Sell Your Home in Verandah, FL

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

If you are thinking "I want to sell my home in Verandah," start with five records most listing pages never read: the Lee County recorded sales of your own product, your community development district schedule, your master and neighborhood estoppel figures, your club status under the Verandah Club Declaration, and the flood determination for your address. Verandah is a 1,456 acre gated golf community on the Orange River off State Road 80, in unincorporated Lee County with a Fort Myers 33905 mailing address. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners of Verandah condominiums, coach homes, villas and estate homes. For the community itself, from the two courses to the fee stack, read our complete Verandah guide.

Jesse McGreevy takes seller questions himself. Call Jesse direct at (239) 898-6072, or request a free Verandah home valuation at any time. We send the recorded sales we used, labelled by product, street, size and window, so you can check our work line by line.

In the 12 months to September 25, 2026, Lee County recorded 106 qualified sales in Verandah at a $481,500 median, from $175,000 to $1,275,000. The count takes in every Verandah parcel on the Verandah East and Verandah West CDD and Verandah Community Association assessment schedules, the Royal Palm lots on Verandah Palm Court included. Eleven of them were first sales of new homes from the builder (our estimate from the county record), so a Verandah resale still competes with Neal Communities inside its own gate. Every figure below carries its source and its window, and where a figure is not published we say so and name the document that holds it.

Why List Your Verandah Home With McGreevy and Comisar?

List your Verandah home with McGreevy and Comisar because we price it from Lee County's recorded sales of your own product, neighborhood and size, then document the district, association, club and flood facts a Verandah buyer will ask about. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing, from the first visit to the closing table.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser roll file of October 25, 2026; our analysis).

We are the partners who price your home, sit at the negotiating table and answer your phone. Here is the record behind that promise:

• 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

If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a community with two districts, a master association, ten neighborhood associations, three condominium regimes and a mandatory club tier, the first test is simple: ask each agent which records they will read before they name a price.

Pricing from the record, not a portal estimate

An automated estimate blends every sale inside the gate. In Verandah that blend misleads more than almost anywhere in Lee County, because the 106 recorded sales of the last 12 months ran from $175,000 for a Cottonwood Bend condominium to $1,275,000 for a Winding River Drive home. The community median of $481,500 sits between the condominium median of $262,500 and the single-family median of $550,000, and describes neither. We price your home against the sales of your own product and neighborhood, and we show you each one.

Partners at every step

Jesse and Marc work every listing together. The person who priced your home is the person who hears the buyer's question about the district assessment, reads the inspection report, takes the call from the buyer's insurance agent about the roof and the flood zone, and negotiates the repair credit. In a community where the fee stack has four layers and one of them is unpublished, continuity is how a price holds from launch to closing.

Five products, one gate

Verandah is several markets inside one gate. The county roll counts 1,225 single-family homes and 361 condominium units on the legal descriptions we matched, in 33 neighborhoods by the master association's own count. The 12-month record splits cleanly: 76 single-family sales at a $550,000 median and 30 condominium sales at a $262,500 median. Within single-family, a Lakeview Isle Court villa and an Oak Bend Drive estate home are different markets again. A seller priced against the wrong product loses the argument at appraisal.

What a seller here has to document

A Verandah sale runs on paperwork that has to be ordered in the right sequence, and some of it is not published anywhere. Your district (East or West) sets a non ad valorem line on the tax bill. Your master association quarterly figure is published; your neighborhood or condominium assessment, if you have one, is not. Your property may or may not be subject to the Verandah Club Declaration. Your address sits in one of several flood conditions. That is a documents and marketing problem, and it is the one we are built for.

Our Record Behind This Page

Our record behind this Verandah page is public: Domain Realty Group's team has closed over $2.5 billion in real estate, we are the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 106 Verandah closings on the Lee County record to build your price range.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll file of October 25, 2026).

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. We are the #5 real estate team in Florida (RealTrends 2026), recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, a straight run to the Verandah gate by I-75 and State Road 80.

What we tracked for this page

In the last 12 months we tracked 106 Verandah closings: every qualified sale Lee County recorded from September 26, 2025 to September 25, 2026 on the Verandah legal descriptions, read row by row and sorted by product, street, heated area, bedrooms and year built. Together they recorded $56,532,641 in sales, the sum of the 106 prices: $48,505,766 for the 76 single-family homes and $8,026,875 for the 30 condominium units. We also tracked the longer windows: 189 sales over 24 months, 302 over 36 months, 597 over 60 months and 2,592 across all recorded history since December 12, 2003.

The method behind the numbers

Every county figure on this page comes from one tool run on October 28, 2026 against the Lee County Property Appraiser roll file of October 25, 2026 and the county's recorded, DOR-qualified sales through September 25, 2026. The tool keeps qualified improved sales, groups them by recorded legal description, and widens the window until a product has ten or more sales, so each figure names its window. We matched the Verandah unit plats, the three condominiums ("at Verandah"), Magnolia, Heritage Preserve and the parcel-numbered neighborhoods that sit on the districts' own billing schedules (Fairway Cove, Woodhaven, Edgewater Trace, Torrey Pines, Willow Bend, Willow Ridge, Winding River and Amblewind Cove), the Royal Palm lots on Verandah Palm Court and the Cedar Hammock lots described by instrument, all in ZIP 33905. We left out the older Royal Palm Park plats and Oakview, which are not on those schedules.

What the county record can and cannot tell a seller

The county record is the public record of deeds, so it holds every price, date, heated area, bedroom count and year built. It does not hold days on market, list prices, concessions, the age of the roof or the condition of the home on the day it sold. Those live in the Southwest Florida MLS, in the permit record and in the walk-through. We use the county record for counts and prices, the MLS for pace, and our own eyes for condition, and we never let one stand in for another.

What Does the Verandah Market Look Like for Sellers Right Now?

The Verandah market in the 12 months to September 25, 2026 was 106 recorded sales at a $481,500 median, from $175,000 to $1,275,000: 76 single-family homes at $550,000 and 30 condominium units at $262,500. Eleven sales were first sales of new homes from the builder (an estimate), so Heritage Preserve inventory is still part of your competition.

Data updated: October 2026 (Lee County Property Appraiser roll file of October 25, 2026; Lee County recorded qualified sales through September 25, 2026).

Source for every figure in this section: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure.

The county record, window by window

The 12-month window has ten or more sales, so it leads. The highest recorded Verandah sale in the 24-month window was $3,650,000, a 2020 single-family home of 5,144 heated square feet recorded in January 2025. No sale in the last 12 months reached $1,300,000, and ten reached $1,000,000.

Resale against builder-direct

Nine of the eleven builder-direct sales were in Heritage Preserve, one was on Winding River Drive and one on Verandah Palm Court in Royal Palm. The resale median of $475,000 is the line a resale seller is priced against. The tool marks a sale builder-direct when it is the first recorded sale of a home built that year or the year before, which is an inference from the record, so we call it an estimate.

Single-family homes against the condominiums

Idlewild recorded 9 sales and Cottonwood Bend 7 in the 12-month window, below the ten-sale threshold, so their 24-month windows are the ones we price from. Over longer windows the single-family record ran 145 sales at a $575,000 median over 24 months and 428 at $685,000 over 60 months; the condominiums ran 44 at $268,500 over 24 months and 169 at $334,997 over 60 months.

Price bands, 12 months

Every sale under $200,000 and all but one under $300,000 was a condominium unit, and every sale at $500,000 or more was a single-family home. The $500,000 to $750,000 band was the busiest, with 29 sales.

The long arc, 2019 to 2026

Read the all-homes medians as a product mix, not a price index. The 2023 condominium line carries 47 builder-direct first sales in the newer Pebblebrook buildings, which pushed its median to $375,000. The clearer signal for a seller is each product's own line: single-family medians stepped up in 2022 and held near $700,000 through 2024, then recorded $660,000 in 2025 and $520,000 in 2026 to date, and condominium medians peaked in 2023 and have recorded lower since.

Price per square foot, and why the denominator matters

The 12-month median across the 95 resales was $238.10 per square foot of county heated area. Single-family resales ran $265.60 and condominium sales $155.33. Within the condominiums the spread is wider still: Pebblebrook $191.50, Idlewild $164.20 and Cottonwood Bend $114.09, each on its own window. The roll measures heated area, which differs from the living area an MLS listing prints, so we use these figures to rank homes of the same product, never to price across products and never against an MLS figure.

The MLS view

The most recent Southwest Florida MLS pull we hold for Verandah, run August 28, 2026 on Development Name VERANDAH for closings from September 2, 2025 to August 28, 2026, showed 98 closings at a $475,000 median, a 95-day median time on market over the 94 rows carrying a value, a 95.76 percent average sale-to-list ratio and 36 active listings, 12 of them in Heritage Preserve. Days on market, sale-to-list ratio, active inventory and months of supply as of today: Information not available at time of publishing (checked 2026-10-28). We bring the current pull, with its own window and date, to your pricing meeting.

How Is Each Verandah Neighborhood Selling?

Each Verandah neighborhood sells as its own market: the 12-month record runs from a $210,750 Cottonwood Bend median over 24 months to a $1,118,915 Winding River median over four sales, with Lakeview Isle Court the busiest street at nine sales. Your neighborhood, its district designation and its association layer set your comparable set.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Verandah East and Verandah West CDD fiscal 2026 assessment schedules; Verandah Community Association 2026 assessment schedule).

The recorded plats, 12 months

The Verandah unit plats hold most of the original Bonita Bay Group neighborhoods, from Lakeview and Bramble Cove to Oak Bend, Cypress Marsh and Sanctuary Pointe, so the county groups them together. Street names separate them, and that is where we go next.

Street by street, single-family, 12 months

Single sales in the window: Hammock Creek Way $1,250,000, Cedar Hammock View Ct $1,125,000, River Point Dr $890,000, Mossy Oak Dr $850,000, Woodhaven Cir $790,000, Magnolia Isle Dr $762,000, Amblewind Cove Way $550,000 and Citrus Creek Ct $478,000.

Bedrooms and heated area on the single-family sales

From the 76 listed single-family sales: two-bedroom homes recorded 6 sales at a $469,250 median ($435,000 to $555,000), three-bedroom homes 50 at $546,000 ($283,000 to $1,250,000) and four-bedroom homes 9 at $840,000 ($550,000 to $1,275,000). By county heated area, homes under 2,000 square feet recorded 26 sales at $451,500, 2,000 to 2,499 square feet 21 at $554,000, 2,500 to 2,999 square feet 14 at $947,500, and 3,000 square feet or more 4 at $1,225,000. (Our arithmetic on the listed sales; the eleven builder-direct rows carry no bedroom count on the roll and sit outside the bedroom lines.)

The condominiums, priced by building and floor

Idlewild's 28 two-story buildings, Pebblebrook's 37 two-story residential buildings and Cottonwood Bend's 19 single-story buildings each price on their own record. Pebblebrook's newer buildings, finished in 2023, recorded the community's highest condominium prices in the window, to $415,000. Cottonwood Bend's single-story three-bedroom units recorded $175,000 to $215,000 in 12 months. We price a condominium against its own building type and floor first, then its own association's assessment, which no public source publishes.

Heritage Preserve and the builder's last homesites

Heritage Preserve is the last new neighborhood at Verandah, opened by Neal Communities on February 7, 2022. On the October 25, 2026 roll it carried 76 improved single-family parcels and 32 vacant residential parcels. In the 12-month window it recorded 11 sales at a $510,000 median, nine of them builder-direct first sales (an estimate) from $435,000 to $787,998, and two resales at $450,000 and $550,000. A seller of a Heritage Preserve resale is priced against the builder's current delivered prices on the next street, which is a different negotiation from anywhere else in the gate.

The estate tier

Ten single-family sales reached $1,000,000 or more in the window, on Winding River Drive, Oak Bend Drive, Hammock Creek Way, Cypress Marsh Drive, Cedar Hammock View Court, Edgewater Trace Drive, Sanctuary Pointe and the builder's one Winding River first sale. That tier is priced from genuine twins, the same plat, the same size band and the same water or golf position, never from the community median.

How Do We Price Your Verandah Home?

We price a Verandah home in seven steps: name the product and neighborhood, place it on its street and size band, read its water, golf or preserve position, date its roof and its code edition, file its flood record, read the district, association and club facts a buyer will be told, then walk it. Each step narrows the comparable set to sales a buyer's appraiser will also read.

Data updated: October 2026 (Lee County Property Appraiser roll file of October 25, 2026; Lee County recorded sales through September 25, 2026; FEMA National Flood Hazard Layer; district and association 2026 schedules).

Step one: name the product and the neighborhood

The first question is which market you own. A condominium in Idlewild, Pebblebrook or Cottonwood Bend is priced against condominium sales in its own regime. A villa in Lakeview, Bramble Cove or Otter Bend is priced against villa sales. An estate home in Oak Bend, Cypress Marsh or Winding River is priced against the estate tier. The condominium median of $262,500 and the single-family median of $550,000 are $287,500 apart, so mixing the two is the most expensive pricing error at Verandah.

Step two: the street, the size band and the bedroom count

Within the single-family pool we start from homes of the same size band and bedroom count, then the same street. A three-bedroom home of about 2,000 square feet is read first against the 21 recorded sales between 2,000 and 2,499 square feet, which recorded a $554,000 median, and then against its own street. Lakeview Isle Court alone recorded nine sales from $340,000 to $527,500, which is enough to price a Lakeview villa on its own street.

Step three: lake, golf, river or preserve position

Most Verandah homes back to a lake, a fairway on Old Orange or Whispering Oak, a preserve or the Orange River buffer. Fairway Cove is 91 of 93 lots on a lake or on golf, Woodhaven 56 of 72, and the builder states that every Heritage Preserve homesite carries a lake, golf course or preserve view. A buyer reads the position as the view, and an appraiser reads it as a comparable filter. We match your home against sales of the same position wherever the record allows, and we say so where it does not; we publish no premium percentage, because we have not measured one.

Step four: the roof, the permit year and the code edition

Not one Verandah residential building predates 2003, so every home was permitted under the Florida Building Code, which took statewide effect on March 1, 2002. A buyer's insurer still reads the permit year, the roof and the opening protection. Florida law bars an insurer from refusing a homeowner policy solely for the age of a roof under 15 years old (section 627.7011, Florida Statutes). A roof installed in 2011 or earlier is past that line in 2026, so a replaced roof with a permit date is one of the strongest price facts a Bonita Bay Group era seller can document.

Step five: the flood file

There is no community-wide Verandah flood zone. Of 1,338 residential buildings, 668 sit inside the Special Flood Hazard Area on FEMA's national layer and 670 outside it, and 157 sit in a regulatory floodway. Whole streets differ: Whispering Oaks Drive, Arlington Hammock Court and Magnolia Isle Drive sit entirely in shaded Zone X, while Cypress Marsh, Cottonwood Bend and Shady Bend include floodway. The number that moves a buyer's premium is the floor height on your elevation certificate, so we put the certificate and the address-level determination in the file before the first showing.

Step six: what the districts, associations and club will tell the buyer

A buyer will ask four money questions: which district and what assessment, what the master association charges, whether there is a neighborhood or condominium assessment, and whether the property is subject to the Verandah Club Declaration. The first two are published by neighborhood; the third and fourth are answered by your estoppel certificates and the club. We order them early and read them with you, because a slow answer costs a buyer's confidence, and lost confidence costs price.

Step seven: condition, finish and the walk-through

No record holds condition. The walk-through tells us the finish level, the kitchen and baths, the flooring, the lanai and screen enclosure, the pool if there is one, the air conditioning, the shutters or impact glass and the work a buyer's inspector will find. We adjust the recorded comparables for those differences in writing, so you see why the range sits where it does.

Talk to us before you price your Verandah home

Verandah recorded 106 qualified sales in the 12 months to September 25, 2026, at a $481,500 median, and the 76 single-family homes among them sold at a $550,000 median. If you are selling, request your free Verandah home valuation, or Call Jesse direct at (239) 898-6072. If you are moving within Verandah or buying your next home, read our guide to buying a home in Verandah, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Our pricing process, from first visit to launch

We deliver a range, not a single number: the recorded sales of your product, neighborhood and size band, the street record, the flood file, the district, association and club facts a buyer will ask about, and a net sheet. Then we agree on a launch price and the trigger that tells us to adjust it, based on showing activity and buyer feedback rather than hope. The citywide approach is on our Fort Myers seller guide.

How Does the Verandah Club Affect Your Sale?

The Verandah Club affects your sale because membership at the Club Membership tier is mandatory for every property subject to the recorded Verandah Club Declaration, and the buyer pays a $25,000 initiation and $3,087.48 a year at the April 2026 rates. Full Golf is a separate, optional tier at $100,000 and $13,014.60, and it has carried a waitlist.

Data updated: October 2026 (Verandah Club Amended and Restated Membership Plan; Verandah Club Declaration of Covenants, Lee County Instrument 2013000018787; club membership booklet, April 2026; club membership page read October 28, 2026).

Mandatory at the base tier, optional for golf

The club's Membership Plan carries a section headed "Each Property Owner Must Become a Member," provides for deemed acceptance if an owner does not sign, bars resignation while the owner still owns in Verandah, and states that the covenant runs with the land. Full Golf is a higher, optional tier, capped at 750 memberships under the Plan. So for most Verandah resales the buyer is joining the club regardless, and the question in your sale is not whether but at which tier and on what terms.

The 2026 tier sheet a buyer will ask for

The booklet's footnote says initiation fees are non-refundable, all dues and fees are subject to sales tax, and initiation fees are subject to change at any time during a fiscal year. The club's public membership page, read October 28, 2026, no longer prints tier pricing, so a buyer should confirm the current figures with the club's membership office before closing.

Properties outside the Club Declaration

The Membership Plan creates two legacy classes tied to an effective date of January 15, 2013: owners who were members before that date and owners who took title before it and never joined. Their properties are not subject to the Club Declaration unless they elected to subject them, and the Plan warns that a non-member owner's later buyer may find no membership available. The parcel-level list is not public. If your home is one of them, that is a disclosure the buyer will find in due diligence, so we confirm your status with the club in writing before the listing goes live.

Dues increases and the recorded limit

The recorded Club Declaration (Lee County Instrument 2013000018787, recorded January 24, 2013) lets dues rise up to fifteen percent a year, calculated on a cumulative basis, so a year with a smaller increase leaves room for a larger one later. Section 24.1 gives the Club Owner the right to amend or terminate the Declaration without the consent of any other party, which makes the fifteen percent figure a current term rather than a permanent one. A buyer's attorney may ask about it; we have the answer and the source ready.

What you can and cannot advertise about a membership

The club's rules bar a selling member from advertising the terms or conditions of a membership transfer in the MLS or any publication. Your listing can say the property is in Verandah and that membership terms are set by the club; it cannot advertise a membership as an included asset. We write the remarks to that rule and route the buyer to the membership office for the terms, which protects your sale from a compliance problem at the closing table.

The Old Orange renovation in your marketing

Old Orange, the Bob Cupp course that opened late in 2003, is under renovation, and the club has not published a reopening date or the renovation architect. Whispering Oak, co-designed by Jack Nicklaus and Jack Nicklaus II, opened in 2007. If your home sits on Old Orange, we photograph the view honestly, describe the renovation as the club describes it, and avoid any reopening date the club has not published.

How Do the Districts and Associations Affect Your Sale?

The districts and associations affect your sale because a Verandah buyer pays exactly one community development district, East or West, plus the master association, plus a neighborhood or condominium assessment in some neighborhoods. In 2026 the district line runs $949.69 to $4,084.27 a year and the master assessment $614 to $1,455 a quarter.

Data updated: October 2026 (Verandah East and Verandah West CDD fiscal 2026 assessment schedules; Verandah Community Association 2026 budget and assessment schedule; Lee County taxing authority layer, read October 28, 2026).

East or West, never both

The boundary between the districts is the walking trail behind Brantley Oaks and Lakeview Isles. Verandah West CDD (Lee County Ordinance 02-13, about 777.9 acres) runs from the Main Gate east to that trail; Verandah East CDD (Ordinance 05-27, about 652.6 acres) runs from the trail to the East Gate. Lee County's taxing authority layer, queried October 28, 2026, returns Verandah West CDD on points in the west and Verandah East CDD on points in the east, each beside tax district 066.

The district line by neighborhood

A bond designation allocates debt; it does not describe the building. Cottonwood Bend's designation reads "Town Homes," and every one of its 19 buildings is a single-story condominium.

The bond balance a buyer will price in

Verandah West's Series 2013 bonds mature May 1, 2033; after that only the West operations and maintenance line, $431.37 a year, remains. Verandah East's Series 2016 bonds carry a stated maturity of May 1, 2037 in the audit and a final principal payment on May 1, 2038 in the budget schedule, so the honest sentence is 2037 or 2038. A West seller with about seven years of bonds left has a different story to tell than an East seller with eleven or twelve, and we put that story in the listing file, because a buyer who reads the tax bill will ask.

Paying off the district debt

A district debt service line is a non ad valorem assessment that runs with the parcel, collected on the tax bill. A seller does not have to pay it off to sell, and most do not. The district manager can quote a prepayment figure if a buyer asks for one, and the contract decides who pays any prepayment. We ask for that quote only when a buyer makes it part of an offer.

The master association assessment

The Verandah Community Association bills quarterly, due the first business day of January, April, July and October, from $614 in Cottonwood Bend and Pebblebrook to $1,455 in Palmetto Grove, with a $25 late fee per late installment. The assessment includes the Comcast bulk cable and internet agreement, the gate and patrol operations, common landscaping and roads. In eleven named neighborhoods it also includes lawn care. The association's reserve fund is projected to close 2026 near $4.89 million, a fact a buyer's lender reads well.

The neighborhood and condominium layer nobody publishes

Ten neighborhoods carry a second association, including the three condominium regimes. No dollar figure for any of them appears in a public first-party source. The four lowest master assessments, Cottonwood Bend, Pebblebrook, Idlewild and Lakeview, are sub association neighborhoods, so their buyers pay a second assessment the listing has to state. Your estoppel certificate is the document that holds it, and we order it early enough that the figure is in the file before the first offer.

Capital contribution and transfer fee

The association's realtor page lists two one-time fees collected at closing: a $3,000 Capital Contribution to the Reserve Fund and a Transfer Fee of 0.0025 of the sales price, which is $1,203.75 on a $481,500 sale. In a Verandah resale the buyer customarily pays both; the contract controls. We print them on the buyer-side summary so they are never a surprise that reopens your price.

Rules a buyer will read

Privately owned golf carts are prohibited inside Verandah under the recorded covenants, with a $100 fine per occurrence; registered, titled and insured low speed vehicles are permitted. Street parking is limited, boats, RVs and trailers may park only in enclosed garages, and exterior changes need Design Review Committee approval. Leasing runs on an application process with published fees of $135, $240 or $290, while the minimum lease term is not published on the association's current pages. We hand buyers the rules early so none of them surprises a contract.

How Do We Market a Verandah Home?

We market a Verandah home as a documented file: the recorded sales, the district and association figures, the club status, the flood determination and the roof and wind mitigation reports, presented with professional photography, video and a lifestyle story drawn from the community's own records. Buyers commit faster when the questions are already answered.

Data updated: October 2026 (association, club and district documents as cited; Lee County recorded sales through September 25, 2026).

The listing file buyers actually want

Every listing carries a seller's file: the last paid tax bill showing the district line, the master assessment schedule for the neighborhood, the estoppel figures or the order confirmation, the club's written confirmation of status, the elevation certificate, the wind mitigation form, the roof permit and the four-point if the insurer asks. A buyer's agent who sees the file on day one writes a cleaner offer.

Photography, video and the water

Verandah sells on its setting: 1.75 miles of Orange River frontage, nearly 65 percent of the land in open space by the association's figure, nine miles of maintained trails and two championship courses. We shoot the lanai view at the right hour, show the lake or fairway honestly, and pair interior photography with drone and video where the lot position is the story.

Showings behind the gate

Verandah has one manned gate and one virtual gate, both open 24 hours, and visitors are managed through the Envera system. We register showing agents and buyers so no one is turned away at the gatehouse, and we schedule around your season if the home is seasonal. For a seller who is away, we run the showings and report every piece of feedback the same day.

Reaching buyers beyond the MLS

Verandah buyers come from across the country and from Fort Myers itself. We market to our own buyer database, to cooperating agents across Lee, Collier and Charlotte County, and on our team's site, where Fort Myers buyers browse listings at Fort Myers homes on DomainRealtyGroup.com. A buyer comparing Verandah with River Hall, Babcock Ranch or Pelican Preserve needs to see why your home and this gate are the right answer.

Location facts that sell a Verandah home

The Shops at Verandah Publix sits 0.5 road miles from the main entrance, I-75 Exit 141 is about 2.2 miles, State Road 31 tees into State Road 80 at the entrance and puts Babcock Ranch about 6.2 miles north, and Punta Gorda Airport is about 23.9 miles. The nearest hospital emergency department, Lee Memorial, is 8.9 road miles. We state these from the hub's measured distances, not from a brochure.

Marketing the amenities accurately

The River House is 10,000 square feet on the river; the Wellness Complex carries five Har-Tru tennis courts, eight pickleball courts, bocce, a fitness facility and a resort-style pool; the Boat House runs a kayak and canoe livery onto the Orange River. Verandah has no marina, boat slips or dockage, and we never imply one. Accurate marketing keeps a buyer from walking at inspection.

Marketing a resale against the builder

Neal Communities is still delivering Heritage Preserve homes. In the 12 months to September 25, 2026 the county recorded eleven builder-direct first sales at a $520,000 median (an estimate). You cannot match a rate buydown, and you should not try. What you can sell is what a new build cannot offer: mature landscaping, a finished lanai or pool, upgrades already paid for, a known assessment history and a lot position the builder no longer has. We price against resale comparables and say so in the remarks.

How Do We Negotiate a Verandah Sale?

We negotiate a Verandah sale from documents: the recorded comparables for price, the estoppel and district figures for the fee questions, the club's written status for membership, and the elevation certificate and wind mitigation report for insurance. Most renegotiations start with an unanswered question, so we answer them before the buyer asks.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes as cited).

Inspection and repair requests

Every Verandah home dates from 2003 or later, so a typical inspection reads systems and wear rather than code-era defects. We review the report with you, separate safety and insurability items from cosmetic ones, and answer with a credit or a repair that keeps the closing date. A documented roof and a current wind mitigation report shorten that conversation.

Appraisal on a mixed record

An appraiser reading Verandah faces the same mix problem a portal does. We hand the appraiser our comparable set, product to product and neighborhood to neighborhood, with the county record behind each sale, so the valuation rests on twins rather than on a community median that blends a $175,000 condominium with a $1,275,000 estate home.

Offers, terms and buyer-agent compensation

Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS (NAR settlement FAQs). We weigh each offer on its net to you: price, concessions, the inspection period, the financing and the closing date.

The objections we expect here, and the document that ends each

"What is the district assessment?" The tax bill and the district schedule. "What are the dues?" The master schedule and the estoppel. "Do I have to join the club?" The club's written status and the April 2026 sheet. "What flood zone is it?" The address-level determination and the elevation certificate. "How old is the roof?" The permit. "Is there a special assessment?" No special assessment by the master association or either district appears in the records our hub research read, and the estoppel confirms the account.

Insurance quotes and the flood rule

A buyer's insurer will quote wind and flood. Every home is in the Wind-Borne Debris Region at a 160 mph design value, and flood depends on the address. Florida law requires insurers to offer wind mitigation credits (section 627.0629, Florida Statutes), so a current inspection form is worth ordering before listing. We put the form in the buyer's hands on day one of the inspection period.

Holding price against a builder's incentive

When a buyer cites a builder's incentive, we answer with the closed numbers, not the advertised ones. The builder's sales are recorded as first sales, and the resale record stands on its own. A resale with its landscaping, lanai and upgrades finished, priced on resale comparables, is a different product from a closeout homesite, and we negotiate it that way.

What Have Verandah Homes Sold For Recently?

Verandah homes sold for $175,000 to $1,275,000 in the 12 months to September 25, 2026, across 106 recorded sales. The listing below shows a representative set by product and street, with the county's heated area, beds and year built, so you can find the twins of your own home.

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll file of October 25, 2026; streets only, no house or unit numbers).

Single-family sales, a representative set

Condominium sales, a representative set

Builder-direct sales in the window

The eleven first sales of new homes (our estimate) recorded $435,000 to $1,037,830: Heritage Pines Drive at $520,000, $553,447, $787,998, $485,000 and $510,000; Heritage Preserve Drive at $465,000, $686,778, $455,000 and $435,000; one Winding River Drive home at $1,037,830; and one Verandah Palm Court home in Royal Palm at $624,000. The roll had not yet posted heated area or bedrooms for those new homes.

What these sales mean for your listing

The record says three things. Product sets the first price ceiling, neighborhood the second, and position and condition the last. The months from January through May 2026 recorded 64 of the 106 sales, with March alone at 20, so a listing that is ready before the first of the year meets the deepest part of the buyer pool. And the estate tier sells on twins: ten sales at $1,000,000 or more is enough to price an estate home on its own street, not on the community median.

What Does It Cost to Sell a Home in Verandah?

Selling a Verandah home typically costs a negotiated commission, the deed documentary stamp tax at $0.70 per $100 of price, the owner's title policy that Lee County custom assigns to the seller, a capped estoppel fee for each association, and prorated taxes and assessments. At the $481,500 community median those fixed costs come to $6,152.00.

Data updated: October 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Administrative Code rule 69O-186.003; Lee County Property Appraiser 2026 millage book, final, printed October 9, 2026; price points from Lee County recorded sales through September 25, 2026; our arithmetic).

Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and customarily selects the closing agent; the contract controls who pays what.

The fixed costs at five Verandah price points

Those fixed costs run from about 1.5 percent of price on the $262,500 condominium to about 1.2 percent on the $1,275,000 sale (our arithmetic: $3,823.00 / $262,500 and $14,986.50 / $1,275,000). A single-family home in a sub association neighborhood, such as Lakeview or Otter Bend, adds a second estoppel of up to $299.

The commission line, shown without a rate

We print no commission rate, because there is no standard rate and yours is set in a written listing agreement. To read the table against any rate you are quoted: each 1 percent of commission is $2,625 on a $262,500 condominium, $4,815 at the $481,500 community median, $5,500 on a $550,000 single-family home, $8,400 at $840,000 and $12,750 at $1,275,000. Any compensation you choose to offer a buyer's broker is a separate decision, made off the MLS, and goes on the same net sheet.

Deed stamps and title, the arithmetic shown

The documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, with the price rounded up to the next $100. At $481,500 that is 4,815 units x $0.70 = $3,370.50. Florida promulgates the owner's policy premium at $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 above $1,000,000 (Florida Administrative Code rule 69O-186.003), and the rule counts any fraction of $100 of liability as a full $100. At $481,500 that is $575.00 + $381,500 x $5.00 per $1,000 = $1,907.50, for $2,482.50; at $1,275,000 it is $575.00 + $4,500.00 + $275,000 x $2.50 per $1,000 = $687.50, for $5,762.50. Title figures are estimates: reissue credits and endorsements vary by title company.

Estoppel certificates: one, two or three requests

Every Verandah sale needs an estoppel certificate from the master association, ordered through the management company's closing portal, and a second from the neighborhood or condominium association where one exists. The club takes its own estoppel request by email. Under section 720.30851 and section 718.116, an association may charge up to $299 for a certificate on a current account, $119 more for expedited delivery and $179 more if the account is delinquent, the amounts confirmed in the House analysis of the 2024 estoppel bill (CS/CS/HB 979 analysis). A certificate delivered by hand or electronically has a 30-day effective period, and one sent by regular mail a 35-day effective period.

Prorations: Lee County taxes, the district line and the dues

Lee County taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the days the seller owned the home. Verandah sits in tax district 066, with a final 2026 rate of 13.6123 mills in the Property Appraiser's final millage book, or $1,361.23 per $100,000 of taxable value (LEEPA 2026 Taxing District Millage Book, final). As an illustration only, a home with $500,000 of taxable value would carry $6,806.15 of ad valorem tax at that rate, and a closing 180 days into the year would credit about $3,356.46 to the buyer (our arithmetic: $6,806.15 x 180 / 365). The district line rides on the same bill and is prorated the same way; the quarterly master assessment and monthly club dues are prorated through closing.

Commissions after the NAR settlement

Commissions have always been negotiable. The August 2024 practice changes moved buyer-broker compensation off the MLS and put a written buyer agreement in front of every touring buyer. A seller may still offer to pay some or all of a buyer's agent's compensation, or a credit toward the buyer's closing costs, as a term of the deal. We give every Verandah seller a written net sheet before the listing agreement is signed.

What the table leaves out

The table excludes your mortgage payoff, a settlement fee and lien search set by the title company, any repairs you agree to, any buyer concession, the capital contribution and transfer fee the buyer customarily pays the association, and income tax on any gain. IRS Publication 523 explains the federal exclusion for gain on the sale of a main home (IRS Publication 523); ask your tax adviser how it applies to you. Call Jesse direct at (239) 898-6072 for a net sheet built on your own numbers.

What Must a Verandah Seller Disclose, and When?

A Verandah seller owes disclosures before the buyer signs, not at closing: the homeowners association disclosure summary for a home under the master association, condominium documents for an Idlewild, Pebblebrook or Cottonwood Bend unit, the property tax disclosure summary, the flood disclosure, and any known material defect. Missing one hands the buyer a way out of the contract.

Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). This section is general information, not legal advice; your closing agent or attorney applies it to your sale.

The HOA disclosure summary comes before the contract

Section 720.401, Florida Statutes, sets four rules a seller under a mandatory homeowners association should know (section 720.401). The timing is pre-contract: the summary must be supplied before the buyer executes the contract for sale. On a resale by an owner who is not the developer, the parcel owner, the seller, supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not supplied first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. The Verandah Community Association is a homeowners association every owner belongs to, so a single-family seller puts the summary in the file before the first offer arrives.

The condominium fork for Idlewild, Pebblebrook and Cottonwood Bend

The HOA disclosure statute has a real fork. Section 720.401(2) says the section does not apply to associations governed by chapter 718, the condominium chapter, and every unit in Idlewild, Pebblebrook and Cottonwood Bend sits under its own condominium association as well as under the master association. A condominium resale is governed on the condominium side by section 718.503, which requires the seller to give the buyer the declaration, articles, bylaws, rules, the budget and the question-and-answer sheet, and gives the buyer its own cancellation window. How the master and condominium regimes combine on a particular sale is a question for your closing agent or attorney, and we route it there before the listing goes live.

The covenant side of the disclosure

The master Declaration of Covenants, Conditions and Restrictions for Verandah was recorded December 11, 2002 at Official Records Book 3795, Page 2515, and seven east neighborhoods add a recorded Supplemental Declaration (Amblewind Cove, Brantley Oaks, Cedar Hammock, Fairway Cove, Palmetto Grove, Willow Bend and Woodhaven). Before listing, we read the master Declaration, your neighborhood's supplement or condominium declaration and the club's Declaration with you, for the resale, leasing and assessment articles. The documented split is plain: the seller owes the disclosure summary before contract, and the association's one-time capital contribution and transfer fee are collected at closing and customarily paid by the buyer.

The property tax and flood disclosures

Every residential buyer must receive the property tax disclosure summary under section 689.261, which warns that the buyer's taxes may change after a sale; a buyer's first bill resets toward market value without your homestead and Save Our Homes cap. Florida also requires a written flood disclosure at or before the contract under section 689.302. At Verandah, where flood conditions change street by street, that form deserves care, and we help you complete it from what you know.

Known defects and Johnson v. Davis

A Florida seller must disclose known facts that materially affect value and are not readily observable to the buyer, under the Florida Supreme Court's decision in Johnson v. Davis; an "as is" contract does not remove that duty. Most Florida sellers document known conditions on the Florida Realtors seller's disclosure form. Accurate disclosure is cheaper than any renegotiation, and we help you complete it.

What you know about storms and map changes

The district record after Hurricane Ian notes that "only 48 sections of wall were lost" across more than 17,000 linear feet, and the Verandah East chair stated the community "was not severely affected." Your own home's record is what matters. If it took water or was repaired after Ian, Helene or Milton, gather the permits, invoices and claim file. If you hold a FEMA Letter of Map Amendment, check its status: six map change requests at Verandah addresses were denied from 2019 to 2021, and three post-2022 removals are now marked superseded.

How Do Flood Zone, Storms and Insurance Affect a Verandah Sale?

Flood zone, storms and insurance affect a Verandah sale address by address: 668 of 1,338 residential buildings sit in FEMA's Special Flood Hazard Area and 670 outside it, every home shares one 160 mph wind design value, and the whole community is in Lee County Evacuation Zone A. Your elevation certificate and wind mitigation report decide the buyer's quotes.

Data updated: October 2026 (FEMA National Flood Hazard Layer, panels effective November 17, 2022; Lee County regulatory flood layer; Lee County Emergency Management; Florida Statutes 627.0629 and 627.7011).

Five flood conditions inside one gate

Inside the gate you will find Zone AE at a base flood elevation of 9 feet, Zone AE at 10 feet, Zone AE inside a regulatory floodway, Zone AE subtyped "Combined Riverine and Coastal Floodplain" with no static elevation, and shaded Zone X. Verandah's panels are 12071C0284G, 12071C0303G and 12071C0311G, all effective November 17, 2022 (FEMA Map Service Center). The listing states the condition at your address, never a community-wide zone.

The two flood layers, and why a lender and an underwriter may differ

FEMA's national layer places 668 buildings in the Special Flood Hazard Area; Lee County's regulatory layer, which carries map change carve-outs, places 604. The 64-building difference is map changes. A lender and an underwriter may genuinely be reading different maps, so we name the layer beside every flood statement in your file, which keeps a buyer's lender from reopening the question late.

The floodway and remodel permits

A floodway designation does not mean a home is unsafe or uninsurable. It means new construction, substantial improvement, additions, sheds, fences and fill need an engineering no-rise certification under Lee County's floodway rules. A buyer planning a pool or an addition will ask, so we state it plainly for a floodway address and point to the county's rule.

Wind design and the building code

Every home in Verandah is Risk Category II in the 150 to 159 mph wind band, for which Lee County's layer carries a design value of 160 mph, and every home is inside the Wind-Borne Debris Region, which requires code opening protection. Shutters or impact-rated glazing both meet it; which one your home has is a line in the listing, and the wind mitigation form records it.

Wind mitigation reports and insurer discounts

Florida requires insurers to offer discounts for construction features that reduce windstorm loss (section 627.0629). On a community built entirely under the Florida Building Code, a current wind mitigation inspection usually earns its cost back in the buyer's quote, and a buyer who sees a lower quote early writes a stronger offer.

The roof rule a buyer's insurer applies

Under section 627.7011, an insurer may not refuse to write or renew a homeowner policy solely because a roof is under 15 years old, and an older roof may be inspected rather than refused. Original roofs from 2003 to 2011 are past that line in 2026. A replaced roof with its permit is a price fact; an original roof with a clean inspection report is the next best thing.

Evacuation Zone A and the honest version of inland

Verandah is in Lee County Evacuation Zone A, the first ordered to leave, including the streets entirely outside the flood hazard area, because the Orange River is a tidal tributary of the Caloosahatchee. A buyer will see both facts: shaded Zone X on Whispering Oaks Drive and Evacuation Zone A. We present them together, because that is the accurate picture and the one an informed buyer accepts.

The CRS discount and what it really covers

Lee County participates in FEMA's Community Rating System, and the county's flood insurance discount page carries the current class. The larger discount applies to policies inside the Special Flood Hazard Area; outside it the standard credit is much smaller. We never write that every Verandah owner saves the same percentage, because half the community sits on each side of the line.

What Should Condominium and Coach Home Sellers Know Before Listing?

Condominium and coach home sellers in Idlewild, Pebblebrook and Cottonwood Bend should know that their buyer receives condominium documents under section 718.503, that no building reaches three stories, and that the condominium assessment is unpublished and must come from the estoppel. These three regimes are the lowest cost of entry inside the gate.

Data updated: October 2026 (Lee County building footprint and roll data as measured for our hub; Florida Statutes 553.899 and 718.503; Lee County recorded sales through September 25, 2026).

The document set a buyer receives

A condominium buyer receives the declaration, articles, bylaws, rules, the current budget and the frequently asked questions and answers sheet, and has a statutory cancellation window. We gather the set from your association before listing, so the buyer's window starts and ends on schedule instead of when a missing document finally arrives.

Milestone inspections and SIRS

Florida's milestone inspection law and the structural integrity reserve study requirement apply to condominium buildings three stories or more in height (section 553.899). Idlewild's 28 buildings are two stories, Pebblebrook's 37 residential buildings are two stories, and Cottonwood Bend's 19 buildings are one story. On that height test neither regime reaches any Verandah building, an inference from measured inputs that we label as such. A buyer who has been avoiding Florida condominiums will want to hear it.

Insurance for a coach home or condominium

The association insures the building and the owner insures the unit. A buyer will ask who the master carrier is, the hurricane deductible, whether the association carries flood coverage and what the reserves are. Those answers live in the association's documents and estoppel; we request them early so your buyer's lender and insurer have them inside the inspection period.

Pricing by building, floor and plan

Cottonwood Bend's single-story three-bedroom units, Idlewild's first- and second-floor two-bedroom units of 1,421 and 1,690 square feet, and Pebblebrook's original and 2023 buildings each price on their own record. The 2023 Pebblebrook units recorded $320,000 to $415,000 in the window, against $210,000 to $325,000 for the 2006 and 2007 units. We price a unit against its own building type and floor, then its own assessment.

Leasing in a condominium neighborhood

Cottonwood Bend, Idlewild and Lakeview are named sub association neighborhoods for leasing, along with Otter Bend: the neighborhood association approves first, then the master application with its $135 fee. The minimum lease term is not published on the association's current pages. An investor buyer will ask, so we obtain your association's current leasing rule in writing before listing.

Verandah vs River Hall: How Do the Two Markets Compare for a Seller?

Verandah and River Hall Country Club in Alva are the two gated golf communities buyers most often weigh along State Road 80, and on the same county basis they read differently: Verandah recorded 106 sales at $481,500 in 12 months, mostly resales, while River Hall recorded 76 at $425,000, most of them builder-direct first sales (an estimate).

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll file of October 25, 2026; our analysis; same tool and window for both).

The decision table

The River Hall column counts the River Hall Country Club plats only. Every plat whose legal description names River Hall, which adds Cascades at River Hall and Hampton Lakes at River Hall, recorded 205 sales at a $385,000 median in the same window, the wider figure our Verandah valuation guide uses.

What the comparison means for your price

River Hall's buyer is choosing among many builder homes; Verandah's buyer is choosing mostly among resales, with Heritage Preserve the builder's remaining supply. A Verandah seller competes on finished homes, mature landscaping, a river village and two courses, and pays for that position with a fee stack that is published layer by layer. Nothing here says one community is better than the other: they are different records, and a buyer comparing them should see both.

Nearby benchmarks on the same county basis

Babcock Ranch, about 6.2 miles north on State Road 31, sits in Charlotte County and is recorded on a different roll, so we do not set its figures beside Verandah's here. Pelican Preserve in Fort Myers is a separate product and a separate market. For a seller, the comparison that matters most is still inside the gate: your product, your neighborhood and your street.

When Is the Right Time to Sell in Verandah?

The right time to sell in Verandah is when your home and its file are ready before the buyer season peaks: in the 12 months to September 25, 2026, the county recorded 64 of 106 sales from January through May 2026, with 20 in March alone. Planning backward from that window protects your price.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Metropolitan Planning Organization 2050 Long Range Transportation Plan; FDOT District One project 441942-2).

What the record shows by month

Recorded dates trail contract dates by the length of the closing, so the contracts behind the March recordings were mostly written in January and February. A home listed by early January meets those buyers.

The road projects buyers read about

There is no State Road 80 widening under construction at Verandah, and the Lee County MPO's 2050 plan programs the widening from State Road 31 to Buckingham Road for 2036 to 2040. Waiting for it is waiting a decade. The near-term project is State Road 31, FDOT project 441942-2, widening to six lanes from State Road 80 to State Road 78 with a high-span Wilson Pigott Bridge, in design with a letting date of July 26, 2028.

The commercial parcel at the entrance

Lee County case DCI2023-00039, "Verandah Commercial, Parcel D," asks to add one standalone fast food restaurant with a drive-through to the commercial tract's schedule of uses. It was filed September 15, 2023 and was still under review on the county's report of August 23, 2026. It is not a rezoning, and no tenant is named. A buyer may ask; we give the case number.

Planning backward from your closing date

Work backward. The estoppel certificates have a 30-day effective period when delivered by hand or electronically and 35 days when mailed, so they are ordered close to contract. The elevation certificate, wind mitigation report, roof inspection and the club's written status come first, because they shape the price. Photography follows the season. If you are buying again, our guide to buying a home in Verandah covers the other side of the table, and Marc Comisar is at (239) 287-5873.

Get Your Free Verandah Home Valuation

You can get a free Verandah home valuation online through our Verandah valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Verandah sales of your own product, neighborhood, size band and position, labelled by window and source, with no obligation.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll file of October 25, 2026).

Request your valuation

Start at the free Verandah home valuation, or Call Jesse direct at (239) 898-6072, text or call. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who answer are the partners at your closing. For the citywide picture, our Fort Myers home valuation page explains how we value homes across the city.

What we send you

We do not send an automated number. We send the recorded sales of your product and neighborhood, the street record, your district line and master assessment, the estoppel and disclosure steps for your associations, the club facts a buyer will ask about, your flood reading and a net sheet like the one above.

What we need from you

Your address, your most recent Lee County tax bill, your closing papers from your purchase, your elevation certificate and wind mitigation form if you have them, your roof permit date, any design review approvals for exterior work, your club status and tier, and your neighborhood association's contact if you have one. A walk-through lets us see condition and position, the two variables no record holds. If you are also buying your next home, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873.

Reviews

McGreevy and Comisar are a top-reviewed Verandah listing team on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The five-star reviews below are quoted exactly as sellers wrote them, with no edits, no combining and no aggregate score.

McGreevy and Comisar is a top-reviewed Verandah listing agent on Google. We publish no aggregate score; these are five-star reviews in the clients' own words, and none of them names Verandah, because we have not trimmed or tailored them.

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review

★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review

When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Request your free Verandah home valuation or Call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers and call Marc at (239) 287-5873.

Verandah Frequently Asked Questions: Seller Edition

These are the questions Verandah owners ask us most, and the questions people type into search about selling here, answered from the Lee County record, the district and association schedules, the club's documents and Florida law. For anything specific to your home, we are glad to look at it with you.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll file of October 25, 2026; district and association 2026 schedules; club membership booklet, April 2026; FEMA National Flood Hazard Layer).

How do I sell my house in Verandah?

Start with a price range built from the recorded sales of your own product and neighborhood, then gather your Lee County tax bill, elevation certificate, wind mitigation report, roof permit date and design review approvals, confirm your club status in writing, and order your estoppel certificates early. List with photography, video and a documented file. Our free Verandah home valuation is the first step.

What is my Verandah home worth?

Your home is worth what recorded sales of the same product, neighborhood, size band and position support. In the 12 months to September 25, 2026, Lee County recorded 106 Verandah sales at a $481,500 median, but that blends single-family homes at $550,000 and condominium units at $262,500. A range built on your own product is the honest answer.

What is the median sale price in Verandah?

The median of the 106 qualified sales Lee County recorded from September 26, 2025 to September 25, 2026 was $481,500. Single-family homes recorded a $550,000 median over 76 sales, and the three condominiums a $262,500 median over 30. The MLS pull of August 28, 2026 showed a $475,000 median over 98 closings on its own window.

How many Verandah homes sold in the last 12 months?

Lee County recorded 106 qualified sales in the 12 months to September 25, 2026: 76 single-family homes and 30 condominium units, totaling $56,532,641. Eleven were first sales of new homes from the builder, by our estimate from the record. Over 24 months the count was 189, and over 60 months 597.

Are home prices dropping in Verandah?

The single-family calendar-year medians moved from $719,750 in 2024 to $660,000 in 2025 and $520,000 in 2026 to date, but the mix inside each year moves too, so a median is not a price index. A lower median can mean more villas and fewer estate homes sold. We compare your home with sales of its own product and street, which is what an appraiser will do.

How long does it take to sell a home in Verandah?

The MLS pull of August 28, 2026 showed a 95-day median time on market over the 94 rows carrying a value, for closings from September 2, 2025 to August 28, 2026. Current days on market: Information not available at time of publishing (checked 2026-10-28). Price, product and preparation decide your number far more than the community figure.

What is the sale-to-list ratio in Verandah?

The MLS pull of August 28, 2026 showed a 95.76 percent average sale-to-list ratio and a 95.84 percent median, meaning the typical seller took roughly four percent off the list price of record. A current figure: Information not available at time of publishing (checked 2026-10-28). The first price does most of the work in a market like that.

How many Verandah homes are for sale right now?

The August 28, 2026 MLS pull showed 36 active listings at a $441,143 median list price, 12 of them in Heritage Preserve. The count today: Information not available at time of publishing (checked 2026-10-28). We pull the current list for your product on the day you call.

Am I competing with a builder in Verandah?

Yes, for now. Neal Communities is delivering Heritage Preserve, and the county recorded eleven builder-direct first sales at a $520,000 median in the 12 months to September 25, 2026 (an estimate). The October 25, 2026 roll shows 32 vacant residential parcels left in Heritage Preserve, so the builder's supply is near its end.

Should I price against the builder's list or resale comparables?

Resale comparables. Builder base prices exclude the homesite, delivered prices often carry incentives, and the builder's closings are first sales on the county record. Pricing a resale against a builder headline is pricing against a number that does not describe your transaction.

Do golf course and water lots sell for more in Verandah?

Position is priced in every market, but we publish no premium percentage for Verandah, because we have not measured one to our standard. We build the paired comparison for your street and position before we set a price, and we show you the sales behind it.

Does my club membership go with the house?

For a property subject to the Verandah Club Declaration, the buyer becomes a member at the Club Membership tier at least and pays the initiation the club sets. The membership is not an asset you sell. The club's rules bar a selling member from advertising the terms of a membership transfer in the MLS, so the buyer gets the terms from the membership office.

Is club membership mandatory in Verandah?

Yes, at the Club Membership tier for every property subject to the Club Declaration: the Membership Plan says each property owner must become a member, bars resignation while the owner still owns in Verandah and states the covenant runs with the land. Full Golf is optional. A small number of legacy properties are not subject to the Declaration, and the club confirms status by address.

What does club membership cost a buyer?

At the club's April 2026 rates, the Club Membership tier is a $25,000 initiation and $3,087.48 a year ($257.29 a month), and Full Golf is a $100,000 initiation and $13,014.60 a year ($1,084.55 a month), with dues and fees subject to sales tax. Initiation fees can change at any time during a fiscal year, so a buyer confirms the figure with the club.

Do I get any of my initiation fee back when I sell?

The April 2026 booklet states that initiation fees are non-refundable. Some legacy members who joined under the November 2007 Membership Plan paid refundable membership deposits, and those refund rights survive under the Plan. If you hold a legacy membership, we read your membership documents with you before listing.

What are the HOA fees in Verandah?

The master association bills $614 to $1,455 a quarter in 2026, by neighborhood. Ten neighborhoods add a neighborhood or condominium assessment that no public source publishes; the estoppel states it. The district assessment, $949.69 to $4,084.27 a year, is a separate line on the tax bill.

Which CDD am I in, East or West?

West if your neighborhood is west of the walking trail behind Brantley Oaks and Lakeview Isles, East if it is east of it. Both districts publish their schedules by neighborhood, and Lee County's taxing authority layer names the district for your parcel. You pay one, never both.

Do I have to pay off the CDD bond when I sell?

No. The district debt service line runs with the parcel on the tax bill, and most sellers leave it in place. West's Series 2013 bonds mature May 1, 2033; East's Series 2016 bonds run to 2037 or 2038 per the district's own documents. A buyer may ask for a prepayment quote, and the contract decides who pays it.

How many estoppel certificates do I need?

One from the master association, ordered through the management company's closing portal, and a second from your neighborhood or condominium association if you have one. The club takes its own estoppel request. Each association may charge up to $299 on a current account under Florida's caps, plus $119 for expedited delivery.

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax, and customarily selects the closing agent; the buyer pays for the lender's policy. The contract controls, and the premium is promulgated by the state, so it is the same at every title company.

How much are documentary stamps on a Verandah sale?

$0.70 per $100 of price, rounded up to the next $100: $1,837.50 at $262,500, $3,370.50 at $481,500, $3,850.00 at $550,000 and $8,925.00 at $1,275,000. In Lee County the seller customarily pays them.

What does it cost to sell a home in Verandah?

Beyond the commission, the fixed costs run from $3,823.00 on a $262,500 condominium to $14,986.50 on a $1,275,000 sale, about 1.2 to 1.5 percent of price, before the settlement fee, lien search, repairs and concessions. We give you a written net sheet before you sign a listing agreement.

What does the buyer pay the association at closing?

The association's realtor page lists a $3,000 Capital Contribution to the Reserve Fund and a Transfer Fee of 0.0025 of the sales price, collected at closing. At $481,500 that is $4,203.75 in total. In a Verandah resale the buyer customarily pays both; the contract controls.

What disclosures must I give before the buyer signs?

The HOA disclosure summary under section 720.401 for a home under the master association, the condominium documents under section 718.503 for a condominium unit, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302, and any known material defect. Your closing agent applies them to your sale.

Does the HOA disclosure summary apply to a condominium sale?

Section 720.401(2) excludes associations governed by chapter 718, so the condominium side of an Idlewild, Pebblebrook or Cottonwood Bend sale runs on section 718.503. Each unit also sits under the master association. How the two regimes combine on your sale is a question for your closing agent or attorney.

What flood zone is Verandah in?

There is no single answer. Of 1,338 residential buildings, 668 are inside FEMA's Special Flood Hazard Area and 670 outside it, across five conditions from Zone AE in a regulatory floodway to shaded Zone X. Whispering Oaks Drive, Arlington Hammock Court and Magnolia Isle Drive sit entirely in shaded Zone X. Your address and elevation certificate decide it.

Do buyers need flood insurance in Verandah?

A buyer with a federally backed mortgage on a home in Zone AE must carry flood insurance; in Zone X it is optional. Under Risk Rating 2.0, flood zone is no longer a pricing variable for National Flood Insurance Program premiums, so the elevation certificate and the structure's features matter as much as the zone.

Should I order a wind mitigation inspection before listing?

Yes. Every Verandah home was built under the Florida Building Code inside the Wind-Borne Debris Region, and Florida requires insurers to offer wind mitigation discounts. A current form in the file lowers the buyer's quote and shortens the inspection conversation.

My roof is original. Is that a problem?

It is a question, not a deal breaker. Florida bars an insurer from refusing a policy solely for the age of a roof under 15 years old, and an older roof can be inspected rather than refused. A roof installed in 2011 or earlier is past 15 years in 2026, so a clean roof inspection report belongs in your file.

Did Hurricane Ian damage Verandah?

The district record notes that only 48 wall sections were lost across more than 17,000 linear feet, and the Verandah East chair stated the community was not severely affected. No home flooding count for Verandah exists in the records we reached. Your own home's repair and claim history is what a buyer will ask about.

Is Verandah a 55+ community?

No. Verandah is an all-ages community; no age restriction appears in its governing documents, and it is not operated as housing for older persons. The 55-plus label that follows it online comes from a third-party listing portal.

Can my buyer rent the home out?

Leasing runs on the association's application process with published fees of $135, $240 or $290, and four neighborhoods need neighborhood approval first. The current minimum lease term and any cap on leases per year are not published on the association's current pages, so an investor buyer must get the current rule in writing before the inspection period ends.

Can I sell my Verandah home off-market?

Yes, if it serves you. A private sale to a known buyer can save time, but it usually narrows the pool. We can test the market privately with our own buyers before a public launch, and we show you what a full launch would likely add before you decide.

How do showings work behind the gate?

Visitors are registered through the Envera system, and the main gate is staffed 24 hours. We register showing agents and buyers in advance, coordinate with your schedule, and report feedback the same day, whether you are here or away for the season.

Should I get a pre-listing inspection?

On an older Bonita Bay Group era home, often yes: it turns surprises into planned repairs or price adjustments before a buyer's inspector finds them. On a newer home with documented systems, a roof and wind mitigation report may be enough. We decide together after the walk-through.

What documents should I gather before listing?

Your Lee County tax bill, deed and closing statement, the master assessment for your neighborhood, your neighborhood or condominium association contact, your club status and tier, your elevation certificate, wind mitigation form, roof permit, design review approvals for exterior work, any LOMA letter, and any warranties, permits and repair invoices.

How do Verandah prices compare with River Hall?

On the same county basis, Verandah recorded 106 sales at a $481,500 median in the 12 months to September 25, 2026, and River Hall Country Club in Alva recorded 76 at $425,000, 47 of them builder-direct first sales by our estimate. They are different records with different products.

Is now a good time to sell in Verandah?

The buyer pool is deepest in winter: 64 of the 106 recorded sales fell from January through May 2026. A home that is priced, documented and photographed before January meets that pool. Your own timing, your next purchase and your tax position matter just as much.

Should I wait for the State Road 80 widening?

No. No widening is under construction at Verandah, and the 2050 plan programs it for 2036 to 2040. The nearer project is State Road 31 north of the entrance, in design with a 2028 letting date.

What do commissions look like after the NAR settlement?

Commissions are negotiable and set in your listing agreement. Since August 17, 2024, buyer-broker compensation offers cannot appear on the MLS, and buyers sign written agreements with their own agents before touring. A seller may still offer compensation or a concession off the MLS as part of the deal.

Can I transfer my homestead benefit when I sell?

Florida's portability rule lets an owner move part of the Save Our Homes assessment benefit from a homestead to a new Florida homestead by applying with the property appraiser where the new home sits, within the deadline the law sets. Start with the property appraiser for the county of your next home.

Who is the best realtor to sell a home in Verandah?

We believe it is the team that prices from the record. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 106 Verandah closings on the Lee County record.

What is my next step to sell in Verandah?

Request a free Verandah home valuation built on sales of your own product, or Call Jesse direct at (239) 898-6072, text or call. Have your tax bill and elevation certificate ready. We send a written pricing plan, the recorded sales behind it and a net sheet. The community guide stays on our Verandah page.

Local Expertise: What Should Sellers Know About Where Verandah Sits?

Local expertise in Verandah means knowing the records behind the gate: unincorporated Lee County with a Fort Myers 33905 mailing address, tax district 066 with Fort Myers Shores Fire, two community development districts, a master association with ten neighborhood layers, a mandatory club tier and five flood conditions. These are the local facts we put in front of every buyer.

Data updated: October 2026 (Lee County GIS taxing authority layer, read October 28, 2026; LEEPA 2026 millage book, final, printed October 9, 2026; School District of Lee County 2026-2027 enrollment plan; FLDOE 2026 school grades; distances as measured for our hub).

Where Verandah sits

Verandah lies between State Road 80 (Palm Beach Boulevard) and the Orange River, east of I-75 and west of Buckingham Road, in unincorporated Lee County with a Fort Myers mailing address, ZIP 33905, outside any city limits. It opened in 2003 under the Bonita Bay Group, passed to The Kolter Group in October 2012, and Neal Communities has built its last homesites since 2018. Our Verandah guide covers the community in full.

Tax district 066 and Fort Myers Shores Fire

Lee County's taxing authority layer places Verandah in tax district 066, with the Fort Myers Shores Fire District and Solid Waste Area 4. The final 2026 millage for district 066 is 13.6123 mills, against 13.8738 proposed in August, and the Fort Myers Shores Fire District's final share is 2.7500 mills, or $275 per $100,000 of taxable value. Buyers who assume a city millage misjudge the bill, so we print the district.

Schools on the zone map

For the 2026-2027 plan the School District of Lee County places a Verandah address in Elementary Proximity Zone D, Middle Proximity Zone JJ and High School East Zone Sub-zone 2. Lee County is a choice system settled by lottery, not neighborhood assignment. Riverdale High, about 3.0 miles from the entrance, carries the International Baccalaureate Diploma Programme; Gateway High in the same sub-zone was graded A in 2026. A buyer confirms the address with the district's locator.

Healthcare within reach

Lee Memorial Hospital's emergency department is 8.9 road miles from Verandah, and Gulf Coast Medical Center, a Level II trauma center, is 13.8 miles. The Tampa General urgent care at Babcock Ranch is about 10 minutes north on State Road 31. The State Road 80 corridor east of Ortiz Avenue has no hospital, a fact buyers ask about.

Utilities and services

Lee County Utilities provides potable water and Florida Power and Light the electricity. Irrigation is non-potable water from Resource Conservation Systems, a private utility billed monthly. Comcast service is in the master assessment through a bulk agreement, and Waste Pro collects trash, recycling and yard waste on Friday. Buyers ask about providers before they ask about finishes, so the providers go in the file.

Visit us

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to review your Verandah product, neighborhood, district, club status and flood file in person, or we can send the same review by email. Start with a free Verandah home valuation, and if you are buying next, see how we represent buyers.

Sources

This Verandah seller guide relies on primary sources: Lee County and its Property Appraiser, the State of Florida, FEMA, the Verandah Community Association, the Verandah East and West Community Development Districts, the Verandah Club, the School District of Lee County, Lee Health, FDOT and the Lee County MPO. Accessed October 2026 unless a line says otherwise.

County records and data

1. Lee County Property Appraiser (roll file of October 25, 2026; recorded qualified sales through September 25, 2026; our analysis): https://www.leepa.org
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026; district 066 on page 36): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
3. Lee County Property Appraiser, property search: https://www.leepa.org/Search/PropertySearch.aspx
4. Lee County GIS, Taxing Authorities layer (district 066, Verandah East and West CDD, Solid Waste Area 4): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/18
5. Lee County Tax Collector, real estate property taxes: https://www.leetc.com/property-taxes/
6. Lee County Clerk of Court, requirements for recording deeds: https://www.leeclerk.org/departments/official-records-services/record-a-document/requirements-for-recording-deeds-1663
7. Lee County Clerk, official records search: https://or.leeclerk.org/LandMarkWeb/
8. Lee County Department of Community Development, planned development applications under review: https://www.leegov.com/dcd/rpts/Documents/DCIUnderReview.pdf
9. Lee County, FEMA flood map changes: https://www.leegov.com/dcd/flood/floodways/femamapchanges
10. Lee County, flood insurance discounts (Community Rating System): https://www.leegov.com/dcd/flood/firm/insurance/discounts
11. Lee County, Flood Insurance Study volume: https://www.leegov.com/dcd/Documents/Flood/FIS/12071CV001D.pdf
12. Lee County, elevation certificate search: https://www.leegov.com/dcd/buildingpermitservice/searchec
13. Lee County Emergency Management, evacuation zones: https://www.leegov.com/publicsafety/evacuation
14. Lee County Emergency Management, Evacuation Zone A map: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf
15. Lee County, Risk Category II wind layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/RiskCategoryII/FeatureServer
16. Lee County Utilities: https://www.leegov.com/utilities
17. Lee County Solid Waste, residential service: https://www.leegov.com/solidwaste/residential
18. Lee County Board of County Commissioners, April 7, 2021 agenda (Verandah entitlement): https://www.leegov.com/dcd/Documents/Agendas/BCC/2021/04/APR072021.pdf

Verandah Community Association

19. Verandah Community Association: https://www.vcalife.com/
20. Realtor Information (capital contribution, transfer fee, thirty-three neighborhoods), read October 28, 2026: https://www.vcalife.com/realtor-information/
21. 2026 Budget and Assessments: https://www.vcalife.com/wp-content/uploads/sites/140/2025/11/2026-Budget-Assessments-Final.pdf
22. What Is the VCA (transition to homeowner control, October 2021): https://www.vcalife.com/what-is-the-vca/
23. About Verandah (acreage, river frontage, trails, open space): https://www.vcalife.com/about-verandah/
24. Declaration of Covenants, Conditions and Restrictions for Verandah: https://www.vcalife.com/wp-content/uploads/sites/140/2022/09/12.2022-Verandah-DCCRs.pdf
25. Supplemental Declarations by Neighborhood: https://www.vcalife.com/folder/08-supplemental-declaration-by-neighborhood/
26. Use Restrictions, September 2025: https://www.vcalife.com/wp-content/uploads/sites/140/2025/09/Use-Restrictions-wCover-9.17.2025.pdf
27. Everyday Living (golf carts, low speed vehicles, parking): https://www.vcalife.com/everyday-living/
28. Exhibit A, Fining Schedule: https://www.vcalife.com/wp-content/uploads/sites/140/2024/10/Exhibit-A-Fining-Schedule.pdf
29. Leasing at Verandah, read October 28, 2026: https://www.vcalife.com/leasing/
30. Verandah Leasing Application, revised December 2025: https://www.vcalife.com/wp-content/uploads/sites/140/2023/09/UPDATED-12.26-2026-Leasing-Application-JT.pdf
31. Gatehouse: https://www.vcalife.com/gatehouse/
32. Envera FAQ: https://www.vcalife.com/wp-content/uploads/sites/140/2024/04/Envera-FAQ.pdf
33. Resident Information packet: https://www.vcalife.com/wp-content/uploads/sites/140/2025/03/Resident-Information.pdf
34. Design Review Guidelines, updated 2026: https://www.vcalife.com/wp-content/uploads/sites/140/2024/10/Design-Review-Guidelines-UPDATED-2026-2.pdf
35. Community Development Districts explainer: https://www.vcalife.com/cdd/
36. Assessment Payment Information: https://www.vcalife.com/payment-information/
37. Association FAQs (contractor hours, irrigation utility): https://www.vcalife.com/faqs-how-do-i/
38. CiraNet closing portal (estoppel orders): https://www.ciranet.com/ClosingPortal/user/login

Verandah East and Verandah West Community Development Districts

39. Verandah East and West CDDs: https://verandahcdds.net/
40. FY2026 Adopted Budget, both districts: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VEWCDDS-budget.pdf
41. FY2026 Verandah East assessment schedule: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VECDD-general-funds.pdf
42. FY2026 Verandah West assessment schedule: https://www.verandahcdds.net/_assets/documents/fy-2026/2026-VWCDD-general-funds.pdf
43. FY2027 Proposed Budget: https://www.verandahcdds.net/_assets/documents/fy-2027/2027-VEWCDDS-budget-proposed.pdf
44. Lee County Ordinance 02-13 (Verandah West CDD): https://www.verandahcdds.net/_assets/documents/general/VWCDD-ordinance-02-13.pdf
45. Lee County Ordinance 05-27 (Verandah East CDD): https://www.verandahcdds.net/_assets/documents/general/VECDD-ordinance-05-27.pdf
46. Verandah East CDD audited financial statements, fiscal 2024-25 (Florida Auditor General): https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20verandah%20east%20community%20development%20district.pdf
47. Verandah West CDD audited financial statements, fiscal 2024-25 (Florida Auditor General): https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20verandah%20west%20community%20development%20district.pdf
48. Verandah East CDD minutes, October 12, 2022 (post-storm wall record): https://verandahcdds.net/_assets/documents/fy-2023/2022-10-12-VECDD-minutes.pdf
49. Johnson Engineering letter on Hammock Creek stormwater, April 30, 2026: https://verandahcdds.net/_assets/documents/news/2026-04-30-VEWCDD-hammock-creek-stormwater-flooding-summary.pdf

Verandah Club

50. Verandah Club, membership page (read October 28, 2026): https://www.verandahgolfclub.com/membership
51. Verandah Club Declaration of Covenants (Lee County Instrument 2013000018787): https://www.verandahlife.com/getmedia/49a0869a-2751-4431-895f-06a11876a08d/Verandah_Club_Declaration_of_Covenants.aspx
52. Verandah Club Amended and Restated Membership Plan: https://www.verandahlife.com/getmedia/ddccc17a-f1e7-4d39-838b-586900295687/Verandah_-_Amended_Restated_Membership_Plan.aspx?ext=.pdf
53. Verandah Club Rules and Regulations: https://www.verandahlife.com/Membership/Rules_Regulations
54. Verandah Club membership booklet, April 2026 (Hampton Golf, club manager): https://issuu.com/hgmarketing/docs/ver_-_membership_collateral_booklet_april_2026
55. Florida State Golf Association, Verandah club record: https://www.fsga.org/Club/Detail/2d2ed9ff-7036-48f3-8e96-6bae2a7986a1
56. Nicklaus Design, Verandah (Whispering Oak): https://nicklausdesign.com/course/verandah/

Builder and developer

57. Neal Communities at Verandah: https://nealcommunities.com/communities/verandah/
58. Neal Communities, Heritage Preserve opening, February 2022: https://nealcommunities.com/neal-communities-opens-heritage-preserve-neighborhood-at-verandah/
59. Neal Communities, January 2018 Verandah release: https://www.nealcommunities.com/blog/neal-comes-home-to-verandah/
60. Business Observer, Kolter buys Verandah, October 8, 2012: https://www.businessobserverfl.com/news/2012/oct/08/kolter-buys-verandah/

State of Florida

61. Section 201.02, Florida Statutes (deed documentary stamp tax): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0201%2FSections%2F0201.02.html
62. Florida Department of Revenue, documentary stamp tax: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
63. Florida Administrative Code rule 69O-186.003 (title insurance rates): https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
64. Section 720.30851, Florida Statutes (HOA estoppel certificates): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.30851.html
65. Section 718.116, Florida Statutes (condominium estoppel certificates): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0718%2FSections%2F0718.116.html
66. Florida House of Representatives, CS/CS/HB 979 (2024) analysis: https://www.flsenate.gov/Session/Bill/2024/979/Analyses/h0979b.JDC.PDF
67. Section 720.401, Florida Statutes (HOA disclosure summary): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
68. Section 718.503, Florida Statutes (condominium resale disclosure): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
69. Section 689.261, Florida Statutes (property tax disclosure summary): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html
70. Section 689.302, Florida Statutes (flood disclosure): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html
71. Section 627.7011, Florida Statutes (roof age and homeowner policies): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
72. Section 627.0629, Florida Statutes (windstorm mitigation discounts): https://www.flsenate.gov/Laws/Statutes/2025/627.0629
73. Section 553.899, Florida Statutes (milestone inspections): https://www.flsenate.gov/Laws/Statutes/2024/553.899
74. Chapter 190, Florida Statutes (community development districts): https://www.flsenate.gov/Laws/Statutes/2024/Chapter190
75. Section 28.24, Florida Statutes (recording fees): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099%2F0028%2FSections%2F0028.24.html
76. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985): https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
77. FDOT District One, SR 31 from SR 80 to SR 78 (project 441942-2): https://www.swflroads.com/project/441942-2
78. FDOT District One, State Road 80 projects: https://www.swflroads.com/projects/Road/SR80
79. Lee County MPO, Long Range Transportation Plan: https://leempo.com/plans/long-range-transportation-plan/

Federal, national and other

80. FEMA Map Service Center: https://msc.fema.gov/portal/search
81. FEMA National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
82. FEMA Risk Rating 2.0, single-family homes: https://www.fema.gov/flood-insurance/work-with-nfip/risk-rating/single-family-home
83. FEMA Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system
84. USGS gauge 02293055, Orange River (tidal stream): https://waterdata.usgs.gov/monitoring-location/02293055/
85. National Association of Realtors, settlement FAQs: https://www.nar.realtor/the-facts/nar-settlement-faqs
86. IRS Publication 523, Selling Your Home: https://www.irs.gov/publications/p523
87. School District of Lee County, school zones: https://www.leeschools.net/student_enrollment/school_zones
88. School District of Lee County, school site locator: https://www.schoolsitelocator.com/apps/leecounty/
89. Florida Department of Education, school grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
90. Lee Health, urgent care locations: https://www.leehealth.org/our-services/urgent-care/urgent-care-near-me
91. Publix, The Shops at Verandah: https://www.publix.com/locations/1039-the-shops-at-verandah

Downloadable Documents

Every document behind the figures in this Verandah seller guide is public. These are the ones a seller here uses most, each linked to the publishing authority's own copy, from the assessment schedules a buyer will compare to the Florida statutes that govern what you must disclose and what an estoppel may cost.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team Verandah sellers call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every listing from the first pricing visit to the closing table.

More about Jesse McGreevy, Marc Comisar and our team on the about page.

• 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

If you are thinking, "I need someone to sell my house in Verandah, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Verandah, The Forest, Fiddlesticks, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

In the last 12 months we tracked 106 Verandah closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Verandah community guide, and for the wider market our Fort Myers guide.

• 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).

Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free Verandah home valuation. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This guide is general information about selling a home in Verandah, not an appraisal and not legal, tax or insurance advice. County sales from the Lee County Property Appraiser roll file of October 25, 2026 and Lee County recorded qualified sales through September 25, 2026, our analysis. Brokered by Domain Realty.