Terracina
Single-family
Stack: Neighborhood fee $709/qtr = $2,836/yr + master as entered $491/qtr = $1,964/yr — the listing’s complete total is $4,800/yr.
$4,800/yr
complete
The Vineyards — Neighborhood by Neighborhood
The Vineyards HOA Fees by Neighborhood
The Vineyards runs on two layers: every home pays its own neighborhood association, plus the Vineyards master — $1,844.20 a year at the base tier for 2027, $2,434.22 behind the Arbor gates, about $2,607 on the Silver Oaks and Vintage Colony boulevards, from the association’s own published 2027 budget. There is no CDD. And the Vineyards Country Club — privately owned, non-equity — is optional for every home: no figure on this page includes a club dollar.
Complete totals run from $4,800 a year in Terracina to $16,000 at Vista Pointe, the mid-rise condos. Below are the 12 neighborhoods we could price — each row the complete total as current listings print it, lowest first, with its layers on the row. The community has 38 neighborhoods and neighborhood dues are not published centrally; the rest are named in the panel below as not yet priced. Closing in on a specific home? We confirm its exact stack — and its 2027 master tier — with the associations before you buy: send us a message, or text or call (239) 216-2016.
$1,844.20/yr
The 2027 master — base tier
Association-published for 2027; the Arbor gates run $2,434.22 and the boulevards $2,606.95–$2,607.51
$4,800–$6,428/yr
Single-family, complete
Neighborhood fee + master combined, as current listings print them
$16,000/yr
Highest complete total
Vista Pointe — building fee $14,168/yr + master; the club is optional and never included
Basis: complete totals as current MLS listings print them (neighborhood fee + master combined), checked November 2026 — listing master entries still reflect the 2026 rate (≈$1,900–$2,000/yr); the association’s published 2027 master tiers are stated in the panel below. No CDD. The Vineyards Country Club is optional for every home. This page prices 12 of the community’s 38 neighborhoods.
How to read this page
• Every home pays two layers — its neighborhood association plus the Vineyards master. Each row shows the complete total as current listings print it, with both layers on the row.
• The 2027 master is published (association budget, approved October 2026): $1,844.20/yr base · $2,434.22/yr behind the Arbor gates (1,735 homes) · $2,606.95–$2,607.51/yr on the Silver Oaks and Vintage Colony boulevards. Current listings still enter the master at the 2026 rate (≈$1,900–$2,000/yr), so a row’s printed total and its 2027 total can differ slightly — the tier a specific address pays is read off its estoppel.
• No CDD, no MSTU — nothing rides on the county tax bill.
• The club is optional. The Vineyards Country Club is privately owned and non-equity; no home purchase requires membership. If a buyer chooses to join (2026 published figures): Full Golf dues $18,725/yr with a $180,000 initiation; Lifestyle dues $8,775/yr with a $60,000 initiation. Never in the totals on this page.
• Conflicts ride on their rows: Bellerive’s listings disagree on the building fee, and Silver Oaks and Villa Verona carry smaller listing-to-listing variance — both figures are shown until the MLS sweep settles them.
• Missing on purpose: about 26 of the 38 neighborhoods — including Avellino Isles, Camelot Park, Glen Lake Estates, Venezia Grande, Villa Florenza, San Miguel and Sonoma Lake — publish no neighborhood fee centrally. They join this page as the sweep prices them.
• One-time charges: application fees run $0–$150 on most listings; a current Chardonnay listing carries a $3,500 special assessment, noted on its row.
The neighborhoods — lowest fee first (12)
Villa Verona
Single-family · Silver Oaks Blvd tier
Stack: Two listings disagree slightly: neighborhood fee $903.72/qtr = $3,614.88/yr + master $1,901.12/yr = $5,516/yr; or neighborhood $997/qtr = $3,988/yr + master $1,968/yr = $5,956/yr. Both totals are shown; the sweep settles the neighborhood fee.
$5,516–$5,956/yr
complete — two listings differ
San Rafael
Single-family · Silver Oaks Blvd tier
Stack: Combined figure $1,500/qtr = $6,000/yr printed in the listing’s master field, with the neighborhood split not stated.
$6,000/yr
whole bill — combined
Napa Ridge
Single-family
Stack: Combined figure $1,547/qtr = $6,188/yr printed in the listing’s HOA field, with the master split not stated.
$6,188/yr
whole bill — combined
Palo Verde
Single-family
Stack: Neighborhood fee $976/qtr = $3,904/yr + master as entered $631/qtr = $2,524/yr — the listing’s complete total is $6,428/yr, the top of the single-family band.
$6,428/yr
complete
Silver Oaks
Coach condos · Silver Oaks Blvd tier
Stack: Listings vary by building and section: condo fee $1,401/qtr = $5,604/yr + master $2,680/yr = $8,284/yr; a second listing totals $8,400/yr; a third prints condo $1,511/qtr = $6,044/yr + master $2,664/yr = $8,708/yr. The full range is shown; the sweep settles it building by building.
$8,284–$8,708/yr
complete — listings vary
Tuscany
Condos
Stack: Neighborhood fee $1,811/qtr = $7,244/yr + master as entered $489/qtr = $1,956/yr — the listing’s complete total is $9,200/yr.
$9,200/yr
complete
Bellerive
Condos
Stack: Two listings disagree on the building fee: $2,423/qtr = $9,692/yr (complete total $10,380/yr) vs $2,207/qtr = $8,828/yr (complete total $10,828/yr on two listings). Both are shown — the MLS sweep settles Bellerive first. (One listing’s $688/yr master entry is irreconcilable with the published master and is not used.)
$10,380–$10,828/yr
complete — listings conflict
Regency Reserve
Coach condos · Vintage Colony Blvd tier
Stack: Neighborhood fee $1,999/qtr = $7,996/yr + master as entered $641/qtr = $2,564/yr = $10,560/yr; a second listing prints $2,060/qtr + $665/qtr master = $10,900/yr.
$10,560–$10,900/yr
complete
Concord
Condos
Stack: Neighborhood fee $2,362/qtr = $9,448/yr + master as entered $475/qtr = $1,900/yr — the listing’s complete total is $11,348/yr.
$11,348/yr
complete
Chardonnay
Condos
Stack: Neighborhood fee $2,907/qtr = $11,628/yr + master $492/qtr = $1,968/yr — the listing’s complete total is $13,596/yr. The same listing carries a one-time $3,500 special assessment, outside the annual figure.
$13,596/yr
complete
Vista Pointe
Mid-rise condos
Stack: Building fee $3,542/qtr = $14,168/yr + master as entered $458/qtr = $1,832/yr — a complete total of $16,000/yr, agreed by two listings; a sweep sample splits it slightly differently (building $14,028–$14,036/yr + master $1,972/yr) at the same $16,000 total.
$16,000/yr
complete — highest in The Vineyards
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Looking at a home in The Vineyards?
Call or text (239) 216-2016
Tell me the neighborhood — I’ll confirm its exact current fee stack and its 2027 master tier, and walk you through the real numbers — or send us a message.
Michael O’Reilly · Broker Associate · Downing-Frye Realty, Inc.