Naples, Florida
Sell your home in The Vineyards with a price built from its own form and neighborhood: 138 recorded resales, 158 MLS closings, the 65 competing listings, the 2027 master fee, estoppel and Collier net sheets, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · Market data from Collier County recorded sales through October 16, 2026 and a Southwest Florida MLS (Matrix) export of October 29, 2026
Selling a home in The Vineyards in North Naples means selling one of three different things: a detached single-family home, an attached villa or a condominium unit, in one of 38 neighborhoods under one master association. This page is about the Vineyards Community Association master plan off Pine Ridge Road and Vanderbilt Beach Road in Naples 34119, in unincorporated Collier County, not the other Florida communities that carry the Vineyards name. Our Vineyards of Naples community guide covers the club, governance, flood mapping and schools; this page is the seller’s side of it, part of our Naples real estate coverage.
The short version: Collier County recorded 52 single-family resales in The Vineyards in the twelve months to October 16, 2026 at a $1,377,500 median, 4 villas at $527,250 and 82 condominiums at $555,000. The MLS export of October 29, 2026 is a different record and window, and this page uses a newer MLS export than our guide.
For a number on your own home, read our Vineyards home valuation guide. If you plan to buy again after you sell, read our guide to buying a home in The Vineyards. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar price a home in The Vineyards from the recorded resales of its own form and neighborhood, not from a community median mixing a Tuscany condominium with a Terracina estate. We date every figure and build the buyer’s file first: both association layers, the 2027 master assessment, the estoppel, the FEMA zone and the gate rules.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Those career totals are the record we bring to a Vineyards listing. For this page we tracked the 138 recorded resales of the last twelve months neighborhood by neighborhood and form by form, the 158 MLS closings and 73 active or pending listings of October 29, 2026, the county’s calendar-year record back to 2016 and 635 recorded repeat sales. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then use the valuation form or Call Jesse direct at (239) 898-6072.
Honors and recognition:
The 2026 county roll carries 2,717 residential parcels in the 38 Vineyards neighborhoods: 1,091 detached single-family homes, 99 attached villas in Napa Ridge Villas and Villa Vistana, and 1,527 units in 14 Chapter 718 condominiums. The master is the Vineyards Community Association, Inc., a Chapter 720 association, Florida corporation N22353. Each neighborhood has its own association too, so every sale runs through at least two associations.
The master declaration was recorded on July 27, 1987, the county lists the Vineyards PUD as built out, and control of the master association passed to the members on January 1, 2016. Of the 52 single-family resales in the last twelve months, the county flags one, in Tierra Lago, as a new build, meaning a rebuilt or late-built home. Price, condition, documents and timing decide the sale.
These are the eight facts a seller in The Vineyards needs in November 2026, each from a dated record: the county sales file through October 16, 2026, the MLS export of October 29, 2026, the Vineyards Community Association’s 2027 approved budget of October 6, 2026, its recorded Declaration, and the FEMA flood mapping.
Selling in The Vineyards right now, on the Southwest Florida MLS (Matrix) export of October 29, 2026, means 158 closings over the prior twelve months: single-family homes at a $1,385,000 median in 51 median days, villas at $530,000 in 59 days and condominiums at $545,000 in 115.5 days, each against its own competition.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Measure | Single-family | Villa | Condominium |
|---|---|---|---|
| Closings, October 29, 2025 to October 29, 2026 | 55 | 9 | 94 |
| Median sold price | $1,385,000 | $530,000 | $545,000 |
| Lowest and highest sale | $489,000 and $2,800,000 | $410,000 and $625,000 | $250,000 and $1,372,000 |
| Median sale-to-list, against the last list price | 95.0% | 96.5% | 94.5% |
| Median days on market | 51 | 59 | 115.5 |
| Median sold price per living square foot | $462 | $276 | $269 |
| Living area of the homes that closed | 1,690 to 4,864 sq ft | 1,483 to 2,086 sq ft | 1,294 to 3,282 sq ft |
| Active on October 29, 2026 | 20 | 1 | 44 |
| Pending on October 29, 2026 | 3 | 0 | 5 |
Source: Southwest Florida MLS (Matrix), Development VINEYARDS, ZIP 34119. All forms together, the 158 closings had a $680,000 median, a 94.7% median sale-to-list, 77 median days and $305 per living square foot; that blended figure describes no actual home and we do not price from it. Sale-to-list is measured against the last list price in the export, so any reduction before the sale is already inside it.
Single-family: 9 of the 55 closed at or above the last list price, 27 closed under 95% of it and 9 under 90%, from 80.3% to 100.4%. The 21 single-family homes that went under contract within 30 days closed at a 96.9% median; the 17 that took more than 90 days closed at 92.9%. Condominium: 6 of 94 closed at or above the last list price, 56 under 95% and 14 under 90%. The 23 condominiums that sold within 30 days closed at a 96.4% median; the 54 that took more than 90 days at 92.8%. All of this is our count from the export’s rows.
A seller in The Vineyards in November 2026 competes against the listings of the same form, usually in the same few neighborhoods: on October 29, 2026 the MLS showed 65 actives, 20 single-family homes at a $1,410,000 median list, 44 condominiums at $514,000 and 1 villa at $549,000, with 8 pending. Nine condominium actives were in Vista Pointe.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Neighborhood (MLS label) | Form | Active | Median list or list prices | Pending |
|---|---|---|---|---|
| Arbor Glen | Single-family | 1 | $3,799,000 | 0 |
| Augusta Falls | Single-family | 1 | $925,000 | 0 |
| Avellino Isles | Condominium | 4 | $1,097,500 | 2 |
| Bellerive | Condominium | 4 | $452,000 | 0 |
| Chardonnay | Condominium | 3 | $299,000 | 1 |
| Clubside Reserve | Condominium | 3 | $489,000 | 1 |
| Concord | Condominium | 3 | $399,000 | 0 |
| Fountainhead | Single-family | 1 | $695,000 | 0 |
| Hammock Isles | Single-family | 1 | $1,499,000 | 0 |
| Laguna Royale | Condominium | 1 | $500,000 | 0 |
| Lalique | Condominium | 3 | $545,000 | 0 |
| Napa Ridge | Single-family and villa rows | 1 | $945,000 | 1 |
| Palo Verde | Single-family | 1 | $1,150,000 | 1 |
| Regency Reserve | Condominium | 3 | $595,000 | 1 |
| San Rafael | Single-family | 1 | $825,000 | 1 |
| Silver Oaks | Condominium | 2 | $369,000, $440,000 | 0 |
| Sonoma Lake | Single-family | 2 | $649,000, $699,000 | 0 |
| Terracina | Single-family | 3 | $2,695,000 | 0 |
| Tierra Lago | Single-family | 2 | $1,600,000, $1,650,000 | 0 |
| Tra Vigne | Condominium | 5 | $395,000 | 0 |
| Tuscany | Condominium | 1 | $319,000 | 0 |
| Valley Oak | Single-family | 4 | $1,410,000 | 0 |
| Venezia Grande Estates | Single-family | 1 | $2,695,000 | 0 |
| Villa Verona | Single-family | 1 | $699,000 | 0 |
| Villa Vistana | Villa | 1 | $549,000 | 0 |
| Vintage Reserve | Condominium | 3 | $725,000 | 0 |
| Vista Pointe | Condominium | 9 | $739,000 | 0 |
Source: Southwest Florida MLS (Matrix) export of October 29, 2026; neighborhood names as the MLS labels them. The MLS files the Napa Ridge single-family homes and Napa Ridge Villas under one label, so that row mixes the two forms. Neighborhoods with no active or pending listing are left out.
Months of supply divides the actives by the average closings per month over the export’s twelve months (our arithmetic): single-family 20 actives against 55 closings, about 4.4 months; condominium 44 against 94, about 5.6 months; all forms together 65 against 158, about 4.9 months. The single villa active works out to about 1.3 months against 9 villa closings.
Twenty single-family actives ran from $649,000 to $3,995,000: four in Valley Oak at a $1,410,000 median list, three in Terracina from $2,550,000 to $3,995,000, and two Tierra Lago homes at $1,600,000 and $1,650,000. Those are the listings your buyer tours the same weekend.
Forty-four condominium actives ran from $285,000 to $1,289,000: nine in Vista Pointe at a $739,000 median list, five in Tra Vigne and four in Avellino Isles. Two of the three Vintage Reserve actives sat above all ten of its closings, $475,000 to $575,000; buyers spot that first.
Collier County recorded 138 qualified resales in The Vineyards from October 17, 2025 to October 16, 2026: 52 single-family homes at a $1,377,500 median, 4 villas at $527,250 and 82 condominium units at $555,000. Over 60 months the record holds 699 resales, and the spread between neighborhoods is wider than the spread between years.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Window | Single-family | Villa | Condominium | All forms together |
|---|---|---|---|---|
| 12 months, October 17, 2025 to October 16, 2026 | 52 at $1,377,500 ($489,000 to $2,800,000) | 4 at $527,250 ($410,000 to $625,000) | 82 at $555,000 ($250,000 to $1,372,000) | 138 at $747,500 |
| 24 months, October 17, 2024 to October 16, 2026 | 103 at $1,315,000 | 10 at $536,500 | 157 at $600,000 | 270 at $774,500 |
| 60 months, October 17, 2021 to October 16, 2026 | 260 at $1,217,500 | 26 at $589,000 | 413 at $605,000 | 699 at $750,000 |
Source: Collier County Property Appraiser sales file, qualified, improved, arm’s-length sales recorded through October 16, 2026, across the 2,717 residential parcels of the 38 Vineyards neighborhoods. The county flags 1 single-family sale in the twelve months, 9 in the 24 months and 15 in the 60 months as new builds, meaning a rebuilt or late-built home recorded within a year of the roll’s year built; they stay inside the single-family figures and are labelled here.
| Neighborhood | Form | 12-month resales | 12-month median or sales | 60-month resales | 60-month median |
|---|---|---|---|---|---|
| Arbor Glen | Single-family | 1 | $2,195,000 (the one sale) | 10 | $1,687,500 |
| Augusta Falls | Single-family | 2 | $899,000, $1,090,000 (the sales) | 8 | $862,000 |
| Camelot Park | Single-family | 0 | none | 5 | $1,025,000 |
| Erin Lake | Single-family | 0 | none | 3 | $742,500 |
| Fountainhead | Single-family | 4 | $655,000 | 18 | $740,000 |
| Glen Lake Estates | Single-family | 1 | $1,175,000 (the one sale) | 6 | $1,370,000 |
| Hammock Isles (Aspen Palms, Banyan Bay, Chestnut Grove) | Single-family | 11 | $1,400,000 | 48 | $1,431,000 |
| Napa Ridge (single-family) | Single-family | 1 | $745,000 (the one sale) | 7 | $760,000 |
| Oak Colony | Single-family | 0 | none | 3 | $875,000 |
| Palo Verde | Single-family | 2 | $1,075,000, $1,150,000 (the sales) | 16 | $963,500 |
| San Miguel | Single-family | 2 | $489,000, $520,000 (the sales) | 9 | $559,000 |
| San Rafael | Single-family | 1 | $550,000 (the one sale) | 9 | $640,000 |
| Sonoma Lake | Single-family | 0 | none | 9 | $600,000 |
| Terracina | Single-family | 6 | $2,200,000 | 15 | $2,275,000 |
| Tierra Lago | Single-family | 5 | $1,775,000 | 17 | $1,320,000 |
| Valley Oak | Single-family | 9 | $1,275,000 | 40 | $1,300,000 |
| Venezia Grande | Single-family | 0 | none | 4 | $3,224,500 |
| Villa Florenza | Single-family | 3 | $1,250,000 | 11 | $1,250,000 |
| Villa Verona | Single-family | 2 | $550,000, $575,000 (the sales) | 9 | $595,000 |
| Wedgewood | Single-family | 2 | $1,775,000, $2,200,000 (the sales) | 13 | $1,750,000 |
| Napa Ridge Villas | Villa | 1 | $410,000 (the one sale) | 8 | $512,500 |
| Villa Vistana | Villa | 3 | $540,000 | 18 | $609,750 |
| Avellino Isles | Condominium | 15 | $1,050,000 | 61 | $1,003,000 |
| Bellerive | Condominium | 5 | $350,000 | 17 | $465,000 |
| Chardonnay | Condominium | 3 | $325,000 | 17 | $380,000 |
| Clubside Reserve | Condominium | 5 | $530,000 | 23 | $605,000 |
| Concord | Condominium | 6 | $370,000 | 31 | $375,000 |
| Laguna Royale | Condominium | 0 | none | 11 | $640,000 |
| Lalique | Condominium | 2 | $360,000, $550,000 (the sales) | 23 | $435,000 |
| Montelena | Condominium | 1 | $700,000 (the one sale) | 6 | $740,000 |
| Regency Reserve | Condominium | 11 | $675,000 | 58 | $723,500 |
| Silver Oaks | Condominium | 4 | $332,500 | 29 | $435,000 |
| Tra Vigne | Condominium | 5 | $375,000 | 19 | $480,000 |
| Tuscany | Condominium | 6 | $304,000 | 28 | $352,500 |
| Vintage Reserve | Condominium | 9 | $530,000 | 35 | $585,000 |
| Vista Pointe | Condominium | 10 | $825,000 | 55 | $855,000 |
Source: Collier County Property Appraiser, qualified resales recorded through October 16, 2026. Where a neighborhood has fewer than three sales in a window we print the sales themselves, because a median of one or two is not a market. The Hammock Isles plat carries three associations, Aspen Palms, Banyan Bay and Chestnut Grove, and the county figures for it are combined.
Your price starts from your own form and neighborhood: the county resales and MLS closings of your building or street, and the listings competing with yours this week. Get a range through the valuation form, read our Vineyards home valuation guide, or Call Jesse direct at (239) 898-6072. Buying as well? Call Marc at (239) 287-5873 or see how we represent buyers.
In The Vineyards the county deed record and the MLS count different things over different windows: the county counted 138 qualified resales recorded from October 17, 2025 to October 16, 2026, and the MLS export counted 158 closings from October 29, 2025 to October 29, 2026. Neither is wrong, and we never combine them.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Form | County qualified resales, 12 months to October 16, 2026 | MLS closings, 12 months to October 29, 2026 |
|---|---|---|
| Single-family | 52 at $1,377,500 | 55 at $1,385,000 |
| Villa | 4 at $527,250 | 9 at $530,000 |
| Condominium | 82 at $555,000 | 94 at $545,000 |
| All forms together | 138 at $747,500 | 158 at $680,000 |
The windows end on different dates, so a closing in late October 2026 is in the MLS and not yet in the county file. A deed reaches the county weeks after closing, so the newest months are thin in the county record. The county keeps only sales its appraiser flags as qualified, arm’s-length and improved, and drops the rest. The MLS counts only listed sales. The two also map neighborhoods differently: the MLS files the Napa Ridge single-family homes and Napa Ridge Villas under one name, and calls Venezia Grande “Venezia Grande Estates”.
We use the county record for resale counts, five-year neighborhood history and repeat sales, because it covers every qualified deed, listed or not. We use the MLS for what only a listing carries: list price, sale-to-list, days on market, bedrooms and living area. Size and price per square foot here come only from the MLS rows.
Price a home in The Vineyards from the closings of your form and neighborhood, then your plan and living area, then condition, view and documents. On the MLS export of October 29, 2026, single-family homes sold at $462 per living square foot at the median and condominiums at $269, so the form alone moves the starting point.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
We take the county resales of your neighborhood over 12, 24 and 60 months, the MLS closings of your neighborhood and plan, and the listings competing with yours on the day, then weigh the factors below in words, not dollars. Every neighborhood table below comes from the Southwest Florida MLS (Matrix) export of October 29, 2026, by neighborhood only, with no house numbers.
The 55 single-family closings of the export sold from $489,000 to $2,800,000 at a $1,385,000 median and $462 per living square foot, in 1,690 to 4,864 square feet. At $820,000 and below the closings came from Fountainhead, San Miguel, San Rafael, Villa Verona and Napa Ridge; at $1,805,000 and above from Terracina, Hammock Isles, Valley Oak, Tierra Lago, Wedgewood and Arbor Glen. A single-family price starts from that neighborhood split.
Nine villa closings, seven in Villa Vistana and two in Napa Ridge Villas, sold from $410,000 to $625,000 at a $530,000 median, $276 per living square foot and a 96.5% median sale-to-list.
The 94 condominium closings sold from $250,000 to $1,372,000 at a $545,000 median and $269 per living square foot, in 1,294 to 3,282 square feet, at a 94.5% median sale-to-list after 115.5 median days. That is the widest and slowest market in The Vineyards, and the building, the plan and the association’s documents carry more of the price than in the single-family market.
Valley Oak is the largest single-family neighborhood, 223 homes on the roll. The county recorded 9 resales in the twelve months at a $1,275,000 median and 40 over 60 months at $1,300,000. The MLS shows 10 closings from $885,000 to $2,500,000; four representative rows, highest sale first:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| August 2026 | 4 beds plus den, 3.5 baths | 3,145 sq ft | $2,695,000 | $2,500,000 | 94 |
| September 2026 | 4 beds, 3 baths | 2,948 sq ft | $1,899,999 | $1,750,000 | 175 |
| December 2025 | 3 beds, 3 baths | 2,451 sq ft | $1,250,000 | $1,118,000 | 117 |
| January 2026 | 3 beds, 2.5 baths | 2,667 sq ft | $895,000 | $885,000 | 10 |
Two Valley Oak homes within 104 square feet of each other, 2,838 and 2,942, closed $1,025,000 apart in June 2026 (our arithmetic). Lot, view and the level of renovation, not size, separated them. The median Valley Oak closing came in at 92.5% of the last list price after 105.5 days (our arithmetic from the rows).
Terracina holds 81 single-family estate homes. The county recorded 6 resales in the twelve months at a $2,200,000 median and 15 over 60 months at $2,275,000, from $1,825,000 to $3,150,000. The MLS shows 6 closings from $1,825,000 to $2,800,000, every one with four bedrooms; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| February 2026 | 4 beds, 4.5 baths | 4,448 sq ft | $2,945,000 | $2,800,000 | 35 |
| November 2025 | 4 beds plus den, 5.5 baths | 3,730 sq ft | $2,450,000 | $2,350,000 | 32 |
| January 2026 | 4 beds, 4 baths | 3,309 sq ft | $2,195,000 | $2,050,000 | 37 |
| March 2026 | 4 beds plus den, 4.5 baths | 3,748 sq ft | $2,000,000 | $1,825,000 | 18 |
The median Terracina closing came in at 94.2% of the last list price after 36 days (our arithmetic).
Hammock Isles is one plat with three associations, Aspen Palms, Banyan Bay and Chestnut Grove, under the Hammock Isles Master Association, 190 homes in all. The county recorded 11 resales in the twelve months at a $1,400,000 median and 48 over 60 months at $1,431,000. The MLS files all three under one name and shows 11 closings from $900,000 to $2,510,000; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| March 2026 | 5 beds, 5.5 baths | 3,770 sq ft | $2,500,000 | $2,510,000 | 4 |
| December 2025 | 3 beds plus den, 3 baths | 2,570 sq ft | $1,850,000 | $1,775,000 | 16 |
| May 2026 | 3 beds plus den, 3 baths | 2,690 sq ft | $1,450,000 | $1,385,000 | 217 |
| December 2025 | 3 beds plus den, 3.5 baths | 3,000 sq ft | $1,000,000 | $900,000 | 6 |
Two Hammock Isles homes went under contract in 4 days, one above its last list price at $2,510,000.
Tierra Lago holds 44 single-family homes. The county recorded 5 resales in the twelve months at a $1,775,000 median, one of them flagged as a new build, and 17 over 60 months at $1,320,000. The MLS shows all 5 closings:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| February 2026 | 4 beds plus den, 4 baths | 2,806 sq ft | $2,275,000 | $2,150,000 | 222 |
| April 2026 | 4 beds, 4 baths | 2,806 sq ft | $1,950,000 | $1,805,000 | 18 |
| April 2026 | 3 beds plus den, 3 baths | 2,505 sq ft | $1,795,000 | $1,775,000 | 111 |
| March 2026 | 3 beds plus den, 4 baths | 2,850 sq ft | $1,495,000 | $1,495,000 | 4 |
| March 2026 | 3 beds plus den, 3 baths | 3,018 sq ft | $1,395,000 | $1,395,000 | 7 |
Two of the five closed at full list price within a week, and the median Tierra Lago closing came in at 98.9% of the last list price (our arithmetic).
Sixteen more single-family neighborhoods carry fewer sales, so the county ladder above prints their sales one by one. At the upper end, Wedgewood recorded $1,775,000 and $2,200,000 in the twelve months, Arbor Glen $2,195,000 and Villa Florenza three resales at a $1,250,000 median. Venezia Grande, the 24-home estate enclave, recorded no resale in the twelve months and two in the 24 months at $3,100,000 and $3,575,000. At the other end, Fountainhead recorded four resales at a $655,000 median, San Miguel $489,000 and $520,000, and Villa Verona $550,000 and $575,000. For these neighborhoods the 60-month record carries the price.
Avellino Isles holds 197 condominium coach homes on the roll, the most resales of any Vineyards neighborhood. The county recorded 15 in the twelve months at a $1,050,000 median and 61 over 60 months at $1,003,000. The MLS shows 16 closings from $769,000 to $1,372,000; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| March 2026 | 3 beds plus den, 3.5 baths | 2,892 sq ft | $1,599,000 | $1,372,000 | 91 |
| October 2026 | 3 beds plus den, 3.5 baths | 2,891 sq ft | $1,250,000 | $1,050,000 | 41 |
| September 2026 | 4 beds plus den, 3.5 baths | 3,282 sq ft | $1,050,000 | $995,000 | 5 |
| August 2026 | 3 beds, 2.5 baths | 2,077 sq ft | $799,000 | $769,000 | 14 |
The three-bedroom plans of 2,077 to 2,196 square feet sold from $769,000 to $845,000; every larger plan sold from $825,000 to $1,372,000. The median Avellino Isles closing came in at 92.4% of the last list price after 97 days (our arithmetic), so the opening price matters here.
Vista Pointe holds 132 mid-rise condominium units built in phases from 2001 to 2019, per our guide’s roster. The county recorded 10 resales in the twelve months at an $825,000 median and 55 over 60 months at $855,000. The MLS shows 11 closings from $595,000 to $955,000; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| January 2026 | 3 beds, 3 baths | 2,551 sq ft | $975,000 | $955,000 | 20 |
| October 2026 | 3 beds plus den, 3 baths | 2,620 sq ft | $899,000 | $860,000 | 20 |
| January 2026 | 2 beds plus den, 2.5 baths | 2,412 sq ft | $809,000 | $780,000 | 215 |
| April 2026 | 2 beds plus den, 2.5 baths | 2,057 sq ft | $595,000 | $595,000 | 232 |
Vista Pointe carried nine actives on October 29, 2026, the most of any Vineyards neighborhood, at a $739,000 median list against an $850,000 median MLS closing.
Regency Reserve holds 240 condominium coach homes, the largest association in The Vineyards. The county recorded 11 resales in the twelve months at a $675,000 median and 58 over 60 months at $723,500. The MLS shows 14 closings from $475,000 to $975,000; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| March 2026 | 3 beds plus den, 3 baths | 2,494 sq ft | $1,050,000 | $975,000 | 152 |
| July 2026 | 3 beds plus den, 3 baths | 2,494 sq ft | $774,900 | $725,000 | 218 |
| April 2026 | 2 beds plus den, 2 baths | 2,058 sq ft | $624,000 | $610,000 | 115 |
| April 2026 | 2 beds plus den, 2 baths | 2,058 sq ft | $550,000 | $475,000 | 224 |
The plan sets the tier: the six closings of 2,058 square feet with two bedrooms and a den sold from $475,000 to $673,000, and the eight larger plans with three bedrooms and a den from $675,000 to $975,000. The median Regency Reserve closing took 140 days (our arithmetic).
Vintage Reserve holds 112 condominium coach homes. The county recorded 9 resales in the twelve months at a $530,000 median and 35 over 60 months at $585,000. The MLS shows 10 closings; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| January 2026 | 2 beds plus den, 2 baths | 2,058 sq ft | $585,000 | $575,000 | 31 |
| June 2026 | 3 beds, 3 baths | 2,498 sq ft | $579,900 | $535,000 | 132 |
| October 2026 | 3 beds, 3 baths | 2,358 sq ft | $529,000 | $485,000 | 18 |
| August 2026 | 3 beds plus den, 3 baths | 2,498 sq ft | $485,000 | $475,000 | 219 |
Ten closings sat inside a $100,000 band, $475,000 to $575,000, across plans of 2,058 to 2,498 square feet, so condition and the date of sale moved these prices more than size did.
Nine condominium neighborhoods were built from 1989 to 2000 per our guide’s roster, and together they hold the entry prices of The Vineyards:
| Condominium | Built (our guide roster) | MLS closings | MLS median or sales | Active October 29 | County 12-month resales | County 12-month median or sales |
|---|---|---|---|---|---|---|
| Bellerive | 1989 to 1992 | 6 | $345,000 | 4 | 5 | $350,000 |
| Chardonnay | 1989 to 1994 | 4 | $298,500 | 3 | 3 | $325,000 |
| Tuscany | 1990 to 1994 | 7 | $295,000 | 1 | 6 | $304,000 |
| Tra Vigne | 1990 to 1996 | 4 | $402,500 | 5 | 5 | $375,000 |
| Silver Oaks | 1993 to 1995 | 6 | $332,500 | 2 | 4 | $332,500 |
| Concord | 1994 to 1998 | 7 | $285,000 | 3 | 6 | $370,000 |
| Laguna Royale | 1995 to 1997 | 0 | none | 1 | 0 | none |
| Clubside Reserve | 1996 to 1997 | 5 | $530,000 | 3 | 5 | $530,000 |
| Lalique | 1997 to 2000 | 3 | $430,000 | 3 | 2 | $360,000, $550,000 (the sales) |
Source: Southwest Florida MLS (Matrix) export of October 29, 2026 and the Collier County Property Appraiser record through October 16, 2026; two records, two windows. Montelena, 33 units built in 2004, recorded one sale in each record at $700,000.
The two villa neighborhoods hold 99 attached homes on platted lots, which are not condominiums. Villa Vistana’s seven MLS closings ran from $490,000 to $625,000; four representative rows:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| May 2026 | 4 beds, 2.5 baths | 2,086 sq ft | $650,000 | $625,000 | 59 |
| October 2026 | 3 beds plus den, 2.5 baths | 2,086 sq ft | $569,000 | $555,000 | 7 |
| October 2026 | 3 beds, 2 baths | 1,790 sq ft | $549,000 | $530,000 | 322 |
| February 2026 | 4 beds, 2.5 baths | 2,086 sq ft | $510,000 | $490,000 | 25 |
Napa Ridge Villas, MLS closings:
| Closed | Beds and baths | Living area | Last list price | Sold price | Days on market |
|---|---|---|---|---|---|
| September 2026 | 3 beds, 2 baths | 1,560 sq ft | $444,900 | $430,000 | 48 |
| December 2025 | 3 beds, 2 baths | 1,483 sq ft | $489,900 | $410,000 | 413 |
The county recorded 18 Villa Vistana resales over 60 months at a $609,750 median and 8 Napa Ridge Villas resales at $512,500.
Inside one neighborhood and one plan, these move the number, and we name them rather than price them: golf, lake or preserve view; renovation of kitchen and baths; roof age and the age of the air conditioning, windows and plumbing; the FEMA zone and any Letter of Map Amendment; whether the home is behind the Arbor gates; for a condominium, the association’s reserves, its structural integrity reserve study and any milestone inspection; and the date of the sale against the competing listings. We do not attach a dollar figure to any of them, because the closings above do not isolate one.
A buyer touring The Vineyards asks about money and rules before price: what the master association charges in 2027, what the neighborhood association charges on top, whether the club is required, whether the home is behind the Arbor gates, the FEMA zone, the insurance, and for a condominium the reserve study and inspections. Written answers hold price.
Before the first showing we assemble the 2027 master assessment for your home, your neighborhood association’s budget, the recorded name of that association for the estoppel, your street’s gate status, the FEMA zone and any Letter of Map Amendment or elevation certificate, the roof and system records, and for a condominium the structural integrity reserve study and any milestone inspection report.
Every Vineyards home pays the master association and its own neighborhood association. Under section 6.8 of the recorded Second Amended and Restated Declaration, the master assessment is levied to each neighborhood association, which collects it from its owners and remits it to the master. The neighborhood bill a buyer sees usually already contains the master share, so we show the two figures separately.
The Vineyards Community Association’s 2027 approved budget, adopted October 6, 2026, sets the master assessment at $1,844.20 a year for every home, $461.05 a quarter, down from $1,965.73 in 2026: $880.48 for master operations and reserves and $963.72 for the mandatory bulk telecom charge. Homes behind the Arbor gates pay $590.02 more for access control, $2,434.22 in all. Seven neighborhoods in the Silver Oaks Boulevard group (Napa Ridge Patio, Napa Ridge Villas, San Miguel, San Rafael, Silver Oaks, Sonoma Lake and Villa Verona) pay $172.73 more, and six in the Vintage Colony Boulevard group (Avellino Isles, Camelot Park, Glen Lake Estates, Regency Reserve, Venezia Grande and Villa Florenza) pay $173.29 more.
Each of the 38 neighborhood and condominium associations bills its own assessment on top of the master share, and none of those fees is published. The figure for your home comes from your association’s current budget and the estoppel certificate, never from a listing’s agent-entered fee field. The neighborhood fee is also where lake maintenance, condominium building exteriors and roofs, neighborhood landscaping, pools and reserves are paid.
The master association directs estoppel requests to the neighborhood sub-association. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027).
Vineyards Country Club membership is optional and separate from buying a home here; it is not bundled into the community’s assessments, and the 2027 master budget carries no club dues line. Per the club’s published 2026 schedule, as checked on the club’s membership page on November 11, 2026, Full Golf is a $180,000 non-refundable initiation with $18,725 in annual 2026 dues and Lifestyle a $60,000 initiation with $8,775 in 2026 dues. Buyers confirm current terms with the club at (239) 353-1500.
The 2027 budget charges access control only to “Owners behind Arbor Gates”, 1,735 of the 2,727 units that pay the master association, about 64% (our arithmetic). We confirm your street’s status and state it, rather than call every Vineyards home gated. The South Gate on Arbor Boulevard runs the access program, and in 2026 the board replaced the gate software with GoAccess.
Under section 718.112(2)(g), a condominium building of three habitable stories or more needs a structural integrity reserve study at least every 10 years, and under section 553.899 such a building needs a milestone inspection by December 31 of the year it reaches 30 years, then every 10 years. Whether a given Vineyards building is covered turns on its height and age; we get the association’s answer in writing.
FEMA’s mapping across the Vineyards census area, as our guide measured it, is mixed: Zone X minimal 39.5%, Zone X 0.2% annual chance 24.3%, Zone AE 18.2% and Zone AH 18.1%, so 36.3% inside a Special Flood Hazard Area. Panel 12021C0401H, effective May 16, 2012, covers about the northern 79% and panel 12021C0403J, effective February 8, 2024, the southern 21%. Base flood elevations run from 10.5 to 13.0 feet NAVD88, and 26 completed Letters of Map Amendment intersect the community.
Under section 718.111(11), a condominium association insures the building, and the unit owner’s policy covers the interior finishes, fixtures, appliances, cabinets and contents the statute excludes from the association policy. A single-family or villa owner insures the home. Lenders require flood insurance in a Special Flood Hazard Area, and underwriters look hard at roof age. We publish no premium figure.
The master Declaration sets no minimum lease term, lease count or lease approval; lessees over six months apply at the South Gate for a barcode, and the signed lease goes to the South Gate on the first day. It allows commonly accepted household pets in reasonable numbers under leash control, with no count or weight limit, and bars boats, trailers and recreation vehicles parked overnight outside a garage. Each neighborhood association can set stricter rules; for your neighborhood, ask for its rules and hand them to the buyer.
A sale in The Vineyards closes through two association layers: the Vineyards Community Association, which requires no purchase approval and publishes no application fee, and your neighborhood or condominium association, which sets its own approval rules and fee. Plan the contract dates around the neighborhood association’s process and the 10-business-day estoppel window.
The Vineyards Community Association publishes no purchase or lease application and no approval fee; its Sales and Leasing page sends estoppel requests to the neighborhood sub-association. Its managing agent is Vineyards Property Management, care of PMP SWFL, on Vineyards Boulevard, (239) 353-1992.
Approval rights, timing and fees are set by each neighborhood’s declaration and are not published in one place, so we ask your association for its application, fee and turnaround the day we list. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112), and the seller’s estoppel certificate is capped at $299 for a current account.
Section 4.5 of the master Declaration conditions ownership by an entity, a trust or co-owners on designating one natural person as the Primary Occupant, changed no more than once in any twelve-month period except on death or transfer of ownership. If your buyer is purchasing through a trust or company, we flag it in the first week.
The association’s Open House Instructions limit open houses to Sundays, 1 to 4 p.m., with two signs no larger than 12 by 18 inches, one at the association entrance and one in front of the home, and a call to the guardhouse 24 hours ahead naming the listing agent. Guests are admitted only when the gatehouse has been notified. Contractors may enter Monday through Saturday, 7 a.m. to 7 p.m., so schedule pre-listing work inside that window.
| Step | When | Who |
|---|---|---|
| Disclosure summary (single-family and villa) or condominium documents | Before or at contract | Seller |
| Estoppel ordered from the neighborhood association | Day 0 or 1 | Seller or closing agent |
| Condominium buyer’s voidability window | 7 days after contract and receipt of documents, excluding weekends and legal holidays | Buyer |
| Neighborhood approval, if required | As the association’s documents set | Buyer, with seller’s help |
| Estoppel certificate delivered | Within 10 business days of the request | Association |
| Closing | As the contract sets | Closing agent, chosen by the buyer by Collier custom |
An illustration of the sequence, not a promise of timing; your contract and your association’s documents set the dates.
A seller in The Vineyards owes the buyer a different disclosure set by form: for a single-family home or villa, the section 720.401 disclosure summary before the contract; for a condominium, the section 718.503 resale documents and a 7-day voidability window; and in every sale the flood disclosure, the property tax disclosure and an estoppel certificate.
A prospective parcel owner “must be presented a disclosure summary before executing the contract for sale”, and on a resale the seller supplies it. Without it the buyer may void the contract “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first”. It is a pre-contract duty, not a closing item.
Section 718.503(2) lets a condominium buyer void the contract “within 7 days, excluding Saturdays, Sundays, and legal holidays”, after signing and receiving the documents. The buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions sheet. Order them before you list.
Section 720.401(2) says it does not apply to an association regulated under Chapter 718. A Vineyards condominium sits under a Chapter 720 master association, so whether a condominium seller also owes the 720.401 summary for the master layer is a question for your closing agent or attorney. This page is information, not legal advice.
The estoppel certificate states what is owed on your home and is the route to every neighborhood figure. The master Declaration contains no capital contribution, working capital or transfer fee; a neighborhood association may charge one, and its estoppel will show it.
Florida contracts carry the section 689.261 statement: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE.” The buyer’s bill resets on purchase, and your Save Our Homes cap, the lower of 3% or the CPI (2.7% for 2026), stays with you. On the 2026 certified roll, millage area 145 totals 9.3696 mills and areas 181 and 189 total 9.4721, the difference being the 0.1025-mill Collier County Lighting levy, a lighting MSTU on those areas only.
Area 145: Arbor Glen, Augusta Falls, Avellino Isles, Camelot Park, Fountainhead, Glen Lake Estates, Hammock Isles, Laguna Royale, Lalique, Oak Colony, Palo Verde, Regency Reserve, Terracina, Tierra Lago, Venezia Grande, Villa Florenza, Villa Vistana, Vintage Reserve, Vista Pointe and Wedgewood. Area 181: Bellerive, Chardonnay, Clubside Reserve, Concord, Montelena, both Napa Ridge neighborhoods, San Miguel, San Rafael, Silver Oaks, Sonoma Lake, Tra Vigne, Tuscany, Villa Verona and Valley Oak. Area 189: Erin Lake.
Under section 689.302, a seller of residential real property must provide a flood disclosure “at or before the time the sales contract is executed”, in force since October 1, 2024, with a flood insurance claims question added from October 1, 2025. We answer it from your records and attach any Letter of Map Amendment or elevation certificate you hold.
There is no community development district in The Vineyards, so no section 190.048 disclosure applies. The 2027 master budget carries no special assessment, every 2027 master schedule is lower than 2026, and the master association’s treasurer reported its reserve accounts fully funded at the end of 2025. Neighborhood and condominium special assessments are not published; the estoppel and the association’s minutes show them.
Selling a home in The Vineyards costs the deed stamps at $0.70 per $100, the negotiated commission, the estoppel certificate and the prorations, while in Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent. At an illustrative 5.0% commission, those seller lines run about 5.7% of price (our arithmetic).
The contract controls; by Collier custom the seller pays the deed’s documentary stamp tax, “70 cents on each $100 or portion thereof”, orders the estoppel and, in a condominium, provides the section 718.503 documents. The buyer pays the owner’s title policy and chooses the closing agent (“These are customs, not laws”), plus any lender’s policy, note stamps of 35 cents per $100 and intangible tax of 2 mills.
The sheets use $545,000, the MLS condominium median; $680,000, the MLS median of all forms together; and $1,385,000, the MLS single-family median, all from the export of October 29, 2026. They apply the deed stamp rate, one estoppel certificate at the $299 cap and an illustrative commission of 5.0%, a labelled example for arithmetic, not our rate and not a recommendation.
| Line | $545,000 sale | $680,000 sale | $1,385,000 sale |
|---|---|---|---|
| Deed stamps at $0.70 per $100 | $3,815 | $4,760 | $9,695 |
| Illustrative commission at 5.0% | $27,250 | $34,000 | $69,250 |
| Estoppel certificate at the $299 cap | $299 | $299 | $299 |
| Owner’s title policy | Buyer, by Collier custom | Buyer, by Collier custom | Buyer, by Collier custom |
| Master capital contribution | None in the master Declaration | None in the master Declaration | None in the master Declaration |
| Total of the seller lines above | $31,364 | $39,059 | $79,244 |
| Proceeds before payoff, prorations and settlement fees | $513,636 | $640,941 | $1,305,756 |
| Seller lines as a share of price | 5.75% | 5.74% | 5.72% |
Our arithmetic, computed in python from the rates shown. If your sale needs a second certificate, from the Hammock Isles master or another layer, each is capped the same way.
How each neighborhood re-bills the master share, quarterly or monthly, is set by that neighborhood. Illustration only: if your neighborhood collects the 2027 master share quarterly in advance and you close on February 15, 2027, the 45 days from February 15 through March 31 of the 90-day quarter come to about $230.53 of the $461.05 master quarter, or $304.28 for a home behind the Arbor gates at $608.56 a quarter (our arithmetic). Your closing agent works the exact figure, neighborhood fee included, from the estoppel.
Collier County taxes are paid in arrears: bills are due November 1, with a 4% discount in November falling 1% a month to March, and are delinquent April 1. A sale before the year’s bill is paid is usually prorated on the latest bill, the seller crediting the buyer for the days the seller owned the home.
A buyer weighing The Vineyards against Pelican Marsh and Village Walk of Naples compares what costs money or limits use: the association layers, the master fee, any district, the club, the flood mapping and the lease rules. The Vineyards column below is sourced; for the other two, the buyer checks each community’s own documents.
| What a buyer compares | The Vineyards, from its own documents | What to confirm for Pelican Marsh or Village Walk of Naples |
|---|---|---|
| Association layers | Master Chapter 720 association plus 38 neighborhood associations, 14 of them condominiums | How many associations a sale runs through |
| Master assessment | $1,844.20 a year for 2027, plus $590.02 behind the Arbor gates | The current schedule for the specific home |
| Neighborhood fee | Set by each association, not published | The fee for the specific home |
| Community development district | None | Whether a district line appears on the tax bill |
| Club | Optional, separate and privately owned; 36 holes | Whether membership is optional or required |
| Flood zone | Mixed; 36.3% of the census area inside a Special Flood Hazard Area | The zone for the specific address |
| Gate | Access control billed to 1,735 of 2,727 paying units | Gate coverage for the specific street |
| Master minimum lease | None in the master Declaration; neighborhoods set their own | The recorded minimum and any cap |
| Forms of home | Single-family, villa and condominium | The forms on offer |
Our Vineyards guide describes Pelican Marsh as another large North Naples master-planned community, over 1,000 acres, with an 18-hole course and optional membership, half the golf holes of The Vineyards; our guide to selling a home in Pelican Marsh covers its seller side. Village Walk of Naples is the separate DiVosta community beside The Vineyards with its own association, and none of its sales are in the figures on this page.
We answer comparisons with The Vineyards’ own documents: the dated 2027 master schedule, your neighborhood’s budget, the absence of a CDD, the optional club, the FEMA zone for your address and the lease rules in writing. For amenities, the club and schools we send buyers to our Vineyards of Naples community guide.
Vineyards sales record unevenly through the year: in the twelve months to October 16, 2026, Collier County recorded 138 qualified resales, 76 of them from February through May 2026, with no more than 13 in any other month. That shows when deeds recorded, not a best month to list.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Month | Recorded resales |
|---|---|
| October 2025 (from October 17) | 4 |
| November 2025 | 9 |
| December 2025 | 7 |
| January 2026 | 8 |
| February 2026 | 18 |
| March 2026 | 21 |
| April 2026 | 20 |
| May 2026 | 17 |
| June 2026 | 11 |
| July 2026 | 9 |
| August 2026 | 13 |
| September 2026 | 1 |
| October 2026 (to October 16) | 0 |
February through May recorded 76 of the 138, or 55.1% (our arithmetic). The single sale in September and none in early October 2026 are partly the recording lag: a deed reaches the county weeks after the closing.
We negotiate a Vineyards sale from the record of your form: in the MLS export of October 29, 2026, single-family homes closed at a 95.0% median of the last list price, villas at 96.5% and condominiums at 94.5%, and the homes that went under contract within 30 days kept more of their price than those that sat.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The median gap between last list price and sold price was $75,000 for single-family homes, $19,000 for villas and $30,000 for condominiums (our arithmetic from the rows). Every earlier price reduction is already inside those figures, because the MLS measures against the last list price.
The slowest sales gave up the most. A Chardonnay two-bedroom closed at 91.0% of its last list price after 495 days, a Concord three-bedroom at 91.1% after 473 days and a Vista Pointe three-bedroom at 86.9% after 414 days. On the single-family side, a Valley Oak home of 3,056 square feet closed at 80.3% of its last list price after 148 days, while a Hammock Isles home closed above its list price in 4 days (our arithmetic from the rows). A price set from your own building or street at the start is usually the price that holds.
Collier County recorded 635 later sales since October 17, 2021 of Vineyards homes that had sold before, at a median change of +81.4% (our arithmetic); many first sales date from the 1990s and 2000s, so that median mixes decades. A few of the largest changes, by form:
| Form | Neighborhood | First sale | Later sale | Change |
|---|---|---|---|---|
| Single-family | Valley Oak | January 2013, $449,900 | June 2026, $2,300,000 | +411.2% |
| Single-family | Hammock Isles | June 2005, $265,000 | February 2026, $1,975,000 | +645.3% |
| Single-family | Terracina | February 2020, $850,000 | October 2022, $3,150,000 | +270.6% |
| Villa | Napa Ridge Villas | April 1995, $147,500 | July 2025, $500,000 | +239.0% |
| Condominium | Silver Oaks | May 2003, $170,000 | March 2024, $550,000 | +223.5% |
Collier County Property Appraiser, qualified sales of the same parcel; neighborhood only. A short hold like the Terracina pair, from February 2020 to October 2022, says more about that one home than about the market.
To get a free valuation of your home in The Vineyards, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply with a range built from the county resales and MLS closings of your own form and neighborhood, the listings competing with yours this week and your net at three prices.
Your range with the sales behind it, the listings competing with yours that week, a net sheet, your 2027 master assessment and gate status, the FEMA zone for your address and the documents to order before you list. Our Vineyards home valuation guide shows the method.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation. An opinion of value from a licensee is not an appraisal.
Sellers in The Vineyards choosing a listing agent can read what clients of McGreevy and Comisar and our Domain Realty Group team say in their own words. McGreevy and Comisar is a top-reviewed Naples listing team; the quotes below are exact client reviews, each labelled with the site where it was posted, from clients across Southwest Florida.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
More client reviews are on our Google Business Profile. We never publish an aggregate rating on this page, and we quote reviews exactly as written.
These are the questions sellers in The Vineyards ask most, answered from the county’s recorded sales to October 16, 2026, the MLS export of October 29, 2026, the Vineyards Community Association’s 2027 budget and recorded Declaration, the FEMA mapping and Florida law. Each answer names its record and stays inside what that record shows.
Price it from the closings of your own form and neighborhood, assemble the buyer’s packet of fees, estoppel, gate status, flood zone and roof records, and write your association’s approval steps into the contract. Call Jesse direct at (239) 898-6072 to start.
It starts with your form and neighborhood. County twelve-month medians to October 16, 2026: single-family $1,377,500, villa $527,250, condominium $555,000, with neighborhoods far above and below. The valuation form on this page returns your own range.
Collier County recorded 138 qualified resales to October 16, 2026: 52 single-family, 4 villa and 82 condominium. The MLS export of October 29, 2026 counted 158 closings in its own window. The two records are never combined.
On the MLS export of October 29, 2026, median days on market were 51 for single-family homes, 59 for villas and 115.5 for condominiums, before the estoppel’s 10 business days and any neighborhood approval.
On October 29, 2026 condominiums carried about 5.6 months of supply against 4.4 for single-family homes (our arithmetic), sold at a 94.5% median of last list price against 95.0%, and took 115.5 median days against 51.
Against the last list price in the October 29, 2026 export: single-family 95.0%, villa 96.5%, condominium 94.5% at the median. Single-family homes that sold within 30 days closed at 96.9%, condominiums at 96.4% (our arithmetic).
The county recorded 76 of the 138 twelve-month resales from February through May 2026, which shows when deeds recorded, not when contracts were written. List when your home and documents are ready and your competition is thin.
Price from Valley Oak’s own record: 9 county resales in the twelve months at a $1,275,000 median, and 10 MLS closings from $885,000 to $2,500,000. Similar sizes closed over $1,000,000 apart, so condition, lot and view carry the price.
Terracina recorded 6 county resales at a $2,200,000 median in the twelve months; Hammock Isles 11 at $1,400,000, combined across its three associations. Order the estoppel under your association’s recorded name.
Avellino Isles recorded 15 county resales at a $1,050,000 median, the most of any Vineyards neighborhood. MLS closings split by plan, $769,000 to $845,000 for the smaller three-bedroom plans and up to $1,372,000 for larger ones.
Vista Pointe recorded 10 county resales at an $825,000 median and had nine actives on October 29, 2026; Regency Reserve recorded 11 at $675,000. Price against your own building’s actives and the closings of your plan.
Twelve-month county medians were $304,000 in Tuscany, $370,000 in Concord, $325,000 in Chardonnay and $332,500 in Silver Oaks. Buyers here ask about reserves, insurance and inspections first, so have the association’s budget and reserve study ready.
Villa Vistana’s seven MLS closings ran from $490,000 to $625,000; Napa Ridge Villas closed at $410,000 and $430,000. With one villa active on October 29, 2026, a well-prepared villa faces little direct competition.
View is a factor we weigh, but the MLS export does not isolate view from size, plan, renovation and neighborhood, so we do not put a dollar figure on it. We show you the closings that share your view.
The 2027 approved master assessment is $1,844.20 a year, $461.05 a quarter, down from $1,965.73. Homes behind the Arbor gates pay $590.02 more, and two boulevard groups about $173 more.
Show both, separately. The master assessment is published; your neighborhood fee is not, and comes from the association’s budget and the estoppel. Your neighborhood collects the master share, so its bill usually already includes it.
The master association sends estoppel requests to your neighborhood sub-association. Where a second layer applies, such as the Hammock Isles master, each certificate is capped at $299 on a current account.
Some neighborhoods are recorded under other names: Aspen Palms is Hammock Isles Custom Homes, Banyan Bay is Hammock Isles Estates, Chestnut Grove is Hammock Isles Villas, and Napa Ridge Homeowners is also recorded as Napa Ridge Patio.
No. Membership is optional and separate from buying a home in The Vineyards. Per the club’s published 2026 schedule, as checked on the club’s membership page on November 11, 2026, Full Golf is a $180,000 initiation and Lifestyle $60,000.
That is the club’s decision under its own terms, and its published 2026 initiation fees are non-refundable. Ask the club at (239) 353-1500 before you list, and promise nothing about membership in the contract.
There is no community development district. On the 2026 certified roll, the 0.1025-mill Collier County Lighting levy, a lighting MSTU, applies in millage areas 181 and 189, not in area 145.
Those duties belong to the association and turn on the building’s height and age. What you owe the buyer is the reserve study or a statement that none has been completed, and any milestone inspection summary, among the section 718.503 documents.
Under section 718.503(2), the buyer may void within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the governing documents, budget, financial statement and reserve and inspection documents, provided at the seller’s expense.
For a single-family home or villa, yes, before the contract. For a condominium the statute excludes Chapter 718 associations, and whether the master layer still calls for it is a question for your closing agent or attorney.
Parts of it. FEMA’s mapping places about 36.3% of the census area inside a Special Flood Hazard Area, in Zones AE and AH along the lakes and preserves, and 63.7% in Zone X. Your address decides your zone.
The master association’s minutes record a damaged fence along Arbor Boulevard and community radio hardware, and its audited 2022 statements record no casualty loss, claim or special assessment. That covers common property only, not any individual home.
At an illustrative 5.0% commission, deed stamps at $0.70 per $100 and one estoppel at the $299 cap, the seller lines come to about 5.7% of price (our arithmetic), before payoff, prorations and settlement fees.
By Collier County custom the buyer pays the owner’s title policy and chooses the closing agent; the seller pays the deed stamps. These are customs, not laws, and the contract controls.
Commissions are fully negotiable and not set by law. Since August 17, 2024, buyers sign a written agreement before touring and offers of compensation are no longer made on the MLS; any seller contribution is negotiated separately.
The buyer’s assessed value resets to just value on the January 1 after the sale. On the 2026 roll the millage is 9.3696 in area 145 and 9.4721 in areas 181 and 189, applied to the buyer’s new taxable value.
They stay with you. Portability lets you move the lesser of $500,000 or the difference between just and assessed value of your prior homestead to a new Florida homestead.
Yes, within the association’s rules: Sundays from 1 to 4 p.m., two signs no larger than 12 by 18 inches, and a call to the guardhouse 24 hours ahead naming the listing agent.
No law requires one, but insurers look hard at roof age, and a buyer’s insurance quote can decide the deal. Have the roof’s age and permit on paper; in a condominium the roof is the association’s.
Condominiums that took more than 90 days closed at a 92.8% median of last list price, against 96.4% for those that sold within 30 days. If your building’s actives undercut you, a reduction usually costs less than another month.
Yes. Jesse leads your sale and Marc your purchase, and we time the two closings together. Call Marc at (239) 287-5873 or see how we represent buyers.
Call Jesse direct at (239) 898-6072. We give you a range, the sales behind it and a net sheet, and if the answer is to wait, we say so.
Sellers in The Vineyards work directly with Jesse McGreevy and Marc Comisar, the #5 real estate team in Florida (RealTrends 2026), who read the county resales by neighborhood and form, the MLS rows by plan, the 2027 master budget and the FEMA mapping before pricing a home here. Jesse leads listings and seller strategy; Marc leads negotiation.
We tracked every recorded Vineyards resale and every MLS closing of the October 29, 2026 export before writing this page.
If you are thinking, “I need someone to sell my house in The Vineyards, 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 Valley Oak, Terracina, Hammock Isles, Tierra Lago, Avellino Isles, Vista Pointe, Regency Reserve, Vintage Reserve, Villa Vistana or any of the other Vineyards neighborhoods, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy lists homes across Naples, Bonita Springs and Estero, and builds a Vineyards price from your neighborhood’s recorded resales, your plan’s closings and the listings competing with yours that week. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida and handles the negotiation when you sell and buy at the same time. If your next home is also here, read our guide to buying a home in The Vineyards. Call Marc at (239) 287-5873.
The Vineyards is a master-planned golf community of 38 neighborhoods in North Naples, ZIP 34119, in unincorporated Collier County, bordered on the west by Interstate 75 at Exit 107 and about ten miles northeast of downtown Naples. For the club, governance, schools and drives, read our Vineyards of Naples community guide. For the citywide seller picture, read our guide to selling a home in Naples, and read more about McGreevy and Comisar.
Every figure on this page about The Vineyards traces to a primary source below: the county and MLS records, the Vineyards Community Association’s own budget, Declaration and notices, the club’s published pages as our guide reported them, state agencies, FEMA and the Florida statutes behind a seller’s duties. We cite no listing portal and no competing brokerage.
These official documents bear most directly on selling a home in The Vineyards: the master association’s 2027 budget, Declaration and gate and open house rules, the state’s estoppel fee schedule and the statutes that set a seller’s duties for single-family, villa and condominium sales. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Vineyards seller | Link |
|---|---|---|---|
| 2027 approved budget package, October 6, 2026 | Vineyards Community Association | The 2027 master assessment, the access-control and boulevard amounts, and the reserve plans | Open the 2027 budget |
| Second Amended and Restated Declaration | Vineyards Community Association | How the master fee is collected, the Primary Occupant rule, pets, vehicles and the estoppel processing fee | Open the Declaration |
| Gate Access Information Sheet | Vineyards Community Association | Barcodes, guests, lessees, vendors and the new owner’s deed and ID at the South Gate | Open the gate sheet |
| Estoppel certificate fee schedule | Florida DBPR | The $299, $119 and $179 caps and the $184 condominium transfer fee cap | Open the fee schedule |
| Section 720.401, disclosure summary | Florida Legislature | The summary a single-family or villa seller presents before the contract | Read section 720.401 |
| Section 718.503, resale disclosure | Florida Legislature | The documents a condominium buyer receives and the 7-day window | Read section 718.503 |
Neighborhood and condominium association budgets, rules and approval forms are not posted on the master association’s site; your association’s manager provides them, and the estoppel certificate is the route to the current account position on your home.
Sellers in The Vineyards can reach McGreevy and Comisar directly: Jesse for a listing and a valuation, Marc for a purchase. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, and every conversation about a single-family home, villa or condominium in The Vineyards is confidential and carries no obligation.
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
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Selling a home in The Vineyards? Get a free valuation through the valuation form, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873 or see how we represent buyers.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export). Collier County recorded sales through October 16, 2026. McGreevy and Comisar, sell your home in The Vineyards with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.