Fort Myers · Florida · 33905

Verandah Homes for Sale in Fort Myers, FL

Verandah homes for sale along the Orange River: 106 county-recorded sales at a $481,500 median, every neighborhood compared, the club, association and CDD costs, flood and evacuation facts, schools and drive times. Updated October 2026.

Back to Fort Myers

Verandah homes for sale sit inside a gated, master-planned golf and river community on State Road 80 (Palm Beach Boulevard) along the Orange River in unincorporated Lee County, ZIP 33905, east of downtown Fort Myers. The Lee County roll counts 1,586 homes in Verandah's twelve plats. Lee County recorded 106 qualified Verandah sales at a median of $481,500 in the 12 months through September 25, 2026 (the newest sale in the county file), from $175,000 to $1,275,000. Verandah is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

Aerial view of Verandah's golf courses, lakes and neighborhoods along the Orange River in Fort Myers, Florida — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Verandah listings, what Verandah homes actually sold for on the Lee County record, how the neighborhoods differ in product and price, which lots carry a recorded club membership, and the association, CDD and tax costs, flood and evacuation facts, schools and drive times that come with a Verandah address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Verandah buyers

Verandah is 1,586 homes on the Lee County roll (1,225 single family and 361 condominium), built from 2003 to 2025 on about 1,456 acres along a 1.75 mile stretch of the Orange River.
Lee County recorded 106 qualified sales in the 12 months through September 25, 2026, at a $481,500 median, against 83 sales at $555,183 in the 12 months before that, a 13.3 percent lower median.
Single-family homes sold at a $550,000 median (76 sales) and condominiums at $262,500 (30 sales) on the same county record.
Verandah is still selling some new homes: 11 of the 106 sales were builder-direct by the county estimate, at a $520,000 median, most of them Neal Communities homes in Heritage Preserve.
Club membership is recorded, but lot by lot: the Amended and Restated Verandah Club Declaration (Lee County Instrument 2024000328868, recorded December 6, 2024) makes the Club Membership tier mandatory only for the lots and units listed in its Exhibit A.
The Verandah Community Association's 2026 schedule runs $614 to $1,455 a quarter by neighborhood, with cable included, and the VCA publishes a $3,000 reserve contribution due at closing.
Two community development districts bill FY2027 assessments of $949.69 to $4,084.27 a year by product type, with bonds ending in 2033 (Verandah West) and 2038 (Verandah East).
Verandah is in taxing district 066 (Fort Myers Shores Fire), unincorporated Lee County, at 13.6123 mills for 2026, not in the City of Fort Myers.
Every Verandah point tested on Lee County's evacuation layer sits in Evacuation Zone A, and FEMA's 2022 maps put streets in zones from AE floodway to shaded X, so the flood zone depends on the address.
No age restriction is recorded in the 2002 master Declaration or the Club documents, and leasing is allowed with a 30-day minimum and at most three leases a year.

Verandah homes for sale right now

Verandah homes for sale are linked below, filtered to the Verandah development and sorted by price, with separate searches for houses and for condominiums and coach homes. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Verandah home is in Fort Myers, FL 33905, so homes for sale in Verandah Fort Myers FL and homes for sale in Verandah Fort Myers Florida searches return the same set.

Ready to tour Verandah homes?

Tell us which neighborhoods, home type and price range you are weighing and a Domain Realty Group agent will set up gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Verandah sell for?

Verandah homes sold at a median of $481,500 on the Lee County record across 106 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $175,000 to $1,275,000. Single-family homes sold at a $550,000 median and condominiums at $262,500. The 12 months before that recorded 83 sales at $555,183. Data updated: October 2026. We tracked every qualified Verandah sale on the Lee County file, neighborhood by neighborhood, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	106	$481,500	$175,000	$1,275,000	$238
12 months, single family	76	$550,000	$283,000	$1,275,000	$266
12 months, condominium	30	$262,500	$175,000	$415,000	$155
12 months, resale	95	$475,000	$175,000	$1,275,000	$238
12 months, builder-direct (estimate)	11	$520,000	$435,000	$1,037,830	not computed
Prior 12 months, all homes	83	$555,183	$190,000	not shown	$275
Prior 12 months, single family	69	$625,000	$335,000	not shown	$286
Prior 12 months, condominium	14	$286,000	$190,000	$350,000	$181
24 months, all homes	189	$505,000	$175,000	not shown	$253

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. Two multi-parcel deeds are excluded from every median. The prior-period high is left out because it rests on a single unexplained outlier parcel. The county median moved down 13.3 percent, from $555,183 to $481,500, while the number of sales rose from 83 to 106.

The Verandah price trend since 2015

The county record shows a community that has been building and reselling at the same time for a decade. Builder-direct sales, estimated as the first qualified sale within one year of the year built, appear in every year of the series, peaking at 68 in 2023 and falling to 5 in 2026 to date.

Year	Sales	Median	Single family (sales / median)	Condo (sales / median)	Builder-direct sales	Median $ per heated sq ft
2015	124	$361,260	95 / $400,000	29 / $160,000	49	$169
2016	124	$370,640	95 / $409,755	29 / $173,000	52	$178
2017	145	$346,093	109 / $405,120	36 / $154,950	52	$168
2018	149	$337,755	96 / $393,450	53 / $175,000	20	$166
2019	116	$373,900	84 / $426,970	32 / $171,000	23	$177
2020	170	$405,000	135 / $448,000	35 / $178,500	38	$189
2021	165	$450,000	120 / $533,590	45 / $230,000	44	$220
2022	149	$685,000	116 / $716,214	33 / $319,000	59	$319
2023	149	$525,000	78 / $702,905	71 / $375,000	68	$267
2024	87	$644,349	72 / $719,750	15 / $300,000	23	$297
2025	89	$555,000	73 / $660,000	16 / $272,500	19	$279
2026 (to date)	83	$455,000	57 / $520,000	26 / $259,000	5	$231

Source: Lee County Property Appraiser sale files by calendar year. The 2022 median of $685,000 and $319 per square foot are the high points of the series. The 2023 overall median fell to $525,000 even though single-family homes held near $702,905, because 71 of that year's 149 sales were condominiums.

New construction versus resale in Verandah

Of the 106 sales in the latest 12 months, 95 were resales at a $475,000 median and 11 were builder-direct at a $520,000 median, from $435,000 to $1,037,830. Nine of the eleven were Heritage Preserve homes built in 2025 on Heritage Pines Drive and Heritage Preserve Drive; one was a 2025 Winding River home at $1,037,830 and one a 2025 Royal Palm home at $624,000. Neal Communities' Verandah page, read October 27, 2026, lists new construction "from the Mid $400s" and showed 8 move-in-ready homes that day, with its sales center at 11568 Verandah Palm Court. Neal's plan prices start at $275,990, a house-only base price, not a delivered home price.

Price bands in the last 12 months

Of the 106 recorded sales, 23 closed at $300,000 or less, 15 between $300,000 and $400,000, 19 between $400,000 and $500,000, 29 between $500,000 and $750,000, 10 between $750,000 and $1,000,000, and 10 between $1,000,000 and $2,000,000. No Verandah sale in the window reached $2,000,000. The $500,000 to $750,000 band was the busiest, and it holds most of the newer single-family neighborhoods and the mid-size older homes.

The highest and lowest recent Verandah sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built	Neighborhood
11636 Winding River Dr	November 24, 2025	$1,275,000	2,906	2023	Winding River
12650 Oak Bend Dr	April 22, 2026	$1,264,000	3,652	2006	Oak Bend (Verandah plat)
12261 Hammock Creek Way	November 14, 2025	$1,250,000	3,567	2005	Hammock Creek (Verandah plat)
12671 Oak Bend Dr	October 1, 2025	$1,200,000	3,372	2007	Oak Bend (Verandah plat)
11640 Winding River Dr	December 31, 2025	$1,200,000	2,698	2019	Winding River

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built	Neighborhood
3190 Cottonwood Bnd #1003	January 16, 2026	$175,000	1,867	2006	Cottonwood Bend
3100 Cottonwood Bnd #1902	February 27, 2026	$185,000	1,833	2006	Cottonwood Bend
3231 Cottonwood Bnd #303	March 23, 2026	$195,000	1,867	2006	Cottonwood Bend
3110 Meandering Way #201	September 3, 2026	$200,000	1,690	2004	Idlewild
13091 Pebblebrook Point Cir #101	January 13, 2026	$210,000	1,532	2007	Pebblebrook

Price per square foot in Verandah

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $238 per square foot for all homes, $266 for single-family homes and $155 for condominiums. The calendar-year peak was $319 in 2022, and 2026 to date sits at $231. Verandah's condominium figure is low per foot partly because the median Verandah condominium is large, at 1,690 heated square feet.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.

Verandah neighborhoods compared

Verandah is 33 neighborhoods on the Verandah Community Association's 2026 assessment schedule, recorded on the Lee County roll under twelve plat names, several of which do not carry the Verandah name. The neighborhood decides the product, the lot width, the dues, the CDD line and whether a club membership is attached. Data updated: October 2026.

Plat group (county legal name)	Homes	Product	Year built	Median heated sq ft	24-month sales	24-month median
Verandah (numbered units: villa, production and custom streets)	725	Single family	2003 to 2025	2,579	72	$611,500
Pebblebrook at Verandah	148	Condominium	2006 to 2023	1,762	22	$314,000
Idlewild at Verandah	112	Condominium	2003 to 2005	1,555	10	$262,500
Cottonwood Bend at Verandah	101	Condominium	2005 to 2006	1,833	12	$210,750
Fairway Cove (Parcel 125)	93	Single family	2013 to 2017	1,958	5	$512,000
Heritage Preserve (Parcels 131 East and West)	88 improved, 108 platted	Single family	2022 to 2025	1,778 to 2,332 plans	see below	see below
Woodhaven (Parcel 126)	72	Single family	2014 to 2020	2,524	2	$777,500
Amblewind Cove (Parcel 133)	54	Single family	2018 to 2022	2,064	7	$550,000
Magnolia at Verandah	51	Single family	2020 to 2022	2,332	3	$780,000
Willow Ridge (Parcel 132)	42	Single family	2017 to 2022	1,979	6	$562,500
Torrey Pines (Parcel 127 South)	26	Single family	2016 to 2023	2,902	1	$1,242,000
Willow Bend (Parcel 128)	24	Single family	2016 to 2018	1,932	1	$460,000
Winding River (Parcel 102)	24	Single family	2019 to 2025	2,698	4	$1,118,915
Edgewater Trace (Parcel 127 North)	22	Single family	2021 to 2025	2,698	7	$1,100,000
Royal Palm	14	Single family	2014 to 2025	2,191	4	$642,000

Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, 24 months to the October 27, 2026 index; Heritage Preserve counts from the Lee County parcel layer read October 27, 2026, because the county index lists most Heritage Preserve homes lot by lot. A one-home Cedar Hammock pocket and one Willow Bend 128A home are counted in the community total but left out of the table. A median of one to six sales is a range, not a price.

Neighborhood (VCA and CDD name)	2026 VCA dues per quarter	FY2027 CDD per year	Club Membership on Exhibit A
Cottonwood Bend	$614	$949.69 (West, town homes)	Selected units only
Pebblebrook	$614	$1,011.83 (West, coach home)	Selected units only
Idlewild	$618	$1,011.83 (West, coach home)	Selected units only
Lakeview	$653	$1,208.80 (West, villa 50)	Check the lot
Otter Bend	$732	$1,929.27 (East, villa 60-1)	Check the lot
Orangetree Bend	$762	$1,381.54 (West)	Check the lot
Shady Bend	$834	$1,554.28 (West)	Check the lot
River Point	$960	$2,072.59 (West, custom 85)	Check the lot
Cedar Hammock	$971	$2,929.27 (East, SF 85-2)	Check the lot
Cypress Marsh	$981	$2,072.59 (West, custom 85)	Check the lot
Torrey Pines	$989	$3,292.27 (East, SF 85-1)	Whole plat
Willow Ridge	$1,074	$1,945.27 (East, SF 50)	Whole plat
Fairway Cove	$1,083	$1,945.27 (East, SF 50)	Whole plat
Mossy Oak	$1,087	$2,677.18 (West, custom 100)	Check the lot
Oak Bend	$1,091	$2,677.18 (West, River Village)	Check the lot
Amblewind Cove	$1,096	$1,945.27 (East, SF 50)	Whole plat
Sanctuary Point	$1,099	$2,677.18 (West, custom 100)	Check the lot
Arlington Oaks	$1,101	$4,084.27 (East, SF 100-1)	Check the lot
Willow Bend	$1,101	$1,945.27 (East, SF 50)	Whole plat
Whispering Oaks	$1,104	$3,829.27 (East, SF 100-2)	Check the lot
Brantley Oaks	$1,112	$3,829.27 (East, SF 100-2)	Check the lot
Hammock Creek	$1,112	$2,677.18 (West, River Village)	Check the lot
Magnolia	$1,129	$1,945.27 (East, SF 50)	Lots 65 to 115
Heritage Preserve	$1,136	$1,945.27 (East, SF 50)	Lots 142 to 249
Bramble Cove	$1,195	$1,208.80 (West, villa 50)	Check the lot
Woodhaven	$1,192	$2,329.27 (East, villa 60-3)	Whole plat
Citrus Creek	$1,270	$1,629.27 (East, villa 60-2)	Check the lot
Sabal Point	$1,411	$1,729.27 (East, SF 70-3)	Check the lot
Edgewater Trace	$1,417	$2,992.12 (East, SF 75)	Check the lot
Winding River	$1,426	$2,059.51 (West, production 70-1)	Lots 116 to 141
Palmetto Grove	$1,455	$2,329.27 (East, SF 70-2)	Check the lot

Sources: Verandah Community Association 2026 budget and assessment schedule; Verandah East and West CDD FY2027 budget; Amended and Restated Verandah Club Declaration, Exhibit A (Instrument 2024000328868). Royal Palm pays $1,119 or $1,183 a quarter and $1,474.07 or $1,208.80 to the CDD depending on lot width. "Check the lot" means Exhibit A lists selected lots or units in the older numbered units, so the status of one address must be matched against the recorded exhibit.

Pebblebrook at Verandah

Pebblebrook is the largest Verandah condominium neighborhood: 148 coach-home units built 2006 to 2023 on Pebblebrook Point Circle and Pebblebrook Ridge Court, with a 1,762 square foot median heated area. It recorded 22 sales in 24 months at a $314,000 median, and 14 sales in the latest 12 months from $210,000 to $415,000. The highest, $415,000 for a 1,872 square foot unit built in 2023 on Pebblebrook Ridge Court, was the top condominium sale in Verandah. Pebblebrook pays $614 a quarter to the VCA and has its own condominium association.

Idlewild at Verandah

Idlewild is 112 coach-home condominium units in four-unit buildings on Meandering Way, built 2003 to 2005, the oldest homes in Verandah, with a 1,555 square foot median. The county recorded 10 sales in 24 months at a $262,500 median, and 9 in the latest 12 months from $200,000 to $300,000. Idlewild pays $618 a quarter to the VCA, and its own association approves leases before the VCA does.

Cottonwood Bend at Verandah

Cottonwood Bend is 101 condominium units built 2005 and 2006 on Cottonwood Bend, with a 1,833 square foot median heated area. It recorded 12 sales in 24 months at a $210,750 median, and its 7 sales in the latest 12 months, from $175,000 to $215,000, include the three lowest Verandah sales of the year. Cottonwood Bend carries the lowest VCA quarterly ($614) and the lowest CDD line ($949.69 a year). Its streets are mapped in FEMA Zone AE, including floodway, with a 10 foot base flood elevation.

Lakeview and the villa streets

Lakeview is a detached-villa neighborhood on Lakeview Isle Court, about 80 homes of 1,641 to 2,200 square feet that the archived developer page credits to Centex. Lakeview Isle Court recorded 9 sales in the latest 12 months, from $340,000 to $527,500. Bramble Cove, another villa street, recorded 5 sales from $283,000 to $555,000, and Orangetree Bend recorded 3, from $458,000 to $600,000. These villas pay $653 to $1,195 a quarter to the VCA by neighborhood.

Otter Bend and Citrus Creek

Otter Bend (45 villa lots in the Verandah East CDD) recorded 5 sales on Otter Bend Circle in the latest 12 months, from $445,000 to $775,000, and pays $732 a quarter to the VCA and $1,929.27 a year to the CDD. Citrus Creek (30 villas of 1,834 to 2,198 square feet, Wyman Stokes per the archived developer page) recorded one sale, $478,000, and pays $1,270 a quarter and $1,629.27 a year. Otter Bend's own association approves leases first.

Shady Bend, Sabal Point and Palmetto Grove

These three single-family neighborhoods sit on 70 foot lot classes. Shady Bend (44 homes, landscape maintenance included, built by Lyons Housing and Arthur Rutenberg per the archived developer page) recorded 4 sales from $390,000 to $680,000. Sabal Point (29 homes) recorded 3 from $429,900 to $542,000, and Palmetto Grove (34 homes) recorded 3 from $515,000 to $739,000. Palmetto Grove's $1,455 a quarter is the highest VCA rate in Verandah.

The custom estate streets of Verandah West

Cypress Marsh (54 homesites), River Point (43), Mossy Oak (41, wrapping the 18th fairway), Shadetree Point (8), Sanctuary Point (29), Hammock Creek and Oak Bend are the custom-built River Village and 85 to 100 foot lot neighborhoods. They hold three of the five highest 12-month sales: $1,264,000 and $1,200,000 on Oak Bend Drive and $1,250,000 on Hammock Creek Way; Cypress Marsh Drive recorded $1,170,000. Sanctuary Pointe recorded $950,000 and $1,025,000, River Point $890,000 and Mossy Oak $850,000.

Brantley Oaks, Whispering Oaks, Arlington Oaks and Cedar Hammock

The estate neighborhoods of Verandah East sit on 85 and 100 foot lots and carry the highest CDD lines: $3,829.27 a year in Brantley Oaks (23 lots) and Whispering Oaks (31), $4,084.27 in Arlington Oaks (31 lots on Arlington Hammock Court) and $2,929.27 in Cedar Hammock (38). A Cedar Hammock View Court home built in 2009 sold for $1,125,000 in March 2026. Whispering Oaks Drive and Arlington Hammock Court are mapped in shaded Zone X.

Fairway Cove

Fairway Cove is 93 single-family homes on 50 foot lots, built 2013 to 2017, platted in 2013 during Kolter's ownership, with a 1,958 square foot median heated area. It recorded 5 sales in 24 months at a $512,000 median; the three 12-month sales on Fairway Cove Court were $649,000, $512,000 and $475,000. The whole plat is listed on the club's Exhibit A, so every Fairway Cove home carries the Club Membership tier. VCA dues are $1,083 a quarter and the CDD line is $1,945.27.

Woodhaven

Woodhaven is 72 single-family homes built 2014 to 2020 on Woodhaven Circle, platted in 2014, with a 2,524 square foot median heated area, larger than the other Kolter-era plat. Only 2 sales were recorded in 24 months, at a $777,500 median, so Woodhaven listings are infrequent. The whole plat is on Exhibit A. Woodhaven pays $1,192 a quarter to the VCA and $2,329.27 a year to the Verandah East CDD.

Amblewind Cove

Amblewind Cove is 54 single-family homes on 50 foot lots, built 2018 to 2022 under plat Instrument 2017000200653, with a 2,064 square foot median. It recorded 7 sales in 24 months at a $550,000 median, and 4 in the latest 12 months from $490,000 to $588,000. All 54 lots are on Exhibit A. VCA dues are $1,096 a quarter and the CDD line is $1,945.27 a year.

Willow Ridge and Willow Bend

Willow Ridge (42 homes, built 2017 to 2022, 1,979 square foot median) recorded 6 sales in 24 months at a $562,500 median, and 3 in the latest 12 months from $463,500 to $575,000 on Willow Ridge Court. Willow Bend (24 homes, built 2016 to 2018) recorded one sale, $460,000. Both are 50 foot lot plats in the Verandah East CDD at $1,945.27, both are wholly on Exhibit A, and they pay $1,074 and $1,101 a quarter to the VCA.

Magnolia at Verandah

Magnolia is 51 single-family homes on lots 65 to 115, built 2020 to 2022 under a 2019 plat, with a 2,332 square foot median heated area. The county recorded 3 sales in 24 months at a $780,000 median, including $762,000 on Magnolia Isle Drive in December 2025. Magnolia Isle Drive is mapped in shaded Zone X. Magnolia pays $1,129 a quarter to the VCA, $1,945.27 to the CDD, and its lots are on Exhibit A.

Heritage Preserve

Heritage Preserve is the newest Verandah neighborhood: Neal Communities opened it in February 2022 as "the last new neighborhood being built in Verandah," with 108 platted lots (142 to 249) of one-story Celebration Series homes from 1,778 to 2,332 square feet. The parcel layer showed 88 improved and 20 vacant lots on October 27, 2026. Eleven Heritage Preserve sales in the latest 12 months ran from $435,000 to $787,998, nine of them builder-direct. Dues are $1,136 a quarter, the CDD line $1,945.27, and every lot is on Exhibit A.

Torrey Pines and Edgewater Trace

Torrey Pines (26 homes on 85 foot lots, built 2016 to 2023) has the largest median plan among the newer plats, 2,902 heated square feet; its single recorded sale in 24 months was $1,242,000. Edgewater Trace (22 homes built 2021 to 2025, 2,698 square foot median) recorded 7 sales in 24 months at a $1,100,000 median, including $1,100,000 and $945,000 in the latest 12 months. Their CDD lines are $3,292.27 and $2,992.12.

Winding River

Winding River is 24 single-family homes on Verandah lots 116 to 141, built 2019 to 2025 on Winding River Drive, with a 2,698 square foot median. It holds two of the five highest 12-month sales, $1,275,000 and $1,200,000, plus a builder-direct sale of $1,037,830 and a resale of $840,000, and its 24-month median is $1,118,915. Winding River pays $1,426 a quarter to the VCA and $2,059.51 a year to the Verandah West CDD.

Royal Palm

Royal Palm is a small Neal-era plat of 14 single-family homes on the county index (16 improved plus 2 vacant lots on the parcel layer), built 2014 to 2025 on Verandah Palm Court, near the Neal sales center. Lots 1 to 11 and 22 to 25 are 65 foot lots and lots 12 to 21 are 50 foot lots. Its 12-month sales were $660,000, a builder-direct $624,000 and $390,000; the 24-month median is $642,000 on 4 sales.

Is a club membership required in Verandah?

Verandah club membership is required only on the lots and units listed in Exhibit A of the Amended and Restated Verandah Club Declaration, Lee County Instrument 2024000328868, recorded December 6, 2024. Section 2.2 makes the Club Membership tier mandatory for every listed residential unit; lots not listed are Voluntary Membership Lots. A buyer must check the specific lot against Exhibit A.

Which Verandah lots are on Exhibit A

Exhibit A lists whole plats for Amblewind Cove (lots 1 to 54), Fairway Cove, Woodhaven, Willow Bend, Willow Ridge, Torrey Pines, Magnolia (lots 65 to 115), Heritage Preserve (lots 142 to 249) and Winding River (Verandah lots 116 to 141). In the older numbered Verandah units it lists selected lots by block, and in Cottonwood Bend, Idlewild and Pebblebrook it lists selected condominium units. The Club's own site notes that some properties hold no membership rights. Because the exhibit was recorded as a scanned list, ask the title agent or the Club for its letter on the exact address.

Recorded club fees and dues, January 2024

Category (Exhibit C, "existing as of January 2024")	Initiation	Annual dues	Monthly
Club Membership	$21,000	$2,334.60	$194.55
Full Golf	$75,000	$10,904.52	$908.71

Source: Amended and Restated Verandah Club Declaration, Instrument 2024000328868, Exhibit C. All amounts are subject to sales tax. These are the recorded January 2024 figures, not a 2026 price list: the Club's April 2026 membership brochure is published without prices, and current dues are issued by the Club on request.

The 15 percent dues ceiling

Section 6.1 of the 2024 declaration caps dues increases at 15 percent per year, compounding, measured from the Exhibit C figures, and a year without an increase does not forfeit the later room. The declaration's own example takes $1,000 to $1,322.50 by 2026. On the recorded Club Membership dues of $2,334.60, that arithmetic gives ceilings of $3,087.51 for 2026 and $3,550.63 for 2027; for Full Golf, $14,420.99 and $16,584.41. These are ceilings, not published dues.

Who owns the Verandah Club

The recorded 2024 declaration names Verandah Development LLC as Club Owner, and the VCA says the Club is owned by Kolter. Section 25.1 lets the Club Owner amend or terminate the declaration "without the joinder or consent of any person or entity whatsoever," so the 15 percent ceiling is a term the owner can change. The 2024 declaration replaced the 2013 Club Declaration, Instrument 2013000018787, and its section numbers.

What does it cost to own in Verandah?

Verandah ownership costs stack in up to five layers: the Verandah Community Association's quarterly dues, a Verandah East or Verandah West CDD assessment on the tax bill, property tax at the district 066 rate, club dues on Exhibit A lots, and a condominium association fee in the three condominium neighborhoods. We print only figures with a dated source. Data updated: October 2026.

Cost layer	Amount	Period and source
Verandah Community Association dues	$614 to $1,455 a quarter ($2,456 to $5,820 a year), cable included	2026 VCA assessment schedule
Capital contribution to the VCA reserve	$3,000, paid at closing	VCA realtor information page, read October 27, 2026
VCA transfer fee	0.0025 of the sales price on the VCA page; clause deleted by a March 2024 amendment	Record conflicts; the estoppel certificate decides
Verandah East or West CDD	$949.69 to $4,084.27 a year by product	FY2027 budget, unchanged from FY2026
Property tax, district 066	13.6123 mills	Lee County 2026 millage book
Club Membership dues on Exhibit A lots	$2,334.60 a year recorded (January 2024); ceiling $3,087.51 for 2026	Instrument 2024000328868, Exhibit C
Condominium association (Cottonwood Bend, Idlewild, Pebblebrook)	Not published	Ask the seller for the last two statements

Verandah Community Association dues

The Verandah Community Association is the master association for all 33 neighborhoods, managed by RealManage, with an owner-elected board since the developer's Class B membership ended October 1, 2021. Its 2026 quarterly schedule runs from $614 in Cottonwood Bend and Pebblebrook to $1,455 in Palmetto Grove, due January 1, April 1, July 1 and October 1. That is $205 to $485 a month on the VCA line alone, before the CDD and any club dues.

What the VCA budget pays for

The 2026 approved VCA budget totals $6,273,029 in revenue. Its largest lines are a bulk Comcast cable contract of $1,625,235, common-area landscape and irrigation of $1,295,426, administration of $1,219,272, neighborhood landscape maintenance of $1,113,419 and community patrol and gatehouse operations of $576,587. The reserve fund is projected to end 2026 at $4,887,627, with $255,000 of capital contributions budgeted for the year.

The capital contribution and the transfer fee conflict

The VCA's buyer page lists a $3,000 capital contribution to the reserve at closing and a transfer fee of 0.0025 of the sales price. The record conflicts on the transfer fee: the 2022 Declaration compilation set it in Section 8.11(e), and a March 2024 amendment, Instrument 2024000089290, deleted subsection 8.11(e), yet the VCA still published the 0.0025 rate on October 27, 2026. The VCA's estoppel certificate, issued through RealManage, decides what is charged at closing.

The Verandah East and Verandah West CDDs

Verandah sits in two Chapter 190 community development districts managed by Wrathell, Hunt and Associates: Verandah East (652.6 acres) and Verandah West (777.9 acres). Each assessment combines debt service on the district's bonds with an operations and maintenance charge, and is collected as a non-ad valorem line on the Lee County tax bill with a 4 percent early-payment discount built in. FY2027 runs October 1, 2026 to September 30, 2027, and every FY2027 line equals its FY2026 amount.

Verandah East CDD (Series 2016 bonds)	Neighborhoods	Debt service	O&M	FY2027 total
SF 100-1	Arlington Oaks	$3,755.00	$329.27	$4,084.27
SF 100-2	Brantley Oaks, Whispering Oaks	$3,500.00	$329.27	$3,829.27
SF 85-1	Torrey Pines	$2,963.00	$329.27	$3,292.27
SF 75	Edgewater Trace	$2,662.85	$329.27	$2,992.12
SF 85-2	Cedar Hammock	$2,600.00	$329.27	$2,929.27
SF 70-2 and Villa 60-3	Palmetto Grove, Woodhaven	$2,000.00	$329.27	$2,329.27
SF 50	Willow Bend, Amblewind Cove, Heritage Preserve, Magnolia, Willow Ridge, Fairway Cove	$1,616.00	$329.27	$1,945.27
Villa 60-1	Otter Bend	$1,600.00	$329.27	$1,929.27
SF 70-3	Sabal Point	$1,400.00	$329.27	$1,729.27
Villa 60-2	Citrus Creek	$1,300.00	$329.27	$1,629.27

Verandah West CDD (Series 2013 bonds)	Neighborhoods	Debt service	O&M	FY2027 total
River Village and Custom SF 100	Hammock Creek, Oak Bend, Sanctuary Pointe, Shadetree Pointe, Mossy Oak	$2,245.81	$431.37	$2,677.18
Custom SF 85	Cypress Marsh, River Point	$1,641.22	$431.37	$2,072.59
Production 70-1	Winding River	$1,628.14	$431.37	$2,059.51
Production 70-2	Shady Bend	$1,122.91	$431.37	$1,554.28
Single Family 65	Royal Palm lots 1 to 11 and 22 to 25	$1,042.70	$431.37	$1,474.07
SF 60 / Villa 55	Orangetree Bend	$950.17	$431.37	$1,381.54
Villa 50 and Single Family 50	Bramble Cove, Lakeview, Preserves Edge, Royal Palm lots 12 to 21	$777.43	$431.37	$1,208.80
Coach Home	Idlewild, Pebblebrook	$580.46	$431.37	$1,011.83
Town Homes	Cottonwood Bend	$518.32	$431.37	$949.69

Source: Verandah East and West CDD FY2027 budget (the assessment projection pages are headed preliminary inside the adopted budget document).

When the Verandah CDD bonds end

The Verandah East Series 2016 bonds were issued at $20,615,000, with $12,780,000 of principal scheduled from November 1, 2026, coupons of 4.000 to 4.250 percent, and a final $1,390,000 payment on May 1, 2038. The Verandah West Series 2013 bonds were issued at $15,920,000, with $7,170,000 remaining, a 5.000 percent coupon and a final payment on May 1, 2033. After the bonds retire, only the operations charge remains on that line.

Property taxes in taxing district 066

Every Verandah home is in Lee County taxing district 066, Fort Myers Shores Fire, in unincorporated Lee County. The 2026 adopted total is 13.6123 mills, up from 13.4125 in 2025, mainly because the Fort Myers Shores Fire District rose from 2.5000 to 2.7500 mills. Each $100,000 of taxable value costs $1,361.23 at that rate. The CDD lines are billed separately on the same tax bill.

Taxing authority, district 066	2026 mills	2025 mills
Lee County general revenue	3.7623	3.7623
School, state law	3.0230	3.0710
Fort Myers Shores Fire District	2.7500	2.5000
School, local board	2.2480	2.2480
Lee County unincorporated MSTU	0.8398	0.8398
Lee County Library District	0.4218	0.4218
Lee County mosquito control	0.2096	0.2116
SFWMD Okeechobee Basin	0.1026	0.1026
SFWMD district-wide	0.0948	0.0948
Lee County All Hazards Protection District	0.0693	0.0693
West Coast Inland Navigation District	0.0394	0.0394
SFWMD Everglades Construction Project	0.0327	0.0327
Lee County hyacinth control	0.0190	0.0192
Total	13.6123	13.4125

Source: Lee County Property Appraiser 2025 and 2026 Taxing District Millage Books. The 2026 book also shows a proposed total of 13.8738 and a rolled-back rate of 13.3551; the adopted rate is the one on the bill.

A worked yearly cost example for a Fairway Cove home

Take a Fairway Cove single-family home at the 2026 roll's median Verandah single-family taxable value of $459,131. Property tax at 13.6123 mills is $6,249.83. Add the FY2027 East SF 50 CDD line of $1,945.27, Fairway Cove's 2026 VCA dues of $1,083 a quarter ($4,332) and the recorded January 2024 Club Membership dues of $2,334.60, since the whole plat is on Exhibit A. The total is $14,861.70 before insurance, utilities, sales tax on club dues and any dues increase since 2024.

Line	Yearly amount
Property tax ($459,131 x 13.6123 / 1,000)	$6,249.83
Verandah East CDD, SF 50, FY2027	$1,945.27
VCA dues, Fairway Cove ($1,083 x 4)	$4,332.00
Club Membership dues (recorded January 2024)	$2,334.60
Total	$14,861.70

A worked example for a Cottonwood Bend condominium

At the 2026 roll's median Verandah condominium taxable value of $214,929, property tax at 13.6123 mills is $2,925.68. Add the West town-home CDD line of $949.69 and Cottonwood Bend's VCA dues of $614 a quarter ($2,456) for $6,331.37 a year, before the condominium association's own fee, which is not published, and before any club dues if the unit is on Exhibit A. Homestead and other exemptions change the taxable value, so run both examples with the exact home's tax bill.

What amenities does Verandah have?

Verandah's amenities split between the association and the privately owned club. The Verandah Community Association lists nine miles of walking trails and boardwalks, preserves, lakes and a river buffer, a community canoe and kayak launch on the Orange River, fishing under posted rules and a dog park. The Verandah Club adds two 18-hole golf courses, a clubhouse, dining, fitness, a spa, tennis, pickleball and a pool.

Orange River access, kayaking and fishing

Verandah runs along a 1.75 mile stretch of the Orange River, and nearly 65 percent of its 1,456 acres is open space, according to the VCA. The association maintains a canoe and kayak launch on the river, and fishing is allowed under its posted regulations and the fishing map it published in April 2025. The Club's boat house on the river has its own canoe and kayak launch. The county roll codes 7 Verandah home parcels with a river view.

Golf at the Verandah Club

The Club lists two 18-hole courses, Old Orange and Whispering Oak, attributed to designers Bob Cupp and Jack Nicklaus II. Golf privileges depend on the membership tier: Full Golf members have full play, and Club Members have the limited golf access the Membership Plan defines. The county roll codes 556 Verandah home parcels with a golf view and 754 with a lake view.

Fitness, spa, pool and courts

The Verandah Club lists a spa and fitness center with classes, a resort-style pool, Har-Tru clay tennis courts and pickleball with open play from 8 a.m. to 8 p.m. for members and guests, signed up by whiteboard. Court counts are not published on the Club's pages. These facilities belong to the Club, so access follows the membership tier, not the VCA dues.

Is Verandah gated?

Yes. Verandah is a gated community with two entrances: the Main Gate is staffed 24 hours a day, and the Tropic Gate opens by kiosk 24 hours a day under Envera's virtual gate guard service, according to the VCA's gatehouse page. The 2026 VCA budget carries $576,587 for community patrol and gatehouse operations.

Leasing and rental rules in Verandah

Verandah homes can be leased under the master Declaration with a written lease of at least 30 consecutive days, no more than three leases per calendar year, and board approval of the tenant. The VCA application fee is $240, or $290 if filed fewer than 20 days before occupancy, plus $55 for each additional adult occupant. Neighborhood documents may be stricter.

Is Verandah a 55+ community?

No. Verandah has no recorded age restriction: the 2002 master Declaration (Lee County Instrument 5650456, OR Book 3795, Page 2515), read in its December 2022 compilation, contains no housing-for-older-persons language, and neither the 2024 Club Declaration nor the Membership Plan restricts age. Neighborhood supplemental declarations were not all read.

Is Verandah in a flood zone?

Verandah has no single flood zone. FEMA's countywide maps effective November 17, 2022 put Verandah streets in zones from AE floodway, with base flood elevations of 9 or 10 feet NAVD88, to shaded Zone X. In a 60-parcel sample of the 1,586 homes, 36 (60 percent) were in Zone AE and 24 in Zone X. The exact address and an elevation certificate decide.

FEMA map panels for Verandah

Two FEMA flood insurance rate map panels cover Verandah's homes: 12071C0284G on the west (Verandah West streets) and 12071C0303G on the east (Verandah East streets), both effective November 17, 2022. Lee County says the 2022 map used storm surge and wave models for coastal areas and the Caloosahatchee River banks, which is why FEMA labels most Verandah AE areas coastal or combined riverine and coastal floodplain. Lee County's 2026 proposed map revisions list six other panels and none of Verandah's. Search any address at the FEMA Flood Map Service Center.

Flood zones by street

Street	FEMA zone	Base flood elevation (ft NAVD88)
Cottonwood Bend	AE, including floodway	10.0
Shady Bend Way	AE, including floodway	10.0
Cypress Marsh Dr	AE, including floodway	9.0
Meandering Way (Idlewild)	AE	9.0 and 10.0
Bramble Cove	AE	10.0
Orangetree Bend	AE	9.0
Sanctuary Pointe	AE	9.0
Oak Bend Dr	AE, with a combined riverine and coastal segment	9.0
Brantley Oaks, Cedar Hammock View	Shaded X and some AE combined	none
Whispering Oaks, Arlington Hammock, Magnolia Isle	Shaded X only	none

Source: FEMA National Flood Hazard Layer, street measurements from the research pack with four points re-queried October 27, 2026. In the 60-parcel sample, 21 parcels were in shaded X (coastal), 1 in shaded X (combined riverine and coastal) and 2 in X of minimal hazard. Newer plats such as Heritage Preserve, Fairway Cove, Amblewind Cove and Woodhaven sampled in shaded X.

Letters of map change in Verandah

FEMA's letters of map change layer lists 34 records naming Verandah, Idlewild or Pebblebrook. Three Orangetree Bend lots that held letters before the 2022 map were denied when they reapplied in 2023 (cases 23-04-1512A, 23-04-1615A and 23-04-5314A). The newest, 26-04-4580A for the Idlewild condominium at 3140 Meandering Way, was issued July 14, 2026 with a partial-inundation outcome. A letter issued against the pre-2022 map may no longer apply, so confirm the current determination.

Verandah is in Evacuation Zone A

Every Verandah point tested on Lee County's evacuation zone layer, including the Club at 12201 River Village Way and both ends of Verandah Boulevard, returned Evacuation Zone A, Storm Surge Zone 1, the same tier as Fort Myers Beach. Zone A was ordered to evacuate before Hurricane Ian on September 27, 2022 and before Hurricane Milton on October 7, 2024. A Verandah home can be in FEMA Zone X and Evacuation Zone A at the same time: the FEMA zone governs flood insurance, and the evacuation zone governs when an order reaches the address.

The Orange River gauge and recent storms

USGS gauge 02293055, Orange River near Buckingham, is a tidal-stream gauge at the west end of the community. It recorded daily maximums of 5.53 feet on September 27, 2024 (Helene) and 6.03 feet on October 10, 2024 (Milton), the highest in its published record. During Ian its published record stops at 5.65 feet at 6:30 p.m. on September 28, 2022 and resumes October 3. The Verandah West CDD's engineer puts Ian's river level at 7.1 feet NAVD88 (8.3 feet NGVD29).

The Hammock Creek Way drainage review

In January 2026 homeowners on Hammock Creek Way raised street flooding with the Verandah West CDD. The district's engineer, Johnson Engineering, reported in spring 2026 that Ian reached 8.3 feet NGVD29 there, 0.7 feet below the 9.0 foot minimum first floor set when that area was platted, and that the 2022 base flood elevation is 10.2 feet NGVD29. The engineer told the board on May 13, 2026 that the storms "exceeded the stormwater management system design." No county or federal source counts flooded homes in Verandah for any storm.

Flood insurance and the CRS discount

Unincorporated Lee County, which includes Verandah, holds Community Rating System Class 5, a 25 percent flood insurance discount, which FEMA confirmed it would keep in a decision announced November 21, 2024; the county's CRS ID is 125124. The discount applies to policies in a Special Flood Hazard Area. Since April 1, 2023 FEMA's Risk Rating 2.0 prices each building on its own elevation, distance to water and rebuild cost, with most annual increases capped at 18 percent, so two homes on one Verandah street can price differently.

Schools near Verandah

Verandah schools are assigned through Lee County's choice zones, not attendance zones: every Verandah point tested on the district's 2026-27 zone layer is in Elementary Proximity Zone D, and families rank the schools in their zones. Riverdale High School, about 3.0 road miles from the west end of Verandah Boulevard, offers the IB Diploma Programme.

Choice zones for a Verandah address

Elementary Zone D choices are James Stephens Community School (K-8), Manatee, Orange River, River Hall and Tice Elementary and The Alva School (K-8). The research pack's address lookup returned Middle Zone JJ (Harns Marsh, Oak Hammock and Varsity Lakes Middle) and High School East Zone, sub-zone 2 (Riverdale, Gateway and Lehigh Senior among the listed choices). The middle and high results were not re-checked on October 27, 2026, so confirm any address with the district's school zone tool.

2026 school grades

School	2026 grade	2025 grade	Road miles from 11571 Verandah Blvd
Orange River Elementary	C	C	3.1
Tice Elementary	C	C	4.2
Manatee Elementary	C	C	4.3
River Hall Elementary	B	C	4.6
James Stephens Community School (K-8)	C	C	5.4
The Alva School (K-8)	B	B	10.6
Oak Hammock Middle	C	C	4.5
Varsity Lakes Middle	C	C	10.7
Harns Marsh Middle	A	B	10.9
Riverdale High	C	B	3.0
Dunbar High	C	C	8.3
Lehigh Senior High	C	C	10.1
Gateway High	A	B	11.2
East Lee County High	C	C	22.7

Source: Florida Department of Education 2026 school grades; road miles are free-flow routing figures from the research pack.

Healthcare near Verandah

Verandah has no hospital or emergency department on State Road 80 east of Fort Myers. The nearest Lee Health emergency department is Lee Memorial Hospital, about 9.6 road miles from the west end of Verandah Boulevard, and Gulf Coast Medical Center is the region's Level II trauma center. Lee Health Fort Myers, planned on Colonial Boulevard, expects to open in 2028.

Hospitals and emergency rooms

Facility	Type	Straight-line miles	Road miles / minutes (free flow)
Lee Memorial Hospital ED, 2780 Cleveland Ave	Hospital, 24/7 ED	9.2	9.6 / 19
HCA Florida Lehigh Hospital, 1500 Lee Blvd	Hospital, 24/7 ED	7.6	14.0 / 26
Gulf Coast Medical Center, 13685 Doctors Way	Level II trauma center	12.3	13.8 / 22
HealthPark Medical Center and Golisano Children's Hospital	Hospital, ED, pediatric	16.6	19.5 / 32
Lee Health Fort Myers, Colonial and Jones-Walker Blvds	Planned, 260 rooms, 44-bed ED	7.9	Opening anticipated 2028

Source: Lee County hospital layer and Lee Health and HCA pages, read October 27, 2026; road figures from the research pack's routing. Lee Health calls Gulf Coast Medical Center's trauma center "the only trauma center between Sarasota and Miami."

Urgent care and insurance networks

Lee Health's urgent care finder lists Convenient Care locations including Page Field at 4771 S Cleveland Ave and Metro Parkway; none is in the SR 80 corridor. Select Specialty Hospital at 3050 Champion Ring Road is a 60-bed long-term acute care hospital, not an emergency room. Lee Health states that from January 1, 2027 its hospitals and physicians will be out of network with UnitedHealthcare, so buyers on those plans should check their network.

Where is Verandah?

Verandah is in east Fort Myers, ZIP 33905, on State Road 80 (Palm Beach Boulevard) along the Orange River in unincorporated Lee County, with its main entrance on Verandah Boulevard. From 11571 Verandah Boulevard, I-75 at Exit 141 is about 1.1 road miles and RSW airport is 15.5 miles, about 23 minutes in free-flow traffic. Data updated: October 2026.

From 11571 Verandah Blvd, by road (free flow)	Miles	Minutes
I-75 Exit 141 (SR 80)	1.1	4
Manatee Park, 10901 Palm Beach Blvd	2.1	4
Downtown Fort Myers (First and Hendry Streets)	8.4	17
Babcock Ranch town center	8.6	14
Lee Memorial Hospital ED	9.6	19
JetBlue Park	13.2	17
Southwest Florida International Airport (RSW)	15.5	23
Gulf Coast Town Center	17.2	31
Florida Gulf Coast University	19.4	30
Fort Myers Beach (Times Square)	24.4	40
Sanibel Causeway toll plaza	24.8	39

Source: OSRM routes over OpenStreetMap, free flow, no traffic, checked October 27, 2026; the Sanibel figure is the research pack's routed value. From the Club or the east end of Verandah Boulevard, add about 2 miles and 7 to 8 minutes to most destinations. Season and road work add time.

Is Verandah in the City of Fort Myers?

No. All 1,586 Verandah home parcels are in Lee County taxing district 066 with unincorporated Lee County zoning, and 1,542 of them sit in the Fort Myers Shores Fire District. Fort Myers is the mailing city, not the jurisdiction. That decides the millage, the building department, the flood insurance community (unincorporated Lee County, CRS Class 5) and the county's evacuation and permitting rules.

What is changing near Verandah

Lee County lists the Verandah Commercial Parcel D case, DCI2023-00039, a request to allow a standalone fast-food restaurant with a drive-through, as under review since September 15, 2023. Nearby, the SR 31 Caloosahatchee Ridge rezoning for 544 homes on 102.15 acres was approved April 8, 2026; Valencia Harbor phases on Buckingham Road hold development orders for 447, 117 and 160 lots; and 31 Oaks holds an order for 342 townhouses. These distances are measured from the center of Verandah and run about 0.9 to 1.3 miles.

How Verandah compares with nearby communities

Verandah recorded 106 qualified sales in the latest 12 months, between Pelican Preserve's 159 and Paseo's 67, and it is the only one of the three whose homes sit in unincorporated Lee County rather than the City of Fort Myers. The table compares Pelican Preserve homes for sale and Paseo homes for sale on one yardstick: Lee County qualified sales over 12 months. Data updated: October 2026.

Lee County record, 12 months	Verandah	Pelican Preserve	Paseo
Homes on the county roll	1,586	2,342	1,143
Year built	2003 to 2025	2000 to 2022	2006 to 2017
Qualified sales	106	159	67
Median sale price	$481,500	$425,000	$373,500
Single-family median	$550,000	$455,000	$675,000
Condominium median	$262,500	$352,500	$330,000
Median $ per heated sq ft	$238	$244	$232
Builder-direct sales in the 12 months	11	0	0
Recorded age restriction	None in the 2002 master declaration	Yes, 55+ (Instrument 5303163)	None in the condominium declaration (Section 12.3)

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026; recorded declarations for each community.

How to read the comparison table

The three counts use each community's plat names on the county roll (for Verandah, its twelve plats inside the community footprint, several of which do not carry the Verandah name), so they can differ from association totals. All three use the same 12 months through September 25, 2026, the newest sale in the county file; Verandah's newest recorded sale in that window was September 3, 2026, Pelican Preserve's September 15 and Paseo's August 28. Each community's mix of condominiums and single-family homes moves its overall median, so compare the single-family and condominium rows as well.

The history of Verandah

Verandah began in 2003 under The Bonita Bay Group, after its master Declaration was filed December 11, 2002 as Lee County Instrument 5650456. Kolter completed its purchase of the community and club in October 2012, Neal Communities bought the remaining 320 homesites in January 2018, residents took control of the association in October 2021, and Neal opened Heritage Preserve in February 2022.

Kolter, the club and the new plats

Kolter completed its purchase of Verandah from Bonita Bay Group in October 2012, including the Verandah Club and the unsold developer-owned land, according to an October 19, 2012 Business Observer report that put the plan at 1,700 residences. The first Club Declaration was recorded in 2013 as Instrument 2013000018787. Fairway Cove was platted in 2013 and Woodhaven in 2014.

Neal Communities and the final neighborhoods

Neal Communities announced on January 15, 2018 that Kolter Homes had concluded new-home sales at Verandah and that Neal had bought the remaining 320 home sites. Neal's September 30, 2020 lot purchase appears on the parcel roll as a single $7,679,232 sale across the Heritage Preserve lots, and Neal opened Heritage Preserve on February 7, 2022, calling it "the last new neighborhood being built in Verandah."

Talk to a Domain Realty Group Verandah specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Verandah homes in every neighborhood, from the Cottonwood Bend and Pebblebrook condominiums to Heritage Preserve and the estate streets along the river, and our Fort Myers office on College Parkway serves the SR 80 corridor. We tracked every qualified Verandah sale on the Lee County file to build this page, and we can pull the same record, the Exhibit A status and the flood zone for the exact street you are weighing.

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Talk to our team about a Verandah home

Contact Domain Realty Group or call 239-441-2816, tell us the neighborhood, home type and budget you have in mind, and an agent will send matching Verandah listings, the recent recorded sales on that street, whether the lot is on the club's Exhibit A, and the FEMA zone and elevation facts for each home. You can also search current listings any time.

Thinking of selling a Verandah home?

Verandah buyers compare neighborhoods, club status and flood zones closely, and a listing priced against its own neighborhood's recorded sales sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.

Frequently Asked Questions about Verandah homes for sale

These are the questions Verandah buyers ask most, answered from the Lee County record, the recorded master and Club declarations, the VCA's 2026 budget, the Verandah East and West CDD budget, FEMA's flood map, Lee County's evacuation layer and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

What is the median home price in Verandah?

$481,500 on the Lee County record, across 106 qualified sales in the 12 months through September 25, 2026, the newest sale in the county file. The 24-month median was $505,000 on 189 sales, and the 12 months before that recorded 83 sales at a $555,183 median, so the 12-month median moved down 13.3 percent while the number of sales rose.

How many homes are in Verandah?

The Lee County roll counts 1,586 Verandah homes in twelve plats inside the community footprint, 1,225 single family and 361 condominium, as of October 2026. The two CDDs assess 1,726 units, a count that includes platted lots and off-roll units, and Heritage Preserve still had 20 vacant platted lots on the county parcel layer.

How many homes sold in Verandah last year?

Lee County recorded 106 qualified Verandah sales in the 12 months through September 25, 2026, up from 83 in the 12 months before that. In calendar 2025 the county recorded 89 sales at a $555,000 median, and 83 sales were recorded in 2026 through early September, at a $455,000 median.

Are new homes still being built in Verandah?

Yes, in small numbers. Eleven of the 106 sales in the latest 12 months were builder-direct by the county estimate, nine of them 2025-built Heritage Preserve homes. Neal Communities' Verandah page, read October 27, 2026, listed new construction from the mid $400s and 8 move-in-ready homes, and Heritage Preserve had 20 vacant lots.

Who are the builders in Verandah?

The Bonita Bay Group developed Verandah from 2003 with custom and production builders, including Centex in Lakeview and Pebblebrook and Wyman Stokes in Citrus Creek. Kolter bought the community in October 2012 and Kolter Homes built in the 2013 and 2014 plats. Neal Communities bought the remaining 320 homesites in January 2018 and builds in Heritage Preserve today.

Is club membership mandatory in Verandah?

Only for the lots and units listed in Exhibit A of the Amended and Restated Verandah Club Declaration, Lee County Instrument 2024000328868, recorded December 6, 2024. Those owners must hold at least the Club Membership tier, and the obligation passes to each buyer. Lots not listed are Voluntary Membership Lots, so check the specific address before you buy.

How do I know if a Verandah lot is on Exhibit A?

Match the lot and block, or the condominium unit, against Exhibit A of Instrument 2024000328868. Whole plats are listed for Amblewind Cove, Fairway Cove, Woodhaven, Willow Bend, Willow Ridge, Torrey Pines, Magnolia lots 65 to 115, Heritage Preserve lots 142 to 249 and Winding River lots 116 to 141; older units are listed lot by lot.

What does the Verandah Club cost?

The recorded Exhibit C figures, existing as of January 2024, are $21,000 initiation and $2,334.60 a year ($194.55 a month) for Club Membership, and $75,000 and $10,904.52 a year ($908.71 a month) for Full Golf, plus sales tax. Dues may rise at most 15 percent a year, compounding, so the 2026 ceiling for Club Membership is $3,087.51.

What are the Verandah HOA fees?

The Verandah Community Association's 2026 schedule runs $614 to $1,455 a quarter, or $2,456 to $5,820 a year, depending on the neighborhood, with bulk cable included. Cottonwood Bend and Pebblebrook pay the least and Palmetto Grove the most. The Cottonwood Bend, Idlewild and Pebblebrook condominium associations add their own fees, which are not published.

Is there a transfer fee or capital contribution in Verandah?

The VCA publishes a $3,000 capital contribution to its reserve, paid at closing. Its buyer page also lists a transfer fee of 0.0025 of the sales price, but a March 2024 amendment, Instrument 2024000089290, deleted the Declaration subsection that set it. The record conflicts, so the VCA's estoppel certificate decides what is charged.

Does Verandah have a CDD?

Yes, two. Verandah East (652.6 acres, Series 2016 bonds) and Verandah West (777.9 acres, Series 2013 bonds) are Chapter 190 community development districts managed by Wrathell, Hunt and Associates. Each bills a debt service and operations amount as a non-ad valorem line on the Lee County tax bill, and the neighborhood decides which district applies.

How much is the Verandah CDD?

FY2027 assessments, unchanged from FY2026, run from $949.69 a year for a Cottonwood Bend town home to $4,084.27 for an Arlington Oaks 100 foot lot. The common SF 50 line in Fairway Cove, Amblewind Cove, Willow Ridge, Willow Bend, Magnolia and Heritage Preserve is $1,945.27, and the Idlewild and Pebblebrook coach-home line is $1,011.83.

When do the Verandah CDD bonds end?

The Verandah West Series 2013 bonds make their final payment on May 1, 2033, with $7,170,000 of principal remaining from November 1, 2026. The Verandah East Series 2016 bonds make their final $1,390,000 payment on May 1, 2038, with $12,780,000 remaining. After the bonds retire, only the operations portion stays on the tax bill.

What is the property tax rate in Verandah?

Verandah homes are in Lee County taxing district 066, Fort Myers Shores Fire, at 13.6123 mills for 2026, up from 13.4125 in 2025, or $1,361.23 per $100,000 of taxable value. At the 2026 median single-family taxable value of $459,131, that is $6,249.83 before the CDD line, which is billed separately on the same bill.

Is Verandah in the City of Fort Myers?

No. Every Verandah home parcel is in unincorporated Lee County, taxing district 066, with county zoning, even though the mailing city is Fort Myers. That places Verandah under Lee County's building department, its flood insurance community (CRS Class 5, a 25 percent discount on qualifying policies) and the county millage rather than the City's.

What ZIP code is Verandah?

Every Verandah home is in ZIP 33905, Fort Myers, Florida, on the Lee County roll. The Verandah Club is at 12201 River Village Way, and the Neal Communities sales center is at 11568 Verandah Palm Court. ZIP 33905 also covers other east Fort Myers neighborhoods, so search listings by the Verandah community name.

Is Verandah gated?

Yes. The VCA's gatehouse page says the Main Gate is staffed 24 hours a day and the Tropic Gate opens by kiosk 24 hours a day under Envera's virtual guard service. Guests and vendors are pre-authorized through MyEnvera, and the 2026 VCA budget carries $576,587 for community patrol and gatehouse operations.

Can I rent out a Verandah home?

Yes, with board approval. The VCA requires a written lease of at least 30 consecutive days, allows no more than three leases per calendar year and charges a $240 application fee ($290 under 20 days' notice, plus $55 per additional adult). Cottonwood Bend, Idlewild, Lakeview and Otter Bend need their own association's approval first.

Is Verandah a 55+ community?

No. No age restriction is recorded in the 2002 master Declaration, Lee County Instrument 5650456, or in the 2024 Club Declaration and Membership Plan. Some directories label Verandah 55+, but that label is not in the recorded documents. Neighborhood supplemental declarations were not all read, so check the one for the neighborhood you are considering.

Is Verandah in a flood zone?

Partly, and the zone depends on the street. FEMA's maps effective November 17, 2022 place streets such as Cottonwood Bend, Shady Bend and Cypress Marsh in Zone AE, including floodway, with 9 or 10 foot base flood elevations, while Whispering Oaks and Arlington Hammock are shaded Zone X. In a 60-parcel sample, 36 were in Zone AE.

What evacuation zone is Verandah in?

Every Verandah point tested on Lee County's evacuation zone layer is in Evacuation Zone A, Storm Surge Zone 1, the same tier as Fort Myers Beach. Zone A was ordered to evacuate before Hurricane Ian in 2022 and Hurricane Milton in 2024. A Verandah home in FEMA Zone X is still in Evacuation Zone A.

Did the Orange River flood Verandah in Hurricane Ian?

No county or federal source counts flooded homes in Verandah. The Verandah West CDD's engineer puts Ian's Orange River level at 7.1 feet NAVD88 (8.3 NGVD29), 0.7 feet below the 9.0 foot NGVD29 minimum first floor in the Hammock Creek area, and told the board in May 2026 that recent storms exceeded the drainage design there.

Do I need flood insurance in Verandah?

A federally regulated or insured lender requires flood insurance on a home in a Special Flood Hazard Area, such as Verandah's Zone AE streets; a cash buyer is not bound by that rule. Policies in unincorporated Lee County's Special Flood Hazard Areas get a 25 percent CRS discount, and Risk Rating 2.0 prices each building on its own elevation.

What schools serve Verandah?

Lee County uses choice zones, not attendance zones. Every Verandah point tested is in Elementary Proximity Zone D, whose choices include Orange River, Tice, Manatee and River Hall Elementary, James Stephens Community School and The Alva School. Riverdale High, about 3.0 road miles away, offers the IB Diploma and earned a C in 2026.

Where is the nearest hospital to Verandah?

Lee Memorial Hospital's emergency department at 2780 Cleveland Avenue is about 9.6 road miles from the west end of Verandah Boulevard, roughly 19 minutes in free-flow traffic. HCA Florida Lehigh Hospital is 7.6 straight-line miles away, and Gulf Coast Medical Center, the Level II trauma center, is about 13.8 road miles. Lee Health Fort Myers is expected in 2028.

How far is Verandah from the airport?

Southwest Florida International Airport (RSW) is 15.5 road miles and about 23 minutes from 11571 Verandah Boulevard in free-flow traffic, and about 17 miles from the Club and the east end of the community. Straight-line, the terminal is 11.1 miles from the center of Verandah. Season traffic adds time.

How far is Verandah from the beach?

Fort Myers Beach at Times Square is 24.4 road miles and about 40 minutes from 11571 Verandah Boulevard in free-flow traffic, and the Sanibel Causeway toll plaza is about 24.8 miles and 39 minutes. Straight-line, Fort Myers Beach is 21.4 miles from the center of Verandah. Season traffic adds time to both.

What amenities does Verandah have?

The VCA maintains nine miles of walking trails and boardwalks, preserves and lakes, a canoe and kayak launch on the Orange River, fishing areas and a dog park. The privately owned Verandah Club adds two 18-hole golf courses, the River House restaurant, a fitness center and spa, a resort-style pool, Har-Tru tennis and pickleball, with access by membership tier.

Does Verandah have river access?

Yes. Verandah runs along a 1.75 mile stretch of the Orange River, and the VCA maintains a community canoe and kayak launch on the river, with fishing allowed under its posted regulations and April 2025 fishing map. The Verandah Club's river-side boat house has its own canoe and kayak launch for members.

How many golf courses does Verandah have?

Two. The Verandah Club lists two 18-hole courses, Old Orange and Whispering Oak, attributed to designers Bob Cupp and Jack Nicklaus II. Full Golf members have full play, Club Members have limited golf access under the Membership Plan, and the Lee County roll codes 556 Verandah home parcels with a golf view.

What is changing near Verandah?

Lee County lists the Verandah Commercial Parcel D drive-through request, DCI2023-00039, as under review. Nearby, SR 31 Caloosahatchee Ridge was approved for 544 homes on April 8, 2026, Valencia Harbor and 31 Oaks hold development orders, SR 80 east of I-75 was resurfaced in October 2025, and the SR 31 widening and bridge project lets in July 2028.

What is the least expensive way into Verandah?

The Cottonwood Bend condominiums. Cottonwood Bend recorded the three lowest Verandah sales of the latest 12 months, $175,000, $185,000 and $195,000, for units of about 1,833 to 1,867 heated square feet built in 2006. Its 24-month median was $210,750, and it carries the lowest VCA dues ($614 a quarter) and CDD line ($949.69).

What is the most expensive home sold recently in Verandah?

The highest sale in the latest 12 months was $1,275,000 for 11636 Winding River Drive, a 2,906 square foot home built in 2023, recorded November 24, 2025. Close behind were $1,264,000 on Oak Bend Drive and $1,250,000 on Hammock Creek Way, both 2005 and 2006 custom homes of more than 3,500 square feet.

How do I see Verandah homes for sale?

Use the listing links at the top of this page for all Verandah homes for sale, houses for sale in Verandah, and Verandah condos and coach homes. Or call Domain Realty Group at 239-441-2816 for a saved search, the recent recorded sales on the streets you are considering and the Exhibit A status of each home.

About Domain Realty Group in Fort Myers

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every qualified Verandah sale on the Lee County file, plat by plat, to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 27, 2026, and web sources were read in October 2026 unless another date is shown. Drive times are free-flow routing estimates.

Figures on this page

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