.

Who is the best listing agent for Vanderbilt Country Club?

Look for an agent who prices by village and plan from the county deed record as well as the MLS, understands the bundled club and the condominium layer, and negotiates the offer personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. A fair test for anyone you interview: can they explain, without looking it up, who pays the $15,000 contribution and what a Waterford seller owes the buyer under section 718.503?

What is my Vanderbilt Country Club home worth?

It depends on your village, plan, frontage, pool, roof, condition and assessment status. In the MLS for the twelve months to September 26, 2026, the medians were $337,000 for Waterford (n=10), $540,000 for Wedgewood (n=13), $757,500 for Villa Homes (n=6) and $1,007,500 for the two Estate Homes; over 60 months the Estate Home median was $1,100,000 (n=13). Request a written valuation for your own home rather than relying on a village median.

What have Vanderbilt Country Club homes sold for recently?

The MLS recorded 31 closings in the twelve months to September 26, 2026, from $295,000 for a Waterford Hampton to $1,100,000 for an Estate Home on Gleneagle Way, at a $528,000 median. The county recorded 29 qualified sales in the year to August 29, 2026, from $295,000 to $1,100,000. This page lists every single-family MLS closing individually and reads Wedgewood and Waterford plan by plan.

How many homes are in Vanderbilt Country Club?

Eight hundred, and four independent records agree: 102 Estate Homes and 120 detached Villa Homes on two county plats of 105 and 117 lots, 338 Wedgewood carriage homes in three condominiums of 96, 118 and 124, and 240 Waterford condominiums in three condominiums of 72, 72 and 96. Every one was built by Worthington Communities between 1998 and 2001, so every sale today is a resale.

How many Vanderbilt Country Club homes sell in a year?

About thirty. The MLS recorded 31 closings in the latest twelve months and 173 over five years, about 35 a year, and the county recorded 29 qualified sales in the year to August 29, 2026, a 3.6 percent turnover. Each listing therefore carries real weight in its village, and the next sale in your plan becomes the comparable for everyone after you.

How long does it take to sell a Vanderbilt Country Club home?

The MLS median was 33.5 days on market across the twelve months to September 26, 2026 (n=30 with a recorded figure): 10 days for Villa Homes (n=5), 26 for Wedgewood (n=13), 79 for the two Estate Homes and 87 for Waterford (n=10). Over 60 months the community median was 19.5 days. Add a contract period for one or two estoppels and the buyer’s Owner Information Form.

What is the sale-to-list ratio in Vanderbilt Country Club?

The median closing sold at 95.61 percent of final list price across the 31 MLS closings in the twelve months to September 26, 2026. Waterford closed at a median 97.28 percent, Villa Homes 96.27, Wedgewood 95.61 and the two Estate Homes 90.21. Over 24, 36 and 60 months the community median held near 97 percent, so buyers have gained about two points of negotiating room in the latest year.

Is it a buyer’s or seller’s market in Vanderbilt Country Club right now?

Both signals are present. Eight active listings against 31 closings a year is about 3.1 months of supply, which favours sellers, and Villa Homes and Wedgewood sit at 2.0 and 2.8 months. But the median closing reached 95.61 percent of list and every listing on September 26, 2026 had been on the market 99 days or more. A well-priced home sells into thin supply; an overpriced one meets a buyer who waits it out.

Are condos selling in Vanderbilt Country Club right now?

Yes. The MLS recorded 13 Wedgewood and 10 Waterford closings in the twelve months to September 26, 2026, at medians of $540,000 and $337,000. Waterford took longer, a median 87 days, with 4.8 months of supply, while Wedgewood took 26 days with 2.8 months. Wedgewood’s median has held at $540,000 to $550,000 in every window back to 60 months.

When is the best time of year to sell in Vanderbilt Country Club?

On the MLS, 96 of the 173 closings over five years, about 55 percent, fell from January through May, and April was the busiest month. The club runs its own season from November 1 to April 30 on its 2026 fee schedule, which is when most buyers are inside the gates. The best time to be ready is the autumn before, with photography, inspections and documents complete.

Why is the online estimate for my Vanderbilt Country Club home wrong?

Automated models need many similar sales, and Vanderbilt has about 31 a year across four products and a range from $295,000 to $1,100,000. The county records the single-family homes on two plats that do not follow the Estate and Villa line, the MLS blends all four types under one development name, and no model knows which homes still carry the golf assessment. A model cannot see the distinctions that set your price.

Does being on the golf course increase my Vanderbilt home’s value?

The public record cannot measure it, because the county does not flag views and the MLS pull reports community-wide figures, so no honest golf premium can be published for Vanderbilt. The Estate Homes line the fairways, greens and lakes of the front nine and Waterford’s buildings sit around holes 10 and 11, per the club. We compare your view against paired sales that share it when we price your home.

Who pays the Vanderbilt Country Club capital contribution?

The buyer. Section 5.2.5 of the Master Declaration, as amended in 2024, makes the Resale Capital Contribution “the legal and personal obligation of the transferee,” and the 2026 fee sheet sets it at $15,000 for a new buyer and $3,500 for a current owner buying again inside the gates. A contract can shift any cost, so it remains negotiable, and your buyer counts it when setting an offer.

Which transfers are exempt from the capital contribution?

Five, under the 2024 amendment: a transfer to the association by lien foreclosure; a transfer on death to an heir or beneficiary; a transfer to a current spouse or a former spouse in a divorce; a transfer to a trust or entity wholly owned by the member, or the member and spouse; and a transfer to someone who was already a record co-owner. An arm’s-length sale is not exempt.

Does my club membership transfer to my buyer?

Not as a transfer from you. Under section 5.1 of the association’s Articles, the owner of every home becomes a member when the deed is recorded, so your buyer becomes a member in their own right at closing. “At VCC, membership is mandatory and included with every residential purchase,” per the club’s real estate FAQ.

Do I get anything back for my membership when I sell?

No. No equity certificate, refundable deposit or initiation fee appears in any public club document, and by our reading of section 5.2.5 and the fee sheet nothing provides for the $15,000 contribution to be refunded when an owner sells; the next buyer pays their own. The club’s value is in your price, which is where your buyer pays for it.

Does the golf course replacement assessment transfer to my buyer?

Yes, any unpaid part does. The 2026 fee sheet says the assessment “will remain the obligation of any successor owner of the property.” Owners choose a $7,895 lump sum by July 1, 2027, or 20 quarterly payments of $437.50 from July 2027 to April 2032, $8,750 in all. A home sold before the lump-sum date carries the full assessment unless the seller has already paid it; the estoppel shows which.

Does the pickleball assessment transfer to my buyer?

Yes. The $678 pickleball assessment, approved by members on May 7, 2026, is charged at the unit level and “will remain the obligation of any successor owner,” per the 2026 fee sheet. Owners who did not pay the lump sum pay $56.50 a month through May 2027, so a sale before then leaves a few payments for the buyer or a credit at closing.

Should I pay the golf assessment before I list?

It is a pricing decision, not a legal one. Paying the $7,895 lump sum saves $855 against the quarterly schedule, by our arithmetic, and lets your listing say the assessment is paid, which a buyer comparing two similar homes will notice. If you plan to sell before July 2027, we compare the lump sum against a credit at closing with you, using your own numbers.

What is an estoppel certificate, and who pays for it?

It is the association’s signed statement of what is owed on your home at closing: dues, assessments and any capital contribution due. The Vanderbilt Community Association’s fee is $299 on the 2026 fee sheet, and the $500 New Home Buyer Processing Fee rides with each request. Florida caps estoppel fees at $299 for a current account, plus $119 for delivery within three business days. In Collier County practice the seller customarily pays the estoppel fee, though the contract decides.

Do I need both a master and a condominium estoppel?

An Estate or Villa Home sale needs one, from the Vanderbilt Community Association. A Wedgewood or Waterford sale needs two: the master certificate and the condominium association’s under Florida Statutes 718.116, plus the $150 condominium questionnaire. Only the condominium certificate shows condominium fees and any condominium special assessment.

Does the association have to approve my buyer?

Not at the master level. The club states that the Vanderbilt Community Association “does not have an application process for purchases.” Your buyer must return an Owner Information Form and a headshot of each Owner’s Designee to Member Services at least one week before closing. Whether the Waterford or Wedgewood condominium documents add their own step is not published online; the questionnaire is where it surfaces.

Who pays a special assessment when a Vanderbilt home sells?

The contract controls. Both current assessments run with the unit, so the association looks to whoever owns the home when each installment falls due, and the estoppel states what is due as of its date. How that balance and any future installments are split between buyer and seller is agreed in the contract; confirm the allocation with your closing agent.

Does SIRS or a milestone inspection affect my Waterford sale?

Yes, and the news is mostly good. Waterford’s three-story buildings fall under the structural integrity reserve study and milestone laws, and the state’s database records Waterford’s study as complete, covering all ten buildings, completed November 19, 2024. Its funding plan is not published, so request the report before listing. The county’s map lists the first milestone inspections as due from 2028 to 2031, building by building.

Does SIRS apply to my Wedgewood carriage home?

No. Section 718.112(2)(g) applies the structural integrity reserve study to condominium buildings three stories or higher, and Wedgewood’s buildings are two stories, per the club. The milestone inspection law, section 553.899, uses the same three-story line, and no Wedgewood building appears on the county’s milestone map. Wedgewood still funds ordinary reserves for painting, roof tile and waterlines.

What documents must I give my buyer?

It depends on what you own. An Estate or Villa Home seller delivers the Chapter 720 disclosure summary before the contract is signed and the property tax disclosure summary. A Wedgewood or Waterford seller delivers the Chapter 718 resale package: declaration, articles, bylaws and rules, the annual financial statement and budget, the state’s frequently asked questions document and, for Waterford, the reserve study and any milestone summary.

Do I owe the HOA disclosure summary if I sell a Wedgewood or Waterford condominium?

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, but every Vanderbilt condominium also sits inside the Chapter 720 master association, so the answer depends on what you own and how your closing agent reads it. The careful course is to deliver it as well. This is information, not legal advice.

What must I disclose when selling a Vanderbilt Country Club home?

Known facts that materially affect value and are not readily observable, under Johnson v. Davis: water intrusion, insurance claims, roof history, open permits and any condominium special assessment. The public record also shows the two assessments on the fee sheet and the new road at the main gate, and raising them early keeps them from surfacing as objections.

Is my Vanderbilt Country Club home in a flood zone?

Almost certainly Zone X. On FEMA’s effective map revised May 16, 2012, 867 of 909 county address points in the community sit in Zone X, every home’s point reads X, and the 41 Zone AH points are carports, storage, utility and common-area points. The preliminary map released in 2025 changes none of the 909. Your lender’s determination or an elevation certificate settles any single home.

Will my buyer need flood insurance?

On the effective map, the federal mandatory purchase rule does not apply to a Zone X building, though a lender may still require cover. From January 1, 2027, Citizens requires flood coverage on every personal residential wind policy regardless of value, with condominium unit-owner policies exempt, so an Estate or Villa buyer insured by Citizens will need it. Collier County’s Class 5 rating is worth a 25 percent discount on eligible flood premiums.

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

Often, if you are homesteaded, because the homestead exemption and its caps belong to the owner rather than the home. At the 2026 certified rate of 10.3696 mills in tax area 103, each $100,000 of taxable value costs about $1,037 a year, so a Wedgewood buyer at the $540,000 MLS median could face about $5,600 against a community median bill of $3,977.12. That is an illustration, not a quote.

Does Vanderbilt Country Club have a CDD?

No, by our reading of three records: the state’s official list of special districts contains no Vanderbilt district, the 2025 millage table for tax area 103 carries no district levy beyond the countywide ones, and the Master Declaration never mentions one. That is worth stating in your listing.

What does it cost to sell a home in Vanderbilt Country Club?

Expect the negotiated commission, documentary stamp tax at $0.70 per $100, the club’s $299 estoppel fee, a second estoppel on a condominium, a municipal lien search, prorated taxes and any negotiated credits. At the Waterford median of $337,000 the deed stamps are $2,359; at the Wedgewood median of $540,000 they are $3,780. In Collier County the buyer customarily pays the owner’s title policy, and the $15,000 contribution falls on the buyer.

Who pays title insurance on a Vanderbilt Country Club sale?

In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County custom. No statute fixes it, so the contract controls. The premium itself is promulgated by the state, so it is the same at every title company, and the lender’s policy on a financed purchase is always the buyer’s.

Can I put a For Sale sign in my yard?

One, to the association’s specification, per the club’s Realtors page: a 24 by 24 inch board in the association’s tan with blue lettering, street side only, reading For Sale with either By Owner or the agent’s name, no riders, no Sold sign, nothing in windows or on lanais, and removal as soon as you accept a contract.

Can I hold an open house?

Yes. The club allows one metal step Open House sign no larger than 18 by 24 inches, removed by sunset, and asks residents to tell the front gatehouse, which will hand out flyers and maps if you provide them. Every visitor still passes the staffed gate on Vanderbilt Beach Road, so the open house is a guest-access event first.

How are showings handled at the gate?

At the main entrance only. Agents show a driver’s license and business card at the Vanderbilt Beach Road gatehouse and pre-register with the Community Association Office; the Collier Boulevard gate is members only and unmanned. We confirm registration before the first showing and, for an owner out of state, have Marc Comisar on site.

Should I rent my Vanderbilt home instead of selling?

Only on the Declaration’s terms: at least 30 days a lease, February excepted, no more than one year, no more than four leases a year, the whole home only, the association’s prior written approval and a $600 transfer fee. While a lease runs the membership moves to your tenant and you may not be in residence, and the full dues are still yours to pay.

Can I sell my Vanderbilt Country Club home by owner?

You can. The association’s sign specification even allows For Sale By Owner on the one permitted sign. In practice the buyer is usually represented, every showing runs through a staffed gate, and a condominium sale needs two estoppels and the Chapter 718 package. The risk is rarely the paperwork; it is a contract that fails late because a step was missed.

Should I take a cash offer instead of listing?

Compare the net, not the word cash. An instant offer prices in a discount for speed, and with about 3.1 months of supply and a 33.5-day median on market that discount is often larger than the cost of a well-run listing. If speed matters most, a quiet, targeted sale through agent outreach can be both fast and competitive.

Should I replace my roof or add impact glass before selling?

It depends on whether the home can be insured at a reasonable premium as it stands. Get a four-point and a wind mitigation inspection first. If carriers will bind, a credit usually beats a project; if not, the choice is between a replacement, which needs Architectural Review approval, and a smaller buyer pool. On a condominium the roof is the association’s.

Do single-family homes and condominiums sell to different buyers?

Yes. On the county roll about 64 percent of the single-family homes are homesteaded against about 44 percent of Wedgewood and about 27 percent of Waterford. Single-family buyers are mostly full-time households; condominium buyers lean seasonal and often shop from out of state, so the marketing calendar differs.

Is Vanderbilt Country Club age-restricted?

No age restriction appears in the recorded Master Declaration or on the 2026 fee sheet, and the club treats unmarried dependents under 23 as members, so by our reading it is an all-ages community. Every address tested is zoned to Bear Creek Elementary, Oakridge Middle and Barron Collier High, each graded A for 2025-26.

Do the Vanderbilt dues scare buyers away?

They sort buyers rather than scare them. Every home pays $13,159 in 2026 master dues that fund the golf course, clubhouse, fitness center, pools, gate, cable and internet, and owners pay no greens fees. A golfer does the arithmetic in the club’s favour; a non-golfer weighs it against a community where golf is optional. Your listing should show what the dues buy, line by line.

How does the Vanderbilt Beach Road Extension affect my sale?

The county opened Phase 1 of the extension on June 12, 2026, a six-lane divided road east of Collier Boulevard, with improvements at the Danbury Boulevard intersection at the main gate. By our reading that means more through-traffic past the gate than before 2026. For most interior homes it is a line in the listing; state it with the county’s own release.

Can I sell to another Vanderbilt owner?

Yes, and your buyer pays less at closing. The 2026 fee sheet charges a current owner buying another home inside the community a $3,500 capital contribution against $15,000 for a new buyer. A buyer already inside the gates also knows the club, the fees and the rules, which tends to shorten the contract period.

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

Three things, in order: get a written valuation from your own village’s MLS and county sales, request your estoppel details and assessment balances and, for a condominium, your association’s resale package, and decide how public the marketing should be. Request a valuation through our Vanderbilt Country Club home valuation request or Call Jesse direct at (239) 898-6072. If you are also buying, see buying a home in Vanderbilt Country Club or Call Marc at (239) 287-5873.

Sources and Authoritative References

Every Vanderbilt Country Club figure on this page traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, the Collier County Property Appraiser 2026 certified tax roll (cited in plain text), the club’s own documents, Florida Statutes, FEMA and county agencies. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (Vanderbilt Country Club closed sales over 12, 24, 36 and 60 months and active listings, Development Vanderbilt Country Club, retrieved September 26 and 29, 2026)
• Collier County Property Appraiser 2026 certified tax roll, published bulk data, parcel, building and sales files dated August 29, 2026, cited in plain text
• Collier County recorded qualified improved sales, August 29, 2025 to August 29, 2026, and calendar years 1999 to 2026, cited in plain text
• Collier County PUD Master List (retrieved September 23, 2026)
• Collier County PUD layer (queried September 23, 2026)
• Collier County zoning atlas, Section 35, south half (retrieved September 23, 2026)
• Collier County zoning atlas, Section 35, north half (retrieved September 23, 2026)
• Collier County Tax Collector, real estate property taxes (retrieved September 23, 2026)
• Florida Department of Revenue, 2025 Collier County taxing authority millage table (retrieved September 23, 2026)
• Florida Commerce, official list of special districts (retrieved September 23, 2026)
• Florida DBPR condominium extract (retrieved September 23, 2026)
• Florida Division of Corporations, Vanderbilt Community Association record (retrieved September 23, 2026)
• Florida Division of Corporations, Waterford at Vanderbilt Condominium Association record (retrieved September 23, 2026)
• Florida Division of Corporations, Wedgewood at Vanderbilt Condominium Association record (retrieved September 23, 2026)

The club and its governing documents

• VCA 2026 Master Association Fees for All Neighborhoods, dated August 20, 2026 (retrieved September 23, 2026)
• 2026 Member and Tenant Fee Schedule (retrieved September 23, 2026)
• Real estate page and FAQ (retrieved September 23, 2026)
• The Homes page (retrieved September 23, 2026)
• Prospective Owners page (retrieved September 23, 2026)
• Realtors page, signs, showings and open houses (retrieved September 23, 2026)
• Renter page (retrieved September 23, 2026)
• Amended and Restated Master Declaration (retrieved September 23, 2026)
• Recorded 2024 amendment to the Master Declaration (retrieved September 23, 2026)
• Amended and Restated Articles of Incorporation (retrieved September 23, 2026)
• VCA Bylaws (retrieved September 23, 2026)
• Owner Information Form, May 2026 edition (retrieved September 23, 2026)
• Membership Transfer Application, August 2025 edition (retrieved September 23, 2026)
• Community Site Plan (retrieved September 23, 2026)
• Estate Homes floor plans (retrieved September 23, 2026)
• Villa Homes floor plans (retrieved September 23, 2026)
• Wedgewood carriage homes floor plans (retrieved September 23, 2026)
• Waterford condominium floor plans (retrieved September 23, 2026)
• Club scorecard (retrieved September 23, 2026)
• About Vanderbilt Country Club (retrieved September 23, 2026)
• Guest information page (retrieved September 23, 2026)
• Contact and directions page (retrieved September 23, 2026)
• Vanderbilt Golf page (retrieved September 23, 2026)
• Tennis page (retrieved September 23, 2026)
• Pickleball page (retrieved September 23, 2026)
• Bocce page (retrieved September 23, 2026)
• Wellness and Fitness page (retrieved September 23, 2026)
• Vista Room page (retrieved September 23, 2026)
• Social Activities page (retrieved September 23, 2026)
• Community involvement page (retrieved September 23, 2026)
• Kipp Schulties Golf Design, Vanderbilt Country Club portfolio (retrieved September 23, 2026)

Florida statutes and state agencies on selling

• Florida Statutes 201.02, documentary stamp tax on deeds (retrieved September 29, 2026)
• Florida Department of Revenue, documentary stamp tax (retrieved September 29, 2026)
• Florida Statutes 720.401, homeowners association disclosure summary (retrieved September 29, 2026)
• Florida Statutes 720.30851, homeowners association estoppel certificates (retrieved September 29, 2026)
• Florida Statutes 718.116, condominium assessments and estoppel certificates (retrieved September 29, 2026)
• Florida Statutes 718.503, condominium resale disclosure (retrieved September 29, 2026)
• Florida Statutes 718.112, structural integrity reserve studies (retrieved September 23, 2026)
• Florida Statutes 553.899, milestone inspections (retrieved September 23, 2026)
• Florida Statutes 718.113, hurricane protection specifications (retrieved September 23, 2026)
• Florida Statutes 720.3035, hurricane protection approvals (retrieved September 23, 2026)
• Florida Statutes 627.7011, roof age and insurance (retrieved September 23, 2026)
• Florida Statutes 689.261, property tax disclosure summary (retrieved September 29, 2026)
• Florida House staff analysis of HB 979 (2024), estoppel fee caps (retrieved September 29, 2026)
• Florida HB 913 (2025), enrolled text, chapter 2025-175 (retrieved September 23, 2026)
• Florida DBPR SIRS reporting database (retrieved September 23, 2026)
• Florida Administrative Code Rule 69O-186.003, title insurance rates (retrieved September 29, 2026)
• Florida Department of Financial Services, title insurance overview (retrieved September 29, 2026)
• Uniform Mitigation Verification Inspection Form OIR-B1-1802 (retrieved September 23, 2026)
• Florida Housing Finance Corporation, Florida Building Code overview (retrieved September 23, 2026)
• Citizens Property Insurance, flood coverage requirement (retrieved September 23, 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) (retrieved September 29, 2026)
• Internal Revenue Service, FIRPTA withholding (retrieved September 29, 2026)
• National Association of REALTORS, settlement frequently asked questions (retrieved September 29, 2026)
• National Association of REALTORS, written buyer agreements (retrieved September 29, 2026)
• Florida Department of Revenue, property tax information for taxpayers (retrieved September 29, 2026)

Flood, storm, insurance and buildings

• FEMA effective FIRM panel 12021C0218H (retrieved September 23, 2026)
• FEMA National Flood Hazard Layer (queried September 23, 2026)
• FEMA preliminary flood hazard service (queried September 23, 2026)
• FEMA Letter of Map Amendment 13-04-7722A (retrieved September 23, 2026)
• FEMA Letter of Map Amendment 16-04-7372A (retrieved September 23, 2026)
• FEMA Letter of Map Amendment 16-04-8149A (retrieved September 23, 2026)
• FEMA Community Rating System eligible communities, April 1, 2026 (retrieved September 23, 2026)
• Collier County site address points (queried September 23, 2026)
• Collier County FEMA base flood elevation layer (queried September 23, 2026)
• Collier County news release on the proposed flood insurance rate map, August 2026 (retrieved September 23, 2026)
• Collier County 2026 Flood Protection Newsletter (retrieved September 23, 2026)
• Collier County floodplain management FAQ (retrieved September 23, 2026)
• Collier County hurricane evacuation zone layer (queried September 23, 2026)
• Collier County milestone inspection map (queried September 26, 2026)
• Collier County Ordinance 2024-48, milestone inspections (retrieved September 23, 2026)
• USGS 3D Elevation Program point query service (queried September 23, 2026)
• National Weather Service Miami, Hurricane Irma report (retrieved September 23, 2026)
• National Hurricane Center, Hurricane Ian tropical cyclone report (retrieved September 23, 2026)
• National Weather Service Miami, Hurricane Ian summary (retrieved September 23, 2026)
• National Hurricane Center, Hurricane Wilma tropical cyclone report (retrieved September 23, 2026)
• Naples Daily News archive, resident column on storms, 2009 (retrieved September 23, 2026)

Area, schools, roads and the comparison clubs

• Collier County Public Schools address lookup (queried September 23, 2026)
• Collier County Public Schools 2026 Accountability Brief (retrieved September 23, 2026)
• NCH Emergency Department, Northeast (retrieved September 23, 2026)
• Collier County Parks, Vanderbilt Beach Park (retrieved September 23, 2026)
• Collier County, Vanderbilt Beach Road Extension Phase One opening (retrieved September 23, 2026)
• Collier County, Vanderbilt Beach Road Extension project page (retrieved September 23, 2026)
• Gulfshore Business, Vanderbilt Beach Road Extension to open June 12 (retrieved September 23, 2026)
• OSRM routing service on OpenStreetMap roads, off-peak drive times (queried September 23, 2026)
• Forest Glen Golf and Country Club official site (retrieved September 23, 2026)
• Forest Glen Golf and Country Club real estate page (retrieved September 23, 2026)

Our own assets

• McGreevy and Comisar Vanderbilt Country Club community guide
• McGreevy and Comisar Forest Glen community guide
• McGreevy and Comisar Naples real estate guide
• McGreevy and Comisar free home valuation
• How we represent buyers in Naples
• McGreevy and Comisar Google Business Profile

Downloadable Documents

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

Documents that matter to a Vanderbilt seller but are not public: your estoppel certificate, from the Director of Member Services; the Waterford and Wedgewood adopted budgets, reserve balances and insurance schedules, from each condominium association; the Waterford structural integrity reserve study and its funding plan, from the Waterford association; and the club’s Rules and Regulations, held on the members-only side of the club site.

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

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Vanderbilt Country Club sits inside the North Naples market we work every week. Few homes of any one plan here come up for sale in a year, so the owner who sells next should call us first, at (239) 898-6072.

The Accolades, Verbatim

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

Contact McGreevy and Comisar

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

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

Sellers, request your Vanderbilt Country Club home valuation or Call Jesse direct at (239) 898-6072. Buyers, see how we help buyers purchase in Vanderbilt Country Club or Call Marc at (239) 287-5873. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 29, 2026, and from the Collier County Property Appraiser 2026 certified tax roll, files dated August 29, 2026. Brokered by Domain Realty.