Twelve Veranda resales in twelve months at a $317,500 median, while Lennar's last units closed lower. We price from your association, plan and floor, and build the estoppel, condominium and flood file before a buyer asks.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Collier County Property Appraiser, 2026 tax roll data files (dated 29 August 2026), newest recorded Veranda sale 4 August 2026
McGreevy and Comisar are the Southwest Florida listing team that Veranda owners call before they list, and this is our seller’s guide to Veranda Condominiums at The National, Lennar’s 19 two-story garage condominium buildings inside The National Golf and Country Club in Ave Maria, Florida. It covers what decides a Veranda price: the year you bought, which of the five associations your unit sits in, whether that association’s Declaration is golf-subordinate, your floor, your plan’s position in the building, and the paperwork a buyer’s lender will ask for.
In the twelve months from September 2025 to August 2026 the Collier County record shows 42 qualified Veranda sales at a $241,250 median: 30 Lennar closings at a $235,000 median and 12 resales at a $317,500 median, from $234,000 to $352,000. Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026. From here, every Veranda home for sale is a resale, and the next owner who sells is priced against those last Lennar deeds.
One pattern shapes every Veranda pricing conversation. Of the 11 Veranda resales in that year that pair with the same unit’s earlier qualified sale, 8 closed below the earlier price, at a median change of minus 2.9 percent, and every one of the 8 losses was a unit bought in September 2022 or later. If you are ready for your own number, request a free valuation of your Veranda condo or call Jesse direct at (239) 898-6072. Owners who want the valuation method in full can read our Veranda home valuation guide, and if you are also buying, see our guide to buying a Veranda condo at The National.
To sell a Veranda condo at The National in 2026, price it from the recorded resales in your own association and plan, explain to a buyer what your unit has that Lennar’s lower-priced 2025 and 2026 Veranda V closings did not, and assemble the condominium file, the estoppels and your building’s FEMA letter before the first showing, because those three documents are what Veranda buyers and their lenders ask for first.
Veranda is a small, uniform collection: 256 units in 19 two-story buildings of 12 or 16 units, split among five separate condominium associations, Veranda I to Veranda V, per the Collier County Property Appraiser 2026 tax roll data files and the five recorded Declarations. Every home is a single-level plan with two bedrooms, two baths, a den, a screened lanai and a one-car garage: the Bromelia II at 1,355 square feet, the Diangelo II at 1,366 and the Arabella II at 1,569 (Lennar, Veranda Condominiums). Because the homes are so alike, the details that differ decide your price.
These are the ten facts a Veranda at The National seller should know in October 2026, each drawn from the Collier County recorded sales file, a recorded Declaration, a Lennar document, FEMA or Florida law, and each repeated with its source in the sections below.
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List your Veranda condo with McGreevy and Comisar because we price it from the recorded resales of your own association, plan and floor and from Lennar’s final Veranda closings, not from an Ave Maria average, and because we assemble the estoppel, condominium and flood file before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
If you’re searching for the best listing agent for a Veranda condo in Ave Maria, Florida, McGreevy and Comisar help owners price, market, negotiate and sell across Ave Maria, Naples, Estero, Bonita Springs, Fort Myers and Collier and Lee Counties. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. For how we compare with other teams in town, see our guide to the best real estate agents in Ave Maria, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 287 recorded Veranda sales since the first Lennar closings on 30 November 2021, matched each to its association, building, floor and plan position, and paired every resale with the same unit’s earlier deed. That file tells us which Veranda units compete with yours and what a buyer can point to when they negotiate.
Lennar closed 22 Veranda units in 2026 through 4 August at a $237,000 median, all of them in the two non-golf associations, Veranda IV and Veranda V. Those deeds will sit in every buyer’s and appraiser’s comparison for months. We show a buyer, item by item, what your unit has that those units did not: a golf-subordinate Declaration, an end-unit plan, an owner-run board with a track record, upgrades and a finished building.
No Veranda fee sheet is public, so the first serious buyer asks what the fees are. We order the condominium association estoppel and gather the s. 718.503 documents, your building’s FEMA letter and the golf or social membership evidence with you before you list, so the contract does not stall in its first week.
Veranda recorded 12 resales in twelve months at a $317,500 median while Lennar’s final Veranda V units closed at $235,000. Request your free Veranda valuation, or call Jesse direct at (239) 898-6072, and we will price your unit from its own association, floor and plan. Buying your next home in Southwest Florida too? Call Marc at (239) 287-5873 or see how we represent buyers.
The Veranda at The National resale market is small and steady: 12 resales closed in the twelve months to August 2026 at a $317,500 median, from $234,000 to $352,000, while Lennar closed 30 final units at a $235,000 median. The gap between those two medians is the space a Veranda resale seller has to work in, and it depends on association.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026).
Window | All sales | All median | Lennar closings | Lennar median | Resales | Resale median | Resale range |
|---|---|---|---|---|---|---|---|
September 2025 to August 2026 (12 months) | 42 | $241,250 | 30 | $235,000 | 12 | $317,500 | $234,000 to $352,000 |
September 2024 to August 2026 (24 months) | 106 | $260,000 | 86 | $250,000 | 20 | $308,000 | $234,000 to $352,000 |
September 2023 to August 2026 (36 months) | 184 | $300,000 | 154 | $291,500 | 30 | $317,500 | $234,000 to $362,500 |
All recorded history (first closing 30 November 2021) | 287 | $310,000 | 251 | $308,000 | 36 | $320,000 | n/a |
Source: Collier County Property Appraiser, 2026 tax roll data files dated 29 August 2026, DOR-qualified improved sales above $1,000 in the five Veranda condominiums. We count a sale as a Lennar closing when it is the unit’s first recorded deed, and every later qualified sale as a resale. The twelve-month window holds 12 resales, more than the ten we require before quoting a median, so it is the window we price from. The 12 resales total $3,713,800 in recorded consideration, and all 42 sales total $10,954,200.
Association | Buildings | Resales | Resale median | Lennar closings | Lennar median |
|---|---|---|---|---|---|
Veranda I | 6070 and 6082 National Blvd | 2 | $318,750 | 0 | n/a |
Veranda II | 6023, 6031, 6039 and 6047 Ellerston Way | 3 | $309,000 | 0 | n/a |
Veranda III | 5427, 5433, 5445, 5453 and 5467 Double Eagle Cir | 6 | $330,000 | 0 | n/a |
Veranda IV | 5454, 5466 and 5478 Double Eagle Cir | 0 | n/a | 1 | $240,000 |
Veranda V | 5410, 5416, 5422, 5428 and 5434 Double Eagle Cir | 1 | $234,000 | 29 | $235,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files. Veranda III, a golf-subordinate association close to the clubhouse, supplied half the resales and the highest median. Veranda V, the last Lennar phase, supplied 29 of the 30 Lennar closings and one resale, which closed $1,000 below the same unit’s Lennar price about eight months earlier.
Recorded | Building | Unit | Floor | Plan position | Association | Price |
|---|---|---|---|---|---|---|
29 Oct 2025 | 5467 Double Eagle Cir | 3212 | First | Bromelia II, next-in | Veranda III | $315,000 |
20 Jan 2026 | 5433 Double Eagle Cir | 2911 | First | Arabella II, end | Veranda III | $340,000 |
17 Feb 2026 | 6031 Ellerston Way | 1923 | Second | Diangelo II, middle | Veranda II | $317,500 |
5 Mar 2026 | 6023 Ellerston Way | 1825 | Second | Bromelia II, next-in | Veranda II | $272,000 |
14 Mar 2026 | 5453 Double Eagle Cir | 3116 | First | Arabella II, end | Veranda III | $351,900 |
16 Mar 2026 | 5467 Double Eagle Cir | 3225 | Second | Bromelia II, next-in | Veranda III | $320,000 |
30 Mar 2026 | 5433 Double Eagle Cir | 2914 | First | Diangelo II, middle | Veranda III | $264,900 |
30 Mar 2026 | 5467 Double Eagle Cir | 3213 | First | Diangelo II, middle | Veranda III | $352,000 |
2 Apr 2026 | 6070 National Blvd | 226 | Second | Diangelo II, middle | Veranda I | $320,000 |
15 May 2026 | 5422 Double Eagle Cir | 2414 | First | Diangelo II, middle | Veranda V | $234,000 |
3 Jun 2026 | 6039 Ellerston Way | 2025 | Second | Diangelo II, middle | Veranda II | $309,000 |
18 Jun 2026 | 6070 National Blvd | 216 | First | Diangelo II, middle | Veranda I | $317,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files. Floor and plan come from our reading of the unit number (building, then floor, then position) against Lennar’s three plan sizes, confirmed by Lennar’s own homesite listings for six Veranda units (Lennar, Bromelia II). Seven of the twelve resales were first-floor units, and seven were middle-position Diangelo II plans.
Year of sale | Lennar closings | Median | Range |
|---|---|---|---|
2021 | 13 | $269,000 | $252,998 to $281,997 |
2022 | 43 | $308,000 | $274,000 to $360,000 |
2023 | 68 | $323,750 | $305,000 to $362,100 |
2024 | 51 | $320,000 | $278,500 to $365,500 |
2025 | 54 | $247,500 | $230,000 to $320,000 |
2026 (to 4 August) | 22 | $237,000 | $225,000 to $275,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, first recorded deed of each unit. The quarterly Lennar median was $295,000 in the first quarter of 2025 and $251,950 in the second quarter, and it never returned to the earlier level. Every Veranda owner who bought before April 2025 is selling into a record that now includes those lower deeds.
Year of sale | Resales | Resale median |
|---|---|---|
2022 | 2 | $342,500 |
2023 | 6 | $323,250 |
2024 | 9 | $324,000 |
2025 | 8 | $286,000 |
2026 (to 4 August) | 11 | $317,500 |
Source: Collier County Property Appraiser, 2026 tax roll data files. The 2026 figure leans on Veranda III, which supplied five of the eleven 2026 resales, so a seller in another association should not read $317,500 as their number. With samples this small, one or two sales in a stronger building move a yearly median.
Product | Format | Units | Sizes | Parking | Window | Sales | Resales, median |
|---|---|---|---|---|---|---|---|
Veranda at The National | 2-story, 12 or 16 units per building, 5 associations | 256 | 1,355 to 1,569 sq ft, 2 bd + den | 1-car garage | Sep 2025 to Aug 2026 | 42 (median $241,250) | 12, $317,500 |
4-story elevator buildings, 6 associations | 420 | 1,120 to 1,301 sq ft | carport | Sep 2025 to Aug 2026 | 85 (median $213,000) | 22, $231,000 | |
2-story, 4 units per building, 4 associations | 192 on the 2026 roll | 1,741 and 2,110 sq ft, 3 bd / 2 ba | 2-car garage | Sep 2025 to Aug 2026 | 33 (median $320,000) | 5, $425,000 | |
detached zero-lot-line single-family, one HOA | 602 lots | 1,133 to 2,260 sq ft | 1- or 2-car garage | Aug 2025 to Jul 2026 | 48 | 15, $356,400 |
Source: Collier County Property Appraiser, 2026 tax roll data files, same first-deed counting rule for every product. The yardstick a Veranda seller should watch is the resale median: Veranda resales recorded $86,500 above Terrace resales in the same twelve months, for a larger plan with a garage, and $107,500 below the five Coach Homes resales, for one fewer bedroom and one fewer garage bay. A buyer who has toured all three is pricing your unit inside that band. On the Southwest Florida MLS on 16 October 2026, 25 Veranda condos were for sale against 12 at Terrace and 12 at Coach Homes, which is 12.0 months of supply at Veranda, 2.8 at Terrace and 8.5 at Coach Homes.
County deeds carry no list price, no days on market and no count of active listings, so those figures come from the Southwest Florida MLS (12 months to 16 October 2026). On 16 October 2026, 25 Veranda condos were for sale, asking $250,000 to $355,000 at a $309,999 median, and at least 8 of the 25 active listings have been reduced (a price cut is their most recent change). Against the 25 Veranda closings on the MLS in the past 12 months that is 12.0 months of supply, or 23.1 months measured against the 13 resales alone. The 12 resales with a listing period sold at a median 95.7 percent of the final list price after a median 52.5 days on market, from 0 to 291 days; across all 18 listed Veranda closings, Lennar’s included, the medians were 94.9 percent and 85.5 days. When we prepare a valuation for a specific Veranda unit, we read the current Veranda listings, their asking prices and how long they have been for sale, and set your price against that competition as well as the recorded deeds.
Lennar plan | Size | For sale, 16 October 2026 (n) | Asking range |
|---|---|---|---|
Bromelia II | 1,355 sq ft | 7 | $274,900 to $349,900 |
Diangelo II | 1,366 sq ft | 10 | $250,000 to $355,000 |
Arabella II | 1,569 sq ft | 8 | $299,950 to $339,900 |
All Veranda | 1,355 to 1,569 sq ft | 25 | $250,000 to $355,000 |
Seven of the 25 MLS closings were entered after the sale with no listing period, so they count in the closed figures but not in days on market or sale-to-list. The MLS counts differ from the county record because the windows differ and builder closings are not always entered on the MLS.
The year you bought decides more of a Veranda at The National sale than any finish or view. Across all recorded history, 34 Veranda resales pair with the unit’s earlier qualified sale; 16 closed below that price, and every one of those 16 losses was a resale dated September 2023 or later, after Lennar’s prices peaked and then fell.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026).
Our team has paired every Veranda resale with the same unit’s previous qualified sale in the Collier County Property Appraiser, 2026 tax roll data files. A pair counts only when both sales are DOR-qualified, which is why 11 of the 12 twelve-month resales form pairs; the twelfth, 6070 National Boulevard unit 216, had an earlier deed the county did not mark as qualified.
Seller bought in | Pairs | Below the prior price | Changes recorded | Associations |
|---|---|---|---|---|
2022 | 2 | 2 | minus 4.6% and minus 4.7% | Veranda II |
2023 | 3 | 3 | minus 2.9%, minus 4.5% and minus 18.5% | Veranda II and III |
2024 | 5 | 2 | plus 4.5%, plus 1.9%, plus 1.6%, minus 2.2% and minus 11.7% | Veranda I and III |
2025 | 1 | 1 | minus 0.4% | Veranda V |
All twelve-month pairs | 11 | 8 | median minus 2.9% |
Source: Collier County Property Appraiser, 2026 tax roll data files; resales recorded 29 October 2025 to 18 June 2026. The three gains were all Veranda III units bought new from Lennar in early 2024 and resold in March 2026. The steepest loss, minus 18.5 percent, was a Veranda III Diangelo II bought in October 2023 at $325,000 and resold at $264,900.
The full Veranda history reads as two cohorts. Of the 16 pairs resold before 1 September 2024, 15 sold above the prior price, because owners who bought from Lennar in 2021 and 2022 at roughly $260,000 to $300,000 resold into a rising market. After that date the direction turned: owners who bought at the 2023 to 2024 peak, at roughly $320,000 to $365,000, met buyers who could choose a new Lennar Veranda V unit at $225,000 to $275,000. The median change across all 34 pairs is still plus 1.7 percent (Collier County Property Appraiser, 2026 tax roll data files).
Veranda III and Veranda V sit on the same stretch of Double Eagle Circle and offer the same three Lennar plans, yet Lennar’s Veranda V closing medians run $86,000 below Veranda III for the Arabella II ($262,000 against $348,000), $81,500 below for the Bromelia II ($238,500 against $320,000) and $87,000 below for the Diangelo II ($238,000 against $325,000) (Collier County Property Appraiser, 2026 tax roll data files; Veranda V excludes building 26). Two things separate them: Veranda III sold in 2023 and 2024, near Lennar’s peak, and its Declaration is golf-subordinate; Veranda V sold from late 2024 to 2026, after the step down, under a Declaration that says golf is not appurtenant. A Veranda III seller who prices from Veranda V deeds gives away the golf structure for nothing.
On 30 March 2026, two first-floor Veranda III Diangelo II units recorded on the same day. 5467 Double Eagle Circle unit 3213, bought new on 29 February 2024 for $337,000, resold for $352,000, the highest Veranda resale of the twelve months (Official Records Book 6570, Page 2122). 5433 Double Eagle Circle unit 2914, bought on 10 October 2023 for $325,000, resold for $264,900. Same association, same plan, same floor, same date, $87,100 apart (Collier County Property Appraiser, 2026 tax roll data files). The deed does not say why: condition, furnishings, the view, the building, the buyer’s financing and the seller’s timeline are all invisible in the record. That is exactly why we walk a Veranda unit before we price it, and why two sellers in one association can net very different results.
If you bought from Lennar in 2021 or 2022, your history is on your side, and the work is to defend a price above the newest Lennar deeds. If you bought in 2023 or 2024, plan the sale around a price that may sit near or below what you paid, and decide that before listing rather than after three reductions. If you bought a Veranda V unit in 2025 or 2026, your comparison is Lennar’s own closing for your plan, and your edge is whatever you have added since. In every case the starting point is your association’s pairs, not the collection-wide median.
Sell against Lennar’s last Veranda at The National closings by showing the buyer, line by line, what those deeds bought and what yours offers: the association and its Declaration, the plan position, the floor, the upgrades and a finished building with an owner-run board. Lennar’s 2026 closings recorded a $237,000 median, and they are now permanent comparables.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026; lennar.com checked 23 September and 2 October 2026).
Association | Arabella II (end) | Bromelia II (next-in) | Diangelo II (middle) |
|---|---|---|---|
Veranda I | $296,000 | $277,000 | $281,997 |
Veranda II | $345,000 | $313,000 | $321,400 |
Veranda III | $348,000 | $320,000 | $325,000 |
Veranda IV | $315,000 | $286,000 | $293,000 |
Veranda V (building 26 excluded) | $262,000 | $238,500 | $238,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files, Lennar closing medians, all years. The 12 Lennar closings at 5434 Double Eagle Circle, Veranda V’s building 26, have no building record on the roll yet and recorded a $250,000 median. Read across any row and the plan order holds; read down any column and the association, which mostly reflects the year Lennar sold it, moves the price far more than the plan.
Lennar sold its last Veranda condos in 2026: the county shows Lennar closings through August 2026, and lennar.com listed the collection as sold out by 23 September 2026 (Lennar, Veranda Condominiums). One Veranda V unit, 5416 Double Eagle Circle unit 2314, was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale. For the first time since 2021 a Veranda seller is not competing with an open sales office and its incentives. The competition is now other owners’ listings plus the recorded Lennar prices that appraisers read.
We build a short comparison sheet for your unit: your association’s resale pairs, Lennar’s closing median for your plan in your association, the newest Veranda V deeds a buyer will cite, and the specific features above. Buyers and appraisers both read it. A Veranda seller who explains the gap gets paid for it; one who ignores Lennar’s deeds tends to chase the market down.
Five Veranda IV and V sales in the twelve-month window, recorded at Official Records Book 6561, Page 2292; Book 6558, Page 3880; Book 6564, Page 2051; Book 6572, Page 869; and Book 6617, Page 980, were each the unit’s first recorded deed. They are Lennar closings of finished inventory, not owner resales, and we never price a resale from them as if they were (Collier County Property Appraiser, 2026 tax roll data files).
Yes. A Veranda at The National unit’s golf status comes from its association’s recorded Declaration: Veranda I, II and III make each unit subject and subordinate to the Golf Club Declaration, while Veranda IV and V say Golf Club membership is not appurtenant to any unit. That split changes the buyer pool, the price comparison and the estoppels a sale needs.
The golf and social clubs belong to a separate corporation, The National Golf and Country Club at Ave Maria Golf Club, Inc. (Sunbiz N20000001557), under the Golf Club Declaration recorded at Official Records Book 5791, Page 500. Every Veranda owner enjoys a bundled social membership today; Lennar’s collection page says “Homeowners enjoy bundled social memberships” (Lennar, Veranda Condominiums).
Association | What the recorded Declaration says | Golf Club annexation found | Lennar golf map label | How we market it |
|---|---|---|---|---|
Veranda I | Unit subject and subordinate to the Golf Club Declaration (OR 6011) | OR 6037/1014, 4 Nov 2021 | no label | Golf-structure unit, confirmed by estoppel |
Veranda II | “This Declaration is subject and subordinate to the Golf Club Declaration, Community Declaration, and Master Declaration” (OR 6121 PG 3454) | none found | no label | Golf-structure design per the Declaration, confirmed by estoppel |
Veranda III | Unit subject and subordinate to the Golf Club Declaration (OR 6235) | OR 6236/2448, 15 Apr 2023 | “G” | Golf-structure unit, confirmed by estoppel |
Veranda IV | Section 10.1: membership “is not appurtenant to nor are any privileges in the Golf Club granted to any Unit within this Condominium” (OR 6342 PG 3971) | none | “NG” | Social-membership unit |
Veranda V | Same Section 10.1 wording (OR 6385 PG 1856 to 1857) | none | “NG” | Social-membership unit |
Sources: the recorded Declarations and annexations in the Collier County Clerk Official Records; Lennar, The National site map, golf and non-golf version, updated 12 November 2024 (a conceptual map, cited as text). Golf dues for a Veranda golf unit are not published, so we never quote one; the Golf Club estoppel shows the unit’s class and any charges.
A Veranda I, II or III unit can be marketed to golfers who want a lock-and-leave condo near the course, as well as to everyone else. A Veranda IV or V unit is marketed on what the bundled social membership gives: the developer describes it as access to “the fitness center, tennis and pickleball courts and the various pools” (avemaria.com, 30 August 2024). Neither is better; they are different listings, written for different buyers, and the listing should say which one it is from documents rather than from memory.
A golf-structure resale should be compared with other Veranda I, II and III resales and with Lennar’s closings in those associations, not with Veranda V’s 2025 and 2026 closings. In the twelve months to August 2026 the three golf-structure associations recorded 11 resales; the non-golf associations recorded one resale and 30 Lennar closings (Collier County Property Appraiser, 2026 tax roll data files). When a buyer’s agent hands you a $235,000 Veranda V deed, the Declaration is the answer.
A Veranda resale typically needs the Veranda association’s estoppel certificate under s. 718.116(8), Florida Statutes, plus certificates from The National’s property owners association and the Ave Maria Master Association under s. 720.30851 and, for a golf-structure unit, the Golf Club. A golf unit adds an issuer, and the slowest certificate sets the closing pace, so we order the Golf Club certificate at the same time as the others.
Order the Golf Club and property owners association statements for your unit before the listing goes live, and keep your last club statement. Together they show the membership class and any club charges owed. A listing that says “golf” and an estoppel that says otherwise is the fastest way to lose a buyer in the inspection period; a listing that quotes the documents is the fastest way to keep one.
First-floor and second-floor Veranda at The National units carry the same Lennar plan and sell to different buyers. Lennar’s first-floor closings ran slightly higher by plan, while all-history resales ran slightly higher on the second floor, but the mix of sale years differs by floor, so neither figure is a controlled floor premium you can price from on its own.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026).
Measure (our reading of county unit numbers) | First floor | Second floor |
|---|---|---|
Lennar closings, Arabella II median, all years | $328,000 | $310,500 |
Lennar closings, Bromelia II median, all years | $298,500 | $288,000 |
Lennar closings, Diangelo II median, all years | $311,500 | $297,500 |
Lennar closings in 2026, median | $250,000 | $235,000 |
Resales, all history, median | $315,000 | $320,000 |
Source: Collier County Property Appraiser, 2026 tax roll data files; the digit after the building number in a Veranda unit number is the floor (unit 2421 is building 24, second floor, position 1). The mix of sale years differs by floor, so this is not a controlled floor premium. In the twelve-month table above, seven resales were on the first floor, from $234,000 to $352,000, and five on the second, from $272,000 to $320,000.
Lennar priced first-floor units a little higher, which is typical of a two-story condominium where some buyers will not climb stairs. Resale buyers then paid slightly more for second-floor units across all history, which suggests that once the builder’s price list is gone, privacy and the raised outlook weigh more for some buyers. With only 36 resales in the record, we treat the floor as one input among several, and we price your unit against the same-floor resales in your association when they exist.
Lennar’s Veranda plan pages and features list do not describe an elevator, and we found no Lennar statement either way, so we never claim one or rule one out. A buyer who needs step-free access confirms how the upper floor is reached on a tour of your building. For a second-floor listing we lead with what the floor gives: no neighbor overhead, more privacy, a raised view from the lanai and more light. We schedule showings in daylight, open every blind and the lanai, and point out the assigned garage below so the buyer can picture the daily carry from car to kitchen.
A first-floor Veranda unit sells step-free living, a lanai at grade and an easy route from the garage. Those features reach a wide buyer pool, including seasonal owners and buyers planning for the long term. We stage the lanai as an outdoor room, keep the entry and walkway spotless, and price against first-floor resales in your association before the collection-wide median.
The Declaration assigns each unit’s air-conditioning compressor pad as a Limited Common Element and places the pad for a second-floor unit “on the slab adjacent to the Unit located below such Unit” (Veranda V Declaration, Section 3.14.3, Official Records Book 6385, Page 1850). Buyers of either floor sometimes ask how compressor service is coordinated, and the answer belongs in your listing notes.
Your Veranda at The National plan is set by its position in the building: end units are the 1,569-square-foot Arabella II, next-in units the 1,355-square-foot Bromelia II and middle units the 1,366-square-foot Diangelo II. The 76, 76 and 104 mix across the 19 buildings decides which listings compete with yours on a resale.
Building type | End positions | Next-in positions | Middle positions | Plans per building |
|---|---|---|---|---|
12-unit building (twelve buildings), each floor | Arabella II at positions 1 and 6 | Bromelia II at 2 and 5 | Diangelo II at 3 and 4 | 4 Arabella II, 4 Bromelia II, 4 Diangelo II |
16-unit building (seven buildings), each floor | Arabella II at positions 1 and 8 | Bromelia II at 2 and 7 | Diangelo II at 3 to 6 | 4 Arabella II, 4 Bromelia II, 8 Diangelo II |
Source: our reading of the county unit sizes against Lennar’s Arabella II, Bromelia II and Diangelo II plan sizes, confirmed by six Lennar homesite listings. Across the collection that gives 76 Arabella II, 76 Bromelia II and 104 Diangelo II homes, split evenly between 128 first-floor and 128 second-floor units. Every plan has two bedrooms, two baths, a den, a screened lanai and a one-car garage.
Across all years, Lennar’s Veranda closings recorded a $320,000 median for 71 Arabella II units ($250,000 to $365,500), $302,000 for 71 Bromelia II units ($225,000 to $355,100) and $310,000 for 97 Diangelo II units ($230,000 to $348,000), in buildings with a size on the county roll (Collier County Property Appraiser, 2026 tax roll data files). The end unit carried the premium a larger plan should; the Bromelia II and Diangelo II, eleven square feet apart, differ more by building and year than by plan.
Plan | Resales, Sep 2025 to Aug 2026 | Recorded prices |
|---|---|---|
Arabella II (end) | 2 | $340,000 and $351,900, both Veranda III, first floor |
Bromelia II (next-in) | 3 | $272,000 (Veranda II), $315,000 and $320,000 (Veranda III) |
Diangelo II (middle) | 7 | $234,000 to $352,000, across Veranda I, II, III and V |
Source: Collier County Property Appraiser, 2026 tax roll data files. With so few sales per plan we list the prices rather than quote a median.
A buyer shopping for an end unit is choosing among, at most, 76 Arabella II homes, half on each floor, and only two of them resold in the twelve months to August 2026, so an Arabella II listing competes in a very small pool. A Diangelo II seller faces the largest pool, 104 middle units, and is the seller most likely to share the market with another listing in the same association. A Bromelia II, with its split layout that puts the den between the owner’s suite and the second bedroom (Ave Maria Sun, 5 January 2022), competes on layout as much as price.
A Veranda unit number is the building, the floor and the position. Unit 3213 is building 32, first floor, position 3, a middle Diangelo II. Buildings 1 and 2 on National Boulevard use three digits, so unit 226 is building 2, second floor, position 6. Position 1 and the last position on each floor are always end units. Knowing your own number tells you which recorded sales are true comparables before a buyer’s agent tells you.
Now is a reasonable time to sell a Veranda at The National condo if your price is set from your association’s resales rather than from what you paid. Lennar has sold out, so there is no sales office competing with you, but Lennar’s 2025 and 2026 closings at $225,000 to $275,000 remain in the record every buyer reads.
Southwest Florida demand rises when seasonal buyers are in town, so many sellers aim to be listed through the winter months. We do not publish a seasonal price figure for Veranda, because the county record carries no list dates. A well-priced unit sells in any month, and a summer listing faces fewer competing condos. If you are a seasonal owner, list before you leave so the documents can be signed and showings arranged while you are away.
We price a Veranda at The National condo from the recorded resales and resale pairs in its own association, the Lennar closing median for its plan in that association, its floor and plan position, its golf or social status and its condition, then test the result against current Veranda listings. The collection-wide median is a starting point, never the answer.
Data updated: October 2026 (Collier County recorded qualified sales through 4 August 2026).
Association | Twelve-month resales and median | Lennar closing medians by plan (Arabella II, Bromelia II, Diangelo II) | Golf structure |
|---|---|---|---|
Veranda I | 2 at $318,750 | $296,000, $277,000, $281,997 | Golf-subordinate |
Veranda II | 3 at $309,000 | $345,000, $313,000, $321,400 | Golf-subordinate |
Veranda III | 6 at $330,000 | $348,000, $320,000, $325,000 | Golf-subordinate |
Veranda IV | none (1 Lennar closing at $240,000) | $315,000, $286,000, $293,000 | Not appurtenant |
Veranda V | 1 at $234,000 | $262,000, $238,500, $238,000 | Not appurtenant |
Source: Collier County Property Appraiser, 2026 tax roll data files; Veranda V Lennar medians exclude building 26. Veranda I’s Lennar medians are the lowest of the golf associations because Lennar sold them first, in 2021 and 2022, not because the product is weaker.
We will not price your Veranda unit from a ZIP-wide estimate or from the collection median alone, we will not ignore Lennar’s last deeds, and we will not quote a fee, a floor premium or a golf dues figure the documents do not support. We will tell you plainly if your purchase price is above what the record supports today, so you decide with the numbers in front of you.
Your building’s FEMA letter is a selling asset at Veranda at The National. The effective 16 May 2012 flood map still draws every Veranda parcel in Zone AH, a high-risk area, but FEMA Letters of Map Revision based on Fill remove 18 of the 19 Veranda buildings, or the filled land under them, from that area. A seller who hands over the letter answers the lender’s first flood question.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Map Service Center, read 2 October 2026).
We queried the FEMA National Flood Hazard Layer at each Veranda association’s parcel and at all 19 building address points: every one returns Zone AH on panel 12021C0270H (Veranda I and II) or 12021C0260H (Veranda III, IV and V), both effective 16 May 2012. The panels predate every Veranda building, and FEMA has not redrawn them, so the letters are the document that changes the answer.
FEMA case | Letter date | Buildings covered | Association | Lowest adjacent grade (NAVD88) |
|---|---|---|---|---|
22 Dec 2020 | 6082 and 6070 National Blvd (buildings 1 and 2) | Veranda I | 22.6 to 22.7 ft | |
5 Aug 2021 | 6023, 6031, 6039 and 6047 Ellerston Way (buildings 18 to 21) | Veranda II | 22.8 to 23.2 ft | |
12 Sep 2023 | 5453 and 5467 Double Eagle Cir (buildings 31 and 32) and 5454, 5466 and 5478 Double Eagle Cir (buildings 33 to 35) | Veranda III and Veranda IV | 23.0 ft | |
14 Mar 2025 | 5427 and 5433 Double Eagle Cir (buildings 28 and 29) | Veranda III | 22.9 to 23.4 ft | |
30 Oct 2023 | Tract MF-3B, the Veranda V land (“property removed”), later built as 5410 to 5434 Double Eagle Cir | Veranda V | lowest lot elevation 21.8 ft |
Source: the FEMA letters linked above, from the FEMA Flood Map Service Center. Each places the structure or property in zone X (shaded) by letter for Collier County community 120067, and the nearest base flood elevation lines around Veranda read 21.0 feet NAVD88.
5445 Double Eagle Circle, Veranda III building 30, is not named in any FEMA letter we found. That does not mean the building flooded or sits lower than its neighbors; it means the neighboring letters do not cover it. If you are selling a unit at 5445 Double Eagle Circle, ask the Veranda III board whether it holds a letter or an elevation certificate for building 30 before you list, and tell buyers plainly what you have.
Every Veranda letter carries the same wording: “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” Fannie Mae’s guide also requires, for a condominium building in a Special Flood Hazard Area, that the lender verify the association carries a Residential Condominium Building Association Policy or equivalent coverage on the subject unit’s building (Fannie Mae Selling Guide B7-3-06). Lenders may still require flood insurance, so we send the case number to the buyer’s lender in the first days of the contract.
Never describe a Veranda unit as outside the flood zone. The honest line is that the 2012 map draws the parcel in Zone AH and FEMA removed the building, or its tract, from the high-risk area by letter, with the case number and date. Collier County holds a Class 5 Community Rating System rating, which gives eligible National Flood Insurance Program policies a 25 percent discount (Collier County 2026 Flood Protection Newsletter), and every Veranda building sits in hurricane evacuation Zone F on the county evacuation zone layer.
Buyers ask who insures what. Under s. 718.111(11)(f), Florida Statutes, the association insures the building as originally installed, and the unit owner insures floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and personal property. Under s. 627.714, a unit owner’s policy must include at least $2,000 of loss assessment coverage, with a deductible of no more than $250 for that coverage. Ask your association for the master policy declarations page before you list, so a buyer’s insurance agent can quote quickly.
There is no public Veranda at The National fee. Each of the five owner-controlled associations adopts its own budget, no Veranda budget or fee sheet is published, and the recorded Declaration caps applied only during Lennar’s control. The real figure for your unit comes from its estoppel certificate and the association records Florida law lets you request.
That is the question that loses Veranda buyers, so a seller should have the answer in writing before listing. We searched the Collier County Clerk’s Official Records, Sunbiz, the state condominium extract, Lennar’s pages and the managers’ public sites on 2 October 2026; none carries a current Veranda I, II, III, IV or V budget.
Condominium budgets are not recorded with the Clerk. The Veranda V Declaration refers instead to “the estimated operating budget for the first twelve (12) months of operation contained in the Offering Circular (Prospectus)” (Section 14.10.2, Official Records Book 6385), a document given to Lennar purchasers rather than a public record. Lennar never posted a Veranda schedule of assessments alongside the ones it posted for other National products. Five boards set five budgets under s. 718.112(2)(f), so a single “Veranda fee” does not exist.
Each Veranda Declaration carries a developer guarantee at Section 14.10.1: the Declaration’s maximum condominium assessment per unit per quarter during developer control. These are not today’s fee.
Association | Declaration cite | Period 1 | Period 2 | Period 3 |
|---|---|---|---|---|
Veranda I | OR 6011 PG 157 to 158 | to 31 Dec 2020: $864.50 | 2021: $994.18 | 2022: $1,143.30 |
Veranda II | OR 6121 PG 3458 | to 31 Dec 2021: $964.48 | 2022: $1,109.15 | 2023: $1,275.52 |
Veranda III | OR 6235 PG 2566 | to 31 Dec 2022: $834.00 | 2023: $959.10 | 2024: $1,102.97 |
Veranda IV | OR 6342 PG 3975 | to 31 Dec 2022: $1,074.11 | 2023: $1,235.23 | 2024: $1,420.51 |
Veranda V | OR 6385 PG 1860 | to 31 Dec 2024: $1,059.85 | 2025: $1,324.81 | 2026: $1,656.02 |
Source: the recorded Declarations of Condominium for Veranda I to V, Section 14.10.1, Collier County Clerk Official Records. The dates are printed as recorded. Each cap covers the condominium association line only, not the property owners association, cable, the Master Association, the club food and beverage minimum or the Stewardship District. Every guarantee has ended, because every association has turned over, and each owner board now sets the figure, which may be above or below these caps.
Under s. 718.116(8), the association must issue, within 10 business days of a request, a certificate stating the regular assessment, its due dates, any special assessment and any amount owed on the unit. The fee may not exceed $250 when nothing is delinquent, plus $100 for delivery within three business days, plus up to $150 if the account is delinquent. Ordering it early turns the fee question into a document you can hand a buyer.
Owners may inspect their association’s official records under s. 718.111(12), and an association with 25 or more units must post its declaration, bylaws, rules, budget and financial reports on a website or app. All five Veranda associations, from Veranda I’s 32 units to Veranda V’s 68, qualify. We did not find those sites by public search, so ask your manager for the link. We do not describe what any Veranda budget contains, because those are association records; you request them and share them with your buyer.
A Veranda owner also belongs to The National’s property owners association (Community Declaration, Official Records Book 5735, Page 158), the Ave Maria Master Association and, for a golf-structure unit, the Golf Club. No Veranda schedule shows those lines. Lennar’s 2026 schedules for other National products show the Master Association at $812 a year ($203 a quarter), the property owners association at $2,828 a year plus bulk cable of $1,100 (or $3,928 a year with cable included on the Terrace VI schedule) and a club food and beverage minimum of $750 a year (Lennar Homes, LLC, Schedules of Unit Owner’s Assessments for Terrace VI, Coach Homes IV and Executive Homes, dated 30 December 2025). Each line must be confirmed on the Veranda unit’s own estoppels.
The Ave Maria Stewardship Community District, an independent special district under Chapter 189 of the Florida Statutes (s. 189.012), bills on the county tax bill, not through any association. The 2025 Collier County tax bills show the district line at $1,792.44 for a Veranda I unit, $1,746.59 for Veranda II and $1,902.29 for Veranda III, IV and V (Collier County Tax Collector, Veranda III unit 3212, 2025 bill). The 2026 bills issue in November 2026. Section 6.2 of each Veranda Declaration discloses the district.
The Veranda at The National condominium file is the set of documents a buyer, lender and closing agent will ask for: the s. 718.503 resale documents, the estoppel orders, your building’s FEMA letter, the insurance summary, any lease and your golf or social evidence. Built before the first showing, it keeps a Veranda contract moving through its first week.
A non-developer seller of a Florida condominium delivers the governing documents to the buyer under s. 718.503, Florida Statutes: the Declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, and the association’s frequently asked questions and answers document, among the other items the statute lists. The contract must carry the statutory legend, and a buyer who has not received the documents may cancel within the short window the statute sets, which runs only once the buyer has both signed and received every document. Late documents mean a late firm contract.
Issuer | Statute | Who to contact |
|---|---|---|
Your Veranda condominium association | s. 718.116(8) | Tropical Isles Management Services for Veranda I, II and V; Cambridge Management for Veranda III and IV |
The National property owners association | s. 720.30851 | through the closing agent |
Ave Maria Master Association | s. 720.30851 | through the closing agent |
The National Golf Club (golf-structure units) | per the Golf Club Declaration | through the closing agent |
Sources: Sunbiz registered agent records, 2026 (Veranda V record). Cambridge Management takes estoppel orders through HomeWiseDocs (Cambridge Management, estoppels), and Tropical Isles Management Services lists its office on its website. We do not publish a total, because each issuer sets its own fee within the caps.
Veranda buildings are two stories, below the “three habitable stories” threshold in s. 553.899 (milestone inspections) and s. 718.112(2)(g) (structural integrity reserve studies), so neither applies, and Citizens’ milestone document rule for buildings of three or more stories does not apply either. Budget reserves under s. 718.112(2)(f) for roof replacement, building painting, pavement resurfacing and items over $25,000 still apply unless the owners vote to waive or reduce them. Put that answer in your listing notes so it never stalls a showing.
The Veranda I, IV and V Declarations, which we read, allow leases of the entire unit only, in writing on an Association-approved form, with a 30-day minimum, no more than 12 leases a year and no subleasing; up to three pets, dogs or cats only, no more than two dogs, with pit bull and pit bull mix dogs prohibited; and they prohibit barbecue grills anywhere on the condominium (Veranda V Sections 18.3, 18.9 and 18.13, Official Records Book 6385, Pages 1866 to 1867). The Veranda II and III Declarations and Rules govern those associations. If your unit is leased, give buyers the lease, rent, deposit and end date.
Document | Where it comes from | Why the buyer wants it |
|---|---|---|
Your deed and any mortgage payoff contact | your closing file, your lender | title and payoff |
s. 718.503 resale documents | your association or manager | the statutory package |
Condominium association estoppel | your manager | the real fee and any amounts owed |
POA, Master and Golf Club estoppels | the closing agent | community charges and golf status |
FEMA letter for your building | FEMA Map Service Center | the lender’s flood decision |
Master insurance declarations page | your association | HO-6 quote and lender review |
Your HO-6 policy and wind mitigation report | your insurer | the buyer’s insurance quote |
Any lease | your file | the tenant’s rights at closing |
Upgrade receipts and appliance warranties | your file | proof of what the price includes |
A Veranda at The National seller owes the condominium resale documents under s. 718.503, the flood disclosure under s. 689.302, and disclosure of known facts that materially affect value and are not readily observable. The homeowners association summary under s. 720.401 is a fork at Veranda, because the units sit in condominiums under Chapter 718 inside a Chapter 720 community.
This section is information, not legal advice; your closing agent or a Florida real estate attorney confirms what your contract requires.
The s. 718.503 package described above is the core disclosure for a Veranda resale. Keep proof of the date the buyer received it, because the buyer’s statutory cancellation right runs from that date.
Section 720.401, Florida Statutes requires a disclosure summary before a contract for a parcel in a mandatory homeowners association community, and a resale seller supplies it. But s. 720.401(2) says the section does not apply to associations under Chapter 718, which is where each Veranda condominium sits, while The National’s property owners association and the Ave Maria Master Association are Chapter 720 associations. Because a Veranda sale touches both regimes, ask your closing agent or attorney which summary, if any, your contract should carry, and do not assume either answer.
Since 1 October 2025, s. 689.302, Florida Statutes requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering any flood insurance claim you filed, any federal flood assistance you received and any flood damage you know about. Hand the buyer your building’s FEMA letter with it.
Florida law requires a residential seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. At Veranda that typically means any water intrusion, any repair the association has noticed, any pending special assessment you have been told about and any alteration made without Board approval, which the Declarations require for changes to structure, windows, doors and exterior (Veranda V Section 11).
We market a Veranda at The National condo to the buyer its association, floor and plan fit: golfers for a Veranda I to III golf-structure unit, social-membership buyers for Veranda IV and V, step-free buyers for a first-floor unit and privacy buyers for a second-floor one. Every listing states the garage, the den, the FEMA letter and the fee evidence up front.
Many Ave Maria condo buyers shop from out of state before the season. We build listings that work at a distance: video walk-throughs, a written answer to the golf, fee, flood and insurance questions, and a clear explanation of how The National’s clubhouse, which opened on 24 March 2025 at 5909 Double Eagle Circle (The National Golf and Country Club), and the town of Ave Maria fit together.
A golf-structure Veranda unit is marketed to golfers who want the 18-hole course without a single-family yard. A first-floor Arabella II end unit is marketed to downsizers. Investors read the Declaration’s lease rules first: entire-unit leases only, a 30-day minimum, no more than 12 leases a year and no subleasing in the Veranda I, IV and V Declarations, so we state those rules in the listing rather than let an investor discover them after an offer.
Buyers who are weighing Veranda against Terrace or Coach Homes at The National can read our guides to Terrace Condominiums at The National and Coach Homes at The National. A buyer who leaves knowing why a Veranda garage condo costs more than a Terrace unit, and less than a Coach Home, comes back ready to write an offer on yours.
We negotiate a Veranda at The National sale on the whole contract, not only the price: the deposit, the condominium review period, who pays which estoppel, how a pending special assessment is handled, the appraisal and the closing date. Jesse McGreevy and Marc Comisar negotiate at partner level on every listing, using the recorded Veranda pairs and Lennar’s last deeds as evidence.
An appraiser looks for recent sales of similar units. At Veranda the most recent are often Lennar’s Veranda V closings at $225,000 to $275,000. We send the appraiser the resale pairs for your association, Lennar’s closing median for your plan in your association and the Declaration’s golf wording, so the report reflects a Veranda III resale as a Veranda III resale.
When two buyers want the same Veranda unit we ask for highest and best terms in writing, including deposit, closing date and appraisal handling. When a listing goes quiet, we review the price against new listings and new deeds every week rather than waiting for a month to pass.
Selling a Veranda at The National condo typically costs about 3.7 to 3.8 percent of the price before any buyer-agent compensation, and about 6.2 to 6.3 percent if the seller also offers the buyer’s side, once commission, the deed stamp tax, settlement fees and the condominium estoppel are counted. In Collier County the buyer customarily pays the owner’s title policy, so it is not in these figures.
Data updated: October 2026 (s. 201.02 and s. 718.116, Florida Statutes; Collier County recorded Veranda resale prices).
These examples use three recorded twelve-month Veranda resale prices: $272,000 (a Veranda II Bromelia II), the $317,500 resale median and $352,000 (the year’s highest resale). Commission lines are examples of negotiated terms, not set rates; the settlement and lien-search lines are our estimates.
Estimate for illustration | $272,000 | $317,500 | $352,000 |
|---|---|---|---|
Listing-side commission, example 2.5% | $6,800 | $7,937.50 | $8,800 |
Buyer-side compensation if the seller offers it, example 2.5% | $6,800 | $7,937.50 | $8,800 |
Deed documentary stamp tax, $0.70 per $100 | $1,904 | $2,222.50 | $2,464 |
Seller’s settlement fee, estimate | $1,200 | $1,200 | $1,200 |
Municipal lien search, estimate | $175 | $175 | $175 |
Condominium association estoppel at the $250 cap | $250 | $250 | $250 |
Estimated total, with buyer-side compensation | $17,129 (6.3%) | $19,722.50 (6.2%) | $21,689 (6.2%) |
Estimated total, without it | $10,329 (3.8%) | $11,785 (3.7%) | $12,889 (3.7%) |
A mortgage payoff, the property tax and district proration, the property owners association, Master and Golf Club estoppels, any rush fee, any special assessment, any repair credit and any concession are separate, and your closing statement lists each one.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration under s. 201.02, Florida Statutes, and in Collier County it is customarily a seller cost. At the $317,500 Veranda resale median that is $2,222.50.
In Collier County the buyer customarily pays for the owner’s title insurance policy and usually chooses the closing agent; the contract controls, so read the title clause before you sign. Sellers moving from Lee County or out of state are often surprised, because the custom differs there. Title premium rates in Florida are set by rule (Florida Administrative Code 69O-186.003).
Collier County property taxes, including the Ave Maria Stewardship Community District line on the bill ($1,792.44 to $1,902.29 per Veranda unit on the 2025 bills), are customarily prorated at closing, with the seller paying for the days owned. Because Florida tax bills are paid in arrears, the proration usually appears as a credit from the seller to the buyer. Your title company prorates from your actual bill.
Commissions are not set by law or by any association. Since August 2024, buyer brokerage compensation is negotiated separately in a written buyer agreement, and a seller may or may not offer to pay part of it (National Association of REALTORS, settlement FAQs). We show you the net both ways before you decide.
Several 2023 and 2024 Veranda buyers are reselling near or below cost. If the price will not cover your mortgage payoff plus closing costs, you will need funds at closing or your lender’s approval for a short sale. Ask your lender for a payoff figure before we price, so the net sheet is real.
Many Veranda at The National sellers owe no federal capital gains tax: if the condo was your main home for at least two of the last five years, you may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. A seasonal or rental unit is treated differently, and many 2023 and 2024 buyers will have no gain to tax.
The exclusion under the federal tax code requires ownership and use as your main home for two of the five years before the sale (IRS Topic No. 701, Sale of Your Home). Florida has no state personal income tax. Your closing agent may issue a Form 1099-S.
A loss on the sale of a personal residence is generally not deductible. A loss on a unit held as a rental may be treated differently, and depreciation taken on a rental can be recaptured. Ask your CPA before you sign.
When the seller is a foreign person for tax purposes, the buyer is generally required to withhold a share of the price at closing under FIRPTA, unless an exception applies (IRS, FIRPTA withholding). Tell us early so the closing agent can plan the paperwork.
If your Veranda condo carries a Florida homestead exemption and you buy another Florida home, you may be able to transfer part of your Save Our Homes benefit by applying for portability (Florida Department of Revenue, PT-112).
Most Veranda at The National sellers net the most by listing with an agent who can price against Lennar’s recorded closings and deliver the condominium package on time, because the open market is where the full buyer pool sees the unit. A cash offer trades price for speed, and selling by owner saves a commission but leaves you to run the s. 718.503 package and the estoppels yourself.
Route | Who sees the unit | Paperwork | Typical price result |
|---|---|---|---|
List with McGreevy and Comisar | every buyer shopping Ave Maria condos, including agents’ buyers | we gather the s. 718.503 package, the estoppel orders and the FEMA letter | priced from your association’s resales and defended at appraisal |
Cash offer from an investor | one buyer | the investor’s closing agent | usually below the resale median, to cover the investor’s costs and profit |
Sell by owner | buyers who search by-owner listings | you gather everything and manage the buyer’s cancellation window | depends on pricing without the recorded comparison |
A listed Veranda unit reaches every buyer looking at Ave Maria condos, including those working with agents who also show Terrace and the Coach Homes. Listing also gives you a negotiator on the full terms: the documents, the estoppels, the appraisal and the closing date.
Cash offers usually come in below the recorded resale median because the buyer is pricing in repairs, holding costs, the fee stack and profit. With Lennar’s newest Veranda V deeds at $225,000 to $275,000 in the record, an investor’s discount can leave little for you. For a unit that needs major work, or a seller who must close in days, it can still make sense; we will show you both nets side by side.
Florida lets you sell your own home, but at Veranda you still owe the buyer the s. 718.503 package and the statutory legend, you order estoppels from up to four issuers, you owe the s. 689.302 flood disclosure, and you price against Lennar’s recorded closings without help. Many buyers are represented by agents who may skip a by-owner listing that offers no buyer-agent compensation.
Request a free valuation of your Veranda at The National condo using the Home Valuation form on this page, or call Jesse direct at (239) 898-6072. We send a value built from your association’s recorded resales and resale pairs and Lennar’s closing median for your plan in your association, adjusted for floor, position, golf or social status, condition and furnishings.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every Veranda valuation personally. Send your address and unit number, the plan if you know it, your last club statement, upgrades and furnishings with dates, whether the unit is leased, your last association statement and any notice of a special assessment. With that we can give you a range the same day and a full pricing file after a walk-through.
Get your free Veranda condo valuation and we will send a value built from recorded Veranda sales, not a ZIP-wide estimate. For the full valuation method, read our Veranda home valuation guide. Confidential conversations are welcome, and there is no obligation to list.
Marc Comisar is a top-reviewed Veranda at The National realtor on Google, and so is the team he leads with Jesse McGreevy; every review below is copied in full from our Google Business Profile, where you can read them all.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
★★★★★ “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!” Jennifer Schnabel Wood, verified Google review
These are the questions Veranda at The National owners ask us most before they list, answered from the Collier County recorded sales file, the recorded Veranda Declarations, FEMA and Florida law. Each answer is short; the sections above carry the full tables and sources.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We price a Veranda unit from its own association, plan and floor, against Lennar’s last closings, and we build the estoppel, condominium and flood file before you list. Call Jesse direct at (239) 898-6072.
The twelve-month Veranda resale median is $317,500 on 12 resales from September 2025 to August 2026, ranging from $234,000 to $352,000 (Collier County Property Appraiser, 2026 tax roll data files). Your own number depends on your association, plan, floor, golf status, condition and purchase history, and on what is listed today. Request a free Veranda valuation for a unit-specific figure.
Twelve Veranda units resold in the twelve months to August 2026, 20 in the last 24 months and 30 in the last 36 months. In the calendar year 2026 to 4 August, 11 resales recorded. With 256 units in the collection, that is a thin resale market, which is why each sale moves the comparison.
Most likely because of when they bought. In the last twelve months, 8 of 11 Veranda resale pairs closed below the earlier price, at a median change of minus 2.9 percent, and all 16 losses in the full history were resales dated September 2023 or later, after Lennar’s closing median fell from $320,000 in 2024 to $247,500 in 2025.
We do not forecast prices. What the record shows is that the resale median moved from $286,000 on 8 resales in 2025 to $317,500 on 11 resales in 2026 to 4 August, with Veranda III supplying five of the 2026 sales. With Lennar sold out, no new Veranda units are coming, so future comparables will be owner resales.
That depends on your plans, your payoff and what you paid, not on a market call. Waiting removes no Lennar deed from the record, and new peak-cohort listings may compete with you. We will show you the net today and the carrying cost of waiting, and let you decide.
Yes. Twelve-month resale medians ran $318,750 in Veranda I, $309,000 in Veranda II and $330,000 in Veranda III, with one Veranda V resale at $234,000 and no Veranda IV resale. Lennar’s own closing medians by plan vary by up to $86,000 between Veranda III and Veranda V for the same plan.
Your association’s Declaration answers the design question: Veranda I, II and III units are subject and subordinate to the Golf Club Declaration, and Veranda IV and V Declarations say Golf Club membership is not appurtenant to any unit. The Golf Club and property owners association estoppels confirm the specific unit’s class.
We found no public source that says whether a social-membership unit can add golf or at what cost, and golf dues are not published. Ask the club directly, and put its written answer in your listing file if you think a golfer may want your unit.
They reach a wider pool of buyers who want step-free living, and Lennar priced them slightly higher by plan. But all-history resales ran $315,000 on the first floor and $320,000 on the second, and the mix of sale years differs by floor, so a second-floor unit is not at a fixed discount.
Usually. The Arabella II is the largest plan at 1,569 square feet, and Lennar’s Arabella II closings recorded a $320,000 median against $302,000 for the Bromelia II and $310,000 for the Diangelo II across all years. Two Arabella II units resold in the last twelve months, at $340,000 and $351,900.
No. Lennar listed Veranda as sold out by 23 September 2026, and its last recorded Veranda closing in the county extract was 4 August 2026. One Veranda V unit was still titled to Lennar Homes LLC on the 29 August 2026 roll with no recorded sale.
No Veranda fee is published. Each of the five associations sets its own budget, and the recorded Declaration caps applied only during Lennar’s control. Order the estoppel certificate under s. 718.116(8) and request the posted budget under s. 718.111(12); those give your unit’s real figure.
Condominium budgets are not recorded with the Clerk, and Lennar never posted a Veranda assessment schedule. Associations of 25 or more units must post their budget on a website or app, and all five Veranda associations qualify, but we did not find those sites by public search. Your manager can give you the link.
It is the Ave Maria Stewardship Community District, a Chapter 189 special district that bills on the county tax bill. The 2025 bills show $1,792.44 for a Veranda I unit, $1,746.59 for Veranda II and $1,902.29 for Veranda III, IV and V. It is prorated at closing with your property taxes.
Usually three or four: your Veranda condominium association, The National’s property owners association, the Ave Maria Master Association and, for a golf-structure unit, the Golf Club. The condominium certificate is capped at $250 when the account is current, plus $100 for rush delivery.
Your sales contract decides. Many Southwest Florida resale contracts assign them to the seller, so plan for them in your net sheet and read the clause before you sign. A current account avoids the extra delinquency fee of up to $150.
The s. 718.503 resale package: the Declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the association’s frequently asked questions and answers document, among the other items the statute lists. Add your building’s FEMA letter, the estoppels and the flood disclosure under s. 689.302.
No. Veranda buildings are two stories, below the three-habitable-story threshold in s. 553.899 and s. 718.112(2)(g). Budget reserves under s. 718.112(2)(f) still apply unless the owners vote to waive or reduce them.
On the effective 16 May 2012 FEMA map, every Veranda parcel is in Zone AH. FEMA letters issued from 2020 to 2025 remove 18 of the 19 buildings, or the land under them, from that high-risk area. Use the case number for your building, and never describe the unit as outside the flood zone without it.
The only Veranda building without a letter we could find is 5445 Double Eagle Circle, Veranda III building 30. Ask the Veranda III board whether it holds a letter or an elevation certificate for the building, and tell buyers what you have before they ask.
The buyer’s lender decides. The Veranda letters say the federal mandatory requirement does not apply but the lender may continue it, and Fannie Mae requires the association to carry building flood coverage when a condominium building sits in a Special Flood Hazard Area. Collier County’s Class 5 rating gives eligible NFIP policies a 25 percent discount.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent. The contract controls, so read the title clause before you sign.
It is $0.70 per $100 of the price under s. 201.02, customarily a seller cost in Collier County: $1,904 on a $272,000 sale, $2,222.50 at the $317,500 resale median and $2,464 on a $352,000 sale.
On our net sheets, about 3.7 to 3.8 percent of the price before any buyer-agent compensation and about 6.2 to 6.3 percent with it, counting a 2.5 percent example commission per side, deed stamps, settlement and lien-search estimates and the condominium estoppel. Payoff, prorations and other estoppels are separate.
No. Since August 2024 buyer brokerage compensation is negotiated in a written buyer agreement, and a seller may or may not offer to pay part of it. Offering it can widen your buyer pool; we show you the net both ways.
Yes. The lease transfers with the sale unless it ends first, and the Veranda I, IV and V Declarations allow only entire-unit leases with a 30-day minimum, no more than 12 a year and no subleasing. Give buyers the lease, rent, deposit and end date, and agree showing times with the tenant in writing.
Yes. An as-is contract lets the buyer inspect and cancel during the inspection period without asking you to repair, but it does not remove your duty to disclose known material facts or the s. 689.302 flood disclosure.
Paint, light fixtures that do not touch the structure, flooring repairs and a deep clean usually return the most. Get Board approval first: the Declarations require consent for changes to structure, windows, doors and exterior, silence after 45 days counts as disapproval, and nothing may penetrate the post-tension slabs without Board permission (Veranda V Sections 11 and 18.14).
We handle showings, vendors and the document file locally, and closing documents can usually be signed remotely through the closing agent. List before you leave for the season if you can, so we can walk the unit with you and photograph it furnished.
The closing agent will want proof of who has authority to sign, which may mean probate or other estate documents, so start there. Then the sale runs like any Veranda resale: estoppels, the s. 718.503 package and the FEMA letter. Ask your estate attorney about tax basis before you price.
Yes. Each Veranda unit has one assigned one-car garage as a Limited Common Element, with the driveway to it, and it cannot be conveyed apart from the unit (Declaration Section 3.14.2). Check that the garage on Exhibit 2 of your Declaration matches the unit on the contract.
Yes. Call Marc at (239) 287-5873 or see how we represent buyers. We time the two contracts together so you are not carrying two homes or moving twice.
Request your free Veranda valuation or call Jesse direct at (239) 898-6072. We start with your unit number, which tells us your building, floor, plan and association.
A Veranda at The National specialist knows which association, Declaration, manager and golf structure sits behind each building, which FEMA letter covers it, what Lennar closed each plan for in each association, and how every recorded resale paired with its purchase price. That knowledge sets a price that sells and defends it through the appraisal and the document window.
Veranda is one of Lennar’s attached-home collections at The National, alongside Terrace and the Coach Homes, and our Veranda Condominiums at The National guide covers its buildings, Declarations, flood letters and fees in full. For The National’s other collections, see our village guides to selling a home at The National and the home valuation guide for The National.
Many Veranda sellers are moving within Southwest Florida, or moving up to a Coach Home or a single-family home at The National. Our guides to buying a Veranda condo and buying a home at The National explain how we time the sale and purchase together.
If you’re searching for the best listing agent for Veranda Condominiums at The National, or thinking, “I need someone to sell my house in Ave Maria, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Ave Maria, Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you own an Arabella II, a Bromelia II or a Diangelo II, in Veranda I or Veranda V, we provide local market guidance, professional listing exposure and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Veranda sold record, last 12 months: we tracked 42 recorded Veranda sales, 12 of them resales at a $317,500 median and 30 Lennar closings at $235,000, per the Collier County Property Appraiser 2026 tax roll data files dated 29 August 2026.
Request your free Veranda valuation and we will send a value built from your association’s recorded resales and Lennar’s closing median for your plan. Confidential conversations welcome. Prefer to talk? Call Jesse direct at (239) 898-6072.
On the Southwest Florida MLS, the 12 Veranda resales with a listing period in the 12 months to 16 October 2026 took a median 52.5 days to sell, from 0 to 291 days. Within that, price and paperwork matter more than the season. A Veranda unit priced inside its association’s recorded resale band, with the documents and estoppels ordered before the first showing, avoids the two delays that stall most condominium contracts.
Yes. A golf-structure Veranda I to III unit draws golfers as well as everyone else, while a Veranda IV or V unit is marketed on the bundled social membership. We write each listing for the buyer it fits.
Ask the Veranda III board for any FEMA letter or elevation certificate for building 30 before you list. A buyer reads a clear answer better than a gap.
Marc Comisar is a top-reviewed Veranda at The National realtor and Jesse McGreevy is a top-reviewed Ave Maria listing agent; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, and before writing this guide we read the five Veranda associations’ state records, the recorded Declarations, FEMA’s Veranda letters and every recorded Veranda sale.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, get a free home valuation, or contact us.
Every fact on this page traces to one of the primary sources below: the Collier County recorded sales and roll files, the Collier County Clerk’s Official Records, state and federal agencies, Florida law, the Ave Maria Stewardship Community District, the builder’s own documents and The National’s club. We do not cite real estate brokerage or listing sites. All sources were read between 23 September and 2 October 2026 unless a publication date is shown.
These are the statutes, letters and reference files a Veranda seller is most likely to need, each linked to the official source that publishes it: the State of Florida, FEMA, the federal government, Collier County or the Stewardship District.
Market data from the Collier County Property Appraiser 2026 tax roll data files (dated 29 August 2026), pulled October 2026, and the recorded Veranda Declarations. MLS figures: Southwest Florida MLS (Matrix), 12 months to 16 October 2026, pulled 16 October 2026. Brokered by Domain Realty.