The land
Open space on every side
Nearly 65% of Verandah is lakes, preserve, parks and river buffer, with nine miles of walking and biking trails through it.
Fort Myers, Florida
Verandah Homes for Sale
Verandah is a gated, all-ages community on the Orange River in east Fort Myers. Coach homes, townhomes, villas and single-family houses share 9 miles of trails through the preserve.
Southwest Florida › Fort Myers › Verandah
Verandah: Fort Myers homes on the Orange River, with nine miles of trails through the preserve
The oldest streets have two decades of tree growth on them, and Heritage Preserve is under construction now. The neighborhood determines the age of the house, the width of the lot and the shade over the street.
Verandah at a glance
Planned residences
1,683
Neighborhoods
33
Who can live here
All ages
Why Residents Choose Verandah
Verandah amenities, from the river to the golf courses
Nine miles of trails, a riverfront clubhouse, two golf courses and a wellness complex, on 1,456 acres where nearly two thirds of the land is left open.
The river
A clubhouse over the water
The 10,000 square foot River House looks out on the Orange River, with full dining, a lounge and a deck. Kayaks can be reserved through the association.
The club
36 holes and a wellness complex
Old Orange by Bob Cupp and Whispering Oak by Jack Nicklaus and Jack Nicklaus II, plus a resort pool, a spa, five Har-Tru tennis courts, eight pickleball courts and bocce.
What comes with every home
The master association covers the gates, the common grounds and bulk cable on every home in all 33 neighborhoods.
Gates
a staffed main gate around the clock
Trails
nine miles of walking and biking paths
Preserve
lakes and preserve on nearly two thirds of the land
River
a buffer along 1.75 miles of the Orange River
Cable
bulk Xfinity service in the assessment
Dog park
shaded, on Verandah Boulevard
The cost is the part to understand. The neighborhood determines which master assessment and CDD charge apply. Club dues are billed separately when membership is required or chosen. See what it costs to own here.
Browse the Market
Homes for Sale in Verandah
See the newest active Verandah listings from the MLS. Use the button below the homes to see them all and filter by price, home type, beds, or neighborhoods. New to the area? Our Southwest Florida home buying guide walks you through each step.
Want these in your inbox? A free account saves your search and emails you when a new Verandah home hits the market.
What’s nearby
See what everyday life feels like from any address.
Enter a Southwest Florida address to see real drive times to the places that matter: groceries, dining, healthcare, boating, golf, and the airport.
Drive-time reach
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Comparing two homes? Send us the addresses and the places that matter to you. We will compare the real drive, the neighborhood, and the full yearly cost of each one.
Verandah home prices and sales over the past 12 months
What changed
More Verandah homes sold over the past 12 months than the year before. The single-family median fell about 16%: 66 sold at a median of $546,000, against 57 at $649,900 the year before. Condos and coach homes sold twice as often, 20 against 10, at a median of $288,500, down about 8%. Cottonwood Bend townhomes sold at a median of $205,250. On October 1, five homes were under contract, up from four a month earlier.
Single-family homes
$546,000Median sold price, past 12 months
16% lower than the year before ($649,900)
- Homes sold
- 6657 the year before
- For sale now
- 26
- Previously listed
- 6 of 26Earlier listing ended in the past 12 months
- Under contract
- 34 a month earlier
- Months of supply
- 4.7 months
- Median days on market
- 90 days
- Share of final asking price
- 96.0%
- Price per square foot
- $262$301 the year before
- Sold price range
- $283,000 to $1,275,000
- Asking prices now
- $354,000 to $1,290,000
Townhomes
$205,250Median sold price, past 12 months (8 sales)
3% lower than the year before ($212,500)
- Homes sold
- 86 the year before
- For sale now
- 2
- Previously listed
- 0 of 2Earlier listing ended in the past 12 months
- Under contract
- 20 a month earlier
- Months of supply
- 3.0 months
- Median days on market
- 90 days
- Share of final asking price
- 96.6%
- Price per square foot
- $111$114 the year before
- Sold price range
- $175,000 to $225,000
- Asking prices now
- $220,000 to $230,000
Condos and coach homes
$288,500Median sold price, past 12 months
8% lower than the year before ($314,000)
- Homes sold
- 2010 the year before
- For sale now
- 10
- Previously listed
- 6 of 10Earlier listing ended in the past 12 months
- Under contract
- 00 a month earlier
- Months of supply
- 6.0 months
- Median days on market
- 93 days
- Share of final asking price
- 95.5%
- Price per square foot
- $174$200 the year before
- Sold price range
- $210,000 to $415,000
- Asking prices now
- $225,000 to $299,000
Home types follow the MLS building categories, with filing errors corrected where the listing shows a different home type. The MLS files coach homes in its condo categories.
Sold on the first try, or relisted first
Homes that sold in the past 12 months, split by whether an earlier listing had failed in the year before. Days for relisted homes add up every listing; days for first-try sales count only the listing that sold.
| Home type | Sold on the first try | Relisted before selling | Relisted homes, median amount below their last listed price |
|---|---|---|---|
| Single-family homes | 45 salesmedian $555,000, 90 days | 21 salesmedian $463,500, 261 days in all | $84,000about 12% less |
| Condos and coach homes | 13 salesmedian $287,000, 81 days | 7 salesmedian $290,000, 224 days in all | $35,000about 10% less |
Before you set a first asking price, let us compare your home with recent sales of similar homes.
Prices by home type
Rolling 12-month median sold price
Over the 12 months ending September 2026, the single-family median was $546,000, down from $649,900. The condo and coach home median was $288,500, down from $314,000.
Single-family homes$649,900 in Sep 2025 · $546,000 in Sep 2026
Condos and coach homes$314,000 in Sep 2025 · $288,500 in Sep 2026
Each point shows the median sale price for the 12 months ending that month, so neighboring points share most of their sales. The curved lines connect those values.
See the numbers
| 12 months ending | Single-family homes: sales | Median | Price per sq ft | Condos and coach homes: sales | Median | Price per sq ft |
|---|---|---|---|---|---|---|
| Sep 2025 | 57 | $649,900 | $301 | 10 | $314,000 | $200 |
| Oct 2025 | 59 | $649,000 | $303 | 10 | $306,500 | $200 |
| Nov 2025 | 63 | $649,000 | $301 | 10 | $300,000 | $200 |
| Dec 2025 | 64 | $654,500 | $296 | 10 | $300,000 | $200 |
| Jan 2026 | 64 | $630,000 | $287 | 12 | $300,000 | $195 |
| Feb 2026 | 65 | $600,000 | $284 | 14 | $300,000 | $195 |
| Mar 2026 | 74 | $570,000 | $279 | 14 | $294,500 | $186 |
| Apr 2026 | 71 | $565,000 | $279 | 17 | $287,000 | $172 |
| May 2026 | 72 | $553,724 | $266 | 17 | $290,000 | $176 |
| Jun 2026 | 67 | $550,000 | $266 | 19 | $290,000 | $176 |
| Jul 2026 | 65 | $553,447 | $268 | 20 | $290,000 | $182 |
| Aug 2026 | 69 | $550,000 | $265 | 21 | $290,000 | $176 |
| Sep 2026 | 66 | $546,000 | $262 | 20 | $288,500 | $174 |
Verandah single-family median price fell about 16%
Single-family homes sold at a median of $546,000 over the 12 months ending October 1, 2026, down about 16% from $649,900 the year before, while sales rose from 57 to 66. Median price per square foot went from $301 to $262, so compare homes of similar size as well as total price. Eight single-family homes sold for $1 million or more, against 13 the year before.
Price also depends on the neighborhood, and single-family sales were spread across more than 20 of them. Lakeview had the most, nine at a median of $420,000, in homes built from 2006 to 2011. Heritage Preserve, the newest section, built from 2023 to 2025, had six at $475,000, about the same as its $470,000 on 13 sales the year before. Bramble Cove had five at $375,000 and Otter Bend five at $554,000. The other 41 single-family sales were spread across smaller sections. Each of these sections had nine sales or fewer, and homes differ in size, age and condition, so use these figures as a guide.
Verandah condo and coach home prices fell about 8%
Condos and coach homes sold at a median of $288,500, down about 8% from $314,000 the year before, while sales doubled from 10 to 20. The drop shows up inside both neighborhoods with sales. Pebblebrook sold 13 at a median of $299,000, down from $317,500, and Idlewild sold seven at $260,000, down from $286,000. Median price per square foot also fell, from $200 to $174.
Verandah townhome sales
Eight townhomes sold in the past 12 months, all in Cottonwood Bend, at a median of $205,250, against $212,500 on six sales the year before. They sold from $175,000 to $225,000. Two townhomes were for sale on October 1.
How to compare Verandah home prices
Compare a home with sales of the same type in the same neighborhood. Heritage Preserve’s median single-family price was $55,000 higher than Lakeview’s, and association fees differ by neighborhood too.
Competition for sellers
How much competition a Verandah seller faces
Twelve of the 38 homes for sale on October 1 had an earlier listing end without a sale in the past 12 months.
Twenty-six single-family homes were for sale on October 1, about four and a half months of sales at the past year’s pace. Sixteen of the 26 are in Heritage Preserve, the newest section. Six of the 26 have a prior expired, withdrawn, or terminated record in the past 12 months, and two have been on their current listing 180 days or more. Ten condos and coach homes were for sale, eight in Idlewild and two in Pebblebrook, about six months of sales, and six of them had been listed before.
Single-family homes took a median of 90 days from listing to accepted contract on the listing that sold, and closed at a median 96.0% of their final asking price. Condos and coach homes took a median of 93 days and closed at 95.5% of their final asking price, and townhomes took 90 days and closed at 96.6%. Those percentages use the last asking price after any price cuts. On October 1, five homes were under contract, three single-family homes and two townhomes, up from four on September 1.
What happened after relisting
What Verandah homes sold for after relisting
Twenty-one single-family homes sold in the past year after an earlier listing expired, was withdrawn, or was terminated. They sold a median of $84,000 below their last listed price, about 12% less, and spent a median of 261 days on the market across all their listings. Single-family homes that sold on the first try took a median of 90 days. Six of the 21 took three or more listings to sell.
Seven condos and coach homes sold after a relist, a median of $35,000 below their last listed price, about 10% less, after a median of 224 days on the market across all their listings. Condos and coach homes that sold on the first try took a median of 81 days. All eight townhome sales sold on the first try.
Homes sold each month
Homes sold each month
Single-family homesTownhomesCondos and coach homesShowing the latest months. Swipe sideways or use the arrows to see all 24 months.
Each bar is one month of closed sales. Monthly counts in a community this size move around a lot, so the 12-month figures in the cards are the steadier read.
See monthly sales by home type
| Month | Single-family homes | Townhomes | Condos and coach homes | All homes |
|---|---|---|---|---|
| Oct 2024 | 2 | 0 | 1 | 3 |
| Nov 2024 | 2 | 0 | 1 | 3 |
| Dec 2024 | 3 | 0 | 0 | 3 |
| Jan 2025 | 6 | 1 | 0 | 7 |
| Feb 2025 | 5 | 0 | 0 | 5 |
| Mar 2025 | 4 | 1 | 5 | 10 |
| Apr 2025 | 10 | 1 | 1 | 12 |
| May 2025 | 8 | 1 | 1 | 10 |
| Jun 2025 | 8 | 0 | 0 | 8 |
| Jul 2025 | 5 | 1 | 0 | 6 |
| Aug 2025 | 1 | 0 | 0 | 1 |
| Sep 2025 | 3 | 1 | 1 | 5 |
| Oct 2025 | 4 | 1 | 1 | 6 |
| Nov 2025 | 6 | 0 | 1 | 7 |
| Dec 2025 | 4 | 0 | 0 | 4 |
| Jan 2026 | 6 | 2 | 2 | 10 |
| Feb 2026 | 6 | 1 | 2 | 9 |
| Mar 2026 | 13 | 2 | 5 | 20 |
| Apr 2026 | 7 | 0 | 4 | 11 |
| May 2026 | 9 | 0 | 1 | 10 |
| Jun 2026 | 3 | 1 | 2 | 6 |
| Jul 2026 | 3 | 0 | 1 | 4 |
| Aug 2026 | 5 | 0 | 1 | 6 |
| Sep 2026 | 0 | 1 | 0 | 1 |
What Verandah homes sold for in September 2026
One Verandah home closed in September, so the 12-month figures above are the better guide to prices.
What could your Verandah home sell for today?
Your neighborhood, your home’s condition and today’s competition all matter. We compare your home with recent sales nearby and show you what buyers can choose from right now.
How we count these numbers
- Median sold price
- The middle sale price of the homes that closed in the past 12 months. Half sold for more and half for less.
- Change from the year before
- The same figure for the 12 months before that, for the same home type. We show it when both years have at least five sales.
- Fewer than five sales
- On the home-type cards, median sold price appears only with five or more sales. With fewer, the card shows the range of what sold instead. Other card figures based on fewer than five sales show the number of sales beside them.
- Homes sold
- Homes that closed in the past 12 months.
- For sale now
- Active listings in the MLS on October 1, 2026.
- Under contract
- Homes with a contract signed in the past 120 days that had not closed by October 1, 2026.
- Months of supply
- How many months the homes for sale would last at the past 12 months’ pace of sales.
- Median days on market
- Days from the MLS listing date to the accepted contract, for the listing that sold, middle value. A relisted home starts this count over, so it can look newer than it is.
- Share of final asking price
- What sellers received as a share of the last asking price before the sale, middle value.
- Price per square foot
- The sale price divided by the living area, middle value. It lets you compare homes of different sizes.
- Previously listed
- Homes for sale with an earlier listing that expired, was withdrawn, or was terminated in the past 12 months, without a sale in between. Why homes get relisted.
- Sold on the first try
- A home with no expired, withdrawn, or terminated listing in the 12 months before it was listed.
- Relisted before selling
- A home with at least one expired, withdrawn, or terminated listing in the 12 months before the listing that sold. A sale to a new owner in between starts the clock over.
- Last listed price
- For a relisted home, the asking price on the expired, withdrawn, or terminated listing just before the listing that sold, as of the day that earlier listing ended.
- Days in all
- For a relisted home, the full days on market of each listing added together: the listing that sold plus every expired, withdrawn, or terminated listing that ended in the 12 months before it.
- Share of first asking price
- The sale price divided by the price the home first carried on the listing that sold.
- Home types
- From the MLS Building Design field, with filing errors corrected where the listing shows a different home type. A home type gets its own card only when the community has a real number of them.
Every figure comes from Florida Gulf Coast MLS records. The full method is on our Southwest Florida market methodology page.
Figures from Florida Gulf Coast MLS records available as of October 10, 2026. See the full Fort Myers housing market update →
Pricing Proof
Recently Sold in Verandah
Recent Verandah closings show the prices buyers actually agreed to pay. Compare the same neighborhood, home type, size, view, and condition before treating a sale as a useful comparable. Selling? .
Cost of ownership
Verandah HOA fees, CDD charges and club dues by neighborhood
Choose a neighborhood to see its current Verandah Community Association (VCA) assessment, its community development district (CDD) charge and club dues. Some properties also have a separate neighborhood association.
Club membership
Some homes require at least Club Membership. Some do not.
Where a home has no membership requirement, the club can hold that membership back and decline to offer one to a future buyer.
At purchase
The VCA collects $3,000 plus 0.25% of the purchase price. Enter the price to calculate it.
VCA amount only$3,000 + 0.25%
- VCA reserve contribution$3,000
- VCA transfer fee0.25% of price
- Club initiation fee
Club initiation is $26,625 for Club Membership or $106,500 for Full Golf, including tax. Full Golf availability must be confirmed.
1Choose the neighborhood
The neighborhood determines both the VCA assessment and the applicable East or West CDD charge.
Or choose from the full neighborhood list
Amblewind CoveArlington OaksBramble CoveBrantley OaksCedar HammockCitrus CreekCottonwood BendCypress MarshEdgewater TraceFairway CoveHammock CreekHeritage PreserveIdlewildLakeviewMagnoliaMossy OakOak BendOrangetree BendOtter BendPalmetto GrovePebblebrookRiver PointRoyal PalmSabal PointSanctuary PointShadetree PointShady BendTorrey PinesWhispering OaksWillow BendWillow RidgeWinding RiverWoodhaven
2Choose the property type
A few neighborhoods have different VCA assessments for homes, vacant lots and double lots.
3Royal Palm lot group
The CDD schedule separates Royal Palm by lot number.
2Which membership should we include?
A home with a membership requirement carries at least Club Membership. Full Golf is an optional higher level, and as of September 2026 it has a waitlist.
Verandah at a glance
Every Verandah home has two community costs. Some have two more.
Every property pays the VCA assessment and a CDD charge. Club dues apply when the home requires membership. Some neighborhoods also have a separate association.
Master association, all 33 neighborhoods
$614 to $1,455a quarter
The neighborhood sets the amount. It covers the gates, the common grounds and bulk Xfinity cable.
$950 to $4,084District charge a year, on the property tax bill
$3,288 or $13,861Club dues a year, when membership is required or selected
Some neighborhoodsA separate association with dues of its own
A year at current rates
a year
monthly equivalent
- Verandah Community Association2026 assessment for a single-lot home or condo.
- Neighborhood association
- Verandah Club
- Included on the property tax billCurrent annual operations and bond-debt assessment.
- Total a year
Club Membership does not include winter golf. Full Golf does. This membership carries no golf access from January through April, the months the club holds for its Full Golf members. It allows four rounds a month at a reduced guest rate in October, November and December, and unlimited play May through September at the lowest available guest rate.
Published CDD bond principalScheduled principal remaining after the 2026–27 tax payment. Keep paying annually or request the district’s exact payoff quote for the property.
See all neighborhood assessments
| Neighborhood | VCA quarterly | CDD annually | Bond principal |
|---|---|---|---|
| Amblewind Cove | $1,096 | $1,945.27 | $12,756.58 |
| Arlington Oaks | $1,101 | $4,084.27 | $29,635.37 |
| Bramble Cove | $1,195 | $1,208.80 | $3,820.54 |
| Brantley Oaks | $1,112 | $3,829.27 | $27,618.77 |
| Cedar Hammock | $971 | $2,929.27 | $20,516.80 |
| Citrus Creek | $1,270 | $1,629.27 | $10,258.32 |
| Cottonwood Bend | $614 | $949.69 | $2,547.17 |
| Cypress Marsh | $981 | $2,072.59 | $8,065.52 |
| Edgewater Trace | $1,417 | $2,992.12 | $20,999.74 |
| Fairway Cove | $1,083 | $1,945.27 | $12,756.58 |
| Hammock Creek | $1,112 | $2,677.18 | $11,036.68 |
| Heritage Preserve | $1,136 | $1,945.27 | $12,756.58 |
| Idlewild | $618 | $1,011.83 | $2,852.56 |
| Lakeview | $653 | $1,208.80 | $3,820.54 |
| Magnolia | $1,129 | $1,945.27 | $12,756.58 |
| Mossy Oak | $1,087 | $2,677.18 | $11,036.68 |
| Oak Bend | $1,091 | $2,677.18 | $11,036.68 |
| Orangetree Bend | $762 | $1,381.54 | $4,669.42 |
| Otter Bend | $732 | $1,929.27 | $12,625.71 |
| Palmetto Grove | $1,455 | $2,329.27 | $15,770.86 |
| Pebblebrook | $614 | $1,011.83 | $2,852.56 |
| River Point | $960 | $2,072.59 | $8,065.52 |
| Royal Palm | $1,119 or $1,183 | $1,208.80 or $1,474.07 | $3,820.54 or $5,124.17 |
| Sabal Point | $1,411 | $1,729.27 | $11,047.51 |
| Sanctuary Point | $1,099 | $2,677.18 | $11,036.68 |
| Shadetree Point | $1,085 | $2,677.18 | $11,036.68 |
| Shady Bend | $834 | $1,554.28 | $5,518.34 |
| Torrey Pines | $989 | $3,292.27 | $23,366.80 |
| Whispering Oaks | $1,104 | $3,829.27 | $27,618.77 |
| Willow Bend | $1,101 | $1,945.27 | $12,756.58 |
| Willow Ridge | $1,074 | $1,945.27 | $12,756.58 |
| Winding River | $1,426 | $2,059.51 | $8,308.99 |
| Woodhaven | $1,192 | $2,329.27 | $15,770.86 |
These are the current rates: VCA figures are the approved 2026 amounts for a single-lot home or condo. CDD figures are current annual assessments. Bond principal is the published amount scheduled to remain after the 2026–27 tax payment, not a current payoff quote. Royal Palm varies by phase and lot number.
Some Verandah properties have a separate neighborhood association with additional dues. We can confirm those dues and the club membership attached to a specific property.
For Owners Who Rent
Renting out a Verandah home: the lease rules
Every tenant is approved by the master association before moving in, and the application is the part owners underestimate. Four neighborhoods require their own association to approve the lease first, and the rest go straight to the master association.
Application fee
$240
Most neighborhoods, filed at least 20 days before occupancy. A later filing is $290. In the four neighborhoods that approve the lease themselves the fee to the master association is $135.
The application
The tenant completes a lease application with the required documents and the fee, filed at least 20 days before occupancy. The $240 fee covers background checks on two adults.
The background check
Each additional occupant over 18 who needs a background check is $55.
The neighborhood first, in four of them
In Cottonwood Bend, Idlewild, Lakeview and Otter Bend the neighborhood association approves the lease before it goes to the master association, and the fee to the master association is $135 instead of $240.
The club
A tenant can be designated to use the owner’s club membership. During that lease the owner and their family give up club privileges and still pay the dues.
Confirm the lease term for the neighborhood. The recorded declaration lets the association set a minimum term and cap the number of leases a year. Ask us to confirm the current limits for a specific home before you count on a season.
We work with owners renting in Verandah. If you are weighing a rental, we can walk you through the approval, the club designation and what the home realistically rents for.
Living in Verandah: a buyer’s guide
Verandah is a gated, all-ages community on 1,456 acres along a 1.75 mile stretch of the Orange River in east Fort Myers, about five minutes from I-75 and fifteen from downtown. It opened in 2003, and homes are still being built here today. Nearly 65% of the land is kept as open space: lakes, preserve, parks, a buffer along the river and nine miles of trails. Verandah is planned for 1,683 residences across 33 neighborhoods, everything from coach homes and townhomes to estate houses, and the private Verandah Club at the center has 36 holes of golf, a riverfront clubhouse, a fitness and wellness complex, tennis, pickleball and bocce.
Inside Verandah
- Location: On Palm Beach Boulevard in east Fort Myers, along the Orange River, five minutes from I-75 and fifteen from downtown.
- Built: Opened in 2003 and still building. The earliest neighborhoods date to 2003 and Heritage Preserve is under construction now.
- Amenities: The Verandah Club has 36 holes of golf, the 10,000 square foot River House with dining on the river, a second restaurant, a fitness center with a resort pool and spa, five lighted Har-Tru tennis courts, eight pickleball courts and bocce. The community itself has nine miles of trails, a dog park, kayaks on the river and a staffed main gate around the clock.
Verandah coach homes, townhomes, villas and single-family homes
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 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
- Who bills you: Several organizations can. The master association covers the gates, the grounds and bulk Xfinity cable, at $614 to $1,455 a quarter depending on the neighborhood. 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, and the club bills separately. Which of those apply depends on the address.
- Club membership: 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. Ask about club status before an offer, on both sides of a sale.
- What Club Membership includes: 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. Full Golf members play both courses year round. A seasonal owner who wants to golf here needs Full Golf, and as of September 2026 it has a waitlist. The Old Orange course is under renovation in 2026.
- Community development districts: 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 the scheduled bond principal remaining by neighborhood after the 2026–27 tax payment, from about $2,547 to $29,635. It is not a payoff quote, so request the district’s exact payoff figure for the property. East bonds have ten years left and West bonds have six.
- 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.
- Golf carts and parking: Privately owned golf carts are not permitted on Verandah roads at all. Low-speed vehicles are, if they are registered, titled, plated, insured and carry a community scan pass. Overnight street parking is not allowed, and boats, trailers, recreational vehicles and commercial vehicles go in the garage.
- Gates: 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.
- Irrigation: Metered separately by Resource Conservation Systems, the only provider inside Verandah, and billed monthly.
- 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.
- Schools: Served by Lee County Public Schools, which places students through School Choice rather than by address.
Flood risk
Check a Fort Myers address’s flood zone
Flood zone and insurance costs can vary from one block to the next in Fort Myers. Look up the FEMA flood zone for any address in seconds, so you know the zone before you get an insurance quote and make an offer.
Open the flood zone lookup →Moving from up north? Compare your winter with Southwest Florida on our Fort Myers page. Our Florida relocation tax calculator compares what you pay now against what you would pay here, and our cost of owning a home guide puts association fees beside property taxes, insurance and the other yearly costs.
Verandah FAQs
01Is Verandah gated?
The short answer
Yes. The main gate on Palm Beach Boulevard is staffed 24 hours a day.
The Tropic Gate is open around the clock through an Envera virtual-guard kiosk, so residents come and go through either at any time. Guests and deliveries are authorized ahead of time through the MyEnvera app or website, by phone, or by email to the association office.
02Is Verandah age restricted?
The short answer
No. Verandah is open to all ages.
Club membership covers a member and spouse or partner, and their unmarried children under 23 who live at home or are in school full time, at no additional dues.
03Do you have to join the Verandah Club to buy a home there?
The short answer
It depends on the individual home, and it is worth confirming before an offer.
Some 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. Where a home has no requirement, the club can hold that membership back and decline to offer one to a future buyer. We confirm the club status for a specific address.
04What does the minimum Verandah Club membership include?
The short answer
The fitness center, pool, spa, restaurants, tennis, pickleball and bocce, with limited golf.
Club Membership is $25,000 to join plus tax, and $257.29 a month plus tax as of September 2026. Its golf runs May through September at the lowest available guest rate and four rounds a month in October, November and December. From January through April this membership carries no golf access, because the club holds those months for its Full Golf members. Full Golf members play year round.
05How much is Full Golf membership at Verandah?
The short answer
$100,000 to join plus tax, and $1,084.55 a month plus tax as of September 2026.
Full Golf covers both courses year round with no greens fees, cart fees apply, and tee times book 30 days ahead. It also carries reciprocal play across the Hampton Golf network. As of September 2026 there is a waitlist. Confirm Full Golf availability before making an offer if winter golf access is essential to your purchase.
06What do the fees at Verandah cover?
The short answer
The gates, the common grounds, the preserve and lakes, and bulk Xfinity cable.
The master assessment runs $614 to $1,455 a quarter depending on the neighborhood. Some neighborhoods have their own association with separate dues on top, and the club bills separately from both.
07Does Verandah have a CDD?
The short answer
Yes, two. Homes are in either the Verandah East or the Verandah West district.
The charge is on the property tax bill and runs from about $950 a year in Cottonwood Bend to about $4,084 in Arlington Oaks. The districts also publish the scheduled bond principal remaining by neighborhood after the 2026–27 tax payment, from about $2,547 to $29,635. It is not a payoff quote, so request the district’s exact payoff figure for the property.
08What does it cost to buy into Verandah?
The short answer
$3,000 to the association reserve fund, plus a transfer fee of 0.25% of the sale price.
On a $500,000 home the transfer fee is $1,250. 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.
09Can you rent out a home in Verandah?
The short answer
Yes. Tenants are approved by the association, with a $240 application fee in most neighborhoods.
The application is filed at least 20 days before occupancy, or $290 if later, plus $55 for each additional occupant over 18 who needs a background check. In Cottonwood Bend, Idlewild, Lakeview and Otter Bend the neighborhood association approves the lease first and the master association fee is $135.
10Are golf carts allowed in Verandah?
The short answer
Privately owned golf carts are not permitted on the roads. Low-speed vehicles are.
A low-speed vehicle has to be registered, titled, plated and insured, and display a community scan pass, and the driver needs a valid license. Golf carts are for the course.
11Is the golf course at Verandah being renovated?
The short answer
Yes. Old Orange is under renovation in 2026.
The club describes it as the first phase of a multi-year capital plan. Whispering Oak remains open. Under the club’s membership plan, members are not assessed for capital improvements.
12How many homes are in Verandah?
The short answer
Verandah is planned for 1,683 homes across 33 neighborhoods.
That total covers single-family and multifamily homes together, from the coach homes and townhomes to the estate homes. Building is still going on in Heritage Preserve, so the number standing today is lower than the planned total.
13What kinds of homes are in Verandah?
The short answer
Coach homes, townhomes, villas, single-family homes and estate homes, across 33 neighborhoods.
Recent inventory runs from about 1,421 square feet in the coach homes to about 4,253 in the estate homes, on lots up to 100 feet wide. The neighborhood sets both the home type and most of the yearly cost.
14What flood zone is a Fort Myers home in, and how do I check it?
The short answer
Flood zones change from one block to the next, so the only answer that counts is the one for that exact address.
The zone affects both insurance cost and lender requirements, and two homes on the same street can sit in different ones. Check the FEMA flood zone for the address first, then get a current insurance quote before you make an offer.
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Buying in Verandah?
Compare the right Verandah homes.
We will confirm the home’s club status, the full yearly cost including the district charge and any neighborhood association, and the recent closings inside that neighborhood before you write an offer.
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Sources and how we checked them
- Renting it out
- Application fees and the approval routing come from the Verandah Community Association’s published leasing procedure. The designated-user rule comes from the Verandah Club amended and restated membership plan.
- What it costs to own
- Master assessments come from the Verandah Community Association 2026 approved budget and assessment schedule. District charges and bond balances come from the Verandah East and Verandah West Community Development Districts’ adopted budget for fiscal 2027. The Cottonwood Bend figure comes from that association’s 2026 approved budget and its board’s December 2025 assessment letter. Club dues and initiation fees were confirmed by the club’s Director of Membership in September 2026 and match the club’s April 2026 membership brochure. The capital contribution and transfer fee are published by the association.
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Neighborhood, home type and lot width drive value here, and a coach home does not price against an estate home on a 100 foot lot. Start with your address. A Worthington agent follows up with a pricing range, the comparable sales behind it, and the next steps that fit your timing.
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