Updated September 2026
Buying in Pelican Bay means a $15,000 resale capital assessment at closing, a Foundation assessment of $3,435 for 2026 to 2027, and building-by-building condo checks on reserves and milestone inspections. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Pelican Bay, the 2,104-acre master community on the Gulf between Seagate Drive and Vanderbilt Beach Road in North Naples, Collier County, Florida 34108, means buying into four layers at once: the building or street you choose, its own association, the mandatory Pelican Bay Foundation that runs the private beach and trams, and a county taxing unit that maintains the preserve and the dune. Every buyer pays the Foundation a one-time Resale Capital Assessment of $15,000 on deeds recorded from October 1, 2026, and the Foundation’s own fiscal 2027 assessment is $3,435 a year. This page is the purchase path and the true carrying cost, building type by building type. For the community itself, its history, beach, club and storm record, read our Pelican Bay community guide.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own in Pelican Bay and are selling to buy again, start with how we sell homes in Pelican Bay and a data-backed valuation of your Pelican Bay home. Weighing a very different Naples purchase at the same time? Our Treviso Bay buyer guide and our Naples Lakes Country Club buyer guide apply the same record-first method to two bundled golf communities.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single tower we will show you what that address actually costs to own.
Buying a home in Pelican Bay takes five things most Naples purchases do not: two estoppel certificates, one from the Pelican Bay Foundation and one from your association; a $15,000 Resale Capital Assessment at closing; a condominium document package in about 92 percent of homes; a flood check by building; and a building choice before a unit choice.
Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate and FY2027 approved budget, retrieved 29 Sep 2026; Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Collier County PUD Master List, 11 Jun 2026).
Everything below comes from the Foundation’s posted governing documents and budgets, Collier County’s planning, milestone and flood records, FEMA’s flood hazard layer, the Florida Statutes and a full Southwest Florida MLS pull. Where the public record stops, this page says so and names the document that holds the answer.
Collier County approved the Pelican Bay Planned Unit Development in 1977 by Ordinance 77-18 and restated it by Ordinance 2004-59. The county’s monitoring, updated June 11, 2026, records 2,104 acres, a cap of 7,800 residential units and 6,623 built, including all 2,114 single-family units, plus 570 acres of permanent conservation, 171 acres of golf and 1,048 hotel rooms. One tower is still to come, Epique, due in the first quarter of 2028.
Six absences decide purchases here: no gate at the community level, because the main roads are public; no Community Development District; no City of Naples tax, because the community is unincorporated Collier County; no bundled golf; no marina; and no age restriction. Add a recorded cap of two leases a year, and Pelican Bay suits a buyer who wants the beach and amenities, not a boat behind the house or short-term rental income.
Pelican Bay is the Gulf-front community west of US 41 in ZIP 34108. Pelican Marsh is a separate gated golf community east of US 41, Pelican Landing is in Bonita Springs and Pelican Isle is at Wiggins Pass. The Bay Colony Golf Club sits in Pelican Marsh. Every figure here is Pelican Bay’s alone.
Bay Colony is the gated enclave of about 200 acres at Pelican Bay’s north end, with eleven condominiums, six on the beach, and four neighborhoods of homes and villas. Its owners are full Foundation members who also belong to Bay Colony’s own association, beach club and tennis club, a fifth layer. Its market and leasing carve-out are covered in our Bay Colony guide.
McGreevy and Comisar represent Pelican Bay buyers from the record outward: the Foundation’s estoppel, budget and Declaration, the Services Division’s assessment, the county’s milestone list and FEMA’s flood layer, and the Southwest Florida MLS. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and the office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you the whole market, sale by sale, from the Southwest Florida MLS, and the whole cost of ownership from the documents that set it, with the source and date beside every figure.
We are a top-reviewed Southwest Florida real estate team. The quotes below are genuine verified Google reviews in the client’s own words; every review is on our Google Business Profile.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Most of what decides a Pelican Bay purchase sits in documents a listing does not show. What we owe you is specific: both estoppels requested the day the contract is signed, the condominium resale package requested by name, the flood zone of the building rather than the street, the resale assessment’s recording-date rule in the calendar, and a carrying cost built on the tax bill you will pay.
This Pelican Bay buyer page runs in the order a purchase actually happens: the market, the price of each building type, the yearly cost and the one-time assessment, membership and club options, the building-type trade-offs, the documents, SIRS and milestones, flood, insurance and rules, and then how we find, negotiate and close. Jump to any section below.
We track Pelican Bay through a full Southwest Florida MLS pull on Development PELICAN BAY in ZIP 34108, not a portal feed: 348 closings in the 12 months to September 30, 2026, 110 active listings on that date, and 3,411 closings over ten years. Every figure is labelled with its window and its pull date.
Data updated: September 2026 (Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026; ten-year set 30 Sep 2016 to 30 Sep 2026, 3,411 closings).
We tracked every one of the 348 Pelican Bay closings in the Southwest Florida MLS for the 12 months to September 30, 2026, and every one of the 110 listings active that day, reading the full result grids rather than a sample. In the last 12 months we also tracked the ten-year record behind them, 3,411 closings since September 2016, to set each figure against its history. Every row carried Development PELICAN BAY; none came from Pelican Marsh, Pelican Landing, Pelican Sound or Pelican Isle, and the Bay Colony subdivisions file under Pelican Bay and are included.
Every figure on this page describes the Pelican Bay market, not McGreevy and Comisar. A buyer deciding what to offer on a tower residence needs that tower’s record, not an agent’s scoreboard, and when we sit down with you we show the source line for every figure we use.
A Collier County recorded-sales file was not in hand for this edition, so the figures here are the September 30, 2026 MLS pull, labelled with its window every time. When we prepare a shortlist for you, we pull the building’s record that week.
The MLS counts homes listed through it, plus a few sales entered after closing; quiet sales, family transfers and developer sales can be missing. Our rule: the MLS for time on market and sale-to-list, the building’s own record for what a specific stack and floor is worth.
The Pelican Bay market is large, liquid and negotiable. The Southwest Florida MLS recorded 348 closings in the 12 months to September 30, 2026, $776,286,908 in volume, a median price of $1,549,500 and an average sale-to-list of 93.8 percent, against 110 active listings, about 3.8 months of supply.
Data updated: September 2026 (Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026).
Measure, 12 months to September 30, 2026 | Southwest Florida MLS |
|---|---|
Closed sales | 348 (299 condominium or attached, 49 single-family including detached villas) |
Total closed volume | $776,286,908 |
Median sale price | $1,549,500 (n = 348, an even count, so the median is the mean of the middle pair) |
Sold price range | $199,000 to $21,000,000 (the top sale a Sold Data Entry, entered after closing and not marketed on the MLS) |
Median days on market | 64 (n = 333, an odd count; the 15 Sold Data Entry sales carry no days on market) |
Average days on market | 119 |
Average sold price per square foot, living area | $818 |
Average sale-to-list ratio | 93.8% |
Closings at $5 million and above | 29 |
Active listings on September 30, 2026 | 110 (median list $1,337,000, n = 110, an even count, so the median is the mean of the middle pair) |
Months of supply | about 3.8 (110 active against 29 closings a month) |
A single community-wide median is shown here because the MLS report publishes it, but it describes no home that exists: it blends interior low-rise condominiums with Gulf-front penthouses. The next section prices by building type.
On average, Pelican Bay buyers closed at about 93.8 percent of the final asking price. Large discounts at the top pull that average down, so we read the building’s own ratios before you write. With about four months of supply, a full-price offer should be a decision made on the comparables, not a reflex.
The median home went under contract in 64 days and the average in 119. The gap is the long tail: some estates and trophy residences sit for months, while well-priced tower residences can sell the day they list.
One hundred ten Pelican Bay homes were active on September 30, 2026, listed from $499,000 to $38,000,000, at a median list price of $1,337,000: about 3.8 months of supply, with room to negotiate in most segments. This page does not publish addresses, which go stale within days; ask us for the building-level sheet.
The highest MLS-marketed closing on the pull, and the highest condominium sale, is a public-record sale, and it shows how the top of Pelican Bay trades. On May 14, 2026, a penthouse at Mystique, the 20-story, 81-residence Gulf-front tower completed in 2019, closed at $14,100,000 against a final list price of $15,995,000.
Several Pelican Bay homes went under contract the day they listed, among them a Pelican Bay Woods home at $6,000,000 in February 2026 and residences at Montenero and at Salerno in Bay Colony in June 2026 at $3,800,000 and $3,750,000. Each buyer was already financed and cleared on the documents, the position we build for you.
The highest closing on the MLS was a $21,000,000 Bay Colony estate recorded as a Sold Data Entry, entered after closing and not marketed on the MLS; the highest MLS-marketed sale, and the highest condominium sale, was the $14,100,000 Mystique penthouse. The lowest, $199,000, was at The Glenview, the continuing-care community inside Pelican Bay, which is priced on a different model; the ordinary floor sits in the interior low-rise villages. A spread of more than a hundred times is why this page prices by building type.
A Pelican Bay home costs what its building type and position cost. On the Southwest Florida MLS, the 299 condominium and attached closings in the 12 months to September 30, 2026 had a median of $1,300,000, the 49 single-family closings a median of $3,100,000, and 29 sales closed at $5 million or more.
Data updated: September 2026 (Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Bay Colony figures from the same pull, as published in our Bay Colony guide).
Segment, 12 months to September 30, 2026 | Closings | Median sale price | Parity of n | Sold range |
|---|---|---|---|---|
Condominium and attached (high, mid and low-rise, attached villas, townhomes) | 299 | $1,300,000 | odd, the middle sale | $199,000 to $14,100,000 |
Single-family, including detached villas | 49 | $3,100,000 | odd, the middle sale | $1,350,000 to $21,000,000 |
Penthouses and Gulf-front towers (Mystique and the Bay Colony beachfront towers) | 41 | not published in the report | not applicable | $1,825,000 to $14,100,000 |
All Pelican Bay | 348 | $1,549,500 | even, mean of the middle pair | $199,000 to $21,000,000 |
The MLS sorts the two by Building Design; detached villas count as single-family. Pelican Bay is about 92 percent condominium by residence count, so the single-family median rests on a far smaller set.
The MLS record and the Foundation’s community map sort Pelican Bay into five bands: a planning frame, not a price list.
Band | Where it usually sits | MLS evidence, 12 months to September 30, 2026 |
|---|---|---|
Entry, under about $1 million | the oldest interior low-rise and garden condominiums, and The Glenview’s special-purpose residences | the ordinary floor of the market; a 1,353-square-foot two-bedroom at St. Kitts closed at $999,000 |
Middle, about $1 million to $2.5 million | mid-rise villages, coach homes and villas, smaller-plan Gulf-view towers | a 1,452-square-foot St. Maarten two-bedroom plus den and a 1,856-square-foot Serendipity three-bedroom each at $1,000,000; a 2,215-square-foot Claridge residence, a 2,310-square-foot Las Brisas attached villa and a 2,889-square-foot Beauville single-family home each at $2,000,000 |
Upper, about $2.5 million to $5 million | west-corridor tower line units, the larger single-family streets | the single-family median of $3,100,000; a St. Raphael penthouse of 4,750 square feet at $4,900,000 |
Estate, about $5 million to $10 million | Bay Colony towers, the newest west-corridor towers, estate streets | a 3,325-square-foot Biltmore at Bay Colony residence at $5,000,000; a Pelican Bay Woods home at $6,000,000 |
Trophy, above about $10 million | Bay Colony beachfront penthouses and estates, Mystique | a Brighton at Bay Colony penthouse of 6,140 square feet at $9,865,000; the $14,100,000 Mystique penthouse |
Pelican Bay recorded 348 MLS closings in the 12 months to September 30, 2026, and several of its best tower residences went under contract the day they listed. The buyer who wins the right home is already financed, already holds the building’s budget and reserve study, and already knows the $15,000 resale assessment is in the calendar.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a Pelican Bay home to buy another? Start with a valuation of your current Pelican Bay home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
In the trailing year, $1 million bought about 1,450 square feet with Gulf views in a Saints tower or 1,850 in an interior village; $2 million bought a Claridge residence, a Las Brisas villa or a Beauville house; $5 million a Bay Colony tower residence or a tower penthouse; and about $10 million a Bay Colony beachfront penthouse, a Remington residence at $9,800,000 or a 10,607-square-foot Bay Colony Shores estate at $9,500,000.
Forty-one closings were penthouses or residences in Mystique and the Bay Colony beachfront towers, from $1,825,000 to $14,100,000. This segment trades with long marketing times and wide negotiation, and part of it changes hands quietly, so tell us early.
The September 30, 2026 Southwest Florida MLS pull counts 44 Bay Colony closings in the trailing twelve months, about 12.6 percent of the 348 Pelican Bay closings, at a median of $4,500,000, the same figures our Bay Colony guide now carries.
The MLS average of $818 per square foot blends interior low-rises with penthouses above $3,000. Price per foot moves with position west or east of Pelican Bay Boulevard, the floor and stack, and the building’s document file, so we compare a residence only with its own building or one of the same era and position.
Epique, Gulf Bay Group’s 19-story, 68-residence tower south of Mystique, is the only new construction left, due in the first quarter of 2028 and sold by the developer on its own terms. Mystique sold out in 2021 at a combined value of roughly $500 million, the benchmark buyers in the newest towers watch.
Pelican Bay’s median sale price roughly doubled in ten years on the Southwest Florida MLS, from $820,000 across 323 closings in 2017 to $1,597,500 across 316 in 2025. The step came in 2022, and prices have since held a band of $1,400,000 to $1,600,000 while volume settled back to about 300 closings a year.
Data updated: September 2026 (Southwest Florida MLS, closings 30 Sep 2016 to 30 Sep 2026, 3,411 closings, pulled 30 Sep 2026).
Year | Closings | Median sale price | Parity of n |
|---|---|---|---|
2016, from September 30 | 48 | $762,500 | even |
2017 | 323 | $820,000 | odd |
2018 | 326 | $885,000 | even |
2019 | 299 | $1,000,000 | odd |
2020 | 404 | $984,250 | even |
2021 | 576 | $1,100,000 | even |
2022 | 296 | $1,523,500 | even |
2023 | 284 | $1,437,500 | even |
2024 | 255 | $1,400,000 | odd |
2025 | 316 | $1,597,500 | even |
2026, to September 30 | 284 | $1,547,000 | even |
Where n is even, the median is the mean of the middle pair; where odd, the middle sale.
The median went from $1,100,000 in 2021 to $1,523,500 in 2022, about 38.5 percent on our arithmetic, while closings fell from 576 to 296, and the new level held. A 2021 sale and today’s asking price belong to two different markets.
The 576 closings of 2021 were an outlier; Pelican Bay otherwise runs at about 255 to 404 a year. Normal volume with about four months of supply means time to read documents rather than pressure to waive them.
A community median moves with the mix of what sold. The trend says Pelican Bay held its post-2022 level; it does not say what a specific building did, and a building carrying new reserve or repair costs can lag the line. We read the building, not the curve.
Owning a Pelican Bay home costs the Foundation’s fiscal 2027 assessment of $3,435, the Pelican Bay Services Division line on the tax bill, board-approved at $1,250 for fiscal 2027 subject to county adoption, your association’s dues, usually the largest line, Collier County property taxes reset at your price, and insurance. Club Pelican Bay golf is optional and extra.
Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate and FY2027 approved budget, retrieved 29 Sep 2026; Collier County Pelican Bay Services Division page, retrieved 29 Sep 2026; PBSD board agenda packet of 10 Jun 2026; Grosvenor of Pelican Bay 2026 Frequently Asked Questions and Answers, retrieved 29 Sep 2026).
The Foundation’s fiscal 2027 estoppel, covering October 1, 2026 through September 30, 2027, sets the assessment at $3,435, or $858.75 a quarter: $2,180 operating, $497 replacement reserve and $758 for the community-wide fiber television and gigabit internet agreement. The operating line is a $15,755,400 budget across 7,227 assessable units.
Fiscal year | Operating | Reserve | Bulk media | Total | Change |
|---|---|---|---|---|---|
FY2023 | $1,636 | $312 | $736 | $2,684 | not shown |
FY2024 | $1,834 | $358 | $752 | $2,944 | up 9.7% |
FY2025 | $1,936 | $385 | $354 | $2,675 | down 9.1% |
FY2026 | $2,083 | $384 | $828 | $3,295 | up 23.2% |
FY2027 | $2,180 | $497 | $758 | $3,435 | up 4.2% |
Sources: Foundation FY2026 and FY2027 budgets. The swings come mostly from the bulk media line; the operating line rose 4.6 percent for fiscal 2027.
The reserve rate rises from $384 to $497, 29.4 percent, because the Foundation’s budget shows $9,426,232 in reserves before assessments against a required ending balance of $13,018,182 under its reserve study. Its 2024 study put the future replacement cost of all components, from boardwalks to tram stations, at $148,180,045. Expect this line to move with the study.
The Foundation bills in the fourth quarter; for a condominium the billing is paid by the condominium association, and a single-family owner pays directly. Buildings pass it through differently: the Grosvenor’s 2026 disclosure sheet lists the $3,295 Foundation fee as a separate annual amount. Ask how yours does it, so it is neither missed nor counted twice.
The Services Division’s charge is a flat non-ad valorem line on the November tax bill: $768.70 operations plus $781.30 capital, $1,550 for fiscal 2026 per the county, with a street-lighting levy of 0.0857 mills. The capital line funded the beach, dune and sidewalk programs; the whole charge was $995.77 in fiscal 2025. The board approved $1,250 for fiscal 2027, subject to county adoption.
Each association adopts its own budget, and this is where carrying costs diverge: a staffed Gulf-front tower funds wind and flood programs and structural reserves, a villa association landscaping and roofs. No official range is published, so we quote none; the budget is yours under contract, and we request it the same day.
The Grosvenor, a 19-story, 101-residence tower built in 1982 by the association’s account (1983 on the county’s certificate list), publishes its 2026 disclosure sheet: a quarterly assessment of $7,270 per unit, including reserves, $29,080 a year, plus the Foundation fee, with two leases a year, a 90-day minimum and board approval. That is one building’s figure, not an average; others differ, sometimes by a multiple.
The bill carries county, school and district millage with no City of Naples levy and no CDD line. Your taxable value resets after the sale, because the seller’s Save Our Homes or non-homestead cap does not transfer, so budget from your own price. Bills arrive in November with up to a 4 percent early-payment discount; ask the Collier County Property Appraiser’s office about your exemptions.
A condominium owner pays twice: through the association’s master program and directly for an HO-6 and flood contents cover. A single-family owner insures the whole structure. The insurance section below explains the drivers rather than quoting a number.
Here is the worksheet we fill in for a specific Pelican Bay address before an offer. The first three lines are set for fiscal 2027, the Services Division figure subject to county adoption; the rest come from documents for that address.
Line | Condominium | Single-family or villa | Source |
|---|---|---|---|
Pelican Bay Foundation assessment | $3,435 a year, usually through the association | $3,435 a year, billed directly | FY2027 estoppel certificate |
Pelican Bay Services Division | $1,250 a year, board-approved for FY2027, subject to county adoption | $1,250 a year, board-approved for FY2027, subject to county adoption | PBSD board, June 2026 packet |
Resale Capital Assessment, one time | $15,000 | $15,000 | Foundation realtor page and FY2027 estoppel |
Association dues | from the building’s budget | from the association’s budget, often much lower | request under the contract |
Special assessments | from minutes, estoppel and the resale package | from minutes and estoppel | request by name |
Property taxes | from your price, not the seller’s bill | from your price, not the seller’s bill | Collier County Property Appraiser and Tax Collector |
Insurance | HO-6 plus flood contents; master program inside dues | full dwelling wind, property and flood | quotes inside the inspection period |
Optional clubs | Club Pelican Bay, by application | Club Pelican Bay, by application | the club’s membership office |
Fixed lines alone, before association dues, taxes and insurance, come to $4,685 a year for fiscal 2027 on our arithmetic, against $4,845 for fiscal 2026.
The Foundation’s $3,435 funds the staffed beach, the eight-station tram, access to Marker 36, Sandbar and The Nest, 18 Har-Tru courts, the fitness center, the Community Center, security and the fiber line; meals, guest cards and spa services are extra. The Services Division funds streetlights, stormwater, the dune, sidewalks and the preserve.
The Pelican Bay Resale Capital Assessment is a one-time charge the buyer pays the Foundation at closing. It is $15,000 for fee-eligible transfers recorded in Collier County’s Official Records on or after October 1, 2026, up from $10,000, and rises automatically by 3.5 percent a year from October 1, 2027.
Data updated: September 2026 (Pelican Bay Foundation realtor page and FY2027 estoppel certificate, retrieved 29 Sep 2026; Amended and Restated Bylaws adopted 27 Oct 2025).
The Foundation’s Board raised the assessment from $10,000 to $15,000 effective October 1, 2026, and its fiscal 2027 estoppel lists it as a “Buyer Cost Due at Closing,” paid by separate check. It funds capital improvements; the fiscal 2027 budget projects $3,750,000 from it.
The deciding factor, the Foundation states, is “the date the transfer of legal title is recorded in the Official Records of Collier County,” not the contract date or the closing documents. Any purchase recording from October 1, 2026 pays $15,000, the figure to budget now.
From October 1, 2027, the assessment increases automatically by 3.5 percent each year. On our arithmetic, assuming the increase compounds on the prior year’s figure, the schedule would run as below; the Foundation’s resolution and its estoppel for each fiscal year govern the actual figure and its rounding.
Deed recorded | Resale Capital Assessment |
|---|---|
Before October 1, 2026 | $10,000 |
October 1, 2026 to September 30, 2027 | $15,000 |
From October 1, 2027 | about $15,525 |
From October 1, 2028 | about $16,068 |
From October 1, 2029 | about $16,631 |
Price point, from the MLS record | $15,000 as a share of price |
|---|---|
$1,000,000, a Saints-tower two-bedroom in the trailing year | 1.5% |
$1,300,000, the condominium median | about 1.15% |
$1,549,500, the community median | about 0.97% |
$3,100,000, the single-family median | about 0.48% |
$5,000,000, a Bay Colony tower residence | 0.3% |
The charge is flat, so it weighs most at the entry price and belongs in the first offer’s math.
Section 7.04 of the Bylaws, amended and restated October 27, 2025, exempts certain gifts, inheritances and transfers into trust, and gives a limited one-time exemption to an owner buying another Pelican Bay home. The fiscal 2027 estoppel lists a $1,000 exemption processing fee in place of the full assessment. Requirements and deadlines apply, so file early.
A transfer of control of an entity that owns a home can count as a conveyance and trigger the assessment, as our community guide explains from the Bylaws; confirm the Foundation’s position in writing first.
The estoppel states it plainly: “The buyer pays the fee, which is to be collected at the time of closing,” and the Foundation requires a copy of the closing statement, the deed and the capital assessment for membership. A seller can agree to credit some or all of it inside the price, but the default obligation is the buyer’s.
Pelican Bay Foundation membership is mandatory for every owner and attaches on transfer, application and payment of the Resale Capital Assessment. The Foundation does not approve buyers and has no right of first refusal, but your condominium or neighborhood association may require its own approval before closing.
Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate, retrieved 29 Sep 2026; Second Amended and Restated Declaration, Official Records Book 4442, Page 3381, recorded 9 Apr 2009; Foundation Rules and Regulations, 12 Dec 2024).
The estoppel states that “Membership is required of all property owners in Pelican Bay.” Under Article 6, Section 6.01 of the recorded Declaration, each owner covenants to pay annual, special and resale capital assessments, which are a continuing lien, and the Board may direct neighborhood associations to collect them.
The fiscal 2027 estoppel answers two questions buyers ask: “The Pelican Bay Foundation does not require approval for transfer of unit. Approval may be required by condo sub-association,” and the Foundation “does not have a ‘right of first refusal’.” So the master layer never blocks a sale; the building layer might. The Grosvenor, for example, posts its own application to purchase and background screening forms.
Each home receives up to two resident cards, with categories for dependents 13 and older, caregivers and childcare providers; the card opens the beach, tram and facilities. The seller must turn in all cards at closing or pay $500.
After closing, the Foundation needs the settlement statement, the deed and the assessment; then collect your cards at The Commons, 6251 Pelican Bay Boulevard, and register with your association.
The Pelican Bay Property Owners Association, founded in 1984, is a voluntary advocacy nonprofit of about 1,200 member households. It levies nothing, governs nothing and is entirely separate from the Foundation; membership is a personal choice, not a closing item.
A Pelican Bay home includes the Foundation’s beach, tram, tennis and fitness amenities, but no golf. Club Pelican Bay, the private 27-hole club inside the community, is a separate membership by application with unpublished fees; Bay Colony owners also belong to the Bay Colony Beach Club and Tennis Club.
Data updated: September 2026 (Club Pelican Bay membership page, retrieved 1 Jul 2026; Pelican Bay Foundation FY2027 fee list, retrieved 29 Sep 2026; Bay Colony Community Association, retrieved 1 Jul 2026).
Foundation membership includes nearly three miles of private beach with attendants, free kayaks and sailboats on Clam Bay, the electric tram, Marker 36, Sandbar and The Nest, 18 Har-Tru courts, the fitness center and wellness studio, and the event calendar.
Club Pelican Bay is the private, member-owned club inside Pelican Bay: 27 Arthur Hills holes in three par-36 nines named Club, Pelican and Bay, renovated by Ron Forse in 2019, and a 50,000-square-foot clubhouse completed in fall 2017 as part of a $33 million project. Its membership inquiry form lists three categories, Golf, Summer Golf and Social. The Declaration charges no Foundation assessment on the golf course itself.
Club Pelican Bay does not publish its initiation fees or dues, and this page does not print the unverified figures that circulate online. The club’s site has carried a Social Membership waitlist application that is marked inactive, which says demand outpaces availability even at the non-golf tier. A buyer for whom golf is essential should raise it before going firm, not after closing.
Bay Colony residents belong to the Bay Colony Beach Club and Tennis Club on top of Foundation membership, a second beach club and fee layer whose figures come from Bay Colony’s own documents.
The Bay Colony Golf Club is a private equity club whose course and clubhouse are in the Estates at Bay Colony Golf Club inside Pelican Marsh, east of US 41, not in Pelican Bay. Membership is available to Bay Colony residents by the club’s own terms, which are not published.
The Foundation funded about $7 million of improvements at the county’s Pelican Bay Community Park under a 30-year agreement: 20 pickleball and 8 lighted Har-Tru courts, opened December 2025, half the pickleball courts for members and half for the public.
A carded member may bring up to six accompanied guests onto the berm, beach and trams at no charge. Unaccompanied guests 13 and older need a purchased guest card, which the Foundation’s fiscal 2027 fee list sets at $10 a day with a two-day minimum, up to 30 days per guest in any 12 months, and residents of Collier or Lee County are not eligible. A caregiver card is $100.
The right Pelican Bay building type depends on four trade-offs: flood position, the inspection and reserve regime, who insures and maintains the structure, and the rules. A Gulf-front tower buys the view and staff with the highest dues and a milestone file; a villa or single-family home buys lower dues and more control, with the whole structure to insure.
Data updated: September 2026 (Pelican Bay Foundation community map, retrieved 1 Jul 2026; Collier County Milestone Buildings by Year list, January 2026, retrieved 29 Sep 2026; FEMA National Flood Hazard Layer point samples, 1 Jul 2026; Florida Statutes 718.112 and 553.899, 2026 text).
Question | Gulf-front and west-corridor towers | East-corridor and interior towers | Mid-rise and low-rise villages | Villas and coach homes | Single-family streets |
|---|---|---|---|---|---|
Typical examples | Mystique, Cap Ferrat, St. Raphael, Montenero, St. Laurent, St. Pierre, the Saints; Bay Colony’s beachfront towers | Claridge, The Heron, Coronado, Stratford, Dorchester, Grosvenor, Marbella, Chateaumere Royale | Avalon, Breakwater, Calais, Crescent, Hyde Park, Interlachen, Lugano, Pebble Creek, Sanctuary, Valencia | Barrington Club, Grand Bay, Villa Lantana, St. Andrews, Bridge Way, The Pointe, Las Brisas | Georgetown, Barrington, Jamestown, Oakmont, Pelican Bay Woods, Pinecrest, Waterford; in Bay Colony, the Strand and Bay Colony Shores |
Flood position, from FEMA point samples | AE about 10 feet along the corridor; VE only on the beach band | mixed; confirm per building | mostly interior; X or AE depending on location | mostly interior; X in much of the north and east | largely X in the interior; AE in Bay Colony behind the dune |
Milestone inspection and SIRS | yes, three or more habitable stories | yes | yes where three or more habitable stories; several villages are on the county’s list | usually no: SIRS excludes buildings under three stories and four-family dwellings of three or fewer habitable stories | no |
Who insures the structure | the association’s master program; you carry HO-6 | the association; you carry HO-6 | the association; you carry HO-6 | depends on the declaration: some villa associations insure roofs and walls, some owners insure all | you |
Foundation billing | through the association, per the estoppel | through the association | through the association | through the association if a condominium; direct if not | billed to you directly |
Dues profile | highest: staff, elevators, full insurance and structural reserves | high | moderate | lower | lowest; your own maintenance |
Leasing | two a year under the Declaration; buildings often add minimums | same | same | same | same, unless the neighborhood’s covenants are stricter |
The building’s documents decide the rest; two towers of the same age can differ widely.
Gulf Bay Group built 16 properties along a mile and a half of Gulf-front land from 1986: the Saints of the early 1990s, St. Laurent in 1997, St. Raphael in 2000, Montenero in 2001, Cap Ferrat in 2002 and Mystique in 2019. They carry the views, staffed lobbies and berm access, the heaviest reserve and insurance programs, and AE exposure at ground level.
The first towers rose along the boulevard and the golf course: Dorchester in 1981, Grosvenor, The Heron and the Stratford in 1983 by the county’s certificate dates, then Claridge in 1993, Marbella in 1998 and Coronado in 1999. They often trade below the Gulf-front line per foot, and the oldest reached their first milestone deadline at the end of 2024, so the document file matters more.
The interior villages, such as Avalon, Breakwater, The Crescent, Hyde Park, Pebble Creek and Valencia, group low and mid-rise buildings around lakes and fairways, with the same beach and tram as a penthouse. Several appear on the county’s milestone list, so at least some of their buildings count three habitable stories.
Villas and coach homes, many gated, sit between the villages and the estates in price. Their budgets are usually far below a tower’s, but who insures and repairs the roof and walls varies by declaration, and a low fee that leaves the roof to you is not a low cost.
Single-family homes are about 8 percent of residences, and all 2,114 in the PUD are built. Georgetown’s 35 gated homes on acre sites, the 10 in Jamestown, about 61 in Barrington and the Oakmont streets rarely turn over. An owner pays the Foundation directly, insures the whole structure and runs exterior changes through design review.
The Glenview at Pelican Bay is a continuing-care community whose resales follow its own contract model, which explains the $199,000 floor of the MLS year. Marbella is a 21-story fee-simple condominium of 118 residences with dining and The Cove, its own assisted-living facility. Neither is priced like an ordinary condominium.
In a condominium the master policy typically covers the structure and the owner’s HO-6 the interior, contents and loss assessments; in a villa association the split can run either way. We put the declarations’ maintenance and insurance clauses side by side, because a lower fee often moves a cost rather than removing it.
Buying in Pelican Bay runs in ten steps: choose the building type, budget the fee stack, tour with a Realtor guest card, check the building’s flood position, write the offer with the recording date in mind, order both estoppels, request the condominium package, clear inspections and insurance, confirm the tax reset, then close, record and register with the Foundation.
Data updated: September 2026 (Pelican Bay Foundation realtor page, FY2027 estoppel certificate and FY2027 lease application packet, retrieved 29 Sep 2026; Florida Statutes 718.503 and 720.401, 2026 text).
Decide between a tower, a village, a villa or a house first. The type fixes the flood exposure, the inspection regime, the insurance split, the dues range and the comparable set.
Put five numbers on paper: the Foundation’s $3,435, the Services Division’s board-approved $1,250, subject to county adoption, the one-time $15,000 assessment, the association’s dues and any special assessment in force. Ask for the budget and the frequently asked questions sheet before booking showings.
The Foundation issues one-day Realtor Guest Cards, valid on the day of the showing for the beach, trams and restaurants, with the Realtor present throughout. They are pre-ordered and collected at The Commons on weekdays; weekend passes by 3:00 p.m. Friday.
Look up the building on FEMA’s Map Service Center or the county’s flood viewer and ask for its elevation certificate; the building’s determination decides the insurance.
The $15,000 assessment applies to every deed recorded from October 1, 2026, so the question is who bears it. Make the inspection period long enough for both estoppels, the condominium package and insurance quotes.
Order the Foundation’s and the association’s estoppels the day the contract is signed; only the association’s shows the building’s dues, special assessments and balances.
Request the declaration, articles, bylaws and rules, the annual budget and financial statement, the frequently asked questions and answers sheet, the governance form, the inspector’s summary of the milestone inspection report, the most recent structural integrity reserve study or a statement that none was completed, two years of minutes, any special assessment notice and the master insurance declarations. Section 718.503 entitles a resale buyer to most of these at the seller’s expense.
Order a general inspection, a wind mitigation inspection on form OIR-B1-1802 and a four-point if the carrier asks, read the reserve schedule or the roof permit, and get insurance quotes, including flood, before the period ends.
Budget taxes from your price, not the seller’s bill, add the Services Division line, and ask the Collier County Property Appraiser’s office about homestead and portability.
Pay the assessment or the approved $1,000 exemption fee, send the Foundation the settlement statement and deed, collect your cards at The Commons and register with your association.
A Pelican Bay buyer should request the Pelican Bay Foundation estoppel, the association’s estoppel, the Foundation’s recorded Declaration, Bylaws and Rules, the disclosure the governing statute requires, and for a condominium the budget, financial statement, milestone summary, structural integrity reserve study, minutes and insurance declarations. Most Foundation documents are public on its realtor page.
Data updated: September 2026 (Pelican Bay Foundation realtor page and FY2027 estoppel certificate, retrieved 29 Sep 2026; Florida Statutes 718.116, 718.503, 720.30851 and 720.401, 2026 text).
Almost every purchase needs the Foundation’s and the association’s estoppels, and Bay Colony can add a third. Confirm each comes from the association that actually governs the address.
The fiscal 2027 certificate states the $3,435 assessment and whether it is paid, the $15,000 resale fee as a buyer cost, the card rule, any open violation or fine, and that the Foundation needs no approval and has no right of first refusal. Its fee is $250, and an optional $100 expedite fee is listed as a seller cost.
Sections 718.116(8) and 720.30851 set base caps of $250, $100 more for three-day delivery and $150 more if delinquent, adjusted for inflation; the 2024 staff analysis gives $299, $119 and $179. Certificates are due within 10 business days, and fees are usually a seller cost under the standard contract.
The Pelican Bay Foundation is a Chapter 720 homeowners’ association. Section 720.401 requires a disclosure summary to be presented to a prospective buyer before the contract is signed, supplied on a resale by the selling owner, and a buyer who does not receive it may void the contract within 3 days of receiving it or before closing, whichever comes first; the right cannot be waived and ends at closing. That plainly reaches a single-family or villa purchase governed by the Foundation and a homeowners’ association.
Section 720.401(2) then carves out associations regulated under Chapter 718, where disclosure runs under that chapter instead. About 92 percent of Pelican Bay homes are condominiums, and a condominium purchase here sits under both a Chapter 718 association and the Chapter 720 Foundation. Which regime governs your disclosure, and whether both documents should be delivered, depends on what you buy; ask your closing attorney or title agent to confirm it. A text search of the Foundation’s posted copy of its recorded Declaration did not surface the statutory disclosure legend, so the statute governs on its own terms. This is information, not legal advice.
Section 718.503(2) entitles a condominium resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of any milestone inspection report, the most recent structural integrity reserve study or a statement that none was completed, any turnover inspection report after July 1, 2023, the frequently asked questions and answers document and a governance form. The contract must carry one of two conspicuous clauses; under the second, the buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the core documents.
The Second Amended and Restated Declaration, recorded April 9, 2009 at Official Records Book 4442, Page 3381, binds every owner to the Foundation’s assessments as a lien; leasing sits in Section 3.26, amended in 2019, and the Bylaws of October 27, 2025 set the exemptions in Section 7.04. All are on the Foundation’s realtor page.
A Pelican Bay condominium buyer should check the building’s milestone inspection status, its structural integrity reserve study and funding plan, and any special assessment those documents triggered. Every Pelican Bay building sits within three miles of saltwater, so Collier County sets its first milestone inspection at 25 years; the county’s January 2026 list shows each building’s next date.
Data updated: September 2026 (Collier County Milestone Buildings by Year list, as of January 2026, retrieved 29 Sep 2026; Collier County Milestone Inspections page; Florida Statutes 553.899 and 718.112, 2026 text).
Section 553.899 requires milestone inspections of condominium buildings three habitable stories or taller. Within three miles of saltwater, Collier County sets the first at 25 years after the certificate of occupancy, then every 10 years; pre-July 1997 buildings were due by December 31, 2024 and 1997 to 1999 buildings by December 31, 2025.
Collier County’s January 2026 list gives each building’s certificate of occupancy and next milestone date. The Pelican Bay entries fall into five groups.
Building group on the county list | Examples, with certificate of occupancy year | Next milestone date on the list |
|---|---|---|
Towers from 1981 to 2000, first deadline behind them | Dorchester 1981, Grosvenor 1983, Stratford 1983, St. Maarten 1989, St. Lucia 1990, St. Nicole 1991, St. Marissa 1992, St. Kitts 1992, Claridge 1993, St. Pierre 1994, St. Laurent 1997, Marbella 1998, Coronado 1999, St. Raphael 2000 | 2033 to 2035 |
Bay Colony towers | Contessa 1991, Carlysle 1992, Brighton 1994, Marquesa 1994, Remington 1996, Mansion La Palma 1996, Windsor 1998, Biltmore 1998, Toscana 1999, Salerno 2000 | 2033 to 2035 |
2001 and 2002 towers in their first window | Montenero, August 2001, listed at 2026; Cap Ferrat, October 2002, and Trieste at Bay Colony, June 2002, both listed at 2027 | 2026 to 2027 |
Mid-rise and low-rise villages on the list | Chateaumere, Interlachen, Sanctuary, Hyde Park, Lugano, Serendipity, Valencia, Calais, Avalon, The Crescent, Pebble Creek, Breakwater | 2033 to 2035 |
The newest tower | Mystique, November 2019 | 2044 |
The list records the next date, not the result: whether a building needed Phase 2 or repairs sits in the county’s portal and the association’s file. We did not find the villa and two-story neighborhoods on the list under the names we searched.
Montenero, Cap Ferrat and Trieste at Bay Colony reach their first 25-year date in 2026 and 2027. A buyer there is buying during the first cycle, so ask whether Phase 1 is complete, whether Phase 2 was triggered and what the reserve study says repairs will cost.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each condominium building three habitable stories or higher, covering roof, structure, waterproofing, windows, plumbing, electrical and related items. Associations existing on July 1, 2022 had to complete one by December 31, 2025, reserves can no longer be waived, and a budget that departs from the study’s funding plan needs an updated study.
The statute excludes buildings under three stories and one to four-family dwellings of three or fewer habitable stories, so many villas and two-story coach homes fall outside it, while their associations still budget ordinary reserves.
The Grosvenor posts its reserve study and milestone report from January 2025, a Phase 2 completion letter from October 2025, its elevation certificate, wind mitigation report, insurance declarations, budget and audits: the standard to expect from any tower, publicly or under contract.
We found no published report of a Pelican Bay tower’s milestone or SIRS assessment in local press; the minutes, estoppel and budget are the ground truth. The Foundation’s last major special assessment was $2,195 per unit in August 2023 after Ian, and its Bylaws cap board-levied special assessments at 50 percent of the annual assessment.
Pelican Bay runs a west-to-east flood gradient on FEMA’s maps effective February 8, 2024: Zone VE with base flood elevations of 14 to 15 feet on the beach, AE 10 to 11 feet through the mangrove belt, the Gulf-side tower corridor, Bay Colony and the south end, and Zone X, minimal hazard, across most of the interior and east.
Data updated: September 2026 (FEMA National Flood Hazard Layer, point samples queried 1 Jul 2026; FIRM panels 12021C0377J, 12021C0381J and 12021C0383J, effective 8 Feb 2024; Collier County 2026 Flood Protection Newsletter).
Area of Pelican Bay sampled | Flood zone | Base flood elevation, NAVD88 | What it means for a buyer |
|---|---|---|---|
Beach band, North Beach and Marker 36 | VE, coastal high hazard with wave action | 15 feet | beach facilities, not homes |
Beach band, South Beach and Sandbar | VE | 14 feet | beach facilities, not homes |
Clam Bay mangrove belt, west of the berm | AE | 11 feet | preserve, not homes |
Gulf-side tower corridor along Pelican Bay Boulevard | AE | 10 feet | most Gulf-view towers; exposure is garages, lobbies and systems |
Bay Colony residential area behind the dune | AE | 10 feet | Bay Colony towers and homes; the beach strip west of it is VE |
South-end residential | AE | 10 feet | lenders require flood cover with a federally backed loan |
Interior golf and lake pockets near Club Pelican Bay | AH, shallow ponding | varies | localized; check the parcel |
North interior residential, Oakmont side | X, minimal flood hazard | not applicable | flood cover optional, and usually inexpensive |
Northeast interior near US 41 | X | not applicable | as above |
Waterside Shops and Artis-Naples corner | X | not applicable | as above |
These are point samples; the building’s elevation certificate, not the street, sets the policy.
The VE band carries the beach, dune and beach facilities, not residences: where Ian’s surge struck in 2022 and where the dune was rebuilt to at least 8 feet in 2026.
Most Gulf-view towers and Bay Colony sit in AE 10. Living floors sit far above it; the exposure is garages, lobbies and building systems, so a tower buyer reads the association’s flood declarations, not only the unit’s floor.
Much of the interior and east sampled as Zone X, outside the Special Flood Hazard Area, where a federally backed lender does not require flood cover, though it stays available and usually inexpensive.
Scattered AH shallow-ponding zones sit around the interior golf and lakes; a home inside one needs flood cover with a federally backed loan, and a lot can straddle two zones.
Use the FEMA Map Service Center or Collier County’s flood viewer with its elevation-certificate search. A separate non-coastal map update, mainly for inland Collier, was expected in late 2026.
Before the inspection period ends, get the flood zone and elevation certificate, the association’s flood declarations, your own quote and any waiting period. Under the county’s 50 percent rule, a major renovation in VE, AE or AH can require raising the home to current elevation.
Insuring a Pelican Bay home depends on building type, flood zone, age and opening protection. Many Pelican Bay homes exceed Citizens’ $700,000 eligibility line and insure privately; condominium owners pay for the master program through dues and carry an HO-6. Collier County’s CRS Class 5 rating cuts eligible flood premiums 25 percent.
Data updated: September 2026 (Section 627.351(6), Florida Statutes, as posted by Citizens; Florida Office of Insurance Regulation wind mitigation resources; Collier County 2026 Flood Protection Newsletter; industry reporting through Dec 2025).
By statute, a home with replacement cost of $700,000 or more, or a condominium unit whose dwelling and contents reach it, is not eligible for Citizens in Collier County, so most Pelican Bay homes insure privately or with surplus-lines carriers.
Citizens ended 2025 below 400,000 policies after more than 546,000 moved to private carriers, and by late 2025 regulators had logged 73 rate-decrease filings. Citizens filed for a 2.6 percent personal-lines cut for June 2026 but about 10.4 percent more on commercial lines, which include condominium master policies, so a unit’s HO-6 and its building’s premium move on different tracks.
The master policy typically covers the structure and common elements; the HO-6 covers interior finishes, contents, liability and loss assessments. Read the master declarations for the wind deductible, because that is what a post-storm special assessment often funds.
An association’s NFIP condominium policy insures to the lesser of replacement cost or $250,000 per unit, with 80 percent coinsurance, often topped with private excess flood. A house’s NFIP limit is $250,000, so private or excess flood is standard on AE-zone estates.
Section 627.0629 requires insurers to credit roof shape and attachment, roof-to-wall connections, secondary water resistance and opening protection, documented on form OIR-B1-1802, updated April 1, 2026. On a 1980s or 1990s home the inspection usually pays for itself.
Unincorporated Collier County holds a Community Rating System Class 5 rating, a 25 percent discount on eligible NFIP premiums. A new policy generally waits 30 days unless tied to a new loan, so a cash buyer should order early.
No single premium would be honest: a Zone X villa and an AE-zone estate differ by a multiple, and a tower’s program sits inside its dues. Get real quotes in the inspection period.
Hurricane Ian hit Pelican Bay hardest at the shoreline in September 2022, doing about $16.4 million of damage to the Foundation’s beach facilities, which it rebuilt by October 2024 with a $2,195 per-unit special assessment. Helene and Milton in 2024 were erosion events, answered by new sand and a rebuilt 8-foot dune in 2026.
Data updated: September 2026 (National Hurricane Center Tropical Cyclone Reports for Ian, Helene and Milton; Pelican Bay Foundation FY2023 and FY2024 audited financial statements; Collier County beach renourishment releases, Oct and Dec 2025; PBSD board packet, 10 Jun 2026).
Ian’s peak inundation reached 8 to 12 feet across coastal North Naples, and the National Hurricane Center notes that “the most severe impacts were contained to the immediate coastline.” At Pelican Bay that meant the beach and berm; insurance recovered only about $543,000, because part of the near-Gulf assets are economically uninsurable, and members funded the rest.
Helene and Milton brought 2 to 5 feet of surge between them. Florida’s Department of Environmental Protection rated Pelican Bay’s reach as moderate erosion, with Collier beaches losing 20 to 30 feet of width county-wide, and the Foundation reopened South Beach by October 26, 2024.
Collier County’s $7.5 million truck-haul renourishment placed about 216,000 tons of sand on Vanderbilt and Pelican Bay beaches, with the Pelican Bay segment placed in January and February 2026 and funded by the Services Division because the beach is private. The Services Division then finished a $2.97 million sand reclamation and dune restoration in March 2026, rebuilding a dune of at least 8 feet along the full beach.
Look up your evacuation zone on Collier County Emergency Management’s hazard lookup, sign up for AlertCollier and ask for the building’s hurricane plan.
The Pelican Bay rules that most often decide a purchase are leasing, capped by the recorded Declaration at two leases a year per home with a $500 Foundation fee in fiscal 2027; pets, which may walk the berm but not the beach or trams; the ban on e-bikes on the berm; design review; and your building’s own stricter rules.
Data updated: September 2026 (Declaration Section 3.26 amendment, recorded 28 May 2019; Foundation FY2027 lease application packet and FY2027 fee list, retrieved 29 Sep 2026; Foundation Rules and Regulations, 12 Dec 2024).
The amendment to Section 3.26 of the Declaration, recorded May 28, 2019, treats any paid occupancy as a lease, including Airbnb and VRBO arrangements, limits each home to two leases a year and bans timeshares; associations set minimum terms. The 2027 lease application must be filed 30 days ahead with a $500 fee, the Foundation’s fiscal 2027 rate from October 1, 2026, up from $300 on the 2026 packet, and the association’s approval.
During a lease the owner’s cards are deactivated and up to two renter cards issued, so privileges pass to the tenant for the term, which suits seasonal leases rather than short stays.
Section 3.02(d) states that Article 3 “shall not apply to Bay Colony,” so the building’s own documents govern leasing there, often more strictly; membership and assessments still apply in full.
Pets may walk the berm on a six-foot leash, but not the beaches, boardwalks or trams; service animals are the exception. Buildings often set stricter limits, so we confirm a dog’s welcome first.
E-bikes and powered vehicles are banned from the berm and boardwalks, smoking on Foundation property, and drones need written approval.
Exterior changes run through the Foundation’s covenants staff or Design Review Committee, with the association’s sign-off. The fiscal 2027 fee list sets $100 for minor projects; for single-family homes $1,500 plus $500 a year of monitoring for a major project under 500 square feet, $3,500 plus $750 over it and $5,000 plus $1,000 for new construction.
Pelican Bay has no age restriction, and its main roads are public; the amenities are card-controlled, and Bay Colony and several neighborhoods have gates.
We find the right Pelican Bay home by matching your budget and habits to a building type and then to two or three buildings, and by watching a market of about 348 MLS closings a year closely enough to hear about the right residence early. The search weighs flood position, documents, dues, view and rules before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Pelican Bay Foundation realtor page, retrieved 29 Sep 2026).
Tell us whether you want the Gulf from your terrace or the tram, whether you will lease, whether a dog comes and how much you want to maintain, and we will name the two or three buildings that fit before any residence.
We pre-order one-day Realtor Guest Cards so you can ride the tram from the nearest station and lunch at Marker 36 or Sandbar on showing day.
Many owners are seasonal and decide to sell in winter. The buyer who is financed and has read the documents before January hears first.
We check what a listing does not say: the stack and view line, the garage, the building’s ground-level flood exposure, the windows against the reserve schedule, and in a house, the roof and openings.
Watch 95 associations with a saved search tuned to your buildings, floor, view and budget. Set one up through our site, or call Marc Comisar at (239) 287-5873 and we will tune it from our buyer resources for Naples.
We negotiate a Pelican Bay purchase on the record: an average 93.8 percent sale-to-list and about 3.8 months of supply on the Southwest Florida MLS, a $15,000 resale assessment that belongs in the price conversation, and each building’s reserve, inspection and insurance file, which turns condition into numbers.
Data updated: September 2026 (Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Pelican Bay Foundation FY2027 estoppel certificate, retrieved 29 Sep 2026).
We price against the same building’s closed sales, the residence’s listing history and its renovation record, not a newer building’s price per foot.
The $15,000 assessment is a known cost and a legitimate price item, about 1.5 percent of a $1 million purchase. A seller credit is negotiated in the contract; the Foundation still collects from the buyer.
A special assessment, a reserve gap, a Phase 2 still to price or a high wind deductible move price, raised in writing with evidence. A clean, funded file deserves a stronger offer, and we say so.
Two estoppels, the condominium package and its 7-day window, any association approval and insurance quotes set the calendar; we write the dates around them.
We diary every deadline, deliver notices in writing and get the estoppels, budget, reserve study and quotes before the deposit goes hard.
A Pelican Bay buyer pays ordinary Florida closing costs plus community items: the $15,000 Resale Capital Assessment on deeds recorded from October 1, 2026, a prorated share of the association’s dues and any Foundation assessment already paid, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate, retrieved 29 Sep 2026; Florida Statutes 201.08, 199.133 and 627.782; Florida Administrative Code Rule 69O-186.003; Florida Department of Revenue).
Buyer closing item | Who customarily pays in Collier County | How it is set |
|---|---|---|
Pelican Bay Resale Capital Assessment | buyer | $15,000 for deeds recorded from October 1, 2026 |
Owner’s title insurance policy | buyer, in Collier County custom | promulgated rate set by state rule |
Lender’s title policy, if financed | buyer | promulgated rate, simultaneous issue |
Documentary stamp tax on the note | buyer, financed purchases only | $0.35 per $100 |
Nonrecurring intangible tax on the mortgage | buyer, financed purchases only | 2 mills, $2 per $1,000 |
Recording the deed and mortgage | buyer | Collier County Clerk’s fees |
Estoppel certificates | seller by contract custom unless agreed otherwise | capped by statute |
Documentary stamp tax on the deed | seller by Florida custom | $0.70 per $100 |
Prorations | both | property taxes, association dues, prepaid assessments |
Every line is negotiable by contract.
Florida sets the premium by rule: $5.75 per $1,000 up to $100,000, $5.00 to $1 million and $2.50 to $5 million. On our arithmetic, the owner’s premium is about $5,825 at the $1,300,000 condominium median and $10,325 at the $3,100,000 single-family median.
Stamp tax on the note is $0.35 per $100 under Section 201.08 and intangible tax 2 mills under Section 199.133: about $3,640 and $2,080 on a $1,040,000 loan, on our arithmetic.
Taxes prorate against the seller’s bill, not yours. The Foundation’s year starts October 1, so a closing near year-end can raise a credit for an assessment already paid; the estoppels get these lines right.
Budget for general, wind mitigation and four-point inspections, a survey on a house, and an appraisal that relies on the building’s recent sales.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Pelican Bay buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement FAQs and written buyer agreements guidance, retrieved 29 Jun 2026).
The agreement must state the compensation, bar the agent from receiving more from any source, and say conspicuously that fees are not set by law and are negotiable. Talking to an agent needs no agreement; the line is the tour.
A seller can still cover a buyer’s broker, negotiated in the transaction rather than an MLS field, and your agreement caps what your agent receives.
Here, representation earns its keep in the diligence: two estoppels, a condominium package with a milestone summary and a reserve study, a $15,000 resale assessment tied to the recording date, a flood gradient that changes by building, and an insurance market where most homes sit above Citizens’ line. Read any buyer agreement against that list, and read more about our team and our credentials.
A Pelican Bay address is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A by the state for five straight years, with no split zoning in the community. NCH North Hospital is six to nine minutes away, Waterside Shops and Artis-Naples are inside the community, and the airport is about 40 minutes.
Data updated: September 2026 (Collier County Public Schools attendance-zone tool for 2026-27 and 2024-25 grades brief, checked 1 Jul 2026; NCH facility pages; off-peak routing from central Pelican Bay, July 2026).
Level | School | Address | Record |
|---|---|---|---|
Elementary | Sea Gate Elementary | 650 Seagate Dr, Naples | A for five straight graded years; Cambridge curriculum; on Pelican Bay’s southern boundary street |
Middle | Pine Ridge Middle | 1515 Pine Ridge Rd, Naples | A for five straight graded years |
High | Barron Collier High | 5600 Cougar Dr, Naples | A for five straight graded years; AP and Cambridge AICE |
The district’s tool returned the same three schools across the community; confirm your address, as zones are reviewed yearly.
NCH North Hospital, 322 beds with a 24-hour emergency department, is six to nine minutes away and adding a $350 million women’s and children’s pavilion; NCH Baker downtown is 11 to 16 minutes.
Destination | Typical off-peak drive |
|---|---|
Waterside Shops and Artis-Naples | inside the community, 2 to 7 minutes |
Publix, The Marketplace at Pelican Bay | about 4 minutes |
Mercato and Whole Foods Market | 2 to 5 minutes |
Vanderbilt Beach, public | 5 to 8 minutes |
NCH North Hospital | 6 to 9 minutes |
Olde Naples and Fifth Avenue South | 13 to 17 minutes |
Naples Airport, private aviation | 14 to 19 minutes |
Southwest Florida International Airport | 40 to 43 minutes |
Times are off-peak; in season, add 5 to 15 minutes on US 41 and I-75. For the wider city, see our Naples real estate guide.
The changes that matter most to a Pelican Bay buyer in 2026 and 2027 are the Foundation’s still-open appeal over a Naples Grande waterpark plan the hotel tabled in May 2026, the widening of Vanderbilt Beach Road, the Waterside Shops redevelopment, the tram fleet’s switch to lithium batteries, and Epique, the last tower, due in 2028.
Data updated: September 2026 (Pelican Bay Foundation FY2027 approved budget, retrieved 29 Sep 2026; Park Shore Association waterpark update, 30 May 2026, retrieved 29 Sep 2026; Collier County transportation projects page; Waterside Shops redevelopment page; local reporting through Jun 2026).
The legal question is whether a proposed 3.3-acre waterpark amenity at the Naples Grande, inside the PUD, is a hotel accessory use approvable by the zoning director’s interpretation of March 20, 2026, or a land-use change needing a PUD amendment. The Foundation appealed that interpretation on April 17, 2026. On May 30, 2026 the Park Shore Association reported that the hotel had withdrawn its site development plan amendment and tabled the waterpark for now, that the appeals continue, and that the hotel may reconsider once they are decided. No hearing result or docket reference was published in the sources we checked. It matters most at the south end.
Collier County is widening Vanderbilt Beach Road to six lanes for about 1.8 miles east of US 41 from summer 2026: two seasons of work on the northern boundary, then more capacity.
Waterside Shops is in its largest redevelopment since 1992, with an RH gallery and restaurant on the former Nordstrom site targeted for late 2026.
The Foundation’s fiscal 2027 budget plans to cut the tram fleet from 38 vehicles to 22 by mid-2027 by moving to lithium batteries that need less charging downtime, with staffing hours about the same.
Epique, the 68-residence tower south of Mystique, is due in the first quarter of 2028; after it, every purchase is a resale.
Pelican Bay and Park Shore are both beachfront, condominium-heavy Naples addresses about a mile apart across Clam Pass. Choose Pelican Bay for a staffed private beach reached by tram, a master amenity stack and no city tax. Choose Park Shore for City of Naples living, a residents’ beachfront promenade and boating on Venetian Bay.
Data updated: September 2026 (McGreevy and Comisar Pelican Bay community guide comparison section, published 29 Sep 2026; Gulf Shore Association of Condominiums report on the Commons beach walk, 22 Apr 2026; Florida DEP post-storm report, Mar 2025).
Question | Pelican Bay | Park Shore |
|---|---|---|
Where | North Naples, west of US 41, unincorporated Collier County, ZIP 34108 | City of Naples, on the Gulf south of Clam Pass and Seagate |
Beach model | nearly three miles of private beach, reached by tram, with attendants and two member restaurants on the sand | deeded beach access and a private 1.2-mile beachfront promenade for residents |
How it was built | the dredge-and-fill plan was abandoned for a preserve; homes sit east of the mangroves | the earlier dredge-and-fill waterfront model, with canals and Venetian Bay |
Boating | kayaks, canoes and sailboats on Clam Bay; no marina | Venetian Bay docks and Gulf access for many homes |
Golf | Club Pelican Bay, 27 holes inside, optional and separate | none inside; clubs nearby |
Gated | main roads public; Bay Colony and some neighborhoods gated | no; a city neighborhood |
Product | Gulf-front and interior towers, mid-rises, villas, coach homes, single-family | Gulf-front high-rises, bayfront homes, condominiums |
Master layer | the Pelican Bay Foundation, $3,435 for FY2027, plus the Services Division line | no single master association; association-by-association dues |
One-time buyer charge at the community level | $15,000 Resale Capital Assessment from October 1, 2026 | not in our published records; building charges vary |
Taxes | county millage, no City of Naples levy | City of Naples millage on top of the county’s |
Storm record | Foundation rebuilt its beach facilities after Ian with a $2,195 per-unit assessment | the promenade’s rebuild after Ian cost well over $15 million, assessed on about 2,000 condominium owners in five associations |
Shoreline | one FDEP erosion reach, rated moderate after 2024 | the same reach |
Choose Pelican Bay if you want the beach run for you: a tram through the mangroves, chairs set by attendants, lunch on the sand, racquets and an arts campus in one master plan, with no city tax. Budget for the Foundation’s $3,435, the Services Division line and the $15,000 resale assessment.
Choose Park Shore if your boat belongs behind the house or a City of Naples address matters to you, and you are content with a residents’ promenade instead of a staffed beach club. Read our Park Shore guide for its buildings and costs.
Marc Comisar at (239) 287-5873 will run the same comparison on the two residences you are weighing.
Pelican Bay is the right purchase for a buyer who will use a staffed private beach, the tram, racquets and an arts campus, and accepts a layered fee stack. It is the wrong purchase for a boater, a golfer who expects the club included, a buyer who needs a gate at every entrance, or a short-term landlord.
Data updated: September 2026 (Pelican Bay Foundation FY2027 budget and estoppel, retrieved 29 Sep 2026; Southwest Florida MLS, 12 months to 30 Sep 2026, pulled 30 Sep 2026).
A personalized Pelican Bay buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your habits and budget to a building type and two or three buildings, build the fee stack and tax reset for each, list the documents to request, and tell you honestly whether Pelican Bay fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data and systems side, which is why this page is built on the Foundation’s documents, the county’s records and the MLS. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the buildings, at the inspections and at the closing table, from view lines tower by tower to a calendar that lines up both estoppels with your closing. Reach him at (239) 287-5873.
A Pelican Bay specialist matters because the facts that decide a purchase here, the two estoppels, the resale assessment’s recording-date rule, the building’s milestone and reserve file, the flood zone by building and the association’s leasing and pet rules, live in documents a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Pelican Bay Foundation documents, retrieved 29 Sep 2026; Collier County Milestone Buildings by Year list, January 2026).
This page is the purchase path. For the history, the 95 associations building by building, the beach, the club and the storm record, read our complete Pelican Bay community guide.
If you are selling to buy in Pelican Bay, including a move from one building to another, see how we sell Pelican Bay homes and request a valuation of your Pelican Bay home, or call Jesse McGreevy at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Pelican Bay buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team, and browse current listings, at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Pelican Bay, Naples, Florida 34108, answered from the Foundation’s documents, Collier County’s records, the Southwest Florida MLS and FEMA. We have been Top 1% Real Estate Agents Nationally Since 2008; to talk any answer through, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected].
Pelican Bay is in North Naples, west of US 41, on the Gulf between Seagate Drive and Vanderbilt Beach Road, in unincorporated Collier County, ZIP 34108. It covers 2,104 acres by the county’s PUD monitoring, including the 570-acre Clam Bay preserve, Waterside Shops and Artis-Naples.
The Foundation describes about 6,500 residences in 95 associations, and the county’s PUD monitoring counts 6,623 residential units built against a cap of 7,800. About 92 percent are condominiums and 8 percent single-family, per the Pelican Bay Services Division.
There is no single fee. Owners pay the Pelican Bay Foundation assessment, $3,435 for fiscal 2027, their own association’s dues, which vary widely by building, and the Pelican Bay Services Division line on the tax bill, board-approved at $1,250 for fiscal 2027, subject to county adoption. Golf is separate.
It funds the staffed beach, the tram, the beach restaurants’ access, tennis, the fitness center, the Community Center and security, plus a $758 fiber television and internet line in fiscal 2027.
The Resale Capital Assessment is $15,000 for transfers recorded on or after October 1, 2026, up from $10,000, and rises 3.5 percent a year from October 1, 2027. The recording date of the deed, not the contract date, decides which figure applies.
The buyer, by the Foundation’s estoppel, at closing by separate check. A seller may agree to a credit inside the price.
Yes. Section 7.04 of the Bylaws exempts certain gifts, inheritances and transfers into trust, and gives a limited one-time exemption to an owner buying another Pelican Bay home. An approved exemption carries a $1,000 processing fee, a buyer cost at closing.
No. Its special unit is the Pelican Bay Services Division, a county taxing and benefit unit with a published budget and no CDD bond debt line.
It is a flat per-unit line on the November Collier County tax bill: $1,550 for fiscal 2026, $768.70 operations and $781.30 capital, plus a 0.0857-mill lighting levy. Its board approved $1,250 for fiscal 2027, subject to the county’s adoption.
Usually not: the estoppel says a condominium’s billing is paid by its association, while single-family owners pay directly. Ask how your building passes it through.
They vary by building. One published example, the Grosvenor, lists a 2026 quarterly assessment of $7,270 per unit including reserves, before the Foundation fee. Villa and low-rise associations are usually far lower. The seller must provide the budget under contract.
No. The Foundation’s estoppel states that it does not require approval for a transfer and has no right of first refusal. Your condominium or neighborhood association may require its own application and approval.
No. Club Pelican Bay is a private, member-owned club with Golf, Summer Golf and Social categories by application. It does not publish its initiation fees or dues, and its Social waitlist form has been marked inactive.
Not at the community level: the main roads are public and the amenities need a Foundation card. Bay Colony and several neighborhoods are gated.
Yes, within limits. The recorded Declaration allows no more than two leases a year per home, counts Airbnb and VRBO arrangements as leases and bans timeshares. Associations set minimum terms, and each lease needs a Foundation application and a $500 fee from October 1, 2026, up from $300.
Yes. During a registered lease the owner’s cards are deactivated and up to two renter cards issued for the term.
On the berm, on a six-foot leash, yes; not on the beaches, boardwalks or trams, and buildings often set stricter limits.
Several. FEMA’s maps effective February 8, 2024 show VE on the beach, AE 10 to 11 feet through the preserve belt, the Gulf-side towers, Bay Colony and the south end, and Zone X across much of the interior. Check the specific building.
With a federally backed mortgage, yes in VE, AE and AH zones; in Zone X it is optional. A condominium association insures the building; you insure contents.
Usually not. By statute, homes with replacement cost of $700,000 or more, or condominium units whose dwelling and contents reach that figure, are not eligible for Citizens in Collier County, so most owners insure privately or with surplus-lines carriers.
Yes, every condominium building three habitable stories or taller. All of Pelican Bay is within three miles of saltwater, so Collier County sets the first inspection at 25 years after the certificate of occupancy, then every 10 years. The county publishes each building’s next date.
On Collier County’s January 2026 list, Montenero, completed in 2001, is listed at 2026, and Cap Ferrat and Trieste at Bay Colony, both from 2002, at 2027. Mystique, from 2019, is listed at 2044. Most older towers show dates in 2033 to 2035.
A study of the roof, structure, waterproofing, windows and other key elements with a funding plan, required every 10 years for condominium buildings of three habitable stories or more; its reserves cannot be waived.
Under Section 718.503, the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary, the structural integrity reserve study or a statement that none exists, the frequently asked questions sheet and a governance form, at the seller’s expense.
Usually two, the Foundation’s and your association’s; a Bay Colony purchase can need a third.
Ian’s surge hit the shoreline, doing about $16.4 million of damage to the Foundation’s beach facilities, which were rebuilt by October 2024 with a $2,195 per-unit special assessment. The residential core behind the mangroves fared far better.
Yes. Collier County’s $7.5 million truck-haul project placed sand on the Pelican Bay beach in January and February 2026, funded for the private segment by the Services Division, which then rebuilt the dune to at least 8 feet in March 2026.
The Southwest Florida MLS counted 348 closings in the 12 months to September 30, 2026, $776,286,908 in volume, at a median of $1,549,500, from $199,000 to $21,000,000. Condominiums had a $1,300,000 median across 299 sales.
The 49 single-family closings, including detached villas, in the 12 months to September 30, 2026 had a median of $3,100,000 and ranged from $1,350,000 to $21,000,000 on the Southwest Florida MLS.
The highest closing on the MLS was a $21,000,000 Bay Colony estate on August 17, 2026, recorded as a Sold Data Entry, entered after closing and not marketed on the MLS. The highest MLS-marketed sale, and the highest condominium sale, was a Mystique penthouse of 4,431 square feet that closed on May 14, 2026 at $14,100,000 against a final list price of $15,995,000, about 88.2 percent of asking. Both are public-record MLS sales.
On the September 30, 2026 pull, 110 homes were active from $499,000 to $38,000,000, at a median list price of $1,337,000, about 3.8 months of supply at the trailing pace.
Only Epique, the 68-residence tower south of Mystique, due in the first quarter of 2028.
Pelican Bay pays county, school and district millage with no City of Naples levy and no CDD. Your taxable value resets after purchase, so budget from your price, not the seller’s bill, and add the Services Division line.
Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A by the state for five straight years, with no split zoning in the community. Confirm your address with Collier County Public Schools.
No. The Glenview and Marbella are senior-living residences inside it, which causes the confusion.
Yes, with a one-day Realtor Guest Card on showing day, as long as your Realtor stays with you.
Yes. Bay Colony is the gated enclave at Pelican Bay’s north end, and its owners are full Foundation members who also belong to the Bay Colony Community Association and its beach and tennis clubs. The Bay Colony Golf Club sits in Pelican Marsh.
Choose Pelican Bay for a staffed private beach by tram, a master amenity stack and no city tax; choose Park Shore for City of Naples living, a residents’ promenade and boating on Venetian Bay. The building’s budget and documents decide between two specific homes.
Yes, if the agent showing you the home participates in a multiple listing service. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour. You do not need one to talk to an agent.
It is set by outside clocks: two estoppels, the condominium package and its 7-day window, any association approval, the appraisal and insurance quotes. We write the calendar around them.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Choosing the building type and reading its documents before the right home lists is worth more than any tactic afterward.
These questions come from buyers who also have a home to sell, elsewhere in Florida, out of state or inside Pelican Bay. Each answer is a single paragraph, and our Pelican Bay seller page covers the selling side in full.
It depends on financing and your tolerance for carrying two homes. The best tower residences can go the day they list, so many buyers arrange to buy first; we model both.
You can, but it weakens the offer; pair it with a firm timeline and proof of funds, and expect a kick-out clause.
Possibly not. Section 7.04 of the Bylaws gives a limited one-time exemption to a qualifying owner who buys another Pelican Bay home, applied for on the Foundation’s form before closing, with a $1,000 processing fee in place of the $15,000 assessment.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, within the statutory limits and deadlines. The Collier County Property Appraiser’s office administers it, so ask that office about your numbers.
Start with a valuation of your Pelican Bay home built from your own building’s sales, then call Jesse McGreevy at (239) 898-6072. Condominium and single-family medians differ by more than double, so a community figure says little about your home.
The seller returns all member cards at closing or pays $500, and new cards are issued for the home you buy once the Foundation has the recorded deed. Line the two closings up so you are not without beach access in between.
Every figure on this Pelican Bay buyer page traces to a primary source below, each with its retrieval date. The Southwest Florida MLS, 12 months to 30 September 2026, pulled 30 September 2026, and the Collier County Property Appraiser are cited in plain text, as they sit behind a login or restrict automated access. No portal or brokerage is cited.
The Pelican Bay Foundation, first-party
Collier County and the Pelican Bay Services Division
Associations, clubs and developers
Flood, storm and insurance
Florida Statutes, rules and buyer representation
Schools, healthcare and local life
Comparison, local reporting and our own pages
These are the primary documents behind this Pelican Bay buyer page, each linked to the authority that publishes it. The documents that matter most for a specific purchase, the association’s budget, reserve study, milestone summary and insurance declarations, are published by each association or delivered under the contract; request them as the sections above describe.
Document | Date | What it settles | Authority link |
|---|---|---|---|
Estoppel Certificate, Fiscal Year 2027 | FY2027, Oct 1, 2026 to Sep 30, 2027 | The $3,435 assessment, the $15,000 resale fee, the $1,000 exemption fee, no approval right and no right of first refusal | |
FY2027 Approved Budget Package | 2026 | Assessment history, the reserve study funding, the fee list and the tram fleet plan | |
Second Amended and Restated Declaration and General Protective Covenants | recorded 4/9/2009 | Mandatory membership, assessments as a lien, the leasing article and the Bay Colony carve-out | |
Amendment to the Declaration, Section 3.26 Leasing | recorded 5/28/2019 | Two leases a year, Airbnb and VRBO arrangements as leases, no timeshares | |
Amended and Restated Bylaws | adopted 10/27/2025 | Resale Capital Assessment exemptions in Section 7.04 and the special assessment limit | |
Rules and Regulations | 12/12/2024 | Member cards, guests, beach and tram rules, pets and e-bikes | |
Lease Application Packet 2027 | 2027 | The 30-day advance filing, the $500 fee and renter cards | |
Resale Capital Assessment Exemption Form | 2025-2026 | The application for the Section 7.04 exemptions | |
Collier County Milestone Buildings by Year | as of January 2026 | Each building’s certificate of occupancy and next milestone date | |
Collier County PUD Master List | updated 6/11/2026 | Pelican Bay’s 2,104 acres, 7,800-unit cap and 6,623 units built | |
Collier County Flood Protection Newsletter | 2026 | The February 8, 2024 map, the CRS Class 5 discount, the 50 percent rule and the waiting period | |
PBSD Board Agenda Packet | 6/10/2026 | The FY2027 Services Division assessment vote and the dune restoration report | |
Clam Bay NRPA Management Plan, Version 6.5 | current | The plan for the 570-acre preserve and Clam Pass |
Market data from the Southwest Florida MLS, 12 months to 30 September 2026, pulled 30 September 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.