Trying to choose between a condo and a single-family home in Pelican Marsh? You are not alone. The community offers both lock-and-leave convenience and private-lot living, and each option shines for different lifestyles. In this guide, you will learn how they compare on maintenance, costs, insurance, privacy, amenities, rentals, and resale, plus exactly what to check before you buy. Let’s dive in.
Pelican Marsh at a glance
Pelican Marsh is a gated, master-planned community in North Naples with preserves, lakes, and a private golf course. You are a short drive from beaches and shopping districts, with longer trips to the regional airport. Housing types include condos, townhomes and villas, and detached single-family homes.
A master HOA governs the community, with sub-associations for each enclave or building. Fees, rules, and reserve strength vary by sub-association. The private Pelican Marsh Golf Club operates separately. Membership is not included with a home purchase unless explicitly stated.
Condo vs single-family: daily life
Maintenance and lifestyle
- Condos: Exterior, roof, landscaping, and common areas are typically handled by the association. You handle your interiors. This is ideal if you want a lower-maintenance, part-time, or lock-and-leave setup.
- Single-family: You are responsible for the exterior, yard, driveway, and pool if present. You can hire service providers, but expect more hands-on coordination.
Amenities and access
- Condos often include immediate access to a pool, fitness room, clubhouse, and social activities inside the complex.
- Single-family homes access the master community amenities, with private features like your own pool or yard as your responsibility. Proximity to the golf course is common, but club access is separate.
Privacy, space, and customization
- Condos: Shared walls and limited private outdoor space. Interior finish levels can be high, but structural changes and exterior customization are restricted.
- Single-family: More private outdoor living and freedom to renovate or add features, subject to HOA architectural review.
Cost structure
- Purchase price: Condos often have a lower entry price, with exceptions for premium views or larger floor plans. Single-family homes typically command higher absolute prices.
- Ongoing costs:
- Condos: Monthly fees usually cover building insurance on the structure, exterior maintenance, common utilities, reserves, and amenities. You will carry an HO-6 policy for the interior.
- Single-family: You will carry a homeowner’s policy, plus budget for lawn and pool care, repairs, and possibly a lower master HOA fee. Sub-associations can add fees.
- Taxes: Collier County taxes apply to both. Assessed value drives the bill, and exemptions like homestead can apply if eligible.
Insurance and storm risk
Both options face Florida’s wind and hurricane exposure. Insurance markets in Southwest Florida can change quickly and influence monthly costs.
- Condos: The master policy typically covers the building shell and common elements. You carry an HO-6 for interiors and consider loss assessment coverage for deductibles or special assessments.
- Single-family: You carry an HO-3 or similar policy with wind or hurricane endorsements as needed. Flood coverage may be required depending on FEMA flood zone. Elevation and drainage matter.
Resale and marketability
- Condos: Often attract seasonal residents, retirees, first-time Naples buyers, and some investors. Lower entry prices can expand the buyer pool, though supply may also be deeper.
- Single-family: Often appeal to full-time residents who value private outdoor space. Homes can be resilient on price in constrained markets.
- Value drivers in Pelican Marsh include golf or lake views, proximity to amenities, condition, association financial health, and storm or insurance exposure.
Rentals and investment
Rental rules vary by sub-association. Minimum lease periods, rental caps, and the number of leases per year are common variables. Investors should review fees, insurance, property management, and local rules to understand net returns. Condo fees can be a larger share of rent compared to houses.
Costs and fees to expect
Create a side-by-side estimate for each property you tour. Ask for specific documents and recent invoices.
For condos:
- Monthly HOA or condo fee and what it includes (exterior insurance, reserves, water, trash, cable, internet, security)
- HO-6 premium and any loss assessment coverage
- Electric and any additional utilities not included
- Property taxes
For single-family homes:
- Master HOA and any sub-association fees
- Homeowner’s insurance with wind or hurricane endorsements
- Flood insurance if required by zone or lender
- Landscaping, irrigation, and pool maintenance contracts
- Repairs and reserves for roof, exterior paint, and systems
- Property taxes
Pelican Marsh due diligence
Ask for these items early so you can compare apples to apples.
- Association documents: Bylaws, CC&Rs, rules and regulations for the master and sub-association. Rental, pet, and guest policies.
- Financials: Current budget, reserve study summary, reserve balance, and any planned fee increases.
- Governance: Minutes from the past 12 to 24 months and any notices of special assessments or litigation.
- Insurance: For condos, the master policy summary and deductibles. For any property, obtain quotes for wind, hurricane, and flood when applicable.
- Flood and elevation: FEMA designation, any elevation certificate, and recent storm performance reports.
- Physical condition:
- Condos: Age of buildings, recent or scheduled capital projects, elevator and roof updates, pest and structural reports if available.
- Single-family: Roof age, drainage and grading, pool equipment, screen cage condition, and any shoreline structures on lake lots.
- Location checks: Traffic and noise at different times of day, lighting and evening activity, parking rules, and who maintains the golf course buffers.
- Local rules and taxes: Collier County rental regulations, property tax history, and homestead eligibility.
One-day tour plans
Use these sample schedules to compare both property types in context.
Comfort and amenities focus
- 9:00 AM: Tour a mid-rise condo and, if possible, an occupied unit. Check amenity spaces, elevators, and hallway lighting.
- 11:00 AM: Meet the condo manager to review the budget, reserve summary, and insurance master policy.
- 12:30 PM: Lunch near the community center and observe amenity use.
- 2:00 PM: Tour single-family homes. Walk the yard, check irrigation, roof condition, and any pool equipment.
- 4:00 PM: Circle the community at dusk to assess noise and lighting.
- 5:00 PM: Debrief. Line up rough insurance quotes and compare monthly cost scenarios.
Inspection and resale focus
- 8:30 AM: See two single-family homes, one with a golf view and one on an interior lot. Photograph drainage areas and note any deferred maintenance.
- 11:00 AM: Stop by the golf club entrance to confirm membership is private and separate from homeownership.
- 12:30 PM: Over lunch, compare listing history and days on market for the morning tours.
- 2:00 PM: See two condo complexes with different fee levels. Compare what the fee includes and reserve strength.
- 3:30 PM: Speak with a local lender about condo approval requirements versus single-family underwriting.
- 5:00 PM: Walk community paths and note proximity to daily needs and services.
How to choose
- Clarify lifestyle: Do you prefer turnkey living and shared amenities or a private yard and more control over upgrades?
- Compare monthly totals: Add fees, insurance, utilities, and maintenance. Use a 3 to 5-year cost window for a truer picture.
- Stress-test risk: Review flood zone, elevation, and association insurance deductibles. Ask for historical storm performance.
- Validate resale: Rank view quality, proximity to amenities, and association financial health. These often drive future value.
- Align financing: For condos, confirm association approval and insurance eligibility early. For homes, factor appraisal, wind coverage, and flood needs.
Next steps
Your best choice comes from seeing real homes and real numbers side by side. We can curate a same-day tour of both condos and single-family homes, request the right HOA documents, and connect you with local insurance, inspection, and lending pros so you can decide with confidence. If you are also considering a sale, we can price your property with a data-driven plan and premium marketing.
Ready to compare options in Pelican Marsh? Connect with McGreevy | Comisar to schedule a tailored tour or request your complimentary home valuation.
FAQs
Are HOA fees higher for condos in Pelican Marsh?
- Often yes, because condo fees typically include exterior building insurance, reserves, common utilities, and onsite amenities, while single-family fees may only cover master association services.
Does living on the golf course include club membership?
- No. The Pelican Marsh Golf Club is private and operates separately from the HOA. Membership is a separate purchase and can be limited or waitlisted.
How does insurance differ for condos vs single-family?
- Condos usually have a master policy for the building. You carry an HO-6 for interiors and consider loss assessment. Single-family owners carry an HO-3 with wind or hurricane endorsements and may need flood insurance.
Can I rent my home or condo in Pelican Marsh?
- Often yes, but rules vary by sub-association. Confirm minimum lease terms, the number of leases allowed per year, rental caps, and any registration requirements before you buy.
Is flood risk a concern this far inland?
- Inland communities can still face localized flooding in strong storms. Always check the FEMA flood zone, request any elevation certificate, and review recent storm performance and drainage.
What documents should I review before making an offer?
- Ask for bylaws and CC&Rs, rules, current budget, reserve study summary, board minutes, insurance summaries, and disclosures about pending assessments, plus rental and pet policies.
