Verandah Homes for Sale

Types of Homes in Verandah

Verandah covers more ground in home type than almost any community we write about. The neighborhood decides the product, and the product decides most of the cost. Coach homes in Idlewild and Pebblebrook and townhomes in Cottonwood Bend sit at one end. Villas follow in Bramble Cove, Lakeview, Orangetree Bend, Otter Bend, Citrus Creek and Woodhaven. Most of the community is single-family homes on lots from 50 to 75 feet, and the largest homes sit on 85 and 100 foot lots in neighborhoods like Cypress Marsh, River Point, Mossy Oak, Oak Bend and Arlington Oaks.

Compare inside a neighborhood before comparing across them. The spread is wide enough that two Verandah sales in the same month can be a poor guide to each other.

What Living in Verandah Is Like

The land is the first thing people notice. Nearly 65% of Verandah is open space, with lakes, preserve, parks and a buffer along the Orange River, and nine miles of trails running through it. Kayaks can be reserved through the association, and the river is the reason people keep an eye out for manatees from the River House deck.

The club is the other half of it. The River House sits over the river with full dining, a lounge and a dance floor, and Blossom’s is the second restaurant. The wellness complex has a resort-style pool, a fitness center with massage and physical therapy rooms, a full-service spa, five lighted Har-Tru tennis courts, eight pickleball courts and bocce. The two golf courses are Old Orange, by Bob Cupp, and Whispering Oak, by Jack Nicklaus and Jack Nicklaus II.

Verandah sits on Palm Beach Boulevard, which puts I-75 about five minutes away and downtown Fort Myers about fifteen. Use the interactive What’s Nearby map to test the drives that matter to you.

What to Know Before You Buy

Five things here surprise buyers. The first is how many separate organizations can bill a Verandah owner. The master association covers the gates, the grounds and bulk Xfinity cable. Some of the 33 neighborhoods also have their own association with its own dues. Two community development districts put a charge on the property tax bill. The club bills separately. Which of those apply depends on the address.

The second is the club membership, and it is the one to get right. Some Verandah homes require club membership and some do not. Where a home requires it, every owner must maintain at least Club Membership, and that requirement carries to the next buyer. Full Golf is an optional higher level a member elects. The home does not decide it. A home with no requirement is not simply a home without dues: the club can hold that membership back and decline to offer one to a future buyer. That makes club status a question worth answering before an offer, on both sides of a sale.

The third is what the minimum membership buys, and it is the one people misread. Club Membership covers the fitness center, the pool, the restaurants, tennis, pickleball and bocce. Its golf runs May through September at the lowest available guest rate, and four rounds a month at a reduced guest rate in October, November and December. From January through April a Club Member has no golf access at all, not even as a Full Golf member’s guest. Those are the months the club holds for its Full Golf members, who play both courses year round. Nothing closes in season. A seasonal owner who wants to golf here needs Full Golf, and as of September 2026 it has a waitlist.

The fourth is on the tax bill. Verandah is split between the Verandah East and Verandah West districts, and the charge runs from about $950 a year in Cottonwood Bend to about $4,084 in Arlington Oaks. The districts also publish a bond balance by neighborhood, from about $2,547 to $29,635, which an owner can pay off or keep paying each year with the tax bill. East bonds have ten years left and West bonds have six.

The fifth is the golf carts. Privately owned golf carts are not permitted on Verandah roads at all. Low-speed vehicles are, provided they are registered, titled, plated, insured and carrying a community scan pass. In a part of Florida where a cart is often assumed, that is worth knowing before you buy one.

Practical Considerations

• HOA fees: $614 to $1,455 a quarter to the master association depending on the neighborhood, which includes bulk Xfinity cable. Some neighborhoods add their own association dues on top.
• CDD fees: Yes, two districts. The charge is on the property tax bill and runs from about $950 to $4,084 a year depending on the neighborhood.
• At closing: $3,000 to the association reserve fund plus a transfer fee of 0.25% of the sale price. Where the home requires club membership, the buyer also pays initiation, $26,625 at the Club Membership level, or $106,500 for Full Golf when it is available.
• Schools: Served by Lee County Public Schools, which places students through School Choice rather than by address.
• Getting around: The main gate on Palm Beach Boulevard is staffed around the clock and the Tropic Gate is open around the clock through an Envera virtual-guard kiosk. I-75 is about five minutes away.
• Golf: 36 holes at the private Verandah Club. Old Orange is under renovation in 2026.
• Leasing: Tenants are approved by the association. The application fee is $240 in most neighborhoods, and $135 in the four that approve the lease themselves first.
• Irrigation: Metered separately by Resource Conservation Systems, the only provider inside Verandah, and billed monthly.
• Parking: No overnight street parking. Boats, trailers, recreational vehicles and commercial vehicles go in the garage. Privately owned golf carts are not allowed on the roads.