All About Living in Verandah, Fort Myers

All About Living in Verandah, Fort Myers


If you have been thinking about buying a home in the Verandah community of Fort Myers, then you will not want to miss this video! We are going to explore:

  • History of Verandah
  • The Community’s Integration with Nature
  • The community Master Plan
  • Amenities/ Facilities
  • Membership Pricing
  • Annual Dues
  • HOA Fees
  • Builders/ New Construction 
  • Real Estate Facts
  • Property Taxes

Hi I’m John Garuti with eXp Realty. We are starting today with a brief history lesson.

Bonita Bay Group was notarized in 2003 for completing The Verandah, the first accredited Green Development by the Florida Green Building Coalition. In 2012, the remaining development rights were sold to a number of prominent Southwest Florida home builders.  Driving through, you’ll notice many different styles. Twenty four (24) communities of diverse and exclusive private residence including: condos, single family homes and even breathtaking estates along the Orange River. 

Totaling 1,456 acres, the Verandah community is beautifully integrated with nature. 65% of the community is dedicated towards: lakes, wetlands, fitness trails, a conservation riverfront buffer and the golf course. Residents enjoy exploring, protecting and really immersing themselves in the outdoor of this luxurious riverfront community.

The master plan calls for 1800 homes and as of shooting this video, the primary builder, Neal has roughly 100 homes left to build. I predict they will be selling out by Q4 of 2022. 

Let’s talk amenities! Verandah Living  truly supports an ACTIVE outdoor lifestyle.

(2) 18-hole golf courses

(5) tennis courts

(2) bocce ball courts

Junior Olympic-size swimming pool

Open fitness center

Dining @ 2 community restaurants

9+ miles of walking /biking trails

Fitness instructor and golf pro on hand at our facilities 

(2) dog parks

Club house with Activity director

Kayaking on the Orange River

Catch-and-release bass fishing

Breaking News** Verandah just announced they are designing pickleball courts! 

It absolutely just keeps getting better here!

Now, let’s discuss membership. With every new home purchase you must become a member of the club. There are certain sections of condos in Verandah that have a grandfather clause which permit owners NOT to be members of the club. If you were to buy one of those units, you are permitted to join the club but the option still exists not to join.

There are two types of memberships.

First if a FULL membership. Under this membership you can enjoy golf year round plus access to the other amenities at any time.

Second is the CLUB membership. At this level you have golf privileges from May to September.  October thru December, you are restricted to four rounds per month. During the prime winter season January thru April you are not allowed to play.

The current membership initiation fees are as follows:

$27,000  FULL / $10,600 CLUB

The yearly fees to maintain membership are as follows:

$8,896.51 FULL / $1,815.53 CLUB

Please note that fees can and do change at all times, so for the latest up to date information be sure to visit

The last aspect of ongoing fees is the HOA. These start around $3500 annually to roughly $4600 and the HOA fee is predicated on the type of unit and lot that you own.

Let’s talk, New Construction!

Prominent builders such as: Arthur Rutenberg.; Centex Homes; D. R. Horton; Florida Lifestyle Homes; Gulfstream Homes; Keevan Homes; Lennar; Neal Communities; Royal Corinthian Homes; Welch Custom Homes and Wyman Stokes Builder have designed homes inside this community.

The three builders that remain are: Royal Corinthian, Keevan, and Neal Communities. Let’s discuss Royal Corinthian and Keevan homes because they are high end custom builders with limited lot availability with homes starting at $1.7m.

The homes offered by Neal Communities in the Verandah begin in the low 700s and range up to about $1.2 million. There are 12 different models of Neal Communities built over 3 different series ranging from 1,812  to 2,907 square feet with most having 3 or 4 bedrooms. You get all of this designed by the professionals at Neal Communities, who have built more than 90 communities to date that consist of 15,000+ homes here in Southwest Florida. 

One thing I love about Neal is they build with the environment in mind, staying aligned with the vision of The Verandah being the first certified green development in Southwest Florida.

The following are some of the energy-saving features you can expect to find in the various home designs offered by Neal Communities:

Double-glazed windows and sliding glass doors

R-30 ceiling insulation

High-efficiency fiberglass-insulated entry door

Insulated heating/cooling ductwork

50 gallon water heaters

These options are both friendly to the environment and to your pocketbook. They are designed to save money while helping preserve the environment for the future. 

Now, about the real estate market inside the community…

In the last twelve months, there have only been 139 resales completed. Important to note that Verandah had less than 8% of the community turned over this past year. The home prices of these sales ranged quite dramatically with condos starting at $140,000 to custom estate homes topping out at $1.3million dollars. The average asking price for home was $476k, with the average sale price being $475k. Don’t expect to find any bargains here. Deals are closing at FULL price when buying in this exclusive community. For anyone watching this video that is considering selling their home, the average is approximately 32 days to close.

Price your home appropriately and you can expect to have it sold fast!

We are going to round out our discussion with property taxes.

You know, that part of home ownership that we all loathe and love. 

Interesting to note that, The Verandah is located in Lee County and THE resource for understanding property tax- LEEPA.ORG

You can learn about possible property exemptions if Florida is your home state, if you are a veteran or even moving to a bigger home in Florida and applying for portability. Homeowners in Verandah  pay a CDD fee or community development district bond as part of their total property tax.  Rates are of course subject to change but currently a general rule of thumb for estimating your total property tax bill is 1.4% of the value of your home.

Thank you for joining me on The Verandah community overview here in Fort Myers. If you have any other questions please call or text me at 941 916 2859 or drop me an email – Be sure to check out my Verandah YouTube playlist as I have more videos on the community as well as some model home tours. Hope to meet you in person soon here in Verandah.

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